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AGENDA
Planning & Development Committee Regular Meeting
3:00 PM - Thursday, July 14, 2016
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. Sunset Area Planned Action Ordinance
a) AB - 1677
2. Low Impact Development Principles & Practices
a) AB - 1704
b) Presentation
c) Schedule
A - Comprehensive Plan Policy Amendments
B - SMP and Car Code
C - Development Design Standards
D - Subdivision & PUD Regulations
E - Site Planning
F - Clearing and Grading
G - Hard and Impervious Non Zoning
H - Parking
I - Bulk Standards
J - Renton Title IV Landscaping & Streets
K - Storm and Surface Water Drainage Review
L - Public Ways and Property
M - Standard Details
3. Emerging Issues
AB - 1677
City Council Regular Meeting - 20 Jun 2016
SUBJECT/TITLE: Sunset Redevelopment Planned Action Amendments
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development
STAFF CONTACT: Rocale Timmons, Senior Planner
EXT.: 7219
FISCAL IMPACT SUMMARY:
N/A
SUMMARY OF ACTION:
In May 2011, the City of Renton completed a Record of Decision (ROD) in accordance with the National
Environmental Policy Act (NEPA), and adopted a Planned Action Ordinance in accordance with the State
Environmental Policy Act (SEPA) for redevelopment of the Sunset Terrace area. The NEPA/SEPA Final
Environmental Impact Statement (FEIS) supporting both milestones was issued April 1, 2011. The number of
total dwellings currently under consideration does not exceed the number of dwellings studied in the FEIS and
considered in the Revised ROD and Planned Action Ordinance of 2014. The City of Renton is proposing to
amend its Planned Action Ordinance applicable to the Sunset Area pursuant to SEPA. The application includes
an expansion of an additional five parcels. An Addendum to the Final EIS has been prepared to evaluate any
changes to impacts associated with the revised master site plan.
EXHIBITS:
A. Issue Paper
B. NEPA Re-Evaluation and SEPA Addendum Analysis
C. Master Site Plan
D. Draft Ordinance
STAFF RECOMMENDATION:
Set public hearing for July 11, 2016 to consider adopting the amended Sunset Area Planned Action and
authorize preparation of the amended Sunset Area Planned Action Ordinance for first and second reading and
adoption.
AGENDA ITEM #1. a)
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 13, 2016
TO:Randy Corman, Council President
Members of Renton City Council
VIA:Denis Law, Mayor
FROM:C. E. “Chip” Vincent, CED Administrator x6588
SUBJECT:Sunset Redevelopment Planned Action Amendments
ISSUE:
Should the City adopt the Sunset Area Planned Action Amendments?
BACKGROUND:
In May 2007, Council adopted land use and zoning changes for the Sunset Area
consistent with the work of the Highland Citizen’s Task Force on Land Use and Zoning.
Building upon this work, the Highlands Phase II Task Force recommended a series of
community and City actions to revitalize this neighborhood. After these
recommendations were adopted by Council in 2009, the City commissioned consultants
to develop the Sunset Area Community Investment Strategy to focus on how the City
could best leverage public investments. One of the recommendations of the
Community Investment Strategy was to complete a Planned Action and Environmental
Impact Statement.
In May 2011, the City of Renton completed a Record of Decision (ROD) in accordance
with the National Environmental Policy Act (NEPA) and adopted a Planned Action
Ordinance in accordance with the State Environmental Policy Act (SEPA) for
redevelopment of the Sunset Terrace area. The NEPA/SEPA Final Environmental Impact
Statement (FEIS) supporting both milestones was issued on April 1, 2011. The Planned
Action included the redevelopment of Sunset Terrace and adjacent properties with
mixed-income, mixed-use residential and commercial space, and public amenities.
In 2014, the City, Renton Housing Authority (RHA) and Colpitts proposed a revised
Master Plan based on the selected alternatives of the ROD to promote coordinated
development among the property owners. The City studied changes to total dwellings,
setbacks, building heights, and also reclassified some local streets serving the Sunset
Area to allow for a more efficient roadway cross-section while still facilitating
circulation. The changes to the development proposal to add more units, increase
AGENDA ITEM #1. a)
Randy Corman, Council President
Page 2 of 3
June 13, 2016
height, and to address street standards, were evaluated in a NEPA Re-Evaluation,
pursuant to Section 58.47 of US Department of Housing and Urban Development’s
(HUD’s) NEPA regulations, and a SEPA Addendum (WAC 197-11-706). The combined Re-
Evaluation and Addendum demonstrated that the Master Plan did not alter the original
conclusions of the NEPA/SEPA FEIS; no new or different impacts would occur as a result
of the modified plan. The Re-Evaluation and Notice of Revised ROD were issued on
December 8, 2014. An amended Planned Action Ordinance was also adopted on
December 8, 2014.
At this time, the City and RHA are considering amended plans that would:
Shift seven units from the Sunset Terrace Apartments (Site 5) to the Suncrest
property (Site 11) within the original Master Plan area established in 2014; and
Develop replacement housing for the Sunset Terrace redevelopment on five
additional parcels located outside but abutting the 2014 Master Plan area.
Three parcels would be added to the Sunset Court Park site (Site 19) to be
developed with 50 apartments and townhomes. Two parcels would be added to
properties north of the “loop road” in the Harrington Park development which
would serve to provide 19 townhomes (Site 14, 16/17).
With the 2016/currently proposed revisions to the Master Plan and addition of the
abutting parcels, there would be no net increase in the total number of housing units in
the Master Plan area or in the Sunset Area neighborhood. However, consistent with the
flexibility allowed by the adopted Master Plan, some units would be redistributed. The
proposed developments would meet City standards for density, height, setbacks,
transportation levels of service, connection to utilities, and would be subject to City
parking codes, including procedures for modifying applicable standards.
It is expected that, with the Sunset Terrace property and associated properties owned
or purchased by RHA or by private developers, there would be up to 722 total units on
the Sunset Terrace property including nearby land swap/housing replacement sites.
Public amenities would be integrated with the development and could include a
community gathering space, civic facilities, a new park/open space, retail shopping and
commercial space, and green infrastructure.
The changes to the development proposal require a NEPA Re-evaluation, pursuant to
Section 58.47 of HUD’s NEPA regulations, demonstrating that the original conclusions of
the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS
where new information or analysis does not substantially change prior conclusions
about impacts (WAC 197-11-706).
An Addendum to the Final EIS has been prepared to evaluate any changes to impacts
associated with the revised Master Site Plan. The re-evaluation, after considering the
AGENDA ITEM #1. a)
Randy Corman, Council President
Page 3 of 3
June 13, 2016
effects of the revised Master Site Plan and existing and supplemental environmental
documentation, concludes that no substantive change to the findings in the Record of
Decision would occur. The Sunset Area Community Planned Action NEPA/SEPA EIS
adequately examines the impacts of the overall project, and the proposed changes in
the Master Site Plan would not result in modification to those conclusions.
The 2016 Re-evaluation and Addendum would result in minor revisions of the ROD and
Planned Action Ordinance to reflect the revised Master Site Plan. Staff is proposing to
amend its Planned Action Ordinance applicable to the Sunset Area pursuant to SEPA.
RECOMMENDATION:
Adoption of the amended Sunset Area Planned Action ordinance will continue to
implement the recommendations of the Sunset Community Investment Strategy.
AGENDA ITEM #1. a)
June 2016 1
REEVALUATION / ADDENDUM
Renton Sunset Terrace Redevelopment | June 2016
Prepared By: BERK Consulting in association with CH2MHill, CRC, Mithun, Perteet, and Weinman
Consulting LLC
1.0 background/Need for Reevaluation .................................................................................................2
2.0 Sunset Area Alternatives ..................................................................................................................6
2.1 Study Area ....................................................................................................................................6
2.2 Land Use Proposals.....................................................................................................................11
2.3 Development Standards .............................................................................................................17
2.4 Facility and Infrastructure Proposals ..........................................................................................19
2.5 Updated Land Cover / Impervious Analysis ................................................................................19
2.6 Master Plan and Other Discretionary Applications ....................................................................20
2.7 Phasing........................................................................................................................................21
3.0 Environmental Analysis ..................................................................................................................25
3.1 Land Use .....................................................................................................................................25
3.2 Aesthetics ...................................................................................................................................25
3.3 Cultural Resources......................................................................................................................25
3.4 Transportation ............................................................................................................................25
3.5 Parks and Recreation..................................................................................................................25
3.6 Public Services ............................................................................................................................26
3.7 Utilities........................................................................................................................................26
3.8 Other FEIS Topics ........................................................................................................................28
3.9 Monitoring and Review ..............................................................................................................28
4.0 Conclusions.....................................................................................................................................32
Attachments
Attachment A – Cultural Resources Report
Attachment B – Traffic Impact Analysis – Sunset Court
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 2
1.0 BACKGROUND/NEED FOR REEVALUATION
The City of Renton, along with the Renton Housing Authority (RHA), King County Library System, and
Colpitts Development, and community partners, is redeveloping the Sunset Terrace public housing
community, an approximately 7-acre site within the larger Sunset Area Community Neighborhood in
northeast Renton. The Sunset Area Community Neighborhood is shown in Exhibit 1. Sunset Terrace is
the central approximately 7-acre property in the Potential Sunset Terrace Redevelopment subarea of
the Sunset Area Community Neighborhood in Exhibit 1. The Potential Sunset Terrace Redevelopment
subarea includes Sunset Terrace plus some peripheral sites that have been master planned for
redevelopment along with Sunset Terrace for a total of about 12.4 acres. Redevelopment of this area
envisions Sunset Terrace as a mixed-use, mixed-income community anchored by a new public library
and a new park. Mixed-use sites will have both market rate and affordable rental housing in multi-story,
multi-family townhomes and apartments, along with commercial and retail space.
In order to meet National Environmental Policy Act (NEPA) and State Environmental Policy Act (SEPA)
requirements, the City of Renton issued the Draft Environmental Impact Statement (DEIS) for the City of
Renton Sunset Area Community Planned Action on December 17, 2010 and the Final Environmental
Impact Statement (FEIS) for the City of Renton Sunset Area Community Planned Action on April 1, 2011.1
The City served as the Responsible Entity (RE) for NEPA compliance, and the lead agency for SEPA
compliance.
In May 2011, the City of Renton completed a Record of Decision (ROD) in accordance with NEPA, and in
June 2011 adopted a Planned Action Ordinance in accordance with SEPA for redevelopment of the
Sunset Terrace area. Under SEPA, a development application for a site-specific Planned Action project
located within the Sunset Area (Exhibit 1) will be designated a Planned Action if it meets the criteria in
the adopted Planned Action Ordinance, as well as laws, codes, development regulations and standards
of the City of Renton.
The ROD and Planned Action established a range of growth and associated facility and infrastructure
investments (e.g., park, library, “green streets,” etc.) for the Sunset Area Community Planned Action
Study Area, for the neighborhood as a whole and for the Sunset Terrace Redevelopment, a site then
fully owned by the Renton Housing Authority (RHA). Redevelopment efforts have continued since 2011,
including issuance of a Demolition and Disposition permit for a Mixed Use Library redevelopment on a
portion of the property and a purchase and sale agreement with a private developer. This was followed
by a Demolition and Disposition permit for the balance of the Sunset Terrace property, which includes
both market rate and affordable dwellings. There would be no net loss of affordable units; RHA has
developed plans or has constructed units in the Sunset Area that could serve as replacement units for
Sunset Terrace when redeveloped.
In 2014, the City, RHA, and Colpitts proposed a revised Master Plan based on the selected alternatives of
the ROD to promote coordinated development among the property owners. See Exhibit 2. The City
studied changes to total dwellings, setbacks, and building heights, and also reclassified some local
streets serving the Sunset Area to allow a more efficient roadway cross-section while still facilitating
circulation. The changes to the development proposal to add more units and height, and to address
street standards, was evaluated in a NEPA Reevaluation, pursuant to Section 58.47 of US Department of
Housing and Urban Development’s (HUD’s) NEPA regulations, and a SEPA addendum (WAC 197-11-706).
1 CH2MHill and ICF International. 2011. Sunset Area Community Planned Action NEPA/SEPA Environmental Impact Statement.
Final. April. (ICF 00593.10.) Bellevue and Seattle, WA. Prepared for City of Renton and the Renton Housing Authority, Renton,
WA.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 3
The combined Reevaluation and Addendum demonstrated that the Master Plan did not alter the original
conclusions of the SEPA/NEPA FEIS; no new or different impacts would occur as a result of the modified
plan. The Reevaluation and notice of Revised ROD were issued on December 8, 2014.
Following the December 2014 NEPA reevaluation, the City approved a Master Plan including a new
Conceptual Plan for Sunset Terrace pursuant to Renton Municipal Code (RMC) Title IV. The revised
Master Plan included additional dwellings, alternative building locations, height, and street
reclassifications in the Sunset Terrace area. This Master Plan will facilitate the preparation of detailed
Site Plans in phases over time; provides a point of consistency with applicable regulations; and provides
more certainty regarding future development for members of the public and private developers. An
amended Planned Action Ordinance was adopted on December 8, 2014.
At this time, the City and RHA are considering amended plans that would:
Shift seven units from Site 5 to Site 11 within the original Master Plan area established in 2014 (see
Exhibit 2 and Exhibit 3). Sites are commonly known as Sunset Terrace Apartments (Site 5) and
Suncrest Homes (Site 11).
Develop replacement housing for the Sunset Terrace public housing redevelopment on five parcels
located outside but abutting the 2014 Master Plan area – three parcels would be added to Site 19
and developed with 50 apartments and townhomes, and two parcels would be added to properties
north of the “loop road” to sites 14/16/17. Forty-four units would be transferred from Site 18 to
Sites 14/16/17 (+9 units) and Site 19 (+35 units). Sites are commonly known as Edmonds
Apartments (Site 18), Harrington Park (Sites 14/16/17), and Sunset Court Apartments (Site 19). See
Exhibit 3 for the referenced sites and added parcels.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 4
Exhibit 1. Planned Action Area: 2011
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 5
Exhibit 2. Renton Sunset Terrace Master Plan: 2014
Source: Mithun 2014
Exhibit 3. Sunset Terrace Master Plan and Added Parcels: 2016
Source: Mithun 2014; Master Plan Amendment Area – conceptually drawn by City of Renton 2015
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 6
With the 2016 revisions to the Master Plan and addition of the abutting parcels, there would be no net
increase in the total number of housing units in the Master Plan area or in the Sunset Area
neighborhood. However, consistent with the flexibility allowed by the adopted Master Plan, some units
would be redistributed. The proposed developments would meet City standards for density, height,
setbacks, transportation levels of service, connection to utilities, and would be subject to City parking
codes, including procedures for modifying applicable standards. The new developments would be
incorporated into an amended Master Plan pursuant to RMC Title IV. Also, the SEPA Planned Action
Ordinance could be amended to include the revised Master Plan concept.
As with the changes previously evaluated in 2014, the revisions proposed to the Master Plan at this time
require a NEPA Reevaluation and SEPA Addendum to provide additional information about the proposal,
to determine whether the proposed changes would result in any new or substantially different
environmental impacts, and to assess whether the conclusions of the original EIS are still valid. This
analysis would also provide the basis for amendments to the ROD and/or Planned Action Ordinance, if
any. This Reevaluation and Addendum document is structured as follows:
1.Introduction
2.Sunset Area Alternatives
3.Environmental Analysis
4.Conclusions
2.0 SUNSET AREA
ALTERNATIVES
2.1 Study Area
The primary Sunset Terrace redevelopment
area as well as housing Replacement sites,
and areas of public investment are illustrated
on Exhibit 4. (See also inset map at right.)
The Master Plan completed in 2014 provides
a coordinated plan of development for both
the Sunset Terrace and Replacement sites.
The proposed 2016 Master Plan amendment
would add properties into the Master Plan,
and redistribute some dwelling units, but
would develop the same overall number of
units as approved by the 2014 Master Plan.
See Exhibit 5.
All sites on Exhibit 5 were evaluated in the
2011 EIS for the Sunset Area Community
Planned Action Area shown in Exhibit 1 and
Exhibit 6. Most of the Master Plan sites being
reviewed in this document were previously considered in the Potential Sunset Redevelopment Study
Area (shaded in purple on Exhibit 1) or were considered “swap sites” (where housing replacement could
occur) as shown in Exhibit 6. Three additional parcels abutting Site 19 (also lettered F) are added to the
Master Plan, and two additional parcels are added to Master Plan Site 14/16/17 (lettered E). See Exhibit
# - Master Plan Sites /// - Sunset Terrace Public Housing Boundaries
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 7
5 and Exhibit 7. The 2014 Master Plan area totaled about 12.4 acres. The updated 2016 Master Plan area
would now equal about 14 acres.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 8
Exhibit 4. Revitalization Projects: 2014
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 9
Exhibit 5. Revitalization Projects: 2016
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 10
Exhibit 6. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2011/2014
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 11
Exhibit 7. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2016
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 12
2.2 Land Use Proposals
In total, 722 dwelling units are being proposed in the study area in this 2016 Reevaluation, which is to
the same as the number of units considered in the 2014 Reevaluation. See Exhibit 8.
Exhibit 8. Summary of Total Units Proposed for Study in Reevaluation
Location
See Exhibit 5 for Site Letters
Land Area
(acres):
2014
Total
Dwelling
Units: 2014
Land Area
(acres):
2016
Total
Dwelling
Units: 2016
Commercial
Square Feet:
2014 and
2016
Master Plan Sites
Sunset Terrace and Replacement Sites: C through J 7.63 671 9.23 671 4,500-
39,500
Library (Site K), Developed 15,000
Sunset Park (Site M) and Regional Stormwater Facility
(Site L), Installed 3.20 3.20
NE 10th and Sunset Lane Loop (Site N and O)1.61 1.61
Total Master Plan Sites 12.44 671 14.04 671 19,500-
54,500
Other Sunset Terrace Study Area Sites: Glenwood
(Site A) - Developed 0.65 8 0.65 8
Swap Sites: Kirkland Avenue (B) - Developed, Library
Site for Future Surplus (X)2.18 43 2.18 43
Other Employment potential in Sunset Terrace and
Replacement Sites 4,500
Total All Sites 15.28 722 16.88 722 19,500-
59,000
Source: King County Assessor; ICF Jones & Stokes et al. 2011; BERK Consulting 2015
Two alternatives were addressed in the NEPA Record of Decision (ROD) and the Planned Action
Ordinance as “selected” alternatives: Alternative 3 and a Preferred Alternative. See Exhibit 9 for a list of
net dwelling units. These alternatives represented the higher growth levels studied in the EIS. The
mitigation documents contained in the ROD and Planned Action Ordinance were based on the range of
growth of the two Selected Sunset Area Alternatives.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 13
Exhibit 9. Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Net New Growth
FEIS Alternative 3
FEIS Preferred
Alternative
Reevaluation
Alternative: 2014
Reevaluation
Alternative: 2016
Dwelling
Units/Jobs
Neighbor-
hood
Sunset
Terrace
Neighbor-
hood
Sunset
Terrace
Neighbor-
hood
Sunset
Terrace
Neighbor-
hood
Sunset
Terrace
Dwelling units 2,506 479c 2,339 266a 2,506 554b 2,506 519b
Population 5,789 1,106 5,403 614a 5,789 1,279 5,789 1,199
Employment SF 1,310,113 59,000 1,247,444
–
1,259,944
38,100 1,310,113 19,500-
59,000
1,310,113 19,500-
59,000
Jobs 3,330 182 3,154–
3,192
117 3,330 60-182 3,330 60-182
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the FEIS, includes the sites shaded purple in Exhibit 1 and Exhibit 6, considered Potential Sunset Terrace
Redevelopment subarea. This equates to Master Plan sites C, D, E, G to O, plus site A. Sites B, F, and X considered swap
sites and included within neighborhood dwelling units.
C Does not include swap sites B, F, and X.
Source: FEIS 2011, BERK 2014
The purpose of identifying two “Selected Sunset Area Alternatives” in the FEIS was to define a range of
acceptable growth and designs considering the conceptual nature of the Sunset Terrace redevelopment
plans in 2011, as well as the 20-year horizon of the broader neighborhood planned action. The Preferred
Alternative was similar to Alternative 3 with slightly lower growth and a reconfiguration of park space
and road network. The two alternatives were similar in terms of potential beneficial and adverse
impacts and required mitigation measures.
Since the original FEIS analysis, additional site planning for Sunset Terrace and other properties has
occurred and some changes in the number or location of units have been considered. In 2014, 90 units
were added to in the Sunset Terrace Master Plan area (Exhibit 7), compared to Alternative 3 in the FEIS,
but the total number of units in the overall Sunset Area neighborhood remained the same. As well,
other site planning considerations were addressed regarding building height, etc. as described above.
The NEPA/SEPA Reevaluation conducted in 2014 showed no substantive changes in impacts or required
mitigation were needed as a result of the revised alternative, which is termed the “Reevaluation
Alternative.” Per the approved 2014 Master Plan, dwelling units may be redistributed among sites
provided the Reevaluation conclusions are maintained.
While the net units in Sunset Terrace are lower in 2016 than in 2014 per Exhibit 9, this is a reflection of
the boundaries of the 2011 Potential Sunset Terrace Redevelopment Area (sites shaded purple in Exhibit
1 and Exhibit 6) that excluded Site 19 (also lettered Site F). Site 19 is included in the Sunset Area
neighborhood units.
Some potential dwelling units are proposed to be transferred among five individual Master Plan sites;
these are identified with the “box” on Exhibit 10. However, the total number of units that could be
developed in the Master Plan area would remain the same.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 14
Exhibit 10. Summary of Total Units Proposed for Study in Reevaluation
Neighbor-
hood Site
Letter
Master
Plan Site Development Title Status Acres:
2014
Total Units
Reviewed in
Reevaluation:
2014
Acres: 2016
Total Units
Reviewed in
Reevaluation:
2016
A Glennwood Townhomes Constructed RHA 0.65 8 0.65 8
B Kirkland Avenue Townhomes Constructed RHA 0.77 18 0.77 18
C 18 Edmonds Apartments Part of Master Site Plan 1.70 112 1.70 68
D 5 Sunset Terrace Apartments Part of Master Site Plan 0.51 54 0.51 47
E 14, 16/17 Sunset Park West Townhomes 2014 / Harrington Park 2016 Part of Master Site Plan, Amended 0.55 10 1.06 19
F 19 Sunset Court Townhomes 2014 / Sunset Court Apartments 2016 Part of Master Site Plan, Amended 0.88 15 1.95 50
G 11 Sunset Park East (Piha) Townhomes & Apts 2014 / Suncrest Homes 2016 Part of Master Site Plan 1.09 57 1.09 64
H 9 Sunset Terrace Dev. Building A Part of Master Site Plan 0.99 117 0.99 117
I 7/8 Sunset Terrace Dev. Building B Part of Master Site Plan 1.18 196 1.18 196
J 6/7 Sunset Terrace Dev. Building C Part of Master Site Plan 0.74 110 0.74 110
K 10 Renton Highlands Library Part of Master Site Plan See H See H
L Regional Stormwater Facility Part of Master Site Plan See M See M
M Sunset Park Part of Master Site Plan 3.20 3.2
N Sunset Lane Loop Improvements Part of Master Site Plan 1.41 1.41
O NE 10th Street Extension Improvements Part of Master Site Plan 0.20 0.20
X Library Site (2013)Future Development 1.41 25 1.41 25
Total - Master Plan Sites 12.44 671 14.04 671
Total - All Sites 15.28 722 16.88 722
= Master Plan Properties
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, Mithun, BERK 2014 and 2016
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 15
The 2016 Reevaluation alternative is similar to the 2014 Reevaluation alternative in almost all respects,
but potential dwelling units would be transferred as follows:
Site 18 would be reduced from 112 units to 68 units (a reduction of 44 units) and the units
redistributed by 35 to Site 19 (an increase of 15 to 50) and by 9 to Site 14/16/17 (an increase of 10
to 19 units).
Site 5 would be reduced from 54 to 47 units and Site 11 would be increased from 57 to 64 units.
In 2011, the Sunset Court Apartment concept (Site 19) was considered as a “swap site” within the larger
project, whereby an existing park and parcels would be consolidated for a larger park.
On Site 19, the “swap site” is designed with the proposed Sunset Court Apartments. This will be a 50-
unit multi-family housing project situated on four tax parcels. Tax parcel numbers (and addresses) are:
722780-1660 (1144 Harrington Avenue NE); 722780-1665 (1156 Glenwood Avenue NE); 722780-1780
(vacant lot on Harrington Place NE); and, 722780-1781 (City park on Harrington Place NE). The three
additional lots are now included to make the design more conducive to the overall revitalization plan.
On Site 14/16/17, part of the Sunset Area Redevelopment in 2011, two parcels are added: 722780-1315
(1062 Glenwood Avenue NE) and 722780-1290 (1081 Harrington Avenue NE). The two parcels abut two
other previously studied parcels in the Sunset Area Redevelopment. Collectively these are called
Harrington Park. Approximately 19 townhomes and flats would be constructed on the sites. Six of the
parcels (two lots that are part of the Sunset Court Apartment project and all four lots that are part of the
Harrington Park project) contain one-story duplex residences that would be demolished.
Sites 5 and 11 were included in the original Sunset Terrace redevelopment area in the 2011 FEIS and the
2014 Reevaluation.
The Master Plan concept approved in 2014 would be revised per the 2016 Reevaluation Alternative
shown in Exhibit 11 below.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 16
Exhibit 11. Reevaluation Alternative: Master Plan Sites
Source: Mithun 2014; Master Plan Amendment Area – conceptually drawn by City of Renton 2015 AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 17
2.3 Development Standards
Sites proposed for the parcel additions and unit reallocations in the 2016 Reevaluation proposal are
addressed in this section, identified as Master Plan Sites 14/16/17, 18, and 19. Sites 5 and 11 proposed
for unit reallocations are also addressed. No changes to the other sites considered in the 2014
Reevaluation, and approved in the currently adopted Master Plan are anticipated. All environmental
impacts were addressed in the 2014 NEPA/SEPA Reevaluation.
Building Height
The Edmonds Apartments (Site 18), Harrington Park (Sites 14/16/17), and Sunset Court Apartments (Site
19) would be designed to meet allowable heights of their respective zones.
Sites 18 and 19 are zoned Center Village with a maximum height of 50 feet (60 feet is allowed if there is
ground floor commercial). Site 18 has been conceptually included in the Master Plan with no change to
the maximum height; detailed site plans have not been prepared for the property at the time of this
writing. Preliminary site plans prepared by RHA for Site 19 propose up to 40 feet in height under the
maximum heights of the zone. Sites 14/16/17 are zoned R-14 with a maximum height of 30 feet;
proposed heights in preliminary site plans prepared by RHA are below that maximum.
Site 5 was approved for greater height in the 2014 Master Plan based on a density transfer from the new
central park; heights of 60 feet are allowed instead of the standard maximum of 50 feet for single
purpose multifamily residential uses. The reduction of seven units is not anticipated to change the need
for the prior approved conditional use permit for the height increase above the zone standard.
With seven units transferred to Site 11, there would be no change to the conclusions that the site is
within the allowed zoning height of 50 feet allowed for single-use multifamily residential.
Density
All sites are consistent with the density requirements of the zoning code or density transfer agreements;
Site 5 was allowed to exceed density in 2014 based on the density transfer from the larger park via the
Master Plan approval. See Exhibit 12. Density Standards and Results.
Exhibit 12. Density Standards and Results
Neighbor-
hood Site
Letter
Master
Plan Site Site Zone Acres
Revised
Units
Units Per
Acre
Maximum
Density
C 18 Edmonds Apartments CV 1.70 68 40 80
D 5 Sunset Terrace Apartments CV 0.51 47 93 80
E 14, 16/17 Harrington Park R-14 1.06 19 17.9 14/18/30
F 19 Sunset Court Apartments CV 1.95 50 26 80
G 11 Suncrest Homes CV 1.09 64 58.6 80
Notes:
R-14 zone allows a bonus density: A maximum density of eighteen (18) units per net acre, for assisted living, may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review. Affordable housing bonus in the R-14 zone: Up to thirty (30) dwelling units per net acre may be permitted on parcels a minimum of two (2) acres in size if fifty percent (50%) or more of the proposed dwelling units are affordable to low income households with incomes at or below fifty percent (50%) of the area median income. Per 4-9-065 Density Bonus Review: Up to 4 additional dwelling units per net acre. Densities of greater than eighteen (18) units per net acre are prohibited.
CV Zone: Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065; assisted living units could achieve up to 120 units per acre. No such property is proposed at the time of this evaluation.
Source: City of Renton Municipal Code; BERK Consulting 2016
AGENDA ITEM #1. a)
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Parking
Subject sites will be required to meet City parking standards. The standards for parking are as follows:
Attached dwellings in RM-U, RM-T, RM-F, R-14, and R-10 Zones: A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit.
Attached dwellings within all other zones: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed.
Attached dwellings for low income: A minimum of 1 for each 4 dwelling units is required [0.25]. A maximum of 1.75 per dwelling unit is allowed.
The sites propose parking consistent with the standards for low-income attached dwellings which may
range from 0.25 to 1.75 per dwelling unit:
Harington Park (Site 14/16/17): 19 units, 3 bedrooms, 25 stalls: Rate of 1.3 stalls per dwelling.
Sunset Court Apartments (Site 19): 50 units (1 bedroom (12); 2 bedroom (20); 3 bedroom (18): Rate
of 0.98.
Suncrest Homes (Site 11): 64 units: 8 townhomes would have 1 stall each and the 56 apartment
units would have 47 stalls. Townhomes would have 3 bedrooms. Apartments would have a mix of 1,
2 and 3 bedroom units. The overall ratio is 0.859.
Site 18 has not yet been the subject of a preliminary site plan, but will follow City codes as appropriate
at the time of application. Site 5 was evaluated in the 2014 Reevaluation and was found consistent with
City parking standards at that time, and would have parking consistent with City codes at the time of
application.
Onsite Open Space
In the CV zone, common open space is required to be provided at a rate of fifty (50) square feet per unit.
The City may allow substitutions in light of the public park provided adjacent to the properties. See RMC
4-1-240 for Common Open Space Substitutions. This would likely require payment of a Fee-in-Lieu of
Common Open Space. This would be addressed in future Site Plan Review applications.
The Sunset Court Apartments (Site 19) have a central common space of over 7,750 square feet, larger
than the minimum 2,500 square feet required (west of Buildings 3 and 4).
The Harrington Park development (Sites 14/16/17) has a common space of about 4,000 square feet (a
larger common area between buildings 1 and 2 and a smaller common area between buildings 3 and 4),
more than the minimum 950 square feet required.
Suncrest Homes (Site 11) proposes an open space of at least 9,025 square feet with both vegetated
landscaping and hardscape larger than the 3,200 square feet required. Features would include common
gathering spaces, play spaces, and on-site paths.
Private open space is required to be provided for each dwelling unit. Site plans show ground floor units
with patio space and upper floors with balconies. At the time of Site Plan Review, the Director may
approve modifications such as a percentage of units that may have alternative private open space
standards if meeting the overall intent of design standards and other criteria at 4-3-100(F) and RMC 4-9-
250(D).
Setbacks
Based on the Renton Municipal Code (RMC) zoning standards, 15 foot setbacks are needed from streets
in the R-14 zones and 4-foot setbacks are required for unattached side yards. A maximum 15 foot street
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 19
setback is required unless parking is accessed from an alley in which case the setback can be 10 feet.
Further the parking would need to be located 20 feet from the street.
The CV zone setback requires a minimum 10 foot setback which may be reduced to 0 feet as part of the
site plan development review process, provided blank walls are not located within the reduced setback.
The proposed Harrington Park street setbacks are 10 feet from NE 10th Street, and otherwise 15 feet
from other streets (Sites 14/16/17). This is based on the parking being located behind the townhomes
and accessed at least 20 feet away from the street.
The Sunset Court Apartments plans (Site 19) meet the required setbacks of 10 feet from streets.
Suncrest Homes (Site 11) have minimum 10 foot setback from streets and other side and rear yards.
2.4 Facility and Infrastructure Proposals
Detailed infrastructure plans have not yet been submitted for the proposals. However, Sunset Court
Apartments (Site 19), Harrington Park (Sites 14/16/17), and Suncrest Homes (Site 11) will be required to
meet City standards for utility hookups, fire flow pressure, and stormwater standards.
2.5 Updated Land Cover / Impervious Analysis
The FEIS included an analysis of changes in impervious surfaces. Additionally, consistent with the
requirements of Section 7 of the Endangered Species Act (ESA), the original 2011 proposal was
evaluated with respect to potential effects on species listed or proposed for listing under the ESA. A
biological assessment was prepared and submitted to the National Marine Fisheries Service (NMFS) in
December 2010 for its concurrence with a finding that the proposal may affect, but is not likely to
adversely affect, anadromous fish protected under the ESA, and would have no effect on any ESA-
protected species under U.S. Fish and Wildlife Service jurisdiction. The City and NMFS corresponded in
January, February, and April 2011 on NMFS questions. The City received a letter of concurrence in May
2011.
Exhibit 13 shows the land cover analysis associated with the 2011 FEIS Alternative 3, and Exhibit 14
shows the analysis associated with the Preferred Alternative; both were addressed in the FEIS, ROD, and
NMFS correspondence.
Exhibit 13. FEIS Alternative 3 Land Cover Analysis
Location
Total Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious Area
(acres)
Total PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.28 0.78 0.62 0.26 2.14
Potential Sunset Terrace
Redevelopment Subarea
12.64 7.04 6.02 2.43 0 4.22
Total 15.70 9.32 6.80 3.05 0.26 6.36
Notes: PGIS = Pollutant generating impervious surfaces
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage Analysis
in Response to NMFS Comments
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 20
Exhibit 14. FEIS Preferred Alternative Land Cover Analysis
Location
Total Area
(acres)
Total Impervious
Area (acres)
Total Pervious
Area (acres)
Total PGIS
(acres)
Total Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.57 0.49 0.41 0 2.39
Potential Sunset Terrace
Redevelopment Subarea
12.64 6.1 6.54 1.7 0 3.66
Total 15.70 8.67 7.03 2.11 0 6.15
Notes: PGIS = Pollutant generating impervious surfaces
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage Analysis
in Response to NMFS Comments
The following table shows an updated analysis of the 2016 Reevaluation Proposal, indicating that the
total impervious area, pollutant generating impervious surfaces (PGIS), and effective impervious area is
less than FEIS Alternative 3.
Exhibit 15. Reevaluation 2016 Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS
(acres)
Effective
Impervious
(acres)*
Potential Replacement Sites 4.14 1.14 3.00 0.29 0.26 0.68
Potential Sunset Terrace
Redevelopment Subarea 12.73 7.03 5.70 1.27 0 4.22
Total 16.87 8.17 8.71 1.57 0.26 4.90
Notes: PGIS = Pollutant generating impervious surfaces
Source: Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, CH2MHill, BERK 2014; Schemata, Renton
Housing Authority, BERK 2015
Notes: Per FEIS & BA, assumes that 40% of the impervious area in the site would be mitigated with flow control best
management practices. Assumes that 35% of the 3.2 acre park site would be impervious.
In comparison to Alternative 3, the preliminary analysis indicates that total acres within the study area
as a whole is higher due to the added properties for replacement housing, but total impervious area is
lower due to the proposed designs of the sites, lesser Sunset Terrace right-of-way, and the larger park.
There are also less PGIS as there is less surface parking in the preliminary site plans for the 2016
Reevaluation proposal than in Alternative 3; RHA has also indicated use of pervious parking and
sidewalks for its developments similar to designs accomplished in the already constructed Kirkland
Townhomes (Site B, Exhibit 5). Effective impervious area is also a little lower overall than Alternative 3.
Therefore, the 2016 Reevaluation Alternative is in the range of the prior analysis and no further analysis
or conditions are needed in association with the proposal.
The City communicated with NOAA and received confirmation that no new formal consultation is
needed with regard to the ESA as the results are within the range previously received in the 2011 letter
of concurrence. (pers com, Janet Curran, NOAA to Rocale Timmons, City of Renton, October 30, 2015)
The analysis updated in 2015 reflects the adjusted Harrington Park and Sunset Court Apartments
portions of the revised Master Site Plan. The Suncrest Homes proposal (Site 11) is consistent in footprint
with what was evaluated in the 2014 Master Site Plan and associated reevaluation, and thus does not
change what was sent to NOAA in 2015.
AGENDA ITEM #1. a)
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2.6 Master Plan and Other Discretionary Applications
The City intends to amend the Master Plan per RMC 4-9-200 to add in the five new parcels (three
surrounding Sunset Court Park and two added north of the loop road with the Harrington Park
development). For each Master Plan site, a number of current and future permits are also anticipated.
See Exhibit 17. This Reevaluation and Addendum for the revised proposal will also result in minor
revisions of the ROD and Planned Action Ordinance to reflect the revised Master Plan.
Other development permits and approvals would also follow, such as lot line adjustments/subdivisions,
right-of-way dedications and easements, phased/detailed site plans and associated design modifications
where appropriate. Lastly, building and construction permits would be sought.
2.7 Phasing
The redevelopment of the study area and broader neighborhood was anticipated to occur over a
number of years. The Master Plan sites will generally be phased over a 10 year period in approximately 5
phases. See Exhibit 16.
Exhibit 16. Site Phasing
Neighbor-
hood Site
Letter
Master
Plan Site Phasing
RHA Sunset Terrace- Sunset Area Replacement and Affordable Housing Units
A Glennwood Townhomes Completed
B Kirkland Avenue Townhomes Completed
C 18 Edmonds Apartments Phase 5
D 5 Sunset Terrace Apartments Phase 5
E 14,16/17 Harrington Park Phase 5
F 19 Sunset Court Apartments Phase 4
G 11 Suncrest Homes Phase 4
Other Sunset Terrace Public and Private Projects
H 9 Sunset Terrace Dev. Building A Phase 1
I 7/8 Sunset Terrace Dev. Building B Phase 2
J 6/7 Sunset Terrace Dev. Building C Phase 3
K 10 Renton Highlands Library Phase 1
L Regional Stormwater Facility Phase 2
M Sunset Park Phase 4
N Sunset Lane Loop Improvements Extended with Utilities
O NE 10th Street Extension, Improvements Extended with Utilities
X Library Site Phase 5
= Master Plan Sites
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2016
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
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Exhibit 17. Matrix of Permits
Neighbor-
hood Site
Letter
Master
Plan Site
Project Name Master PlanHeight CUPDensity InterpretationParking Rate InterpretationStreet Reclass-ificationsNEPA/SEPA ReevaluationROD/Planned Action AmendmentLot Line Adjustment or SubdivisionROW Dedication / EasementsSite Plan ReviewDensity BonusMod: Open SpaceMod: TransparencyMod: Blank WallMod: ModulationBuilding & Construction PermitsRHA Sunset Terrace- Sunset Area Replacement and Affordable Housing Units
C 18 Edmonds Apartments X X X X X
D 5 Sunset Terrace Apartments X X X X X X X X
E 14, 16/17 Harrington Park Apartments X X X X X X X X
F 19 Sunset Court Apartments X X X X X X X
G 11 Suncrest Homes X X X X X X
Other Sunset Terrace Public and Private Projects
H 9 Sunset Terrace Dev. Building A X X X X X X X X X X X
I 7/8 Sunset Terrace Dev. Building B X X X X X X X X X X X X
J 6/7 Sunset Terrace Dev. Building C X X X X X X X X X X X X
K Renton Highlands Library X X X X
L Regional Stormwater Facility X X X X
M Sunset Park X X X X X
N Sunset Lane Loop Improvements X X X X
O NE 10th Street Extension, Improvements X X X X
Approvals and Permits Summer 2014 Future Permits Permits with Site Plan Review
Not Applicable: Already approved
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2016
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
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3.0 ENVIRONMENTAL ANALYSIS
The analysis of each element of the environment below compares the conclusions from the FEIS
regarding Alternative 3 and the Preferred Alternative to the 2016 Reevaluation Alternative. It concludes
that the revised Master Plan would not change impacts significantly from those identified in the FEIS.
3.1 Land Use
The Land Use analysis in the FEIS concluded that the Sunset Area subarea would advance the purposes
of the Comprehensive Plan and Center Village (CV) zoning district. It would serve as an incentive for
other redevelopment opportunities near the study area. Anticipated growth would also help the City
meet its 2031 housing and employment targets. These conclusions are still valid for the 2016
Reevaluation Alternative which proposes housing uses consistent with zoning and developed in
coordination with the Master Plan.
3.2 Aesthetics
As described in Sections 2.2 and 2.3, the Reevaluation Alternative will reallocate dwelling units among
sites, but all sites will meet zoning densities, building heights and setbacks, open space, and landscaping
per the code or per the Master Site Plan approval in 2014. Design standards will apply.
3.3 Cultural Resources
Five parcels were previously studied for potential cultural resources as part of the 2011 FEIS (Site 11,
original boundaries of Site 19, and two Harrington Park lots on the south side of the property, i.e. sites
14/16/17), and a determination of “no effect” upon historic properties was issued by the Washington
State Department of Archaeology and Historic Preservation.
For this 2016 Reevaluation, the added lots with duplexes on the expanded Sites 14/16/17 and Site 19
were studied for potential historic resources; Sunset Court Park was studied again for potential
archaeological resources. The report prepared by CRC (Attachment A) shows a new determination of
“no effect” as of September 22, 2015.
3.4 Transportation
Based on the results of the 2014 Reevaluation traffic analysis, overall transportation conditions are
expected to operate similarly to the FEIS Preferred Alternative and Alternative 3. The intersection LOS at
each study location is expected to be the same for all of the alternatives, in both 2015 and 2030. The
difference in average vehicle delay at intersections studied in the 2014 Reevaluation Alternative is
expected to be negligible compared to the delay with Alternative 3 or the Preferred Alternative. Similar
mitigation measures as identified in the FEIS would still be required.
The 2016 Reevaluation proposal retains the same level of neighborhood growth per the 2011 range of
alternatives and the total number of housing units would remain the same neighborhood wide. A traffic
impact analysis was prepared for the Sunset Court Apartments to confirm the relocation of units to the
site (from 15 to 50 units) would not result in traffic impacts. No significant impacts were identified and
the City’s level of service standards would be met. See Appendix B.
AGENDA ITEM #1. a)
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3.5 Parks and Recreation
The Sunset Court Park (Site 19) is being relocated to a central larger park with the Sunset Terrace
property redevelopment consistent with the adopted master plan. There are no changes to the 2014
Reevaluation and FEIS results.
3.6 Public Services
The overall conclusions of the FEIS for Selected Alternatives is expected to be similar for the
Reevaluation Alternative since growth is the same as projected for the overall neighborhood and is
similar to the 2014 Reevaluation proposal.
3.7 Utilities
Water
In the 2014 Reevaluation, a conceptual water main improvements layout for the proposed
developments identified in the conceptual master plan was presented in Exhibit 18 and remains valid for
the 2016 Reevaluation.
The City will require 12-inch water mains in all new public streets (Harrington Avenue NE, Sunset Lane
NE, NE 10th Street, Glennwood Avenue NE) to provide the estimated fire flow demand ranging from
3,000 gallons per minute (gpm) to 4,000 gpm based on the City Fire Prevention’s review of various pre-
application submittals.
Portions of the water mains in SR 900 were installed by prior projects in the area.
The section of the 12-inch main in Harrington Ave between Glennwood Avenue NE and NE 10th street
was scheduled for implementation by the City in 2015 as part of the Harrington Ave Green Connection
stormwater and water improvements project. Another section has been installed by the KCLS library
project in NE 10th Street and in Sunset Lane NE up to the west property line of the KCLS project.
A developer’s extension of the section of 12-inch water main in SR 900 will be required to be a looped
water system.
The location of the new water main in SR 900 west of Harrington, whether it will be installed in the
existing roadway pavement or in the future unimproved right-of-way must be carefully evaluated as part
of the pre-design/design of the roadway improvements projects, and consider the need to
accommodate existing and future public and private utilities, rockery/retaining walls, street trees, etc.
Adequate horizontal separation (5-ft minimum and up to 10-feet) must be provided between the new
water main and other utilities, structures, or trees.
AGENDA ITEM #1. a)
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June 2016 25
Exhibit 18. Water Main Improvements
Note: See Exhibit for approved Master Plan. While the Master Plan has been updated since the above base map was
prepared, the concept for water mains remains intact.
Sewer
Sites plans will be required to show the location of the existing sewer system in order to determine the
potential re-use of existing sewer (conditioned on lining the existing sewer mains and manholes)
provided the location does not interfere with the ultimate roadway/building alignments.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
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3.8 Other FEIS Topics
Generally, regarding natural environment topics (earth, air quality, water resources, plants and animals),
there are no anticipated changes to the overall conclusions or mitigation measures identified in the ROD
and Planned Action EIS since the proposed mixed use development activities are essentially occurring
within the same footprint and the impervious estimates in the FEIS and ROD will be maintained.
Conditions, mitigation measures, and conclusions regarding Environmental Health and Historic/Cultural
Features are likewise unchanged. No environmental health conditions or cultural resources features are
known in the Potential Sunset Terrace Redevelopment Subarea, but in case such features are uncovered
mitigation measures would apply.
Built environment topics that are more suited to analysis under cumulative growth conditions include air
quality and energy. The level of potential greenhouse gas emissions and energy use may be slightly
higher in the Potential Sunset Terrace Redevelopment Subarea, but not in the neighborhood as a whole,
and overall FEIS conclusions and mitigation measures are still applicable.
Lastly, regarding socio-economics, housing, and environmental justice, it is anticipated that the overall
conditions and impacts regarding the potential for change in the neighborhood, need for relocation
assistance, etc. identified in the FEIS are still valid, as the study area would still redevelop from present
conditions to a mixed use, amenity-rich environment.
3.9 Monitoring and Review
The Planned Action Ordinance includes monitoring and review measures to be considered within five
years of the ordinance adoption; some measures are to be considered at the time of a NEPA
Reevaluation (compliance with neighborhood goals and Leadership in Environmental and Energy Design
rating system for Neighborhood Development [LEED-ND] criteria or equivalent), though monitoring and
review are directed to the Planned Action area as a whole. The City conducted a review in the 2014
Reevaluation. The next 5-year milestone, based on the effective date of the amended ordinance in 2014,
would occur in 2019. At that point more development in the area would have occurred and there would
be results to monitor.
Nevertheless, this Reevaluation provides a review of the Planned Action Study Area Goals and
Objectives and to the LEED-ND criteria in relation to the Reevaluation Alternative to contribute to the
City’s future 5-year review effort. See Exhibit 19 and Exhibit 20. In general, the 2016 Reevaluation
Alternative continues to promote a public and private effort to create a mixed use, mixed income
neighborhood supported by park, library, road, and stormwater improvements that increase quality of
life.
Exhibit 19. Goals and Objectives Reevaluation
FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
Transformation of private and public properties in the
Planned Action Study Area …is expected to meet the Sunset
Area Community vision, as expressed in the Highlands
Phase II Task Force Recommendations (City of Renton
2008a) and the CIS (City of Renton 2009b).
The Highlands is a destination for the rest of the city and
beyond.
The neighbors and businesses here are engaged and
involved in the community.
Neighborhood places are interconnected and walkable.
The Reevaluation Alternative is based on the prior studied
alternatives and continues to promote a mixed income,
mixed use development with parks, library, and
greenstreets to promote an affordable, connected,
walkable, and attractive area for residents and businesses.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
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FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
The neighborhood feels safe and secure.
Neighborhood growth and development is managed in a
way that preserves quality of life.
The neighborhood is an attractive place to live and
conduct business.
The neighborhood is affordable to many incomes.
The neighborhood celebrates cultural and ethnic
diversity.
For each of the major components of the proposal, the
following specific goals and objectives were developed to
be consistent with this vision.
1. Through designation of a Planned Action and
infrastructure investments, support and stimulate public
and private development.
The Planned Action Ordinance, as amended in 2014,
remains in effect. The City may update the Planned Action
Ordinance with the amended 2016 Master Site Plan results.
Nevertheless the entire Renton Sunset neighborhood was
considered a planned action area in 2011 and 2014 per
Exhibit 1; growth and general types of land uses are similar
and consistent with zoning that has remained the same
throughout.
The Reevaluation/Addendum demonstrates that the
Planned Action EIS conclusions remain valid. City
infrastructure investments for the planned action area
continue. For example, regional stormwater and
greenstreets are expected to be accomplished in earlier
phases. A loop road would be implemented as development
occurs and utilities are extended, with the Library site an
early phase of that investment. The proposed park is
enlarged and would be implemented when funding is
secured.
2. Ensure that redevelopment is planned to conform to the
City’s Comprehensive Plan.
The Reevaluation Alternative furthers the intent of the CV
zone for a mixed use center, providing housing, civic, retail,
and park uses.
3. Through the Planned Action and early environmental
review, accelerate the transformation of the Potential
Sunset Terrace Redevelopment Subarea with mixed-
income housing and mixed uses together with places for
community gathering. This will also be accomplished in
part by using this EIS to achieve a NEPA Record of Decision,
which will enable RHA to submit a HUD Demolition and
Disposition application in 2015.
See Response to #1. A Demolition and Disposition permit
was obtained for the Library site and a second permit was
obtained for the balance of the site.
4. Ensure that the Planned Action covers environmental
review of Sunset Area roadway, drainage, parks and
recreation, and other infrastructure improvements, and
analyze impacts of anticipated private development in
addition to Sunset Terrace.
See Response to #1. The total amount of growth studied
across the Planned Action study area remains unchanged
under the 2016 Reevaluation Alternative; redistribution of
some units was evaluated in 2014 and 2016. Both public
and private development is promoted in the Potential
Sunset Terrace Redevelopment Subarea as well as the
broader neighborhood.
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
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FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
5. Build on previous City, RHA, and Renton School District
efforts and current projects. Leverage relationships and
partner with existing community outreach activities and
resources. Recognize community desires documented in:
Report and Recommendation of the Highlands Area
Citizen’s Zoning Task Force (City of Renton 2006),
Report and Recommendation of the Highlands Phase II
Task Force (City of Renton 2008a),
Highlands Action Plan (City of Renton 2009c),
Sunset Area Community Investment Strategy (City of
Renton 2009b),
Renton Trails and Bicycle Master Plan (City of Renton
2009d),
Renton Parks, Recreation, Open Space and Natural
Resources Plan (estimated completion date September
2011),
Utility system plans, and
Library replacement (in process).
The Reevaluation Alternative continues to further the prior
planning efforts. The library is under construction. The
parks plan has been adopted, and the subject park site in
the subarea is larger than in prior alternatives. The subarea
will have a mixed income, mixed use development as
anticipated in the Community Investment Strategy.
Elsewhere in the neighborhood an early childhood
education center has been redeveloped and expanded in
partnership with the School District.
6. Create a Great Street on NE Sunset Boulevard, as
described in the CIS. Implement the City Complete Streets
policy for the NE Sunset Boulevard corridor and the Sunset
Area green connections. Extend conceptual design of
improvements between the Interstate 405 limited access
right-of-way and Monroe Avenue NE, and include them in
the Planned Action effort.
The Reevaluation Alternative master plan concept
anticipates and recognizes the multimodal design of NE
Sunset Boulevard by matching the future right of way
boundary studied in the FEIS.
7. Encourage low-impact stormwater management
methods and area-wide solutions as part of a master
drainage plan to support development.
The Reevaluation Alternative would be developed
consistent with the Sunset Area drainage plan. Regional
stormwater in the central park and greenstreets (e.g.
Harrington Avenue NE) are expected to be accomplished in
earlier phases; some were under construction as of 2015.
8. Engage the community in a transparent process using
available outreach opportunities and tools successfully
used in prior planning efforts.
The Reevaluation Alternative is similar to prior studied
alternatives that were developed with public engagement
opportunities. The Planned Action Ordinance amendments
are subject to additional public review opportunities.
9. Optimize funding strategies by leveraging partnerships,
innovation and sustainable development for a healthy
community. Recognize the importance and timing of
integrating housing, transportation, infrastructure,
expanded economic opportunity, parks and recreation, and
the environment.
The Reevaluation Alternative has resulted from a
public/private Master Plan coordination effort. See
response to #1 regarding infrastructure and civic
investments.
Source: FEIS, Appendix A, 2011; BERK 2014
The official 2009 LEED ND project scorecard2 published by the U.S. Green Building Council is used as a
guide to address green design issues in relation to the proposed redevelopment. For each criteria group
on the scorecard, a brief discussion of how the proposed redevelopment is consistent with the principles
of LEED ND is provided in Exhibit 20.
2 See: LEED for Neighborhood Development (LEED-ND), available: http://www.cnu.org/leednd. Accessed: August 25, 2014.
AGENDA ITEM #1. a)
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Exhibit 20. LEED for Neighborhood Development Criteria
Summary of Criteria Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
The intent of the Smart Location and Linkage criteria of the
LEED ND rating system is to encourage development to
occur within and near existing communities and
established public transit infrastructure, as well as reduce
vehicle trips. Development in smart locations also
encourages a greater degree of walking of bicycling, which
has personal health benefits.
The Sunset Terrace site is located along a major
transportation and transit corridor within the City of
Renton. Redevelopment of the site under the Reevaluation
Alternative would contribute to a mixed-use, mixed-income
development already served by the full range of public
services on a previously developed infill site on a major
transit corridor – a “smart location.” The master plan
concept anticipates and recognizes the multimodal design
of NE Sunset Boulevard by matching the future right of way
boundary studied in the FEIS.
The intent of the Neighborhood Pattern and Design criteria
of the LEED ND rating system is to promote safe, diverse,
walkable, compact neighborhoods with high-quality design
with a mix of land uses.
The master plan furthers the intent of the CV zone for a
mixed use center, providing housing, civic, retail, and park
uses. The neighborhood is compact, and furthers
walkability and quality design with a loop road,
greenstreets, and a new park and library.
The intent of the Green Infrastructure and Buildings
criteria is to encourage development that implements
green building practices or introduces green infrastructure.
This includes using certified green building techniques,
increasing building water and energy efficiency, controlling
pollution from construction activities, implementing
adaptive reuse of historic buildings, and using green
methods of stormwater management.
The Reevaluation Alternative as expressed in the amended
master plan would implement FEIS mitigation measures
and retain green features of prior studied alternatives,
including:
Construction Emission Control: The FEIS recommends
that the City require all construction contractors to
implement air quality control plans for construction
activities in the study area, including measures for
reducing engine emissions and fugitive dust.
Green Connections for Stormwater Management: The
Reevaluation Alternative would include public
investment in Green Connections, a regional stormwater
facility, and would comply with a drainage master plan
for the study area.
Energy Efficiency: The FEIS recommends that the City
encourage or require implementation of energy and
greenhouse gas reduction measures in the study area
such as compliance with the Northwest ENERGY STAR
Homes program and the Seattle Energy Code for non-
residential buildings.
Source: FEIS, Appendix A, 2011; BERK 2014
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 30
4.0 CONCLUSIONS
The City of Renton (City) is the Responsible Entity and lead agency for NEPA purposes. In accordance
with specific statutory authority and the U.S. Department of Housing and Urban Development’s (HUD’s)
regulations at 24 Code of Federal Regulations (CFR) part 58, the City is authorized to assume
responsibility for environmental review, decision-making, and action that would otherwise apply to HUD
under NEPA. Additionally, the City is the lead agency and proponent of the broader Planned Action for
the Sunset area which has had environmental review under Washington State Environmental Policy Act
(SEPA) Revised Code of Washington [RCW] 43.21(C).
The City has performed joint NEPA/SEPA environmental review in cooperation with the Recipient, the
Renton Housing Authority (RHA). Accordingly, the City prepared a Draft and Final EIS to analyze
potential impacts of redevelopment of the Sunset Terrace public housing community. The Final
Environmental Impact Statement (FEIS) supporting both milestones was issued April 1, 2011.
The City initiated consultation with agencies and tribes regarding permit requirements and to identify
any areas of concerns regarding the Sunset Terrace public housing redevelopment as well as the overall
Planned Action. Federal and state agencies were notified of comment opportunities through the scoping
process and were offered comment opportunity on the Draft EIS. Two agencies were particularly
consulted consistent with NEPA, the National Historic Preservation Act (Section 106), and the
Endangered Species Act (Section 7). As documented in the ROD and Environmental Review Record, the
City received a letter of concurrence from NMFS in May 2011. The Biological Assessment and NMFS
memoranda are included in the Environmental Review Record. The City also completed Section 106
consultation for Sunset Terrace redevelopment and all properties fronting NE Sunset Boulevard as
documented in the ROD and Environmental Review Record. In addition, consistent with the federal
Coastal Zone Management Act, the City received a letter of consistency from the State of Washington
Department of Ecology (16 U.S.C. 1451-1464).
In May 2011, the City of Renton completed a ROD in accordance with the National Environmental Policy
Act, and adopted a Planned Action Ordinance in accordance with the State Environmental Policy Act.
The ROD and Planned Action Ordinance identified mitigation measures from the FEIS. The Record of
Decision (ROD) concluded that “[w]ith the application of City-adopted development regulations and
recommended mitigation measures, and application of other federal and state requirements, no
significant unavoidable adverse impacts are anticipated. Pursuant to 40 CFR 1505.3, this decision to
proceed with Sunset Terrace and actions in the broader area will be implemented and mitigation
measures imposed through appropriate conditions in any land use or related permits or approvals
issued by the City of Renton and through conditions of federal funding.” This Reevaluation and
Addendum maintains the mitigation measures from the EIS, ROD, and Planned Action and identifies
where the application of such mitigation measures (e.g., design guidelines) is particularly relevant and
could be included in permit conditions.
The City finds by this re-evaluation, after considering the effects of the revised Master Plan, as well as
existing and supplemental environmental documentation, that no substantive change to the findings in
the ROD would occur. The Sunset Area Community Planned Action NEPA/SEPA EIS adequately examines
the impacts of the overall project, and the proposed changes in the Master Plan would not result in
modification to those conclusions. No new or significantly different impacts to the environment would
occur. Mitigation measures incorporated in the proposal and identified in the EIS, and additional
consultation and mitigation documented in the ROD, represent reasonable steps to reduce adverse
environmental effects of the proposed project. Together, these measures and would reduce effects to
AGENDA ITEM #1. a)
RENTON SUNSET COMMUNITY AREA
REEVALUATION AND ADDENDUM
June 2016 31
acceptable levels. No additional mitigation is warranted as a result of changes proposed in the Master
Plan.
Responsible Entity Certifying Officer
City of Renton Environmental Review Committee (ERC)
Date: Signature:
Signature:
Signature:
Signature:
AGENDA ITEM #1. a)
KEY
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COMMUNITY
SITE AREA
Sunset Terrace Master Site Plan
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RENTON SUNSET AREA MSP DECEMBER 08, 2014DECEMBER 08, 2015 AGENDA ITEM #1. a)
1
CITY OF RENTON, WASHINGTON
ORDINANCE NO. ________
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT (SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findings. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A (“GMA”) and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
AGENDA ITEM #1. a)
ORDINANCE NO. ________
2
E. The mitigation measures identified in the Planned Action EIS, and attached to
this ordinance as Attachment B, together with adopted City development regulations, will
adequately mitigate the probable significant environmental impacts from development within
the Planned Action area;
F. Future development projects in and around the Planned Action Area will protect
the environment, benefit the public and enhance economic development;
G. The public has meaningfully participated in the proposed Planned Action, during
comment periods, community meetings, and hearings, during and after the preparation of the
EIS, and the City has modified the proposal or mitigation measures in response to some of the
suggestions;
H. The Sunset Area Planned Action is not an essential public facility as defined by
RCW 36.70A.200(1);
I. The Planned Action Area applies to a defined subarea of the City boundaries
illustrated in Attachment A;
J. Public services and facilities are adequate to serve the proposed Planned Action
area;
K. The City adopted a Planned Action Ordinance 5610 on June 13, 2011, and
subsequently replaced it with Ordinance 5740 on December 8, 2014 to reflect preparation of a
Master Plan for the Renton Sunset Terrace redevelopment area within the larger Planned
Action Area and to reflect integration of a Reevaluation Alternative in 2014;
L. A revised master plan for the Sunset Terrace redevelopment area was submitted
to the City on May 27, 2016, which amends the 2014 Reevaluation Alternative by shifting the
AGENDA ITEM #1. a)
ORDINANCE NO. ________
3
location of planned dwellings and master plan territory to include five additional parcels, and
redistributing but not altering the total number of dwellings studied or boundaries of the
designated Planned Action Area in Attachment A;
M. A NEPA Reevaluation, dated June 2016, pursuant to the National Environmental
Policy Act (NEPA), as authorized by U.S. Department of Housing and Urban Development
regulations, and an EIS addendum pursuant to SEPA were prepared to consider the
environmental effects of the revised Sunset Terrace master plan;
N. The City held a community meeting consistent with RCW 43.21C.440 on June 6,
2016; and
O. The City Council held a public hearing on July 11, 2016 regarding new
amendments to the Planned Action applicable to the Sunset Area in order to integrate the
Reevaluation Alternative, outlined in the NEPA Reevaluation and SEPA Addendum.
SECTION II. Procedures and Criteria for Evaluating and Determining Projects as
Planned Actions.
A. Planned Action Area. The Planned Action designation shall apply to the area
shown in Attachment A.
B. Environmental Document. A Planned Action determination for a site‐specific
implementing project application shall be based on the environmental analysis contained in the
Draft EIS issued by the City on December 17, 2010, and the Final EIS published on April 1, 2011,
the NEPA reevaluation/SEPA addendum published on December 12, 2014, and the 2016 NEPA
reevaluation/SEPA addendum published on June 10, 2016. The Planned Action EIS shall consist
of the Draft EIS, Final EIS, and the 2016 NEPA reevaluation/SEPA addendum. The mitigation
AGENDA ITEM #1. a)
ORDINANCE NO. ________
4
measures contained in Attachment B are based upon the findings of the above‐mentioned
environmental documents and shall, along with adopted City regulations, provide the
framework for the City’s imposition of appropriate conditions on qualifying Planned Action
projects.
C. Planned Action Designated. Land uses and activities described in the Planned
Action EIS, subject to the thresholds described in subsection II.D below and the mitigation
measures contained in Attachment B, are designated Planned Actions or Planned Action
Projects pursuant to RCW 43.21C.031. A development application for a site‐specific Planned
Action project located within the Sunset Area shall be designated a Planned Action if it meets
the criteria set forth in subsection II.D of this ordinance and applicable laws, codes,
development regulations and standards of the City.
D. Planned Action Qualifications. The following thresholds shall be used to
determine if a site‐specific development proposed within the Sunset Area is contemplated by
the Planned Action and has had its environmental impacts evaluated in the Planned Action EIS:
(1) Land Use.
(a) The following general categories/types of land uses are
considered Planned Actions: single family and multi‐family residential; schools; parks;
community and public facilities; office and conference; retail; entertainment and recreation;
services; utilities; and mixed‐use development incorporating more than one use category
where permitted.
(b) Individual land uses considered as Planned Actions shall include
those uses specifically listed in RMC 4‐2‐060, Zoning Use Table – Uses Allowed in Zoning
AGENDA ITEM #1. a)
ORDINANCE NO. ________
5
Designations, as permitted or conditionally permitted in the zoning classifications applied to
properties within the Planned Action area provided they are consistent with the general
categories/types of land uses in (1)(a).
(2) Development Thresholds.
(a) The following amount of various new land uses are anticipated by
the Planned Action:
Land Use Development Amount
Alternative 3 /
Reevaluation Alternative
FEIS Preferred Alt
Residential 2,506 units 2,339 units
Schools 57,010 gross square feet 57,010 gross square feet
Parks 0.25 ‐3.2 acres 3 acres
Office/Service 776,805 gross square feet 745,810 gross square feet
Retail 476,299 gross square feet 457,119 gross square feet
(b) The following infrastructure and utilities are considered planned
actions: roadways, water, wastewater, and stormwater facilities identified and studied in the
EIS.
(c) Shifting development amounts between categories of uses may
be permitted so long as the total build‐out does not exceed the aggregate amount of
development and trip generation reviewed in the EIS, and so long as the impacts of that
development have been identified in the Planned Action EIS and are mitigated consistent with
Attachment B.
(d) The Renton Sunset Area Master Site Plan is included in
Attachment C and is to be used as a conceptual guide to redevelopment in that portion of the
AGENDA ITEM #1. a)
ORDINANCE NO. ________
6
Planned Action area, together with the land use studied in the NEPA reevaluation/SEPA
addendum published on June 10, 2016, and the use allowances of the Renton Municipal Code.
(e) If future development proposals in the Planned Action area
exceed the development thresholds specified in this ordinance, further environmental review
may be required pursuant to WAC 197‐11‐172, Planned actions—Project review. Further, if
proposed development would alter the assumptions and analysis in the Planned Action EIS,
further environmental review may be required.
(3) Transportation ‐ Trip Ranges and Thresholds. Inserted below are the new
PM Peak Hour Trips anticipated in the Planned Action area:
Alternative/Period PM Peak Hour Trips*
2006 2,082 trips
2030 Alternative 3 / Reevaluation
Alternative
5,555 trips
2030 Preferred Alt 5,386 trips
Net increase from 2006 ‐> 2030 Alternative
3 / Reevaluation Alternative
3,473 trips
Net increase from 2006 ‐> 2030 Preferred
Alternative
3,304 trips
*all PM peak hour trips with at least one end (origin, destination, or both) in TAZs
containing the study area
Uses or activities that would exceed the range of maximum trip levels will require
additional SEPA review.
(4) Changed Conditions. Should environmental conditions change
significantly from those analyzed in the Planned Action EIS, the City’s SEPA Responsible Official
may determine that the Planned Action designation is no longer applicable until supplemental
environmental review is conducted.
AGENDA ITEM #1. a)
ORDINANCE NO. ________
7
E. Planned Action Review Criteria.
(1) The City’s Environmental Review Committee may designate as “planned
actions”, pursuant to RCW 43.21C.030, Guidelines for state agencies, local governments ‐‐
Statements ‐‐ Reports ‐‐ Advice – Information, applications that meet all of the following
conditions:
(a) The proposal is located within the Planned Action area identified
in Attachment A of this ordinance;
(b) The proposed uses and activities are consistent with those
described in the Planned Action EIS and subsection II.D of this ordinance;
(c) The proposal is within the Planned Action thresholds and other
criteria of subsection II.D of this ordinance;
(d) The proposal is consistent with the City of Renton Comprehensive
Plan and applicable zoning regulations;
(e) The proposal’s probable significant adverse environmental
impacts have been identified in the Planned Action EIS;
(f) The proposal’s probable significant adverse environmental
impacts have been mitigated by application of the measures identified in Attachment B, and
other applicable City regulations, together with any modifications or variances or special
permits that may be required;
(g) The proposal complies with all applicable local, state and/or
federal laws and regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation; and
AGENDA ITEM #1. a)
ORDINANCE NO. ________
8
(h) The proposal is not an essential public facility as defined by RCW
36.70A.200(1).
(2) The City shall base its decision on review of a SEPA checklist, or an
alternative form approved by the Department of Ecology, and review of the application and
supporting documentation.
(3) A proposal that meets the criteria of this section shall be considered to
qualify and be designated as a planned action, consistent with the requirements of RCW
43.21C.030, Guidelines for state agencies, local governments ‐‐ Statements ‐‐ Reports ‐‐ Advice –
Information, WAC 197‐11‐164, Planned actions—Definition and criteria, and this ordinance.
F. Effect of Planned Action.
(1) Designation as a planned action project means that a qualifying proposal
has been reviewed in accordance with this ordinance and found to be consistent with its
development parameters and thresholds, and with the Planned Action EIS’s environmental
analysis.
(2) Upon determination by the City’s Environmental Review Committee that
the proposal meets the criteria of subsection II.D and qualifies as a Planned Action, the
proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject
to further review pursuant to SEPA.
G. Planned Action Permit Process. Applications for planned actions shall be
reviewed pursuant to the following process:
(1) If the project is determined to qualify as a Planned Action, it shall
proceed in accordance with the applicable permit review procedures specified in RMC 4‐8‐
AGENDA ITEM #1. a)
ORDINANCE NO. ________
9
080.G and 4‐9, except that no SEPA threshold determination, EIS or additional SEPA review shall
be required. The decision of the Environmental Review Committee regarding qualification as a
Planned Action shall be final.
(2) Public notice and review for projects that qualify as Planned Actions shall
be tied to the underlying permit. The review process for the underlying permit shall be as
provided in RMC 4‐8‐080.G, Land Use Permit Procedures, and RMC 4‐9 as modified by RCW
43.21C.440(3)(b). If notice, in addition to the requirements of RCW 43.21C.440(3)(b), is
otherwise required for the underlying permit, the notice shall state that the project has
qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no
special notice is required by this ordinance.
(3) If a project is determined to not qualify as a Planned Action, the
Environmental Review Committee shall so notify the applicant and require a SEPA review
procedure consistent with the City’s SEPA regulations and the requirements of state law. The
notice shall describe the elements of the application that result in failure to qualify as a Planned
Action.
(4) Projects that fail to qualify as Planned Actions may incorporate or
otherwise use relevant elements of the Planned Action EIS, as well as other relevant SEPA
documents, to meet their SEPA requirements. The Environmental Review Committee may limit
the scope of SEPA review for the non‐qualifying project to those issues and environmental
impacts not previously addressed in the Planned Action EIS.
SECTION III. Monitoring and Review.
AGENDA ITEM #1. a)
ORDINANCE NO. ________
10
A. The City shall monitor the progress of development in the designated Planned
Action area to ensure that it is consistent with the assumptions of this ordinance and the
Planned Action EIS regarding the type and amount of development and associated impacts, and
with the mitigation measures and improvements planned for the Sunset Area.
B. This Planned Action ordinance shall be reviewed no later than five (5) years from
its effective date by the Environmental Review Committee to determine the continuing
relevance of its assumptions and findings with respect to environmental conditions in the
Planned Action area, the impacts of development, and required mitigation measures. Based
upon this review, the City may propose amendments to this ordinance and/or may supplement
or revise the Planned Action EIS.
C. At the following time periods, the City shall evaluate the overall sustainability of
the Sunset Area Planned Action area, defined in Attachment A, consistent with Final EIS
Appendix A review of Goals and Objectives and LEED‐ND qualitative evaluation, or an
equivalent approach:
(1) At the time of the five (5)‐year review in subsection IV.B above.
(2) At the time of a NEPA re‐evaluation pursuant to 24 CFR Part 58.53, for
the Sunset Community Planned Action Area.
D. The City shall conduct a Greenroads evaluation or its equivalent at the time the
NE Sunset Boulevard design is at the thirty percent (30%) design level and at the sixty percent
(60%) design level.
E. The City shall review the Potential Sunset Terrace Redevelopment Subarea at the
time of the five (5)‐year review in subsection III.B in relation to the following evaluation criteria:
AGENDA ITEM #1. a)
ORDINANCE NO. ________
11
(1) Contribution of final conceptual designs to 2030 Regional Vehicle Miles
Travelled (VMT) consistent with Final EIS Table 3.2‐4, Sunset Terrace Redevelopment Subarea
Contribution to Forecast 2030 Regional VMT.
(2) Changes in land use and population growth and resulting greenhouse gas
emissions of final conceptual designs compared to Tables 3.2‐5 and 3.2‐6 of the Final EIS, titled
respectively Assumed Land Use and Population Growth for Greenhouse Gas Emission
Calculations—Potential Sunset Terrace Redevelopment Subarea and Comparison of
Greenhouse Gas Emissions—Potential Sunset Terrace Redevelopment Subarea.
(3) Change in effective impervious area for Sunset Terrace Redevelopment
Subarea compared with Final EIS Preferred Alternative and Alternative 3 which resulted in a
decrease of approximately 0.51 acre (11%) to 1.07 acres (23%) compared to existing conditions
as provided in Table 7 of the Planned Action ordinance Attachment B.
SECTION IV. Conflict. In the event of a conflict between this ordinance or any
imposed mitigation measure, and any City ordinance or regulation, the provisions of this
ordinance shall control except that the provision of any Uniform Code shall supersede.
SECTION V. Severability. Should any section, subsection, paragraph, sentence,
clause or phrase of this ordinance or its application be declared to be unconstitutional or invalid
by a court of competent jurisdiction, such decision shall not affect the constitutionality or
validity of the remaining portions of this ordinance or its application to any other person or
situation.
SECTION VI. Effective Date. This ordinance, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum, and shall take effect five (5)
AGENDA ITEM #1. a)
ORDINANCE NO. ________
12
days after its passage, approval and after publication of a summary of this ordinance in the
City’s official newspaper. The summary shall consist of this ordnance’s title.
PASSED BY THE CITY COUNCIL this _____ day of __________________, 2016.
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this _____ day of __________________, 2016.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: _______________
ORD.1926:6/13/16:scr
AGENDA ITEM #1. a)
AB - 1704
City Council Regular Meeting - 11 Jul 2016
SUBJECT/TITLE: Low Impact Development (LID) Code Review and Amendments
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development
STAFF CONTACT: Angie Mathias, Long Range Planning Manager
EXT.: 6576
FISCAL IMPACT SUMMARY:
N/A
SUMMARY OF ACTION:
The Clean Water Act seeks to address water pollution and provides the structure for regulating pollutant
discharges into water. Stormwater is the leading cause of water quality impairment and is regulated by the
State Department of Ecology through a permitting system that implements the Clean Water Act. The City of
Renton is a Western Washington National Pollutant Discharge Elimination System (NPDES) Phase II Municipal
Stormwater permittee. This permit requires that Low Impact Development (LID) principles and practices be
used as the primary means of site development, where it is feasible. Examples of LID principles are minimizing
impervious surfaces, native vegetation loss, and stormwater runoff. LID practices include permeable
pavement, rain gardens, and downspout dispersion. In order to be in compliance with the requirements, the
City is required to review codes, rules, and standards to incorporate and require LID principle and practices.
The City has engaged a consultant, BERK, and sub-consultant, Herrera, to complete the review and make
recommendations for potential code amendments. City staff would like to begin working with the Planning
Commission to review potential code revisions. Following their review, the Commission will make a
recommendation to Council for their consideration.
EXHIBITS:
A. Low Impact Development (LID) Fact Sheet
B. New LID Requirements Fact Sheet
STAFF RECOMMENDATION:
Refer to Planning Commission and Planning & Development Committee for review and recommendation.
AGENDA ITEM #2. a)
CATCHING RAIN:
Low Impact Development — Protecting Our Waters
Low Impact Development (LID) is one way we can help keep our waterways, as well as
the surrounding land, healthy and safe. This is a beautiful place to live, so it is no wonder
that an additional 1.9 million people are expected to move here by 2040. As we grow, we
replace forests and prairies with rooftops and pavement, thereby increasing stormwater
runoff and the associated pathogens and chemicals it carries to our waterways. The health
of humans and our ecosystems is threatened.
Look for the other helpful
fact sheets in this series:
1. Low Impact Development
2. LID Stormwater Regulations
3. LID Development Process
4. Pavement Maintenance
5. Rain Garden Maintenance
6. Rain Garden Construction Checklist
7. Rain Garden Construction Sequencing
1
What’s the problem with stormwater?
Stormwater is created by precipitation (rain or snowmelt) that doesn’t soak into the earth but instead creates puddles and runs o. is stormwater can pick up pollution and carry it directly into storm drains, streams, rivers, lakes, inlets, and bays.
Some consequences of stormwater pollution and increased surface runoff include:
• Pollutants such as motor oil, yard chemicals, and pet wastes contaminate local waterways, threatening human health and wildlife health.
• Numerous beaches are too polluted to harvest shellfish.
• Several fish species face the threat of extinction.
• Groundwater is not replenished, decreasing drinking water supplies and drying out streambeds.
• Winter rain quickly runs off paved surfaces and into streams, leading to the scouring of stream channels.
What is Low Impact Development and how can it help?
LID seeks to manage stormwater onsite—either by encouraging it to soak into the ground or using plants to transpire it back to the atmosphere. LID helps keep pollution out of our waterways. It focuses on recreating or protecting existing natural landscape features to minimize the amount of impervious (hard) surfaces. Stormwater is then treated with soils that have been amended with compost, vegetation, and other techniques.
LID strategies can be used in virtually every situation—residential homes or commercial businesses, in rural or urban settings. Some benefits include:
• Creates more beautiful and easily managed landscapes.
• Encourages water to soak into the ground, replenishing drinking water supplies.
• Reduces contamination of local waterways, including recreational and shellfish growing areas.
• Preserves or restores trees and other vegetation, attracting birds, butterflies and other wildlife.
• Can reduce development costs (decreased infrastructure and land clearing costs) as well as stormwater management costs.
Vegetation Preservation and Restoration
During site development, clearing and grading should be minimized as much as possible. is will protect native soils and vegetation while also preventing compacted soils that do not allow water to soak in as readily. Mature trees are not easy to replace and their contribution to managing stormwater run o and preventing erosion is invaluable. When clearing land, small native plants can be removed and saved for replanting once development is complete.
Reducing lawn sizes and replacing that space with native or water-wise plants reduces maintenance and watering needs and may reduce the need for fertilizers and pesticides.
Green roof, Portland, OR. Photo: Erica Guttman
✔
AGENDA ITEM #2. a)
Amending Soils
Healthy soil grows healthier plants, allows stormwater to soak in, stores water for plants in the summer, and reduces the need for chemicals such as pesticides and fertilizers.
Where soil must be disturbed, breaking up compaction, replacing topsoil or tilling in compost is very beneficial.
Rain Gardens
Rain gardens are a landscape amenity that also serves to treat polluted runoff and manage drainage by using natural processes: plants and soils work together to filter and absorb water from streets, rooftops, driveways and other hard surfaces.
is landscaping technique is beautiful and inviting to birds and butteries. Using native plants and amended soils can reduce maintenance needs. Rain gardens can be constructed in many dierent shapes and can be landscaped with a variety of plants.
Photos: Erica Guttman, Nora Moloney
Compost in landscapes filters and slows rainwater and results in healthier soils and plants. Photo: Erica Guttman
Managing Water on Roofs
Green Roofs:
Green roofs are a great way to absorb and slow down roof runoff. They improve aesthetics to the residence or business as well as reduce noise and lower heating and cooling costs. Unlike conventional roofs, green roofs have less UV degradation, so they last much longer—it is recommended that after 50 years the waterproof membrane be replaced, but all other components can be reused on the same roof!
Directing Downspouts:
If green roofs are not an option, water can be directed from downspouts to areas such as a rain garden or planted area (versus pavement), where it can soak into the ground.
Rainwater Harvesting:
Rainwater harvesting combines two important LID goals: reduce flows from rooftops, and conserve water that comes from drinking-water supplies. Rainwater can be collected in rain barrels or cisterns where it can be stored. e collected water can then be used for a variety of things such as watering and cleaning jobs around the outside of homes.
A rain garden is an attractive way to manage polluted runoff on site. Photo: Erica Guttman
AGENDA ITEM #2. a)
Ribbon driveway, steppable plants with stones, permeable concrete & permeable pavement.
Photos: Curtis Hinman, Erica Guttman, Interlocking Concrete Pavement Institute
Options to Reduce Hard Surfaces
Driveways and walkways often account for a large amount of impervious area surrounding homes. Several LID solutions allow stormwater runo to soak into the earth, preventing pollution from entering waterways and decreasing possible ooding risks.
Driveways and Parking Lots:
Many beautiful and functional materials and strategies allow rainwater to soak into driveways and parking lots. Reducing the length and width of driveway and parking areas is a perfect way to start reducing impermeable surfaces. Some style and material alternatives include the ribbon driveway, broken-concrete mosaic, permeable pavers, grid aggregate containment systems, pervious concrete and porous asphalt.
Walkways, Patios, and Decks:
Traditional concrete or mortared patios and walkways can be replaced with a variety of LID options. Raised decks made from recycled plastics are an excellent alternative. Walkways and patios can be constructed using stones or broken concrete with plantings in the gaps between stones to absorb water. Pervious systems, including stone pavers and interlocking plastic grids are great options as well.
Foundations
When planning new construction or an addition to a home or business, a key strategy is to disturb soils as little as possible. Two LID techniques include:
Small Footprint:
A building’s footprint can be reduced by decreasing the amount of space taken up all together or by creating two stories instead of a large one-story.
Minimal-excavation Foundation:
A minimal-excavation foundation dramatically limits soil disturbance over traditional grading and foundation installation.
Photo: PIN Foundations
AGENDA ITEM #2. a)
Residential Area with LID Features
LID practices may be incorporated around homes and businesses in countless ways. Just a few methods can be used or an entire lot can be designed and developed using LID techniques for everything from building design to landscape design. ese techniques create beautiful homes and yards, keeping the sites safer from ooding risks. Utilizing LID methods helps to absorb polluted water into the earth, which protects water bodies, wildlife, and human health.
Developed by Washington State University Extension with funding from the Washington State Department of Ecology.
Authors: Erica Guttman, Nora Moloney and Bob Simmons. Source: Low Impact Development Technical Guidance Manual for Puget Sound, 2012.
WSU programs and employment are available to all without discrimination. Evidence of noncompliance may be reported through your local Extension office.
Resources:
Washington Stormwater Center: http://www.wastormwatercenter.org/
Washington Department of Ecology: http://www.ecy.wa.gov/programs/wq/stormwater/
Puget Sound Partnership: http://www.psp.wa.gov/stormwater.php
Municipal Research and Services Center of Washington: Local Stormwater Programs and Regulationshttp://www.mrsc.org/subjects/environment/water/sw-local.aspx
EPA Low Impact Development: http://water.epa.gov/polwaste/green/
WSU Rain Garden Website: http://raingarden.wsu.edu
Online Publications and Videos:
2012 Stormwater Management Manual for Western Washington http://www.ecy.wa.gov/programs/wq/stormwater/manual.html
Low Impact Development Technical Guidance Manual for Puget Sound http://www.psp.wa.gov/LID_manual.php
Building a Raingarden: Keeping our Pacific Northwest Waters Clean Video: http://vimeo.com/21474307
Raingarden Handbook for Western Washington Homeowners
http://county.wsu.edu/mason/nrs/water/Documents/Raingarden_handbook.pdf
CATCHING RAIN:
Low Impact Development — Protecting Our Waters 1
Pervious pavers filter and manage water on site.
Photo: Interlocking Concrete Pavement Institute.
AGENDA ITEM #2. a)
CATCHING RAIN:
Washington’s New LID Stormwater Regulations
Washington State has new rules for how cities and counties manage stormwater runoff.
Washington cities and counties under a Municipal Stormwater Permit have a legal
obligation to prevent pollution from rainwater that washes over roofs, driveways and
developed areas. The new rules will require many future developments to incorporate
certain Low Impact Development (LID) techniques.
LID techniques imitate the natural processes that help rainfall absorb into the ground,
instead of running into pipes and large holding ponds that drain to streams and water
bodies. LID measures, such as rain gardens, bioretention facilities, and permeable
pavements, treat and retain stormwater at the source. These practices help preserve fish
and wildlife by keeping natural waters clean.
Washington State Municipal Stormwater Permits, administered by the Department of
Ecology, govern how cities and counties manage stormwater runoff. Three separate
permits covering different parts of the state were recently updated, and LID requirements
were added. The Phase I permit applies to Tacoma, Seattle, and the four most populous
counties in Western Washington. The Phase II permit for Western Washington covers 80
cities and the urban portion of four counties. The Phase II permit for Eastern Washington
covers 18 cities and urban areas of six counties.
Local Development Codes will be Revised to Include LID Measures
e new permits require Phase I cities and counties to enact codes incorporating LID measures by June 30, 2015, and most Phase II jurisdictions in Western Washington must follow suit by the end of 2016. e Stormwater Manual for Western Washington, revised in 2012, contains the LID design details. e Eastern Washington permittees must update their codes, if needed, by December 31, 2017. e Department of Ecology, in collaboration with Eastern Washington permittees, is still developing a stormwater manual with LID practices for the east side of the state.
Look for the other helpful
fact sheets in this series:
1. Low Impact Development
2. LID Stormwater Regulations
3. LID Development Process
4. Pavement Maintenance
5. Rain Garden Maintenance
6. Rain Garden Construction Checklist
7. Rain Garden Construction Sequencing
✔
2
e permits for eastern and western portions of the state take substantially dierent approaches, because the soil, climate and geology vary substantially between the two regions, and these factors have a major inuence on how stormwater runo behaves. e LID measures for Eastern Washington are less developed, requiring only thatinitialsteps be taken to implement LID techniques. For example, new developments in Eastern Washington will be required to retain runo on-site or in regional stormwater facilities. Most Eastern Washington cities and counties covered by the permit already meet this requirement; the others can develop criteria for when LID measures are not feasible. LID measures must be allowed in Eastern Washington, but will not be required.
Continued >
August 1, 2013
New Phase I & Phase II Permits Take Effect
Dec. 31, 2016
Most Western Washington Phase II’s Must Implement LID Requirements
Dec. 31, 2018
Aberdeen Must Implement LID Requirements
June 30, 2015
Phase I’s Must Implement
LID Requirements
Dec. 31, 2017
Cowlitz County, Kelso, Longview & Centralia Must Implement LID
Requirements
Dec. 31, 2017
Eastern Washington Phase II’s
Must Update Their Codes to
Allow LID and Identify Local Infeasibility Criteria
Timeline for New LID Requirements in Washington State
AGENDA ITEM #2. a)
Developed by Sound Native Plants, Inc., with funding from the Washington State Department of Ecology.
Author: Ben Alexander, Sound Native Plants, Inc. Sources: Washington Phase I Municipal Stormwater Permit,
Western Washington Phase II Municipal Stormwater Permit, Eastern Washington Phase II Municipal Stormwater Permit.
CATCHING RAIN:
Washington’s New LIew LIew L D Stormwater Regulations
Western Washington LID Measures are Keyed to Size of Development
In Western Washington most new developments that create 2,000 square feet of hard surface area or disturb more than 7,000 square feet of land will have some LID requirements. Limited circumstances such as projects that discharge directly to large water bodies may reduce or eliminate the need for LID. Projects in Western Washington will have two options for complying with LID requirements: choose from a prioritized list of LID Best Management Practices (BMPs), or meet the “Low Impact Development Performance Standard.” Projects of 5 acres or greater located outside urban growth areas must meet the LID performance standard.
Prioritized Western Washington BMPs
Lawns & Landscaped Areas:
Retaining undisturbed native soil and vegetation receives top priority in the new rules. If that is not possible, the BMPs set standards for the depth and quality of the soil following construction, and spell out methods to restore good drainage characteristics to disturbed soil by methods such as adding compost and mulch. e BMPs will alter the site preparation and landscape construction techniques used in some new developments. Landscape maintenance procedures will also be aected.
Roofs:
e new rules oer a prioritized suite of options for dealing with roof runo on-site. Top priority measures include dispersing runo over native vegetation or into dry wells. e next highest priority techniques include directing runo into rain gardens or bioretention facilities. Rain gardens and bioretention facilities employ the same principles, but rain gardens are non-engineered facilities and bioretention facilities require engineering because they usually handle more runo. Rain gardens and similar facilities will likely become more common once the new rules are implemented. e rules oer other options for partial dispersion or inltration in sites with more challenging conditions.
Other Hard Surfaces:
BMPs for runo from other hard surfaces like driveways include some of the same techniques as for roofs, such as full dispersion, rain gardens and/or bioretention facilities. ese BMPs also include permeable pavements, which are hardened surfaces that allow rainfall to penetrate into the ground beneath. Permeable pavements include a range of products from grid-like pavers with grass growing in the spaces, to special types of concrete that allow water to pass through. Larger developments will be required to prioritize permeable pavements over bioretention facilities. Dierent practices may be needed for maintaining permeable pavements.
Low Impact Development Performance Standard
e LID Performance Standard allows a project to bypass the BMP list by demonstrating that post-development stormwater discharge from the site matches pre-developed discharge for specic storm events. Meeting this standard usually requires hydrologic modeling by an engineer.
2
Resources:
List of permittees: http://www.ecy.wa.gov/programs/wq/stormwater/municipal/munistrmwtrpermlist.html
Stormwater permits: http://www.ecy.wa.gov/programs/wq/stormwater/municipal/PermitsPermittees.html
W. WA Stormwater Manual: http://www.ecy.wa.gov/programs/wq/stormwater/manual.html
LID information: http://www.wastormwatercenter.org/low-impact/
Photo: Interlocking Concrete Pavement
Institute
AGENDA ITEM #2. a)
CITY OF RENTON PLANNING & DEVELOPMENT COMMITTEEJULY 14, 2016LOW IMPACT DEVELOPMENT CODE UPDATE 2016 OVERVIEWAGENDA ITEM #2. b)
WHAT IS LID?AGENDA ITEM #2. b)
WHY DO WE NEED TO UPDATE THE CODES, RULES AND STANDARDS?•NPDES Municipal Stormwater Permit, reissued in 2013•Review and revise local development related codes, standards, and enforceable documents to require LID and make it “the preferred and commonly-used approach to site development”•Consider measures to minimize:•Impervious surfaces•Loss of native vegetation •Stormwater runoff•Deadline: December 31, 2016AGENDA ITEM #2. b)
HOW ARE THE CODES REVIEWED?•Internal City Interdepartmental team•Community Stakeholder Advisory Group•Meeting scheduled for August 16, 2016•Planning Commission•Council – Final Adoption
AGENDA ITEM #2. b)
WHAT CODES ARE BEING REVIEWED?Comprehensive Plan – Land Use, Transportation and Utilities Policies4-3-050 Critical Areas Regulations4-2-115 Residential Design and Open Space Standards4-3-100 Urban Design Regulations4-7 Subdivision Regulations4-9-200 Master Plan and Site Plan Review4-4-060 Grading, Excavation and Mining Regulations4-3-090 Shoreline Master Program Regulations4-10-095 Shoreline Master Program Non-Conforming Uses, Activities, Structures, and Sites**No changes are proposedAGENDA ITEM #2. b)
WHAT CODES ARE BEING REVIEWED?4-4-080 Parking, Loading and Driveway Regulations4-2 Zoning Districts – Uses and Standards4-3-040 Automall District4-4-030 Development Guidelines and Regulations-General4-4-040 Fences, Hedges, and Retaining Walls4-4-070 Landscaping4-6-060 Street Standards4-6-030 Drainage Surface Water Standards4-11 Definitions9-2 Excess Right-of-Way Use9-10 Street Excavations9-15 Weeds and Noxious MatterStandard DetailsAGENDA ITEM #2. b)
H. PARKING CODE AMENDMENTS•4-4-080 Parking, Loading and Driveway Regulations•Parking in Excess of Maximum Standards•Maximum ratios for off street parking facilities may be exceeded by up to 10% if the applicant implements LID techniques that reduce stormwater runoff and manages stormwater on-site in a way that exceeds the requirements of surface water management in RMC 4-6-030.•Two-track Driveway Design•For single family lots, driveways shall be allowed to provide a pervious strip in the center in order to reduce the impervious surface of driveways. A two-track driveway does not allow for an increase in allowed driveway width.AGENDA ITEM #2. b)
PROJECT SCHEDULETask Plan A Plan BConsultant Submits revised draft redlinesJuly 6 July 6Staff review completeJuly 20 July 20Council Meeting for ReferralJuly 11 August 8Council Planning & Development Committee BriefingJuly 14 August 11Develop materials for Planning CommissionIssue July 27 Issue August 10 Committee of the Whole briefing (if needed)August 1 August 15Planning Commission BriefingAugust 3 August 17 External Stakeholders Open HouseAugust 16 Week of August 22-25 or August 29-Sept 1Planning Commission Public HearingAugust 17 September 7Planning Commission RecommendationSeptember 7 September 21 City Council Committee Briefing and potential signing of Committee ReportSeptember 8 September 22City Council Committee signs Committee Report (if not signed day after PC Rec)September 22 October 13First Reading October 17 November 14Second ReadingOctober 24 November 21Effective DateNovember 27 December 21
AGENDA ITEM #2. b)
1
RENTON LID CODE EVALUATION
Completion Schedule
Task Plan A Plan B
Consultant Submits revised draft redlines July 6 July 6
Staff review complete July 20 July 20
Council Meeting for Referral July 11 August 8
Council Planning & Development
Committee Briefing
July 14 August 11
Develop materials for Planning Commission Issue July 27 Issue August 10
Committee of the Whole briefing (if
needed)
August 1 August 15
Planning Commission Briefing August 3 August 17
External Stakeholders Open House Week of August 8-11 (select
a day based on availability)
Week of August 22-25 or
August 29-Sept 1
Planning Commission Public Hearing August 17* September 7
Planning Commission Recommendation September 7 September 21
City Council Committee Briefing and
potential signing of Committee Report
September 8 September 22
City Council Committee signs Committee
Report (if not signed day after PC Rec)
September 22 October 13
First Reading ** October 17 November 14
Second Reading October 24 November 21
Effective Date November 27 December
*Typically this meeting is cancelled as a summer break, but we anticipate cancelling the first meeting in
July so we will ask if the Commission can meet on Aug 17. If we can get a quorum we can have the public
hearing Aug 17. Otherwise it will be Sept 7 and other dates will also shift.
**For large ordinances our City Attorneys have asked for at least one month to prepare the ordinance.
So, if we give them the ordinance after Planning Commission deliberations and recommendation and
after P and D Committee have been briefed on the Public Comments and PC recommendation, then it
wouldn’t be ready until approximately 30 days later.
AGENDA ITEM #2. c)
PROJECT NAME
DOCUMENT TITLE
2
Created: June 28, 2016
AGENDA ITEM #2. c)
April 4, 2016 Prepared by BERK Consulting A-1
A. COMPREHENSIVE PLAN POLICY AMENDMENTS
LAND USE ELEMENT
New Policy – Planning for the Efficient Use of Land- supports Goals L-H, L-J, and L-L:
Encourage shared parking arrangements to promote sustainability and land use efficiency.
New Policy – Protecting the Natural Environment and Ensuring Natural Resources for the Future-
supports Goal L-P:
Encourage the use of native plants and trees where there is potential to support or mimic natural
systems in both the built and natural environments.
New Policies – Promoting a Safe, Healthy, and Attractive Community – supports Goal LU-EE.
To support sustainable development and healthy lifestyles, require new residential, commercial, mixed
use, and planned unit development to provide adequate public and private open space and include low
impact development design and ecological restoration as appropriate.
Policy L-43: Encourage environmentally friendly construction practices, such as Leadership in Energy and
Environmental Design, Built Green, Salmon Safe, the Sustainable Sites Initiative, and the Living Building
Challenge.
Policy L-51: Respond to specific site conditions such as topography, natural features, native vegetation,
and solar access to encourage energy savings and recognize the unique features of the site through the
design of subdivisions and new buildings.
Policy L-57: Complement the built environment with landscaping using native, naturalized, drought-
tolerant, and ornamental plantings that are appropriate for the situation and circumstance and which
provide for respite, recreation, bioretention, and sun/shade. Use of native plant species is preferred
where appropriate.
Policy L-61: Improve the appearance and sustainability of parking lots through landscaping that provides
bioretention, shading, and screening, and through the use of permeable surfaces when feasible.
TRANSPORTATION ELEMENT
New Policy – General Goals and Policies – supports Goal T-B: Encourage the use of permeable paving
alternatives for streets, sidewalks, and parking areas where such alternatives are feasible and can be
maintained.
Policy T-3: Develop a transportation system that preserves and protects natural resources,
accommodates best management practices for low impact development, and complies with regional,
state, and federal air and water quality standards.
Policy T-19: Adopt and implement street standards based on assigned street classification, land use
objectives, low impact development best management practices, and user needs.
Comment [LG1]: Fills a gap in policies on
parking and LID
Comment [LG2]: Address gap: Suggest
emphasizing that landscaping utilize native and
drought tolerant plantings where possible
Comment [LG3]: Fills a gap on lack of policy that
addresses individual open space requirements.
Policies do not address setting public and private
open space standards though they exist in code.
Also, shoreline policies address restoration, open
space and public access, but there is no such policy
citywide to address opportunities for performance-
based design.
Comment [LG4]: Addresses gap: Add preference
for native plantings given range that includes
ornamental and naturalized plantings
Comment [LG5]: Fills a gap in policies on
parking and LID
Comment [ER6]: There is an unresolved conflict
identified in the use of permeable paving for
streets. Review this policy when that conflict is
resolved.
AGENDA ITEM #2.
COMPREHENSIVE PLAN POLICY AMENDMENTS
April 4, 2016 Prepared by BERK Consulting A-2
UTILITIES ELEMENT
Policy U-3: Promote the co-location of new utility infrastructure underground within rights-of-way and
utility corridors, and coordinate construction and replacement of utility systems with other public
infrastructure projects to minimized construction-related costs and disruptions. Comment [LG7]: Fills identified gap to promote
placement of utilities under paved areas in the ROW
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-1
B. SHORELINE MANAGEMENT AND CRITICAL AREAS
REVIEW
4-3-050 CRITICAL AREAS REGULATIONS
4-3-050.C.3 Exemptions - Critical Areas and Buffers
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY FLOOD
HAZARD
AREAS
GEOLOGIC
HAZARD
AREA
HABITAT
CONSERVATION
AREA
Streams
and
Lakes:
type F,
Np, & Ns
Wellhead
Protection
Areas
Wetlands
d. Surface Water
i. New Surface
Water
Discharges9
X X X
ii. Modification of
existing
Regional
Stormwater
Facilities10
X
iii. Flood Hazard
Areas
Reduction11
X X
iv. Storm Drainage
Piping12
X
v. Low Impact
Development
Facilities30
X X X
e. Roads, Parks, Public and Private Utilities18:
ii. New trails,
existing Parks,
Trails, Roads,
Facilities, and
Utilities –
Maintenance,
Operation, Repair,
and the
Construction of
New Trails14
X X X X
Comment [LG1]: Note from ER: Matrix Page B-6-
maximum impervious surface areas. The suggestion
is to add incentives for pervious surface areas. In
this context of this section of the code, allows
pervious where impervious could not go and/or to
not count it toward maximums that impervious
counts toward.
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-2
Footnotes:
14. Normal and routine maintenance, operation and repair of existing parks and trails, or the
construction of new trails, streets, roads, rights-of-way and associated appurtenances, facilities and
utilities where no alteration or additional fill materials will be placed other than the minimum alteration
and/or fill needed to restore those facilities or to construct new trails to meet established safety
standards. The gradient of any new trail constructed within a critical area and its associated buffer shall
be minimized to the extent feasible in order to limit erosion and soil loss. The construction or expansion
of trails, streets, roads, rights-of-way and associated appurtenances, shall use permeable materials and
suitable preparation of the underlying substrate, to the extent feasible. The use of heavy construction
equipment shall be limited to utilities and public agencies that require this type of equipment for normal
and routine maintenance and repair of existing utility structures and rights-of-way. In every case, critical
area and required buffer impacts shall be minimized and disturbed areas shall be restored during and
immediately after the use of construction equipment.
20. Remodeling, restoring, replacing or removing structures, facilities and other improvements in
existence or vested on the date this Section becomes effective and that do not meet the setback or
buffer requirements of this Section provided the work complies with the criteria in RMC 4-10-090 and
there is no net increase in impervious surface.
30. Low impact development facilities that establish or restore natural processes to treat stormwater or
minimize stormwater flows may be allowed as consistent with the City’s currently adopted Surface
Water Design Manual in RMC 4-6-030.
4-3-050.C.4. Exemptions
4. Exemptions – In Buffers Only: The activities listed in the following table are allowed within critical
area buffers, and are exempt from the applicable provisions of this Section, provided a letter of
exemption has been issued pursuant to this subsection C. If an “X” appears in a box, the listed
exemption applies in the specified buffer. If an “X” does not appear in a box, then the exemption does
not apply in the required buffer. Whether the exempted activities are also exempt from permits will be
determined based upon application of chapters 4-8 and 4-9 RMC, or other applicable sections of the
Renton Municipal Code.
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Flood
Hazard
Areas
Geologic
Hazard
Area
Habitat
Conservation
Areas
Streams
and
Lakes:
Types F,
Np, & Ns
Wellhead
Protection
Areas
Wetlands
a. Activities in Critical Area Buffers:
i. Trails and Open Space1 X X X X
ii. Stormwater Treatment and
Flow Control Facilities in
Buffer2
X
Comment [LG2]: Removed 7% NPS standard
and linked to “feasibility”
Definition added to RMC 4-11
Comment [LG3]: Note from ER: Matrix Page 14-
Allowance of BMPs in Shorelines/Critical Areas
where compatible.
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-3
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Flood
Hazard
Areas
Geologic
Hazard
Area
Habitat
Conservation
Areas
Streams
and
Lakes:
Types F,
Np, & Ns
Wellhead
Protection
Areas
Wetlands
iii. Stormwater Conveyance in
Buffer3 X X X
Footnotes:
1. Walkways and trails, and associated open space in critical area buffers located on public property, or
where easements or agreements have been granted for such purposes on private property. All of the
following criteria shall be met:
a. The trail, walkway, and associated open space shall be consistent with the Parks, Recreation, and
Natural Areas Plan. The City may allow private trails as part of the approval of a site plan, subdivision or
other land use permit approvals.
b. Trails and walkways shall be located in the outer twenty five percent (25%) of the buffer, i.e., the
portion of the buffer that is farther away from the critical area. Exceptions to this requirement may be
made for:
i. Trail segments connecting to existing trails where an alternate alignment is not practical.
ii. Public access points to water bodies spaced periodically along the trail.
c. Enhancement of the buffer area is required where trails are located in the buffer. Where
enhancement of the buffer area abutting a trail is not feasible due to existing high quality vegetation,
additional buffer area or other mitigation may be required.
d. Trail widths shall be a maximum width of twelve feet (12'). Trails shall be constructed of permeable
materials consistent with the Surface Water Design Manual in RMC 4-6-030 which protect water quality,
allow adequate surface water and ground water movements, do not contribute to erosion, are located
where they do not disturb nesting, breeding, and rearing areas, and designed to avoid or reduce the
removal of trees. Impervious materials may be allowed consistent with the Surface Water Design
Manual in RMC 4-6-030 if pavement is required for handicapped or emergency access, or safety, or is a
designated nonmotorized transportation route or makes a connection to an already dedicated trail, or
reduces potential for other environmental impacts.
e. Any crossing over a stream or wetland shall be generally perpendicular to the critical area and shall
be accomplished by bridging or other technique designed to minimize critical area disturbance. It shall
also be the minimum width necessary to accommodate the intended function or objective.
2. (A) Facilities associated with low impact development best management practices, but excluding
facilities that provide stormwater treatment or flow control, may be located in the outer 25% of the buffer.
(B) Stormwater treatment or flow controlmanagement facilities shall not be built within a critical area buffer
except as allowed in Reference 5, Wetlands Protection Guidelines of the City’s Surface Water Design
Manual in RMC 4-6-030 and shall require buffer enhancement or buffer averaging when they are sited in
Comment [LG4]: Removed prior edits and linked
to manual
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-4
areas of forest vegetation, provided the standard buffer zone area associated with the critical area
classification is retained pursuant to RMC 4-3-050G2, and is sited to reduce impacts between the critical
area and surrounding activities.
3. Necessary conveyance systems including stormwater dispersion outfall systems designed to
minimize impacts to the buffer and critical area, where the site topography requires their location within
the buffer to allow hydraulic function, provided the standard buffer zone area associated with the
critical area classification is retained pursuant to RMC 4-3-050G2, and is sited to reduce impacts
between the critical area and surrounding activities.
4-3-050.G.2 Critical Area Buffers and Structure Setbacks from Buffers
2. Critical Area Buffers and Structure Setbacks from Buffers: The following critical area buffers and
structure setbacks from buffers are established for each critical area.
Critical Area Category or Type Critical Area Buffer Width Structure Setback
beyond Buffer1
Flood Hazard Areas
Flood Hazard Areas None None
Geologically Hazardous Areas
Steep Slopes:2
Sensitive Slopes None3 None3, 4
Protected Slopes5 None3 15 ft.1
Landslide Hazards:2
Low None3 None3, 4
Medium None3 None3, 4
High None3 None3, 4
Very High5 50 ft. 15 ft.1
Erosion Hazards:
Low None None
High None None
Seismic Hazards:
Low None None
High None None
Coal Mine Hazards:
Low None3 None3
Medium None3 None3
High None3 None3
Habitat Conservation Areas
Critical Habitats Established by Administrator per RMC4-3-050G 15 ft.1
Streams and Lakes5
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-5
Critical Area Category or Type Critical Area Buffer Width Structure Setback
beyond Buffer1
Type F 115 ft. 15 ft.1
Type Np 75 ft. 15 ft.1
Type Ns 50 ft. 15 ft.1
Wellhead Protection Areas
Zones 1 and 2 None None
Wetlands6
Low Impact Land Uses:7
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs &
Natural Heritage
Wetlands
175 ft.
Category I – All Others 175 ft. 125 ft. 75 ft.75 ft.
Category II 150 ft. 100 ft. 75 ft.n/a
Category III 100 ft. 75 ft. 50 ft.n/a
Category IV 40 ft. n/a
All Other Land Uses:
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs &
Natural Heritage
Wetlands
200 ft.
Category I – All Others 200 ft. 150 ft. 115 ft.115 ft.
Category II 175 ft. 150 ft. 100 ft.n/a
Category III 125 ft. 100 ft. 75 ft.n/a
Category IV 50 ft. n/a
Footnote
1. The following may be allowed in the building setback area:
a. Landscaping;
b. Uncovered decks, less than eighteen inches (18") above grade;
c. Building overhangs, if such overhangs do not extend more than twenty four inches (24") into the
setback area; and
d. Impervious ground surfaces, such as driveways and patios must meet the building setback standard
as well as provided that such improvements may be subject to water quality regulations and maximum
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-6
impervious surface limitations. Approved pervious alternatives, identified as low impact development
best management practices consistent with the Surface Water Design Manual in RMC 4-6-030, are not
subject to maximum impervious surface limitations.
2. Buffers shall be established from the top, toe, and sides of slopes.
3. Based upon the results of a geotechnical report and/or independent review, conditions of approval
for developments may include buffers and/or setbacks from buffers.
4. Unless required pursuant to the adopted building code or Building Official.
5. When a required stream/lake buffer falls within a protected slope or very high landslide hazard
area, the stream/lake buffer width shall extend to the boundary of the protected slope of very high
landslide hazard area.
6. Areas that are functionally and effectively disconnected from the wetland by a permanent road or
other substantially developed surface of sufficient width and with use characteristics such that buffer
functions are not provided shall not be counted toward the minimum buffer unless these areas can be
feasibly removed, relocated or restored to provide buffer functions.
7. Low intensity land uses include but are not limited to the following: unpaved trails, low intensity
open space (hiking, bird-watching, preservation of natural resources, etc.) and utility corridor without a
maintenance road and little or no vegetation management.
4-3-050.G.8.k Regulations for Low Impact Development Stormwater Facilities –
Zones 1 and 1 Modified
i. Infiltration facilities are prohibited.
4-3-090 SHORELINE MASTER PROGRAM (DOCKET)
4-3-090.D.2.d.xi Development Standards Near Wetlands
(f) Surface or piped stormwater should be routed to existing conveyances or to other areas, wherever
hydraulic gradients allow. Where stormwater is routed to wetlands, system design shall assure that
whenever possible there is upstream treatment and that erosion and sedimentation will be avoided to
the maximum extent feasible;
4-3-090.D.2.d.xii Vegetation Management Plan Required
In order to maintain effective buffer conditions and functions, a vegetation management plan shall be
required for all buffer areas, to include:
(a) Maintaining adequate cover of native vegetation including trees and understory; if existing tree
cover is less than a density of twenty (20) trees per acre, planting shall be required consisting of native
seedlings at a density of three hundred (300) stems per acre or the equivalent;
(b) Providing a dense screen of native trees and shrubs at the perimeter of the buffer if existing
vegetation is not sufficient to prevent viewing adjacent development from within the buffer. Planting
shall be required equivalent to two (2) rows of three feet (3') high stock of native species at a triangular
spacing of fifteen feet (15'), or three (3) rows of gallon containers at a triangular spacing of eight feet
(8'). Fencing may be required if needed to block headlights or other sources of light or to provide an
immediate effective visual screen. A mix of evergreen and deciduous trees and shrubs may be used as
Comment [LG5]: Added
Comment [LG6]: Per manual: Infiltration facility
means a drainage facility designed to use the
hydrologic process of water soaking into the ground
(commonly referred to as percolation) to dispose of
surface and storm water runoff.
Add definition to RM 4-11
AGENDA ITEM #2.
SHORELINE MANAGEMENT AND CRITICAL AREAS REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants B-7
long as the intent of the full screen is met. A vegetated LID facility that meets the screening criteria may
be used as appropriate;
(c) Providing a plan for control of invasive weeds, and removal of existing invasive species;
(d) Providing for a monitoring and maintenance plan for a period of at least five (5) years, except this
provision may be waived for single family residential lots at the discretion of the Administrator of the
Department of Community and Economic Development or designee.
4-3-090.D.5.b.iii Minimization of Site Alteration
iii. Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial
unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading, and alteration
of topography and natural features.
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of under-building
parking or permeable surfaces where feasible.
(c) Impervious surfacing for roadways, solid surface trails and paths, shall be limited through the use of
appropriate permeable surfaces where feasible.
(dc) Utilities shall share roadway and driveway corridors and rights-of-way wherever feasible.
(ed) Development shall be located and designed to avoid the need for structural shoreline stabilization
over the life of the development. Exceptions may be made for the limited instances where stabilization
is necessary to protect allowed uses, particularly water-dependent uses, where no alternative locations
are available and no net loss of ecological functions will result.
4-3-090.D.2.d.ix.e Stormwater Facilities
(e) Stormwater Facilities: New sStormwater conveyance or discharge facilities such as dispersion
trenches, level spreaders, and outfalls may be permitted within a Category I, II, III, or IV wetland buffer
on a case-by-case basis if the following are met:
(1) Due to topographic or other physical constraints, there are no feasible locations for these facilities to
discharge to surface water through existing systems or outside the buffer. Locations and designs that
infiltrate water shall be preferred over a design that crosses the buffer;
(2) The discharge is located as far from the wetland edge as possible and in a manner that minimizes
disturbance of soils and vegetation and avoids long-term rill or channel erosion;.
(3) The water discharged has been treated by an approved best management practice and is discharged
via a dispersion device.
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-1
C. DEVELOPMENT DESIGN STANDARDS
RMC 4-2-115 Residential Design and Open Space Standards
RMC 4-03-100 Urban Design Regulations
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS:
E. REQUIREMENTS:
1. Site Design:
LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing stock and
helps minimize perceptions of monotony.
Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship
between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of
individuals. Lots shall be configured to encourage variety within the development. Retain soils with potential for
infiltration where it is feasible.
Standards:
All zones
Configure lots in a manner that optimizes locations of stormwater infiltrating LID
facilities consistent with the stormwater manual adopted in RMC 4-6-030. Building and
property line setbacks are specified in the Surface Water Design Manual for infiltration
facilities.
Configure lots to preserve soils with good infiltration potential for stormwater
management where feasible.
RC, R-1, and
R-4 n/a
R-6 and R-8
One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting
street-fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross
square feet size difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least
every four (4) abutting street fronting lots.
R-10 and R-
14
Developments of more than four (4) structures shall incorporate a variety of home sizes, lot
sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or
rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented
to people and pedestrians, as opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis
of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and
shall not be located at the end of view corridors. Alley access is encouraged. If used, shared garages shall be
within an acceptable walking distance to the housing unit it is intended to serve.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
One of the following is required; the garage is:
1. Recessed from the front of the house and/or front porch at least eight
feet (8'), or
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-2
2. Located so that the roof extends at least five feet (5') (not including
eaves) beyond the front of the garage for at least the width of the garage
plus the porch/stoop area, or
3. Alley accessed, or
4. Located so that the entry does not face a public and/or private street or
an access easement, or
5. Sized so that it represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. Detached.
The portion of an attached garage wider than twenty six feet (26') across the front shall be set
back at least an additional two feet (2').
R-10 and R-
14
Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required; the garage must be:
1. Recessed from the front of the house and/or front porch at least eight
feet (8'), or
2. Detached and set back from the front of the house and/or porch at least
six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails,
or other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all of the
following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160')
from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall
maintain an eight foot (8') separation from any dwellings.
(Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014)
2. Open Space:
OPEN SPACE: Open space is a significant element in the development of livable communities and creates
opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees particularly native conifers, native
deciduous trees, and other native vegetation consistent with RMC 4-4-070, Landscaping. Except for Native
Growth Protection Areas, all common open space areas shall be designed to accommodate both active and
passive recreational opportunities and be visible and open to the street. Pocket parks shall be designed to serve
four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees, planting
beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-3
Landscaping:
R-
10
and
R-
14
See RMC 4-4-070, Landscaping.
Standards for Parks:
R-
10
and
R-
14
For developments that are less than ten (10) net acres: No park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-half (.5) acre park, in
addition to the common open space requirement, is required.
Standards for Common Open Space:
R-
10
and
R-
14
Developments of three (3) or fewer dwelling units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as follows:
1. For each unit in the development, three hundred fifty (350) square feet of common open space
shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian
entry easement in the development and shall include picnic areas, space for small recreational
activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the development and
accessible to all dwellings, and shall be at least twenty feet (20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum
width of twenty feet (20') with a minimum five feet (5') of sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that
measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed
and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing
that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1')
landscape area on the outside of the fence. This area is to be landscaped with flowers, plants,
and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of
meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but
shall not be used for personal vehicle access or to meet off-street parking requirements.
8. Storm ponds may be used to meet the common open space requirement if designed to
accommodate a fifty (50) year storm and to be dry ninety percent (90%) of the year.
Standards for Private Yards:
R-
10
and
R-
14
Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that
is at minimum six hundred (600) square feet in size. Backyard patios and reciprocal use easements may
be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard
that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in
width.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-4
An additional two hundred fifty (250) square feet of open space per unit shall be added to the required
amount of common open space for each unit that is not ground related.
Common Open Space or Park Substitutions:
R-
10
and
R-
14
See RMC 4-1-240.
Sidewalks, Pathways, and Pedestrian Easements:
R-
10
and
R-
14
All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the
road, provided it continues in a logical route throughout the development. Permeable pavement
sidewalks shall be implemented where feasible consistent with the Surface Water Design Manual in
RMC 4-6-030.
2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum
width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential
access streets, limited residential access streets, or other pedestrian connections. They may be
used to provide access to homes and common open space. They shall be a minimum three feet (3')
in width and made of paved asphalt, concrete, or porous material such as: porous paving stones,
crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for
parks and green spaces shall be located at the edge of the common space to allow a larger usable
green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all
pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be
planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty
six inches (36") on center.
5. For all homes that do not front on a residential access street, limited residential access street, a
park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a
five-foot (5') sidewalk shall be provided.
(Ord. 5591, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014)
3. Residential Design:
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to
pedestrians. Features like porches and stoops at the front entry provide opportunity for social interaction and can
contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by
breaking up the facade.
Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face
the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the
intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall
be used to reduce the perceived scale of the house and engage the street or open space on both sides.
Standards:
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-5
RC and R-1 n/a
R-4, R-6, and
R-8
One of the following is required:
1. Stoop: minimum size four feet by six feet (4' x 6') and minimum
height twelve inches (12") above grade, or
2. Porch: minimum size five feet (5') deep and minimum height
twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken
from a front driveway.
R-10 and R-
14
Both of the following are required:
1. The entry shall take access from and face a street, park, common
green, pocket park, pedestrian easement, or open space, and
2. The entry shall include one of the following:
a.Stoop: minimum size four feet by six feet (4' x 6') and
minimum height twelve inches (12") above grade, or
b.Porch: minimum five feet (5') deep and minimum height
twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken
from a front driveway.
FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that
help to create visual interest.
Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation
along public frontages; the articulation may include the connection of an open porch to the building, a dormer
facing the street, or a well-defined entry element.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide
and two feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one
street facing facade.
R-10 and R-
14
Both of the following are required:
1. The primary building elevation oriented toward the street or
common green shall have at least one articulation or change in
plane of at least two feet (2') in depth; and
2. A minimum one side articulation that measures at least one foot
(1') in depth shall occur for all facades facing streets or public
spaces.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-6
when they incorporate architectural elements of the home, they contribute to the overall balance and integration
of the building form. Additionally, when they represent a significant amount of the facade of a home, they amplify
the sense that the community is oriented to people.
Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary windows
shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a
larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall
be of the same character as the home.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
Windows and doors shall constitute twenty five percent (25%) of all facades facing street
frontage or public spaces.
R-10 and R-
14
All of the following are required:
1. Primary windows shall be proportioned vertically, rather than
horizontally, and
2. Vertical windows may be combined together to create a larger
window area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and
trimmed with three and one-half inches (3 1/2") minimum head
and jamb trim around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green,
pocket park, or pedestrian easement and shall be paneled or have
inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or
an elevation facing a pedestrian easement.
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate
scale and bulk contribute to the sense of orientation to people. Variety in the character of homes helps to
minimize visual monotony while helping to foster a perception of uniqueness of place.
Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of
floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and
character shall be used.
Additionally, both of the following are required:
1. A minimum of three (3) differing home models for each ten (10)
contiguous abutting homes, and
2. Abutting houses must have differing architectural elevations.
R-10 and R-All of the following are required:
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-7
14 1. The primary building form shall be the dominating form and
elements such as porches, principal dormers, or other significant
features shall not dominate, and
2. Primary porch plate heights shall be one story. Stacked porches
are allowed, and
3. To differentiate the same models and elevations, different colors
shall be used, and
4. For single family dwellings, no more than two (2) of the same
model and elevation shall be built on the same block frontage and
the same model and elevation shall not be abutting.
ROOFS: Roof forms and profiles are an important component in the architectural character of homes and
contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety,
especially for homes of the same model.
Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of
the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a
reflective material, is discouraged.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
One of the following is required for all development:
1. Hip or gabled with at least a six to twelve (6:12) pitch for the
prominent form of the roof (dormers, etc., may have lesser pitch),
or
2. Shed roof.
Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to
the style of the home shall be used.
R-10 and R-
14
Both of the following are required:
1. Primary roof pitch shall be a minimum six to twelve (6:12). If a
gable roof is used, exit access from a third floor must face a public
right-of-way for emergency access, and
2. A variety of roofing colors shall be used within the development
and all roof material shall be fire retardant.
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When
sized adequately and used consistently, they work to create desirable shadows that help to create visual interest
especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
Both of the following are required:
1. Eaves projecting from the roof of the entire building at least
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-8
twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
R-10 and R-
14
The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or
fascia gutter at least five inches (5") deep on the face of all eaves.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community.
It helps to create a desirable human scale and a perception of a quality, well-designed home.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home.
Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house.
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
If one siding material is used on any side of the dwelling that is two stories or greater in height,
a horizontal band that measures at least eight inches (8") is required between the first and
second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum trim surrounds all
windows and details all doors, or
2. A combination of shutters and three and one-half inches (3 1/2")
minimum trim details all windows, and three and one-half inches
(3 1/2") minimum trim details all doors.
R-10 and R-
14
All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all
windows and details all doors, and
2. At least one of the following architectural details shall be provided
on each home: shutters, knee braces, flower boxes, or columns,
and
3. Where siding is used, metal corner clips or corner boards shall be
used and shall be at minimum two and one-half inches (2 1/2") in
width and painted. If shutters are used, they shall be
proportioned to the window size to simulate the ability to cover
them, and
4. If columns are used, they shall be round, fluted, or strongly
related to the home's architectural style. Six inches by six inches
(6" x 6") posts may be allowed if chamfered and/or banded.
Exposed four inches by four inches (4" x 4") and six inches by six
inches (6" x 6") posts are prohibited.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing
stock in the community.
Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of
materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette
of colors shall be used to reduce monotony of color or tone.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-9
Standards:
RC and R-1 n/a
R-4, R-6, and
R-8
For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for
all new dwellings, coded to the home elevations, shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with
different color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding
and shingles, siding and masonry or masonry-like material, etc.) is
used on the home. One alternative siding material must comprise
a minimum of thirty percent (30%) of the street facing facade. If
masonry siding is used, it shall wrap the corners no less than
twenty four inches (24").
R-10 and R-
14
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard,
stucco, stone, and standard sized brick three and one-half inches
by seven and one-half inches (3 1/2" x 7 1/2") or three and five
eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8").
Simulated stone, wood, stone, or brick may be used to detail
homes, and
2. When more than one material is used, changes in a vertical wall,
such as from wood to brick, shall wrap the corners no less than
twenty four inches (24"). The material change shall occur at an
internal corner or a logical transition such as aligning with a
window edge or chimney. Material transition shall not occur at an
exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper
tones, as opposed to vibrant primary colors, shall be the
dominant colors. Color palettes for all new structures, coded to
the home elevations, shall be submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme
of the home and be painted, or of an integral color, to match the
trim color.
MAIL AND NEWSPAPERS
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be
architecturally compatible with the homes.
R-10 and R-
14
All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs
of USPS while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and
details typical of the home's architecture; and
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-10
4. Newspaper boxes shall be of a design that reflects the character
of the home.
HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT
Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors.
R-10 and R-
14
Hot tubs and pools shall only be located in back yards and designed to minimize sight and
sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing.
UTILITIES
R-10 and R-
14
Utility boxes that are not located in alleyways or away from public gathering spaces shall be
screened with landscaping or berms.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA
R-10 and R-
14
Both of the following are required:
1. Trash and recycling containers shall be located so that they have
minimal impact on residents and their neighbors and so that they
are not visible to the general public; and
2. A screened enclosure in which to keep containers shall be
provided or garages shall be built with adequate space to keep
containers. Screened enclosures shall not be located within front
yards.
(Ord. 5518, 12-14-2009; Ord. 5649, 12-12-2011; Ord. 5744, 1-12-2015)
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-11
4-3-100 URBAN DESIGN REGULATIONS:
E. REQUIREMENTS:
1. Site Design and Building Location:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and
open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and
increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the
roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots
shall be configured to encourage variety and so that natural light is available to buildings and open space. The
privacy of individuals in residential uses shall be provided for.
Standards:
Districts A, B,
and D
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when
siting structures.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-
only courtyard.
4. Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
District C
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when siting
structures.
2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature
“pedestrian-oriented facades,” and have clear connections to the sidewalk (illustration
below).
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-12
3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the
Department may allow facades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such
landscaping shall be at least ten feet (10') in width as measured from the sidewalk
(illustration below).
4. Residential and mixed-use buildings containing street-level residential uses and single-
purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-13
All Districts
1. Wherever landscaping is required by these Building Location and Orientation standards,
vegetated low impact development facilities may be used. Post-construction soil quality
and depth best management practices are required to the extent feasible for lawn or
landscaped areas per the stormwater management manual in RMC 4-6-030.
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries
further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All
entries shall include features that make them easily identifiable while reflecting the architectural character of the
building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the
sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian
experience on the site.
Standards:
All Districts
All of the following are required:
1. The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the
street, connected by a walkway to the public sidewalk, and include human-scale
elements; and
b. Made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting (illustration
below).
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-14
2. Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional to
the distance above ground level.
3. Building entries from a parking lot shall be subordinate to those related to the street.
4. Features such as entries, lobbies, and display windows shall be oriented to a street or
pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing a
continuous network of pedestrian paths and open spaces that incorporate landscaping.
6. Ground floor residential units that are directly accessible from the street shall include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from
the street.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-15
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing
neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new
buildings differ from surrounding development in terms of building height, bulk and scale.
Standards:
Districts A, B,
and D
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition
with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a building
in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches
adjacent and/or abutting yards.
District C
Both of the following are required:
1. For properties along North 6th Street and Logan Avenue North (between North 4th Street
and North 6th Street), applicants shall demonstrate how their project provides an
appropriate transition to the long-established, existing residential neighborhood south of
North 6th Street known as the North Renton Neighborhood.
2. For properties located south of North 8th Street, east of Garden Avenue North, applicants
must demonstrate how their project appropriately provides transitions to existing
industrial uses.
SERVICE ELEMENT LOCATION AND DESIGN
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by
locating service and loading areas away from pedestrian areas, and screening them from view in high visibility
areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting
uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with
fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented
spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures.
Standards:
All Districts
All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent and/or abutting uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, include a roof and be screened around their perimeter
by a wall or fence and have self-closing doors (illustration below).
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-16
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum three feet (3') wide, shall be located on three (3)
sides of such facility.
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and
architectural elements at gateways should be provided. While gateways should be distinctive within the context of
the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that visually indicate to
both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of
these types of features include monuments, public art, and public plazas.
Standards:
Districts C
and D
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent
features (illustration below).
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-17
2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles
(illustration below).
3. Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
(Ord. 5676, 12-3-2012)
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-18
2. Parking and Vehicular Access:
Intent: To provide safe, convenient access; incorporate various modes of transportation, including public
transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is
provided, while encouraging creativity in reducing the impacts of parking areas; allow an active
pedestrian environment by maintaining contiguous street frontages, without parking lot siting along
sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and
parking to maintain an urban edge to the district.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of
buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and
associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development.
Standards:
Districts
A, B, and
D
Both of the following are required:
1. Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
District C
All of the following are required:
1. Parking shall be at the side and/or rear of a building and may not occur between the
building and the street. However, if due to the constraints of the site, parking cannot be
provided at the side or rear of the building, the Administrator may allow parking to occur
between the building and the street. If parking is allowed to occur between the building
and the street, no more than sixty feet (60') of the street frontage measured parallel to
the curb shall be occupied by off-street parking and vehicular access.
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
3. Surface parking lots shall be designed to facilitate future structured parking and/or other
infill development. For example, provision of a parking lot with a minimum dimension on
one side of two hundred feet (200') and one thousand five hundred feet (1,500')
maximum perimeter area. Exception: If there are size constraints inherent in the original
parcel.
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking;
physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with
adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar
forms, materials, and/or details to the primary building(s) should be used to enhance garages.
Standards:
All
Districts
All of the following are required:
1. Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-19
(illustration below).
2. The entire public facing facade shall be pedestrian-oriented. The Administrator may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a combination
of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be
increased to ten feet (10') when abutting a primary arterial and/or minor arterial.
3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (illustration below).
4. The entry to the parking garage shall be located away from the primary street, to either
the side or rear of the building.
5. Parking garages at grade shall include screening or be enclosed from view with treatment
such as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
6. The Administrator may allow a reduced setback where the applicant can successfully
demonstrate that the landscaped area and/or other design treatment meets the intent of
these standards and guidelines. Possible treatments to reduce the setback include
landscaping components plus one or more of the following integrated with the
architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-20
h. Other treatments that meet the intent of this standard.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating
vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility.
The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standards:
Districts
A, B, and
D
The following is required:
1. Access to parking lots and garages shall be from alleys, when available. If not available,
access shall occur at side streets.
2. The number of driveways and curb cuts shall be minimized for vehicular access purposes,
so that pedestrian circulation along the sidewalk is minimally impeded.
District C
Both of the following are required:
1. Parking garages shall be accessed at the rear of buildings.
2. Parking lot entrances, driveways, and other vehicular access points shall be restricted to
one entrance and exit lane per five hundred (500) linear feet as measured horizontally
along the street.
(Ord. 5676, 12-3-2012)
3. Pedestrian Environment:
Intent: To enhance the urban character of development by creating pedestrian networks and by
providing strong links from streets and drives to building entrances; make the pedestrian environment
safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from
access points, and through parking lots; and promote the use of multi-modal and public transportation
systems in order to reduce other vehicular traffic.
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian
environment, and provides a way for pedestrians to walk from one location to another without having to drive
their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas.
Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages
pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers.
Standards:
Districts A,
C, and D
All of the following are required:
1. A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or permeable walking surface, including
appropriate permeable material, unless the applicant can demonstrate
that the proposed surface is appropriate for the anticipated number of
users and complementary to the design of the development.
2. Pathways within parking areas shall be provided and differentiated by material or
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-21
texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials (illustration below). Permeable materials are encouraged. The pathways shall
be perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail
buildings one hundred (100) or more feet in width (measured along the
facade) shall provide sidewalks at least twelve feet (12') in width. The
pathway shall include an eight-foot (8') minimum unobstructed walking
surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
4. Mid-block connections between buildings shall be provided.
All Districts 5 Permeable pavement pedestrian circulation features shall be implemented where
feasible consistent with the Surface Water Design Manual in RMC 4-6-030.
PEDESTRIAN AMENITIES
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round
activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-22
Standards:
District B All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access
to public spaces or building entrances.
Districts C
and D
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access
to public spaces or building entrances.
3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and
one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the
building facade facing the street, a maximum height of fifteen feet (15') above the
ground elevation, and no lower than eight feet (8') above ground level.
4. Recreation Areas and Common Open Space:
RECREATION AREAS AND COMMON OPEN SPACE
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors
and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable
and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly
at street corners.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-23
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street
corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral
aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount
that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing
to users and pedestrians.
Standards:
Districts
A, C,
and D
All of the following are required:
1. All mixed use residential and attached housing developments of ten (10) or more dwelling units
shall provide common open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area shall be subject to
approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light exposure to the area
and located so that they are aggregated to provide usable area(s) for residents.
d. At least one of the following shall be provided in each open space and/or recreation area (the
Administrator may require more than one of the following elements for developments having
more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street
level must feature views or amenities that are unique to the site and are provided as an
asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the public street
system;
iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools,
exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units and visible
from surrounding units. They shall also be located away from hazardous areas such as
garbage dumpsters, drainage facilities, and parking areas.
vi. Vegetated low impact development facilities may be used in required or provided open
space where feasible and designed consistent with the Surface Water Design Manual in
RMC 4-6-030.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-24
e. The following shall not be counted toward the common open space or recreation area
requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or semi-private
(from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of
the development (illustration below).
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access links, such as
pedestrian trails.
2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential
uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the
site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting structures from
the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on
the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per
sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced
beyond minimum requirements, the area may count as pedestrian-oriented space if the
Administrator determines such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or
service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within
pedestrian-oriented space.
3. Open space substitution: see RMC 4-1-240.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-25
District
B
The following is required:
All attached housing developments shall provide at least one hundred fifty (150) square feet of private
usable space per unit.
1. At least one hundred (100) square feet of the private space shall abut each unit.
2. Private space may include porches, balconies, yards, and decks.
All
Districts
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public
Plaza Locations Map and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension
of twenty feet (20') on one side abutting the sidewalk.
3. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street
trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact
development facilities may be used in the plaza where feasible and designed consistent with the
Surface Water Design Manual in RMC 4-6-030.
4. Public plazas are to be provided at the following intersections:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-26
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
(Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012))
5. Building Architectural Design:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to
discourage franchise retail architecture.
BUILDING CHARACTER AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure
that all sides of a building which can be seen by the public are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break
up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation,
and their intervals should create a sense of scale important to residential buildings.
Standards:
Districts
A and D
Both of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more than forty feet
(40').
2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet
(8') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations
and articulations to reduce the apparent bulk and scale of the facade (illustration in District B,
below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public
gathering area.
District
B
All of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more than twenty feet
(20').
2. Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations
and articulations to reduce the apparent bulk and scale of the facade (illustration below); or
provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering
area.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-27
District
C
All of the following are required:
1. All building facades shall include measures to reduce the apparent scale of the building and add
visual interest. Examples include modulation, articulation, defined entrances, and display windows
(illustration below).
2. All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
3. Single purpose residential buildings shall feature building modulation as follows (illustration below):
a. The maximum width (as measured horizontally along the building’s exterior) without
building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
4. All buildings greater than one hundred sixty feet (160') in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the facade (as illustrated in
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-28
District B above); or provide an additional special design feature such as a clock tower, courtyard,
fountain, or public gathering area.
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the
pedestrian environment; and ensure that all sides of a building within near or distant public view have visual
interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is
encouraged. The primary building entrance should be made visibly prominent by incorporating architectural
features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail
features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.),
and/or public art.
Standards:
All
Districts
All of the following are required:
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
2. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between four feet
(4') and eight feet (8') above ground (as measured on the true elevation).
3. Upper portions of building facades shall have clear windows with visibility into and out of the
building. However, screening may be applied to provide shade and energy efficiency. The minimum
amount of light transmittance for windows shall be fifty percent (50%).
4. Display windows shall be designed for frequent change of merchandise, rather than permanent
displays.
5. Where windows or storefronts occur, they must principally contain clear glazing.
All of the following are prohibited:
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-29
1. Tinted and dark glass, highly reflective (mirror-type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways.
a. A wall (including building facades and retaining walls) is considered a blank wall if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a
horizontal length greater than fifteen feet (15'), and does not include a window, door,
building modulation or other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or
greater and does not include a window, door, building modulation or other architectural
detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be
proportional to the wall and use one or more of the following (illustration below):
i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees,
shrubs, evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that
meets the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
BUILDING ROOF LINES
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and
contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the
building.
Standards:
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-30
Districts
A, C,
and D
The following is required:
At least one of the following elements shall be used to create varied and interesting roof profiles
(illustration below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope
of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness
of an uninterrupted sloping roof.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual
interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building that is
attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of
facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like
concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal.
Standards:
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-31
All
Districts
All of the following are required:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished
with the same building materials, detailing, and color scheme. A different treatment may be used if
the materials are of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural
changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible
facades.
4. Materials shall be durable, high quality, and consistent with more traditional urban development,
such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-
in-place concrete.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or
coloring with a concrete coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and
colored mortar, decorative bond pattern and/or shall incorporate other masonry materials.
Districts
A, C,
and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural
changes.
(Ord. 5676, 12-3-2012)
4-4-090 REFUSE AND RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for multi-family residences, commercial, industrial and other nonresidential uses
shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse
and recyclables in compliance with this Section.
B. EXEMPTION FOR SINGLE FAMILY AND TWO (2) ATTACHED RESIDENCES (DUPLEXES):
Single family and two (2) attached residences (duplexes) shall be exempt from these requirements for
refuse and recyclables deposit areas.
C. GENERAL REQUIREMENTS APPLICABLE TO ALL USES (EXCEPT SINGLE FAMILY AND
TWO (2) ATTACHED DWELLING UNITS):
1. Dimensions: Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and
depth to enclose containers for refuse and recyclables, and to allow easy access.
2. Location in Setback or Landscape Areas Prohibited: Outdoor refuse and recyclables deposit areas
and collection points shall not be located in any required setback or landscape areas.
3. Special Setbacks from Residential Properties: Outdoor refuse and recyclables deposit areas and
collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-32
through the site development plan review process, or through the modification process if exempt from site
development plan review. (Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015)
4. Obstruction Prohibited: Collection points shall be located in a manner so that hauling trucks do not
obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.
5. Collocation Encouraged: When possible, the recyclables deposit areas and collection points shall be
located near garbage collection areas to encourage their use. (Ord. 5676, 12-3-2012)
6. Signage Required: Refuse or recyclables deposit areas shall be identified by signs not exceeding two
(2) square feet.
7. Containment in Zone 1 Wellhead Protection Areas: Containment shall be provided if the site
infiltrates to a Zone 1 Wellhead Protection Area.
78. Architectural Design of Deposit Areas to Be Consistent with Primary Structure: Architectural
design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily
used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary
structure(s) on the site as determined by the Development Services Division Director.
89. Screening of Deposit Areas: Garbage dumpsters, refuse compactor areas, and recycling collection
areas must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or
recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six foot (6') wall
or fence requirement, the Zoning Code provisions shall rule. Refuse and recyclables deposit areas
located in industrial developments that are greater than one hundred feet (100') from residentially zoned
property are exempted from this wall or fence requirement.
910. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse or
recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or
recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for
haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as
a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least fifteen feet
(15').
1011. Weather Protection: Weather protection of refuse and recyclables shall be ensured by using
weather-proofed containers or by providing a roof over the storage area.
1112. Approval of Screening Detail Plan Required: A screening detail plan must be approved by the
Development Services Division prior to the issuance of building or construction permits.
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-33
D. MULTI-FAMILY DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR DEPOSIT AND
COLLECTION AREAS:
The refuse and recyclables deposit area and collection points for multi-family residences shall be
apportioned, located and designed as follows:
1. Minimum Size: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family
residences shall be provided for recyclables deposit areas, except where the development is participating
in a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total
minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
2. Minimum Number of Deposit Areas: There shall be a minimum of one refuse and recyclables deposit
area/collection point for each project. There shall be at least one deposit area/collection point for every
thirty (30) dwelling units.
3. Dispersal of Deposit Areas: The required refuse and recyclables deposit areas shall be dispersed
throughout the site when a residential development comprises more than one building.
4. Location within Structures Possible: Refuse and recyclables deposit areas and collection points
may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may
be located within residential buildings, providing that they are in compliance with the Uniform Fire Code,
and that collection points are easily and safely accessible to hauling trucks.
5. Maximum Distance from Building Entrance: Refuse and recyclables deposit areas and collection
points shall be located no more than two hundred feet (200') from a common entrance of a residential
building, allowing for easy access by residents and hauling trucks.
6. Site Plan Location: If refuse or recyclable containers are located within a building, then the space
which these facilities utilize as well as parking space for refuse/recyclable container-towing vehicles must
be clearly shown on plans submitted to the City. Additionally, an exterior space must be provided to
accommodate the container(s) on refuse/recyclable pick-up days. (Ord. 4971, 6-10-2002)
7. Parking Space Obstruction Prohibited: Refuse and recyclable containers, and associated
refuse/recyclable container-towing vehicles may not obstruct a required parking space at any time. (Ord.
4971, 6-10-2002)
8. Storage in Required Parking Space Prohibited: Refuse and recyclable containers, and associated
refuse/recyclable container-towing vehicles may not be stored in the minimum required parking spaces
for a development. (Ord. 4971, 6-10-2002)
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-34
E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL DEVELOPMENTS –
ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS:
The refuse and recyclables deposit areas and collection points for commercial, industrial and other
nonresidential developments shall be apportioned, located and designed as follows:
1. Location: Refuse and recyclables deposit areas and collection points may be allocated to a
centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling
trucks.
2. Accessibility May Be Limited: Access to refuse and recyclables deposit areas and collection points
may be limited, except during regular business hours and/or specific collection hours.
3. Office, Educational and Institutional Developments – Minimum Size: In office, educational and
institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet
of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4)
square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and
refuse deposit areas.
4. Manufacturing and Other Nonresidential Developments – Minimum Size: In manufacturing and
other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000)
square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of
six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
5. Retail Developments – Minimum Size: In retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
F. MODIFICATIONS:
Whenever there are practical difficulties involved in carrying out the provisions of this Section,
modifications may be granted for individual cases in accordance with the procedures and review criteria
in RMC 4-9-250D.
G. APPEALS:
Any decisions made in the administrative process described in this Section may be appealed to the
Community and Economic Development Administrator within fifteen (15) days and filed, in writing, with
AGENDA ITEM #2.
DRAFT DEVELOPMENT DESIGN STANDARDS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants C-35
the Department of Community and Economic Development. The Administrator shall give substantial
weight to any discretionary decision of the City rendered pursuant to this Section. (Ord. 4376, 11-16-
1992, Ord. 4703, 2-2-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants D-1
D. SUBDIVISION & PUD CODE AMENDMENTS
4-7 SUBDIVISION REGULATIONS:
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS
B. STORM DRAINAGE:
An adequate drainage system shall be provided for the proper drainage of all surface water. Low impact
development best management practices are required consistent with the Surface Water Design Manual
in RMC 4-6-030. 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 RMC 4-6-030, Drainage (Surface Water) Standards. 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. Drainage vaults, ponds, etc., shall be located
within dedicated tracts. (Ord. 5745, 1-12-2015)
4-7-220 HILLSIDE SUBDIVISIONS:
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. Plans shall be consistent with
requirements in RMC 4-4-060, Grading, Excavation and Mining Regulations.
3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as protected slopes
shall be located within a tract or tracts. (Ord. 5745, 1-12-2015)
4. 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 street standards 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. (Ord. 5745, 1-12-2015)
5. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code.
Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the
subdivision. (Ord. 5745, 1-12-2015)
AGENDA ITEM #2.
SUBDIVISION & PUD CODE AMENDMENTS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants D-2
6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control
measures as deemed necessary by the Department. (Ord. 5745, 1-12-2015)
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
E. STREET PATTERN:
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths shall be provided within and
between neighborhoods when they can create a continuous and interconnected network of roads and
pathways. Implementation of this requirement shall comply with related policies of the Transportation
and Land Use Elements of the Comprehensive Plan. (Ord. 5759, 6-22-2015)
3. Exceptions:
a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the
alignment between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required within
subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern for all new residential development except in
the Residential Low Density land use designation (RC, R-1, and R-4 zones). All new residential
development in an area that has existing alleys shall utilize alley access. New residential development in
areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner
demonstrates that alley access is not practical, the use of alleys may not be required. The City will
consider the following factors in determining whether the use of alleys is not practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not conducive for an alley
configuration.
c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment
than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
“Alleys” shall mean singular or plural in this subsection. (Ord. 5515, 12-14-2009; Ord. 5676, 12-3-2012;
Ord. 5702, 12-9-2013)
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted where no future connection to a larger
street pattern is physically possible due to demonstrable physical constraints. (Ord. 5676, 12-3-2012).
See RMC 4-6-060.H for standards and options.
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants E-1
E. SITE PLANNING
4-9-200 MASTER PLAN AND SITE PLAN REVIEW:
E. DECISION CRITERIA:
1. Purpose: These criteria provide general guidance for an applicant in developing a site, but are not
intended to discourage creativity and innovation.
2. Level of Detail:
a. Master Plans: For master plan applications, the Administrator will evaluate compliance with the review
criteria at a level of detail appropriate for master plans. Master plans will be evaluated for general
compliance with the criteria and to ensure that nothing in the master plan will preclude development of
a site plan in full compliance with the criteria.
b. Site Plans: For site plan applications, the Administrator will analyze the plan in detail and evaluate
compliance with the specific requirements discussed below. (Ord. 5676, 12-3-2012)
3. Criteria: The Administrator must find a proposed project to be in compliance with the following: (Ord.
5676, 12-3-2012)
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially
those of the applicable land use designation, and any applicable adopted Community Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. (Ord. 5759,
6-22-2015)
b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent
properties;
iii. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
Locate utilities underground consistent with RMC 4-6-090;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features;
v. Landscaping: Using landscaping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
c. On-Site Impacts: Mitigation of impacts to the site, including:
AGENDA ITEM #2.
SITE PLANNING
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants E-2
i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation;
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics,
views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs;
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting and disconnecting impervious surfaces; and
iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but
not limited to: 1) breaking up parking areas and directing stormwater flows to multiple low impact
development features such as bioretention areas; 2) locating parking near trees to provide storm water
uptake; 3) retaining or adding vegetation to parking areas; 4) placing existing parking that exceeds
maximum parking ratios in permeable pavement designed consistent with the Surface Water Design
Manual in RMC 4-6-030; and 5) using other low impact development techniques consistent with RMC 4-
6-030; and
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of
the project. Landscaping also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements. Landscaping shall be consistent with
RMC 4-4-070.
d. Access and Circulation: Safe and efficient access and circulation for all users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds,
walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
e. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
f. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
g. Natural Systems: Arranging project elements to protect existing natural systems where applicable.
h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed
use.
i. Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for
phased projects.
j. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities.
Avoiding placement of buildings or impervious areas on soils with infiltration capability where feasible.
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants F_1
F. CLEARING AND GRADING REVIEW
GENERAL
Code is missing language on compost amendments. Herrera Environmental Consultants suggests we
discuss with City team.
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS:
H. ENGINEERING GRADING REQUIREMENTS:
1. Reports Required: Soil engineering and engineering geology reports shall be required as defined in
RMC 4-11-190E and 4-11-190S. During grading all necessary reports, compaction data and soil
engineering and engineering geology recommendations shall be submitted to the civil engineer and the
Public Works Department by the soil engineer and the engineering geologist. The Public Works
Department may waive reports for minor grading operations.
2. Civil Engineer Responsibilities: For purposes of preparing and/or approving engineered grading plans,
the engineer shall be a professional engineer registered in the State to practice in the field of civil works.
The civil engineer shall be responsible for the plans, any special soil engineering and testing reports,
design of drainage facilities and structures, and be competent to recommend and obtain special tests,
survey data, and geological or hydraulic reports should they be necessary. The civil engineer shall
provide an acceptable plan and report based on good engineering practices and the requirements
designated by the Public Works Department. He shall, upon return of his plans, provide any corrections
necessary and corrected copies for use of the City in reviewing the grading work. The civil engineer shall
be responsible for reporting monthly or more frequently on forms provided by the Public Works
Department:
a. Extent and location of grading.
b. All tests made or taken in conjunction with the grading operation.
c. Extent of drainage, structure, and safety activity report on the project.
d. Any special testing, as-built plans or revised requests necessary.
In addition, he shall certify to the safety and stability of the slopes, safety earthwork operation, and
special problems which might occur.
3. Soil Engineer Responsibilities: The soil engineer’s area of responsibility shall include but need not be
limited to the professional inspection and certification concerning the preparation of ground to receive
fills, testing for required compaction, stability of all finish slopes and the design of buttress fills, where
required, incorporating data supplied by the engineering geologist.
4. Engineering Geologist Responsibilities: The engineering geologist’s area of responsibility shall include
but need not be limited to professional inspection and certification of the adequacy of natural ground
for receiving fills and the stability of cut slopes with respect to geological matters, and the need for
subdrains or other groundwater drainage devices. He shall report his findings to the soil engineer and
the civil engineer for engineering analysis. (Ord. 2820, 1-14-1974, eff. 1-19-1974)
5. Building Division Responsibilities: The Building Division shall inspect the project at frequent intervals
to determine that adequate control is being exercised by the operator and the civil engineer. Should
Comment [LG1]: See Section M
AGENDA ITEM #2.
CLEARING AND GRADING REVIEW
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants F-2
hazardous conditions occur, the Building Department inspector shall have the responsibility and
authority to issue a partial or total stop work order. (Ord. 2820, 1-14-1974, eff. 1-19-1974, Amd. Ord.
3592, 12-14-1981)
6. Specifications: A fence six feet (6') in height with openings no larger than two inches (2") (other than
gates) may be required for safety reasons completely around any area worked upon for which a permit
is issued for engineered grading prior to commencing any other work. All gates shall be locked when not
in use and shall bear a sign denoting danger.
7. Setbacks: Engineered grading sites may be required to have a peripheral area a maximum of seventy
five feet (75') in width which shall be retained in its natural topographic condition. The setback area shall
be used for, but is not limited to, access roads, planting, fencing, landscaped berms for screening
purposes, employee and visitor parking, offices, directional signs and business signs identifying the
occupant. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Ord. 5526, 2-1-2010)
8. Contractors: During construction, contractors shall stake areas intended for open space or lawns and
minimize unnecessary compaction in these areas.
J. WORK IN PROGRESS:
1. Maximum Slopes – Work in Progress: No slopes greater than one horizontal to one vertical will be
permitted for cuts, fills, or during excavations that exceed ten feet (10') in height without physical
restraint by timbering or approval by the Building Department of an engineering or geologist report
assuring slope will maintain its shape without undue risk of failing. (Ord. 2820, 1-14-1974, eff. 1-19-
1974; Amd. Ord. 3592, 12-14-1981; Ord. 4835, 3-27-2000)
2. Safety: Workmen shall be allowed in the vicinity of the toe or top of slope only after close visual
inspection of slope to assure safety against breakage or sliding.
3. Clearing and Rounding Tops of Slopes: All trees, timber, stumps, brush or debris shall be cleared to a
point at least ten feet (10') back from the top of any slope involving cuts greater than ten feet (10');
provided that exceptions shall be granted in areas where trees and brush have a significant role in
maintaining slope stability. After excavation, the top of all slopes shall be rounded to prevent a sheer
breaking point.
4. Property and Setback Location: Property location and approved setbacks must be established and
stakes set under the supervision of a registered land surveyor. These stakes must be maintained in place
until final inspection of work so that the inspector can determine at any time if the excavation is
properly located as related to the property lines.
5. Maximum Noise Levels: Noise levels at all operations shall be controlled to prevent undue nuisance to
the public. Maximum allowable daytime sound pressure as measured in any residential zone shall not
exceed the following at least ninety percent (90%) of the time between the hours of seven o’clock (7:00)
a.m. and eight o’clock (8:00) p.m.
SOUND PRESSURE LEVELS
FREQUENCY
BAND IN
CYCLES/SECOND
SOUND PRESSURE
LEVEL IN DECIBELS re.
0.0002 MICROBAR
25 – 300 80
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300 – 2,400 70
Above 2,400 60
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
6. Permitted Work Hours: All mining, excavation and grading work done in residential areas or within
three hundred feet (300') of residential areas shall be between the hours of seven o’clock (7:00) a.m.
and eight o’clock (8:00) p.m., Monday through Friday, except repairs to machinery. Work may be
permitted on Saturdays and Sundays only if approved in writing in advance by the Development Services
Division Director. The Director is authorized to grant an extension of working time during an emergency.
An emergency shall include but is not limited to natural and manmade disasters. (Ord. 3592, 12-14-
1981, Amd. Ord. 4703, 2-2-1998)
7. Compliance with Pollution Control Regulations: Discharge of materials into the air or water shall be
subject to the requirements of the appropriate governing agency. (Ord. 2820, 1-14-1974, eff. 1-19-1974)
8. Control of Dust and Mud: Activities shall be operated so as to reduce dust and mud to a minimum.
Unless otherwise specified by the Public Works and Building Departments, operations shall be
conducted in accordance with the following standards:
a. Access Roads: Access roads shall be maintained in a condition that confines the mud and dust to the
site. Such roads shall be improved to a width sufficient to permit the unhindered movement of
emergency vehicles. One-way roads shall have by-pass routes to permit the movement of emergency
vehicles.
b. Dozing and Digging: Dozing, digging, scraping and loading of excavated materials shall be done in a
manner which reduces to the minimum level possible the producing of dust and mud. (Ord. 2820, 1-14-
1974, eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981)
9. Soil Erosion and Sedimentation: Soil erosion and sedimentation shall be confined to the site by such
means as a temporary cover of vegetation, mulches, diversions, sedimentation ponds or other
acceptable methods. Limit construction routes and grading activities throughout site in order to protect
sensitive soils and reduce ground disturbance. Monitor and maintain areas where site disturbance
occurs to keep soil from leaving the site. Limit construction routes and grading operations to only those
areas necessary. No toxic materials shall be allowed to wash from the site or be discharged into
receiving watercourses. (Amd. Ord. 4963, 5-13-2002)
10. Appearance: All activities under the jurisdiction of this Section shall be operated and maintained in a
neat and orderly manner, free from junk, trash, or unnecessary debris. Buildings shall be maintained in a
sound conditions, in good repair and appearance. Salvageable equipment stored in a nonoperating
condition shall be suitably screened or garaged. Landscaping adjacent to and around the main
entrance(s) and office shall be sufficiently watered and cared for to insure its health and well-being.
(Ord. 5526, 2-1-2010)
11. Soil Compaction: After grading, permeability of soils shall be reestablished in areas intended for
stormwater management and infiltration or areas not required to have a structural capacity such as
future lawn and open space areas. Techniques may include deep-tilling and loosening soils compacted
during site grading in order to restore their natural infiltration capacity.
AGENDA ITEM #2.
CLEARING AND GRADING REVIEW
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N. FILLS:
1. Applicability and Exemptions: Unless otherwise recommended in the approved soil engineering
report, fills shall conform to the provisions of this Section. In the absence of an approved soil
engineering report, these provisions may be waived for minor fills not intended to support structures.
For minor fills or waste areas, humps, hollows or water pockets shall be graded smooth with acceptable
slopes.
2. Fill Location: Fill slopes shall not be constructed:
a. On natural slopes steeper than two-and-one-half horizontal to one vertical (2.5:1) that are fifteen feet
(15') or greater in height (except in conjunction with a modification granted per RMC 4-9-250D1 for
filling against the toe of a natural rock wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within twelve feet (12') horizontally of the top of existing or planned cut
slopes that are fifteen feet (15') or greater in height and steeper than two-and-one-half horizontal to
one vertical (2.5:1). (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000)
3. Preparation of Ground: The ground surface shall be prepared to receive fill by removing vegetation,
noncomplying fill, topsoil and other unsuitable materials as determined by the soil engineer, and where
the slopes are five to one (5:1) or steeper, by benching into sound bedrock or other competent material,
provided native vegetation and significant trees are protected pursuant to RMC 4-4-130 Tree Retention
and Land Clearing Regulations.
4. Fill Material: Fill materials shall have no more than minor amounts of organic substances and shall
have no rock or similar irreducible material with a maximum dimension greater than eight inches (8").
Fill material shall meet the following requirements:
a. Construction, Demolition, and Land Clearing Waste Prohibited: Fill material shall be free of
construction, demolition, and land clearing waste except that this requirement does not preclude the
use of recycled concrete rubble per Washington State Department of Transportation Standard
Specifications for Road, Bridge, and Municipal Construction.
b. Cleanliness of Fill Material: Fill material shall not contain concentrations of contaminants that exceed
cleanup standards for soil specified in WAC 173-340-740, Model Toxics Control Act.
c. Special Requirement for Projects Located in Zone 1 of the Aquifer Protection Area and Which Will
Involve Placement of More than Fifty (50) Cubic Yards of Imported Fill: A source statement certified by a
professional engineer or geologist licensed in the State of Washington shall be provided to the
Department and shall be reviewed and accepted by the Department prior to stockpiling or grading
imported fill at the project site. The source statement, as defined in RMC 4-8-120D19, shall be required
for each source location from which imported fill will be obtained.
d. Special Requirement for Projects Located in Zone 2 of the Aquifer Protection Area and Which Will
Involve Placement of More than One Hundred (100) Cubic Yards of Imported Fill: The source statement
described in RMC 4-8-120D19 is required for each source location from which imported fill will be
obtained.
e. Abbreviated Source Statement for Aquifer Protection Area: The Department may accept a source
statement, as defined in RMC 4-8-120D19, that does not include results of sampling and analysis of
imported fill if a professional geologist or engineer licensed in the State of Washington certifies that the
source location from which fill will be obtained has never been filled, developed, or subjected to use
that could have introduced chemical contamination to the site.
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f. Department Authority to Request Additional Information or Reject Certified Source Statement: The
Department has the authority to request additional information regarding imported fill material and the
source thereof and to reject a source statement or abbreviated source statement if they do not
demonstrate that the fill material to be imported to a project site meets fill material standards in
subsections L4a and L4b of this Section and/or the Department has reason to suspect that the fill
material could be contaminated. Such requests or rejections shall be made in writing to the applicant.
g. Source Statement Not Required for Imported Fill Obtained from Washington State Department of
Transportation Approved Source: The source statement defined in RMC 4-8-120D19 is not required for
those projects located in the aquifer protection area if documentation is provided that imported fill will
be obtained from a Washington State Department of Transportation approved source. (Amd. Ord. 4851,
8-7-2000)
h. Sampling and Analysis Procedures: The licensed professional engineer or geologist or person under
their supervision who samples earth materials to be used as imported fill, oversees analysis, and
prepares the source statement required by subsections L4c and L4d of this Section shall follow
procedures specified in WAC 173-340-820 and 173-340-830 of the Model Toxics Control Act Cleanup
Regulation.
i. Permittee Subject to Required Actions after Illegal Placement of Imported Fill: A permittee who
stockpiles or grades imported fill at the site without Department review and acceptance of the source
statement required by subsections L4c and L4d of this Section or who stockpiles or grades fill at the site
that does not meet the fill quality standards of subsections L4a and L4b of this Section is subject to
measures specified by the Department to reduce risk of contamination of the site due to illegal
placement of fill. Such measures may include, but are not limited to, any or all of the following and shall
be implemented at the permittee’s expense:
i. Provide the Department with the source statement defined in RMC 4-8-120D19 within a time-period
specified by the Department;
ii. Immediately cover fill with a waterproof cover;
iii. Immediately remove fill;
iv. Installation of monitoring wells and monitoring of ground water quality;
v. Remediation of contamination of the site caused by the illegal placement of fill according to a
schedule specified by the Department and in accordance with cleanup standards for soil and
groundwater described in the Model Toxics Control Act Cleanup Regulation, chapter 173-340 WAC.
j. Department Authority to Conduct Independent Sampling and Analysis: The Department shall have the
authority to enter on to private property to conduct independent sampling and analysis of fill. If the
Department determines that fill does not meet fill quality standards of subsections L4a and L4b of this
Section, then it may require the permittee to accomplish any or all of the measures listed in subsection
L4i of this Section at his or her own expense.
k. Department Authority to Implement Removal and Remediation Measures: The Department or its
authorized agents shall have the authority to implement measures listed in subsection L4i of this Section
if the permittee fails to accomplish such measures in a timely manner. The permittee shall be
responsible for any costs incurred by the Department or its authorized agents in the conduct of such
activities. (Amd. Ord. 4740, 7-19-1999; Ord. 4992, 12-9-2002)
5. Minimum Compaction: All fills shall be compacted to a minimum of ninety five percent (95%) of
maximum density as determined by American Public Works Association (APWA) specifications. Field
AGENDA ITEM #2.
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density shall be determined in accordance with APWA standards. Exceptions to the compaction
requirement include soils below areas set aside for low impact development best management practices
designed consistent with RMC 4-6-030.
6. Maximum Slope: The slope of fill surfaces shall be no steeper than is safe for the intended use. Except
in conjunction with a modification granted per RMC 4-9-250D1 for one of the circumstances listed in
RMC 4-3-050N2a(ii) (Geologic Hazards – Modifications), fill operations associated with a plat, short plat,
subdivision or dedication, or other permitted land development activity which would result in the
creation of permanent slopes forty percent (40%) or greater which are fifteen feet (15') in height, i.e.,
protected slopes, shall not be approved. (Amd. Ord. 4835, 3-27-2000)
7. Drainage and Terracing: Drainage and terracing shall be provided and the area above fill slopes and
the surfaces of terraces shall be as required by subsection N of this Section. (Ord. 5526, 2-1-2010)
AGENDA ITEM #2.
April 4, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants 1
G. HARD AND IMPERVIOUS SURFACES (NON-ZONING
STANDARDS)
• RMC 4-6-030 Drainage Surface Water Standards: No unique changes proposed – see Section K for
other Storm and Surface Water Drainage Topics
• RMC 4-3-090 Shoreline Master Program Regulations: See Matrices A and B for other Shoreline
Master Program Policy and Code Topics
• RMC 4-10-095 Shoreline Master Program Non-Conforming Uses, Activities, Structures, and Sites: No
unique changes proposed – see Section B for other Shoreline Master Program Code Topics
AGENDA ITEM #2.
April 4, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants H-1
H. PARKING CODE AMENDMENTS
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to provide a means of regulating parking to promote the health, safety,
morals, general welfare and aesthetics of the City of Renton by specifying the off-street parking and
loading requirements for all uses permitted in this Code and to describe design standards and other
required improvements. Furthermore, it is the intent of this Section to promote the efficient use of the
City’s transportation facilities by incorporation into that system of alternative modes of transportation
to the single occupancy vehicle to promote the movement of people from place to place. It is the goal of
this Section to allow the provision of sufficient off-street parking to meet the needs of urban
development while not providing an excess surplus of spaces. (Ord. 4517, 5-8-1995)
E. LOCATION OF REQUIRED PARKING:
3. Joint Use Parking Facilities:
a. When Permitted: Joint use of parking facilities may be authorized for those uses that have dissimilar
peak-hour demands or when it can be demonstrated that the parking facilities to be shared are
underutilized. (Amd. Ord. 5330, 12-10-2007)
b. Agreement Required: A parking agreement ensuring that joint use parking is available for the
proposed useduration of the uses shall be approved by the Community and Economic Development
Administrator, following review by the City Attorney. Consistent with RMC 4-4-080F.10 additional
parking must be provided if the agreement is terminated; notice of termination of the agreement shall
be provided to the Administrator. (Ord. 5676, 12-3-2012)
c. Maximum Distance to Joint Use Parking:
i. Within the Center Downtown Zone: No distance requirements apply when both the use and joint use
parking are located within the Center Downtown.
ii. Within the UC Zone: Joint use parking shall be within seven hundred fifty feet (750') of the building
or use if it is intended to serve residential uses, and within fifteen hundred feet (1,500') of the building
or use if it is intended to serve nonresidential uses. (Ord. 5729, 10-20-2014)
iii. All Other Zones: Joint use parking shall be within seven hundred fifty feet (750') of the building or
use it is intended to serve.
d. Special Provisions for Subdivision of Shopping Center: Parking areas in shopping centers may
operate as common parking for all uses. If a shopping center is subdivided, easements and/or restrictive
covenants must grant use and provide for maintenance of common parking and access areas. (Ord.
3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 5030, 11-24-2003; Amd. Ord. 5087, 6-28-2004; Ord. 5357, 2-
25-2008; Ord. 5759, 6-22-2015)
F. PARKING LOT DESIGN STANDARDS:
1. Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be completely off the
right-of-way of any public street except for parking spaces provided for single family dwellings and
Comment [IC1]: Example Incentives
Comment [JA2]: Yes, I’ve seen it as a tool to
reduce stormwater impacts although usually there’s
also an urban design consideration. Height/FAR
bonus and reduced parking requirements are the
most common regulatory incentives. The next level
beyond regulatory would be for the City to provide
more public parking or district parking. Another
option would be to eliminate parking as an
“accessory use” so that the property owner can
manage the parking based on actual demand and
allow for more flexibility. This would help property
owners understand that the significant investment
in public parking can be managed in different ways
to capitalize on the substantial investment. Having
greater allowances for shared parking could also
help to reduce the amount of parking and cost for
structured parking. If you want to discuss further or
want more detail just let me know.
Comment [IC3]: Other incentive examples
include:
Fast tracked review process for having 90% or
more of the impervious area disconnected from the
combined or separate storm sewer (Philadelphia)
Comment [LG4]: Recommended: Simplify the
agreement required for joint/shared parking
facilities with the requirement that additional
parking must be provided if the agreement is
terminated. It will be very difficult to secure joint
parking agreements indefinitely or for long term
time frames. A more flexible approach may increase
the utilization of joint/shared parking.
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duplexes. Alleys shall not be used for off-street parking and loading purposes, but may be used for
maneuvering space. Parallel parking stalls shall be designed so that doors of vehicles do not open onto
the public right-of-way.
2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for parking lots shall not
exceed eight percent (8%) slope. The Administrator may allow a driveway to exceed eight percent (8%)
slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good
cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. (Ord.
5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
3. Access Approval Required: The ingress and egress of all parking lots and structures shall be approved
by the Department of Community and Economic Development. (Ord. 3988, 4-28-1986; Ord. 5729, 10-20-
2014)
4. Linkages: The Department of Community and Economic Development shall have the authority to
establish, or cause to be established, bicycle, high occupancy vehicle, and pedestrian linkages within
public and private developments. Conditions may include but are not limited to:
i. Reserving parking spaces for rideshare or other high occupancy vehicles.
ii. Ensuring adequate on-site non-motorized paths connecting to public non-motorized facilities.
iii. Providing transit shelters, bus turnout lanes or other transit improvements.
Enforcement shall be administered through the normal site design review and/or permitting process.
(Ord. 4517, 5-8-1995; Ord. 5450, 3-2-2009; Ord. 5729, 10-20-2014)
5. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and
located so as to avoid undue glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site
Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and
ingress and egress areas. (Amd. Ord. 4963, 5-13-2002)
6. Fire Lane Standards:
a. Applicability: As required by the Fire Codes and the Fire Department, fire lanes shall be installed
surrounding facilities which by their size, location, design or contents warrant access which exceeds that
normally provided by the proximity of City streets.
Additional fire lanes may be required in order to provide access for firefighting or rescue operations at
building entrances or exits, fire hydrants and fire protection system service connection or control
devices.
The Fire Department may require that areas specified for use as driveways or private thoroughfares
shall be designated as fire lanes and be marked or identified as required by this Section.
b. Minimum Width and Clearance: Lanes shall provide a minimum unobstructed continuous width of
twenty feet (20') and provide a minimum vertical clearance of thirteen feet six inches (13'6"). (Ord.
3988, 4-28-1986)
c. Identification:
i. Lanes shall be identified by a four inch (4") wide line and curb painted bright red. The block letters
shall state, “FIRE LANE – NO PARKING”, be eighteen inches (18") high, painted white, located not less
than one foot (1') from the curb face, at fifty foot (50') intervals. (Ord. 4130, 2-15-1988)
ii. Signs shall be twelve inches by eighteen inches (12" x 18") and shall have letters and background of
contrasting colors, readily readable from at least a fifty foot (50') distance. (Ord. 3988, 4-28-1966)
Comment [LG5]: Recommended: More detail
could be added regarding TDM strategies such as
car-sharing, providing transit passes, bike facilities,
carpooling, and access to transit.
Language similar to toolkit model parking
ordinance.
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iii. Signs shall be spaced not further than fifty feet (50') apart nor shall they be placed less than five feet
(5'), or more than seven feet (7') from the ground. The installation and use of fire lane signs will preclude
the requirement for painting “FIRE LANE – NO PARKING”, in the lane only. The area shall be identified by
painting the curb red or in the absence of a curb, a four inch (4") red line shall be used. (Ord. 4130, 2-15-
1988)
d. Surfacing and Construction Requirements: Fire lanes shall be an all weather surface constructed of
asphalt or reinforced concrete certified to be capable of supporting a twenty (20) ton vehicle. (Ord.
5729, 10-20-2014)
e. Clearances and Turning Radii: Where fire lanes connect to City streets or parking lots, adequate
clearances and turning radii shall be provided.
f. Existing Buildings – Hazards: When the Fire Chief determines that a hazard due to inaccessibility of
fire apparatus exists around existing buildings, he may require fire lanes to be constructed and
maintained as provided by this Section. (Ord. 5676, 12-3-2012)
g. Modification by Fire Chief: When the required clearances outlined above cannot be physically
provided, modification may be allowed upon written application and approval of the Fire Chief.
7. Residential Parking Location Requirements:
a. RC, R-1, and R-4 Zones: See RMC 4-2-115, Residential Design and Open Space Standards.
b. R-6 and R-8 Zones: For lots abutting an alley, all parking areas and/or attached or detached garages
shall not occur in front of the building and/or in the area between the front lot line and the front
building line; parking areas and garages must occur at the rear or side of the building, and vehicular
access shall be taken from the alley. See RMC 4-2-115, Residential Design and Open Space Standards.
(Ord. 5744, 1-12-2015)
c. R-10 and R-14 Zones: For lots abutting an alley, required parking shall be provided in the rear yard
area for any unit, when alley access is available.
For flats, when alley access is not available, parking should be located in the rear yard, side yard or
underground, unless it is determined through the modification process for site development plan
exempt proposals or the site development plan review process for non-exempt proposals, that parking
may be allowed in the front yard or that under building parking (ground level of a residential structure)
should be permitted. See RMC 4-2-115, Residential Design and Open Space Standards.
d. RM Zones:
i. For Lots Abutting an Alley: All parking shall be provided in the rear yard area for any unit, and access
shall be taken from the alley.
ii. For Lots Not Abutting an Alley: No portion of covered or uncovered parking shall be located between
the primary structure and the front property line. Parking structures shall be recessed from the front
facade of the primary structure a minimum of two feet (2'). (Amd. Ord. 4999, 1-13-2003; Ord. 5087, 6-
28-2004; Ord. 5100, 11-1-2004; Ord. 5529, 3-8-2010)
8. Parking Stall Types, Sizes, and Percentage Allowed/Required:
a. Standard Parking Stall Size – Surface/Private Garage/Carport:
i. Minimum Length in All Zones Except UC Zone: A parking stall shall be a minimum of twenty feet (20')
in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each
parallel stall shall be twenty three feet by nine feet (23' x 9') in size.
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ii. Minimum Length in UC Zones: A parking stall shall be a minimum of nineteen feet (19') in length,
except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall
shall be twenty three feet by nine feet (23' x 9') in size.
iii. Minimum Width: A parking stall shall be a minimum of nine feet (9') in width measured from a right
angle to the stall sides.
iv. Reduced Width and Length for Attendant Parking: When cars are parked by an attendant, the stall
shall not be less than eighteen feet long by eight feet wide (18' x 8'). (Ord. 5030, 11-24-2003; Ord. 5759,
6-22-2015)
b. Standard Parking Stall Size – Structured Parking:
i. Minimum Length: A parking stall shall be a minimum of fifteen feet (15'). A stall shall be a minimum of
sixteen feet (16') for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be
twenty three feet by nine feet (23' x 9') in size.
ii. Minimum Width: A parking stall shall be a minimum of eight feet, four inches (8'4") in width.
c. Compact Parking Stall Size and Maximum Number of Compact Spaces:
i. Stall Size – Surface/Private Garage/Carport: Each stall shall be eight and one-half feet in width and
sixteen feet in length (8-1/2' x 16').
ii. Stall Size – Structured Parking: A parking stall shall be a minimum of seven feet, six inches (7'6") in
width. A parking stall shall be a minimum of twelve feet (12') in length, measured along both sides for
stalls designed at less than forty five degrees (45°). A stall shall be a minimum of thirteen feet (13') in
length, for stalls designed at forty five degrees (45°) or greater.
iii. Maximum Number of Compact Spaces Outside of the UC Zones: Compact parking spaces shall not
account for more than:
• Designated employee parking – not to exceed forty percent (40%).
• Structured parking – not to exceed fifty percent (50%).
• All other uses – not to exceed thirty percent (30%). (Ord. 5030, 11-24-2003)
iv. Maximum Number of Compact Spaces in the UC Zones: The maximum number of compact spaces
shall not exceed fifty percent (50%). (Ord. 5030, 11-24-2003; Ord. 5759, 6-22-2015)
d. Tandem Parking: Tandem parking is allowed for detached single family residential developments. For
attached residential developments or the residential portion of a mixed-use development, tandem
parking is allowed. If tandem parking is provided the following standards shall apply:
i. Stall length shall conform to the standards of this subsection F8; and
ii. A restrictive covenant or other device acceptable to the City will be required to assign tandem parking
spaces to the exclusive use of specific dwelling units. Enforcement of tandem parking spaces shall be
provided by the property owner, property manager, or homeowners’ association as appropriate. (Ord.
5529, 3-8-2010)
e. Special Reduced Length for Overhang: The Department of Community and Economic Development
may permit the parking stall length to be reduced by two feet (2'), providing there is sufficient area to
safely allow the overhang of a vehicle and that the area of vehicle overhang does not intrude into
required landscaping areas. (Ord. 5450, 3-2-2009)
f. Customer/Guest Parking: The Development Services Division may require areas be set aside
exclusively for customer or guest parking and shall specify one of the following methods be used:
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i. A maximum of fifty percent (50%) of the required parking stalls clearly designated as “customer
parking” or “guest parking.” Parking stalls with said designations shall be used only for said purposes.
ii. A separate parking lot with its own ingress and egress, landscaping and screening exclusively for
customer parking and adequately signed as such.
g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking
shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by
the City of Renton.
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking Spaces in
Lot or Garage
Minimum Required
Number of Accessible
Spaces
1 – 25 1
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
301 – 400 8
401 – 500 9
501 – 1,000 2% of total spaces
Over 1,000 20 spaces plus 1
space for every 100
spaces, or fraction
thereof, over 1,000
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(Ord. 3988, 4-28-1986; Amd. Ord. 4854, 8-14-2000; Ord. 4963, 5-13-2002)
9. Aisle Width Standards:
a. Parallel Parking Minimum Aisle Width:
i. One Way Circulation: For one way circulation, the minimum width of the aisle shall be ten feet (10').
ii. Two Way Circulation: For two way circulation, the minimum width of the aisle shall be eighteen feet
(18'). (Ord. 3988, 4-28-1986)
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b. Ninety Degree (90°) Parking Aisle Width Minimums: For one row and two (2) rows of ninety degree
(90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of
the aisle shall be twenty four feet (24'). (Ord. 5729, 10-20-2014)
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c. Sixty Degree (60°) Parking Aisle Width Minimums:
i. For one row and two (2) rows of sixty degree (60°) parking using a one way circulation pattern, the
minimum width of the aisle shall be seventeen feet (17').
ii. For two (2) rows of sixty degree (60°) parking using a two (2) way circulation pattern, the minimum
width of the aisle shall be twenty feet (20'). (Ord. 3988, 4-28-1986; Ord. 5729, 10-20-2014)
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d. Forty Five Degree (45°) Parking Aisle Width Minimums:
i. One Way Circulation: For one and two (2) rows of forty five degree (45°) parking using a one way
circulation pattern, the minimum width of the aisle shall be twelve feet (12').
ii. Two (2) Way Circulation: For two (2) rows of forty five degree (45°) parking using a two (2) way
circulation pattern, the width of the aisle shall be twenty feet (20'). (Ord. 3988, 4-28-1986; Ord. 5729,
10-20-2014)
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10. Number of Parking Spaces Required. The specified land use shall provide parking spaces as shown in
the table in subsection F10d of this Section, except as provided in this section:
a. Interpretation of Standards – Minimum and Maximum Number of Spaces.
i. When a maximum and a minimum range of required parking is listed in this Code, the developer or
occupant is required to provide at least the number of spaces listed as the minimum requirement, and
may not provide more than the maximum listed in this Code, unless exceptions are permitted as
specified in this section. (Ord. 5529, 3-8-2010)
ii. When a development falls under more than one category, the parking standards for the most specific
category shall apply, unless specifically stated otherwise.
b. Alternatives:
i. Joint Parking Agreements: Approved joint use parking agreements and the establishment of a
Transportation Management Plan (TMP) may be used as described in subsection E3 of this Section to
meet a portion of these parking requirements. (Amd. Ord. 4790, 9-13-1999)
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ii. Transportation Management Plans: A Transportation Management Plan (TMP) guaranteeing the
required reduction in vehicle trips may be substituted in part or in whole for the parking spaces
required, subject to the approval of the Department of Community and Economic Development.
The developer may seek the assistance of the Department of Community and Economic Development in
formulating a TMP. The plan must be agreed upon by both the City and the developer through a binding
contract with the City of Renton. At a minimum, the TMP will designate the number of trips to be
reduced on a daily basis, the means by which the plan is to be accomplished, an evaluation procedure,
and a contingency plan if the trip reduction goal cannot be met. If the TMP is unsuccessful, the
developer or current property owner is obligated to immediately provide additional measures at the
direction of the Department of Community and Economic Development, which may include the
requirement to provide full parking as required by City standards. (Ord. 5450, 3-2-2009)
c. Modifications: Modification of either the minimum or maximum number of parking stalls for a
specific development requires written approval from the Department of Community and Economic
Development. (Ord. 5450, 3-2-2009)
i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking
spaces may be granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator. Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities.
ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence
has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted
per the criteria and process of RMC 4-9-250.D.2.
d. Parking Spaces Required Based on Land Use:
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies:
(2 or 3 different uses in the same building or
sharing a lot. For 4 or more uses, see
“shopping center” requirements)
The total requirements for off-street parking facilities shall be
the sum of the requirements for the several uses computed
separately, unless the building is classified as a “shopping
center” as defined in RMC 4-11-190.
Uses not specifically identified in this
Section:
Department of Community and Economic Development staff
shall determine which of the below uses is most similar based
upon staff experience with various uses and information
provided by the applicant. The amount of required parking for
uses not listed above shall be the same as for the most similar
use listed below.
Reduced ParkingParking in Excess of
Maximum Standards
Maximum ratios for off street parking facilities may be
exceeded by up to 10% if the applicant implements LID
techinques that reduce stormwater runoff and manages
stormwater on-site in a way that exceeds the requirements of
surface water management in RMC 4-6-030.
Shared Parking Total requirements for off street parking may be reduced by
up to XX% if shared parking opportunities are committed per
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USE NUMBER OF REQUIRED SPACES
Section E.3.
Bicycle parking: See minimum requirements in subsection F11 of this Section.
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings: A minimum of 2 per dwelling unit, however, 1 per dwelling
unit may be permitted for 1 bedroom or less dwelling units.
Tandem parking is allowed. A maximum of 4 vehicles may be
parked on a lot, including those vehicles under repair and
restoration, unless kept within an enclosed building.
Manufactured homes within a
manufactured home park:
A minimum of 2 per manufactured home site, plus a screened
parking area shall be provided for boats, campers, travel
trailers and related devices at a ratio of 1 screened space per
10 units. A maximum of 4 vehicles may be parked on a lot,
including those vehicles under repair and restoration, unless
kept within an enclosed building.
Congregate residences: A minimum and maximum of 1 per sleeping room and 1 for
the proprietor, plus 1 additional space for each 4 persons
employed on the premises.
Assisted living: A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Attached dwellings in RM-U, RM-T, RM-F, R-
14 and R-10 Zones:
A minimum and maximum of 1.6 per 3 bedroom or large
dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1
bedroom or studio dwelling unit.
Attached dwellings within all other zones: 1 per dwelling unit is required. A maximum of 1.75 per
dwelling unit is allowed.
Attached dwelling for low income: A minimum of 1 for each 4 dwelling units is required. A
maximum of 1.75 per dwelling unit is allowed.
Live-work unit, residential unit: A minimum and maximum of 1 per unit.
Accessory dwelling unit: 1 per unit is required. A maximum of 2 per unit is allowed.
RESIDENTIAL USES IN CENTER DOWNTOWN ZONE:
Attached dwellings: A minimum and maximum of 1 per unit.
Attached dwellings for low income: 1 for every 4 dwelling units is required. A maximum of 1.75
per dwelling unit is allowed.
Congregate residences: A minimum and maximum of 1 per 4 sleeping rooms and 1 for
the proprietor, plus 1 additional space for each 4 persons
Comment [LG6]: Policy call – not required
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USE NUMBER OF REQUIRED SPACES
employed on the premises.
Assisted living: A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Detached dwellings (existing legal): A minimum of 2 per unit. A maximum of 4 vehicles may be
parked on a lot, including those vehicles under repair and
restoration, unless kept within an enclosed building.
COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE AND EXCEPT SHOPPING CENTERS:
Drive-through retail or drive-through
service:
Stacking spaces: The drive-through facility shall be so located
that sufficient on-site vehicle stacking space is provided for
the handling of motor vehicles using such facility during peak
business hours. Typically 5 stacking spaces per window are
required unless otherwise determined by the Community and
Economic Development Administrator. Stacking spaces cannot
obstruct required parking spaces or ingress/egress within the
site or extend into the public right-of-way.
Banks: A minimum of 2.5 per 1,000 square feet of net floor area and
a maximum of 5.0 per 1,000 square feet of net floor area
except when part of a shopping center.
Convalescent centers: A minimum and maximum of 1 for every 2 employees plus 1
for every 3 beds.
Day care centers, adult day care (I and II): A minimum and maximum of 1 for each employee and 2 drop-
off/pick-up spaces within 100 feet of the main entrance for
every 25 clients of the program.
Hotels and motels: A minimum and maximum of 1 per guest room plus 1 for
every 3 employees.
Bed and breakfast houses: A minimum and maximum of 1 per guest room.
Mortuaries or funeral homes: A minimum and maximum of 10 per 1,000 square feet of floor
area of assembly rooms.
Vehicle sales (large and small vehicles) with
outdoor retail sales areas:
A minimum and maximum of 1 per 5,000 square feet. The
sales area is not a parking lot and does not have to comply
with dimensional requirements, landscaping or the bulk
storage section requirements for setbacks and screening. Any
arrangement of motor vehicles is allowed as long as:
• A minimum 5-foot perimeter landscaping area is provided;
• They are not displayed in required landscape areas; and
• Adequate fire access is provided per Fire Department
approval.
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USE NUMBER OF REQUIRED SPACES
Vehicle service and repair (large and small
vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of net
floor area.
Offices, medical and dental: A minimum and maximum of 5.0 per 1,000 square feet of net
floor area.
Offices, general: A minimum of 2.0 per 1,000 square feet of net floor area and
a maximum of 4.5 parking spaces per 1,000 square feet of net
floor area.
Eating and drinking establishments and
taverns:
A minimum and maximum of 10 per 1,000 square feet of
dining area.
Eating and drinking establishment
combination sit-down/drive-through
restaurant:
A minimum and maximum of 1 per 75 square feet of dining
area.
Retail sales and big-box retail sales: A minimum and maximum of 2.5 per 1,000 square feet of net
floor area, except big-box retail sales, which is allowed a
maximum of 5.0 per 1,000 square feet of net floor area if
shared and/or structured parking is provided.
Services, on-site (except as specified below): A minimum and maximum of 3.0 per 1,000 square feet of net
floor area.
Clothing or shoe repair shops, furniture,
appliance, hardware stores, household
equipment:
A minimum and maximum of 2.0 per 1,000 square feet of net
floor area.
Uncovered commercial area, outdoor
nurseries:
A minimum and maximum of 0.5 per 1,000 square feet of
retail sales area in addition to any parking requirements for
buildings.
RECREATIONAL AND ENTERTAINMENT USES
Outdoor and indoor sports arenas,
auditoriums, stadiums, movie theaters, and
entertainment clubs:
A minimum and maximum of 1 for every 4 fixed seats or 10
per 1,000 square feet of floor area of main auditorium or of
principal place of assembly not containing fixed seats,
whichever is greater.
Bowling alleys: A minimum and maximum of 2 per alley.
Dance halls, dance clubs, and skating rinks: A minimum and maximum of 1 per 40 square feet of net floor
area.
Golf driving ranges: A minimum and maximum of 1 per driving station.
Marinas: A minimum and maximum of 2 per 3 slips. For private marina
associated with a residential complex, then 1 per 3 slips. Also
1 loading area per 25 slips.
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USE NUMBER OF REQUIRED SPACES
Miniature golf courses: A minimum and maximum of 1 per hole.
Other recreational: A minimum and maximum of 1 per occupant based upon 50%
of the maximum occupant load as established by the adopted
Building and Fire Codes of the City of Renton.
Travel trailers: A minimum and maximum of 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE:
Convalescent center, drive-through retail,
drive-through service, hotels, mortuaries,
indoor sports arenas, auditoriums, movie
theaters, entertainment clubs, bowling
alleys, dance halls, dance clubs, and other
recreational uses:
These uses follow the standards applied outside the Center
Downtown Zone.
All commercial uses allowed in the CD Zone
except for the uses listed above:
A maximum of 1 space per 1,000 square feet of net floor area,
with no minimum requirement.
SHOPPING CENTERS:
Shopping centers (includes any type of
business occupying a shopping center):
A minimum of 2.5 per 1,000 square feet of net floor area and
a maximum of 5.0 per 1,000 square feet of net floor area. In
the UC-N1 and UC-N2 Zones, a maximum of 4.0 per 1,000
square feet of net floor area is permitted unless structured
parking is provided, in which case 5.0 per 1,000 square feet of
net floor area is permitted. Drive-through retail or drive-
through service uses must comply with the stacking space
provisions listed above.
INDUSTRIAL/STORAGE ACTIVITIES:
Airplane hangars, tie-down areas: Parking is not required. Hangar space or tie-down areas are to
be utilized for necessary parking. Minimum and maximum
parking for offices associated with hangars is 5 per 1,000
square feet.
Manufacturing and fabrication, laboratories,
and assembly and/or packaging operations:
A minimum of 1.0 per 1,000 square feet of net floor area and
a maximum of 1.5 spaces per 1,000 square feet of net floor
area (including warehouse space).
Self service storage: A minimum and maximum of 1 per 3,500 square feet of net
floor area. Maximum of three moving van/truck spaces is
permitted.
Outdoor storage area: A minimum and maximum of 0.5 per 1,000 square feet of
area.
Warehouses and indoor storage buildings: A minimum and maximum of 1 per 1,500 square feet of net
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USE NUMBER OF REQUIRED SPACES
floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: A minimum and maximum of 1 for every 5 seats in the main
auditorium; however, in no case shall there be less than 10
spaces. For all existing institutions enlarging the seating
capacity of their auditoriums, 1 additional parking space shall
be provided for every 5 additional seats provided by the new
construction. For all institutions making structural alterations
or additions that do not increase the seating capacity of the
auditorium, see “outdoor and indoor sports arenas,
auditoriums, stadiums, movie theaters, and entertainment
clubs.”
Medical institutions: A minimum and maximum of 1 for every 3 beds, plus 1 per
staff doctor, plus 1 for every 3 employees.
Cultural facilities: A minimum and maximum of 40 per 1,000 square feet.
Public post office: A minimum and maximum of 3.0 for every 1,000 square feet.
Secure community transition facilities: A minimum and maximum of 1 per 3 beds, plus 1 per staff
member.
Schools:
Elementary and junior high: A minimum and maximum of 1 per employee. In addition, if
buses for the transportation of students are kept at the
school, 1 off-street parking space shall be provided for each
bus of a size sufficient to park each bus.
Senior high schools: public, parochial and
private:
A minimum and maximum of 1 per employee plus 1 space for
every 10 students enrolled. In addition, if buses for the private
transportation of children are kept at the school, 1 off-street
parking space shall be provided for each bus of a size
sufficient to park each bus.
Colleges and universities, arts and crafts
schools/studios, and trade or vocational
schools:
A minimum and maximum of 1 per employee plus 1 for every
3 student rooming units, plus 0.5 space for every full-time
student not residing on campus. In addition, if buses for
transportation of students are kept at the school, 1 off-street
parking space shall be provided for each bus of a size
sufficient to park each bus.
(Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord.
4982, 9-23-2002; Ord. 5018, 9-22-2003; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-
2004; Ord. 5286, 5-14-2007; Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord.
5387, 6-9-2008; Ord. 5437, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5469, 7-13-2009; Ord. 5518, 12-14-
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2009; Ord. 5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord. 5607, 6-6-2011; Ord. 5649, 12-12-2011; Ord.
5676, 12-3-2012; Ord. 5729, 10-20-2014)
11. Number of Bicycle Parking Spaces Required:
a. Bicycle Parking Spaces Required: Bicycle parking shall be provided for all residential developments
that exceed five (5) residential units and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required
bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification
of these minimum standards requires written approval from the Department of Community and
Economic Development.
USE NUMBER OF REQUIRED SPACES
All uses, unless specifically specified
below:
The number of bicycle parking spaces shall be ten percent
(10%) of the number of required off-street parking spaces.
Spaces shall meet the requirements of subsection F11b of
this Section.
Office, general, medical and dental,
manufacturing and fabrication,
laboratories, and packaging
operations:
The number of bicycle parking spaces shall be ten percent
(10%) of the number of required off-street parking spaces.
Spaces shall meet the requirements of subsection F11c of
this Section.
Attached dwellings: One-half (0.5) bicycle parking space per one dwelling unit.
Spaces shall meet the requirements of subsection F11c of
this Section.
b. Bicycle Parking Standards: The location of and access to bicycle parking areas for all uses except
office, manufacturing and fabrication, laboratories, packaging operations, and attached dwellings, shall
be in accordance with the following standards: (Ord. 5729, 10-20-2014)
i. Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the
bicycle at two (2) or more points, including at least one point on the frame. The user shall be able to lock
the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear
wheel are not permitted. Bicycle racks shall be installed to provide adequate maneuvering space and
ensure that the requisite number of bicycle parking spaces remain accessible; and
ii. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead
clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate rows of bicycle parking
spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into
the right-of-way; and (Ord. 5676, 12-3-2012)
iii. Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only; and
iv. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be
located so as to not conflict with vehicle vision clearance standards; and
v. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be
within fifty feet (50') of at least one main building entrance, as measured along the most direct
pedestrian access route; and
vi. Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with
the design of the street furniture when it is provided; and
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vii. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it
provides sufficient security from theft and damage; and
viii. Bicycle parking shall be at least as well lit as vehicle parking for security.
c. Bicycle Parking Standards: The location of and access to bicycle parking areas for office,
manufacturing and fabrication, laboratories, packaging operations, and attached dwellings shall be in
accordance with the following standards: (Ord. 5729, 10-20-2014)
i. Bicycle parking standards i through iv in subsection F11b of this Section shall apply to this subsection;
and
ii. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its
components and accessories from theft and weather. Acceptable examples include bike lockers, bike
check-in systems, in-building parking, and limited access fenced areas with weather protection.
iii. For in-building bike parking and limited access fenced areas, fixed structures for locking individual
bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six
feet (6') high, or be floor-to-ceiling.
iv. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the
bicycle parking requirement. However, designated bicycle parking spaces within individual garages can
count toward the minimum requirement.
d. Modification: The Department of Community and Economic Development may authorize a
modification from either of the minimum bicycle parking requirements for a specific development
should conditions warrant as described in RMC 4-9-250D2. When seeking a modification from the
minimum bicycle parking requirements, the developer or building occupant shall provide the
Department of Community and Economic Development with written justification for the proposed
modification. (Ord. 5529, 3-8-2010)
G. PARKING LOT CONSTRUCTION REQUIREMENTS:
1. Surfacing Requirements for Parking Areas: All off-street parking areas shall be paved with asphaltic
concrete, cement or equivalent alternative material of a permanent nature as approved by the Public
Works Department. Surfacing treatments that provide increased infiltration opportunities, such as
permeable pavements, shall be used where feasible and allowed by the Surface Water Design Manual in
RMC 4-6-030.
2. Surfacing Requirements for Storage Lots: Storage lots may be surfaced with crushed rock or similar
material approved by the Public Works Department.
3. Marking Requirements: All parking areas other than those for single family residential and duplex
dwellings shall have stalls marked and access lanes clearly defined, including directional arrows to guide
internal circulation.
a. All entrances and exits shall be designated as such by markings on the parking lot pavement in
addition to any signs which may be used as entrance and exit guides.
b. All markings are to be of commercial traffic paint or equal material and are to be maintained in a
legible condition.
c. All accessible (Americans with Disabilities Act, ADA), compact and guest parking spaces shall be
marked.
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4. Wheel Stops Required: Wheel stops shall be required on the periphery of the parking lot so the cars
shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be
two feet (2') from the end of the stall for head-in parking.
5. Drainage: Drainage shall meet City requirements, including the location of the drains and the disposal
of water and shall be in compliance with RMC 4-6-030.
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohibited: No driveway shall be constructed in such a manner as to be a
hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant,
abutting street traffic, or similar devices or conditions. The cost of relocating any such street structure
when necessary to do so shall be borne by the abutting property owner. Said relocation of any street
structure shall be performed only through the department and person holding authority for the
particular structure involved. (Ord. 4517, 5-8-1995; Ord. 5676, 12-3-2012)
2. Driveway Spacing Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
i. The location of ingress and egress driveways shall be subject to approval of the
Planning/Building/Public Works Department under curb cut permit procedures.
ii. There shall be a minimum of forty feet (40') between driveway curb returns where there is more than
one driveway on property under unified ownership or control and used as one premises.
iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under
subsection I7 of this Section, Joint Use Driveways).
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b. All Other Uses:
i. The location of ingress and egress driveways shall be subject to approval of the Department of
Community and Economic Development under curb cut permit procedures.
ii. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent
(40%) of the street frontage. (Ord. 3988, 4-28-1986)
iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under
subsection I7 of this Section, Joint Use Driveways). (Ord. 4517, 5-8-1995)
iv. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more
than one driveway on property under single ownership or control and used as one premises. (Ord. 5729,
10-20-2014)
3. Driveway Width Maximums Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
i. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent
(40%) of the street frontage.
ii. The width of any driveway shall not exceed fifty feet (50') exclusive of the radii of the returns or taper
section, the measurement being made parallel to the centerline of the street roadway.
iii. The Administrator may grant an exception upon proper application in writing and for good cause
shown, which shall include, but not be limited to, the absence of any reasonable alternative. (Ord. 5156,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
b. Single Family and Duplex Uses: The maximum width of single loaded garage driveways shall not
exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). If a garage
is not present on the subject property the maximum width of a driveway shall be sixteen feet (16'). (Ord.
5517, 12-14-2009)
c. All Other Uses: The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the
returns or the taper section, the measurement being made parallel to the centerline of the street
roadway. (Ord. 5729, 10-20-2014)
4. Maximum Number of Driveways Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses: There shall be no more than two (2) driveways for
each three hundred thirty feet (330') of street frontage serving any one property or among abutting
properties under unified ownership or control. For each additional one hundred sixty five feet (165') of
street frontage an additional driveway may be allowed.
b. All Other Uses: There shall be no more than one driveway for each one hundred sixty five feet (165')
of street frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted
subject to the other requirements of this Section. (Ord. 3988, 4-28-1986; Ord. 5729, 10-20-2014)
5. Driveway Angle – Minimum: The angle between any driveway and the street roadway or curb line
shall not be less than forty five degrees (45°).
6. Driveway Grades – Maximum Based Upon Land Use:
a. Single Family and Two (2) Family Uses: Maximum driveway slopes shall not exceed fifteen percent
(15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower
AGENDA ITEM #2.
PARKING
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants H-21
end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk. To exceed fifteen percent (15%), a variance from the Administrator is required.
b. All Other Uses: Maximum driveway slope shall not exceed eight percent (8%). The Administrator may
allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope,
upon proper application in writing and for good cause shown, which shall include, but not be limited to,
the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the
Administrator is required. (Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
7. Surfacing Requirements for Driveways and Driveway Encroachments: Driveways and driveway
approaches in the public right of way shall be paved with asphaltic concrete, cement or equivalent
alternative materials of a permanent nature as approved by the Public Works Department. Surfacing
treatments that provide increased infiltration opportunities, such as permeable pavements, shall be
used where feasible and consistent with the Surface Water Design Manual in RMC 4-6-030.
8. Two-track Driveway Design: For single family lots, driveways shall be allowed to provide a pervious
strip in the center in order to reduce the impervious surface of driveways. A two-track driveway does
not allow for an increase in allowed driveway width.
97. Joint Use Driveways:
a. Benefits of: Joint use driveways reduce the number of curb cuts along individual streets and thereby
improve safety and reduce congestion while providing for additional on-street parking opportunities.
Joint use driveways should be encouraged when feasible and appropriate, particularly when there is
existing underutilized parking proximate to a subject site. (Ord. 4517, 5-8-1995)
b. Where Permitted: Adjoining commercial or industrial uses may utilize a joint use driveway where
such joint use driveway reduces the total number of driveways entering the street network, subject to
the approval of the Department of Community and Economic Development. Joint use driveways must be
created upon the common property line of the properties served or through the granting of a
permanent access easement when said driveway does not exist upon a common property line. Joint use
access to the driveway shall be assured by easement or other legal form acceptable to the City. (Ord.
3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 5450, 3-2-2009; Ord. 5727, 10-20-2014)
108. Driveways Providing Access or Connection To and From the State Highway System: Any driveway
providing access or connection to or from the state highway system shall be designed and installed
pursuant to RMC 4-6-060F.10. (Ord. 5413, 10-13-2008)
AGENDA ITEM #2.
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-1
I. BULK AND DIMENSIONAL CONSIDERATIONS
Building setbacks, Height limits, Maximum square footage,
Clustering, Impervious Areas
4-2 ZONING DISTRICTS – USES AND STANDARDS
4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING
DESIGNATIONS (PRIMARY AND ATTACHED ACCESSORY STRUCTURES)
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
Minimum Net
Density (per Net
Acre)1, 15
None 3
dwelling
units
4
dwellin
g units
5 dwelling
units30
7 dwelling
units30
Townhouse
Development:
n/a
Other
Attached
Dwellings: 10
dwelling
units30
Maximum Net
Density (per Net
Acre, Except per
Net 10 Acres in
RC)2, 14, 15
1
dwellin
g unit
1
dwellin
g unit36
4
dwelling
units
6
dwelling
units
8
dwellin
g units
10
dwelling
units35
14 dwelling
units35, 37
20 dwelling
units29
Maximum
Number of
Dwellings (per
Legal Lot)2
1 dwelling with 1 accessory dwelling unit7 Detached dwellings: 1
dwelling with 1
accessory dwelling unit
Attached dwellings: n/a
Per Maximum
Net Density
Minimum Lot
Size28, 31
10
acres
1 acre3,
32
9,000 sq.
ft.10, 32, 34
7,000 sq.
ft.34
5,000
sq. ft.34
Detached
dwellings:
4,000 sq.
ft.
Attached
dwellings:
n/a
Detached
dwellings:
3,000 sq. ft.
Attached
dwellings:
n/a
n/a
Minimum Lot
Width31
150 ft. 100
ft.32
70 ft.10, 32 60 ft. 50 ft. 40 ft. 30 ft. Townhouse
Development:
25 ft.
Other
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-2
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
Attached
Dwellings: 50
ft.
Minimum Lot
Width31 (Corner
Lots)
175 ft. 110
ft.32
80 ft.32 70 ft. 60 ft. 50 ft. 40 ft. Townhouse
Development:
30 ft.
Other
Attached
Dwellings: 60
ft.
Minimum Lot
Depth31
300 ft. 200 ft.3,
32
100 ft.10,
32
90 ft. 80 ft. 70 ft. 60 ft. Townhouse
Development:
50 ft.
Other
Attached
Dwellings: 65
ft.
Minimum Front
Yard4, 5, 6, 31
30 ft. 30 ft. 30 ft.10,
12, 32, 33
25 ft. 20 ft.
except
when
all
vehicle
access
is taken
from an
alley,
then 15
ft.11
20 ft.
except
when all
vehicle
access is
taken
from an
alley, then
15 ft. 11
15 ft.,
except
when all
vehicle
access is
taken from
an alley,
then 10
ft. 11
Townhouse
Development:
10 ft.11
Other
Attached
Dwellings: 20
ft.11
Minimum Rear
Yard4, 31
35 ft. 30 ft. 25 ft.10,
32, 33
25 ft. 20 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouse
Development:
10 ft.13
Other
Attached
Dwellings: 15
ft.13
Minimum Side
Yard4, 31
25 ft. 15 ft. Combine
d 20 ft.
with not
less than
7.5 ft. on
either
side.
Combine
d 15 ft.
with not
less than
5 ft. on
either
side.
5 ft. Detached
Units: 4 ft.
Attached
Units: 4 ft.
for
unattache
d side(s), 0
ft. for the
attached
Detached
Units: 4 ft.
Attached
Units: 4 ft.
for
unattached
side(s), 0 ft.
for the
attached
Nonconformin
g Lot Width: 5
ft.13
Lot Width
Exceeding
Minimum:
setback is
increased by
one foot (1')
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-3
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
side(s).23 side(s).23 (not to exceed
12') for every
10' of lot
width beyond
50'13
Minimum Side
Yard4, 5, 31(along a
Street)
30 ft. 30 ft. 30 ft.10,
12, 32, 33
25 ft. 15 ft. 11 15 ft. 11 15 ft. 11 Nonconformin
g lot width: 10
ft.11, 13
Conforming
lot width: 20
ft.
Maximum
Building
Coverage(includin
g Primary and
Accessory)
10% 20% 35% 40% 50% 55% 65% Townhouse
Development:
70%
Other
Attached
Dwellings:
35%
A maximum
coverage of
45% may be
allowed
through the
Hearing
Examiner site
development
plan review
process.
Maximum
Impervious
Surface Area
15% 25% 50% 55% 65% 70% 80% 75%
Maximum
Height8, 9
30 ft. Residential:
30 ft.
Commercial
: 20 ft.
35 ft.20
Maximum
Number of Units
per Building
n/a No more
than 4
units per
building.
No more
than 6 units
per
building.
n/a
Tree Type and
Minimum Tree
2 significant trees per 5,000 sq. ft.
See RMC 4-4-130 for tree retention and tree
type preferences.
Attached units: 4
significant trees per
5,000 sq. ft.
n/a
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-4
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
Density See RMC 4-4-130 for
tree retention and
tree type preferences.
Minimum
Freeway Frontage
Setback
10 ft. landscaped setback from the street property line.
Maximum
Wireless
Communication
Facilities
Height (including
Amateur Radio
Antennas)
See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed
a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a
maximum height determined by the Conditional Use Permit process, RMC 4-9-030,
Conditional Use Permits.
Design Standards See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping See RMC 4-4-070, Landscaping.
Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site.
Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre-
Existing Legal Lots
See RMC 4-10-010, Nonconforming Lots.
Critical Areas See RMC 4-3-050
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED
HOME PARK ZONING DESIGNATION
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
PARK AREA AND DENSITY1 (Net Density in Dwelling Units Per Net Acre)
Minimum Park Site
Area
2 net acres.2 NA NA
Minimum Housing 5 units per net acre.2 NA NA
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-5
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
Density
Maximum Housing
Density
10 units per net acre.2 NA NA
NUMBER OF RESIDENTIAL STRUCTURES
Maximum Number The only permanent dwelling
allowed on the mobile home
park shall be the single family
dwelling of the owner or
manager.
No more than 1 primary
residential dwelling is allowed
on each approved
manufactured home space.
On parcels at least 3,000 sq.
ft. in size, only 1 detached
building or structure is
allowed; provided, the lot
coverage requirement is
not exceeded.
LOT DIMENSIONS
Minimum “Lot”
Size for lots created
after July 11, 1993
3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft.
Minimum “Lot”
Width for lots
created after July 11,
1993
40 ft. for interior lots.
50 ft. for corner lots.
NA NA
Minimum “Lot”
Depth for lots
created after July 11,
1993
75 ft. NA NA
General Design Each lot shall be laid out so as
to optimize view, privacy and
other amenities. Each lot shall
be clearly defined.
It shall be illegal to allow or
permit any mobile home to
remain in the mobile home
park unless a proper space is
available for it.
NA
SETBACKS4
Minimum Front
Yard
NA 10 ft. 10 ft.
Minimum Side
Yard Along a Street
NA 10 ft. 10 ft.
SETBACKS4 (Continued)
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-6
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
Minimum Side
Yard
NA 5 ft. for interior lots. 5 ft. for interior lots
provided, that garages and
carports shall be set back
from the property “line” a
sufficient distance to
provide a minimum of 24 ft.
of backout room either on-
site or counting the
accessway.
Minimum Rear
Yard
NA 5 ft. 5 ft. provided, that garages
and carports shall be set
back from the property line
a sufficient distance to
provide a minimum of 24 ft.
of backout room either on-
site or counting the
accessway.
Minimum Freeway
Frontage Setback
10 ft. landscaped setback
from the street property line.
10 ft. landscaped setback from
the street property line.
10 ft. landscaped setback
from the street property
line.
Setbacks for
Mobile Home
Parks Constructed
Before 8-1-2010
NA Yard abutting a public street: 20
ft.
Any yard abutting an exterior
property boundary of the mobile
home park: 5 ft.
Minimum distance between
mobile homes: 15 ft.
Minimum distance between
canopy and mobile home on an
abutting lot: 5 ft.
Setbacks from all other “lot
lines”: 0 ft. (see RMC4-2-110E)
Yard abutting a public
street: 20 ft.
Any yard abutting an exterior
property boundary of the
mobile home park: 5 ft.
Minimum distance between
structure and mobile home
on an abutting lot: 5 ft.
Setbacks from all other “lot
lines”: 0 ft.
Setbacks for Other
Uses
To be determined through the
land use review process.
NA NA
SETBACKS4 (Continued)
Clear Vision Area In no case shall a structure
over 42 in. in height intrude
into the 20 ft. clear vision area
In no case shall a structure
over 42 in. in height intrude
into the 20 ft. clear vision area
In no case shall a structure
over 42 in. in height intrude
into the 20 ft. clear vision
area defined in RMC 4-11-
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-7
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
defined in RMC 4-11-030. defined in RMC 4-11-030. 030.
PRIVATE STREET IMPROVEMENTS
On-Site Private
Streets, Curbs and
Sidewalks
Asphaltic or concrete streets
and concrete curbings shall be
provided to each lot. The
minimum width of streets
shall be 30 ft. Concrete
sidewalks of at least 5 ft. in
width shall be placed along at
least 1 side of each street or
located in the back or side of
each lot so that there is
sidewalk access to all lots.
Sidewalks shall be made of
permeable material to the
extent required by the Surface
Water Design Manual in RMC
4-6-030.
NA NA
Illumination: A street lighting
plan shall be approved if it
provides sufficient
illumination between sunset
and sunrise to illuminate
adequately the roadways and
walkways within a mobile
home park.
NA NA
BUILDING STANDARDS
Maximum Building
Height and
Maximum Number
of Stories
30 ft. 30 ft. 15 ft.
Maximum Height
for Wireless
Communication
Facilities
See RMC 4-4-140. See RMC 4-4-140. See RMC 4-4-140.
BUILDING STANDARDS (Continued)
Maximum Building
Coverage
NA 60%. The building coverage of
the primary residential
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-8
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
(Including the
primary
manufactured
home and all
enclosed accessory
structures and
required deck or
patio)
structure along with all
accessory buildings shall
not exceed the maximum
building coverage of this
Zoning District.
LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. NA
RECREATION AREA
General A minimum of 10% of the
total area of the park shall be
reserved and shall be used
solely and exclusively for a
playground-recreation area.
NA NA
PARKING
Minimum
Requirements
See RMC 4-4-080. Each mobile home lot shall
have a minimum of 2 off-street
automobile parking spaces.
Attached and detached
garages and carports shall be
set back from the
property “line” a sufficient
distance to provide a minimum
of 24 ft. of backout room
either on-site or counting the
accessway.
Each mobile home lot shall
have a minimum of 2 off-
street automobile parking
spaces.
Attached and detached
garages and carports shall
be set back from the
property “line” a sufficient
distance to provide a
minimum of 24 ft. of
backout room either on-site
or counting the accessway.
PATIO OR DECK
General NA A concrete patio or deck of not
less than 125 sq. ft. with a
minimum width of 8 ft. shall be
provided for each mobile home
park lot created after the
effective date of this Section
(9-19-1983). These structures
will be counted toward the
A concrete patio or deck of
not less than 125 sq. ft.
with a minimum width of 8
ft. shall be provided for
each mobile home park lot
created after the effective
date of this Section (9-19-
1983). These structures will
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-9
NEW PARK
Development or
Redevelopment
INDIVIDUAL
MANUFACTURED HOME
SPACES
Primary and Attached
Accessory Structures
DETACHED ACCESSORY
STRUCTURES5
maximum lot coverage. be counted toward the
maximum lot coverage.
SIGNS
General See RMC 4-4-100. NA NA
EXCEPTIONS
Pre-Existing “Lots” NA Nothing herein shall be
determined to prohibit the
construction of single family
dwelling or manufactured
home and its accessory
building on a previously
approved manufactured home
“lot” provided that all setback,
lot coverage, height limits,
infrastructure, and parking
requirements for this zone can
be satisfied and provisions of
RMC 4-3-050, Critical Areas, can
be met.
Nothing herein shall be
determined to prohibit the
construction of single
family dwelling or
manufactured home and its
accessory building on a
previously approved
manufactured home “lot”
provided that all setback,
lot coverage, height limits,
infrastructure, and parking
requirements for this zone
can be satisfied and
provisions of RMC 4-3-050,
Critical Areas Regulations,
can be met.
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-
090.
(Ord. 3902, 4-22-1985; Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord.
5528, 3-8-2010; Ord. 5575, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5746, 1-12-2015)
4-2-130A DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING
DESIGNATIONS
IL IM IH
LOT DIMENSIONS
Minimum Lot Size for lots
created after September 1,
1985
35,000 sq. ft.
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-10
IL IM IH
Minimum Lot Width/Depth for
lots created after September 1,
1985
None
LOT COVERAGE
Maximum Lot Coverage for
Buildings
65% of total lot area or 75% if
parking is provided within the
building or within a parking
garage
None
HEIGHT
Maximum Building Height5,
except for Public Facilities5,13
50 ft., except 100 ft. if lot is
located in the Employment Area
(EA)4,13
None
Maximum Height for Wireless
Communication Facilities5
See RMC 4-4-140.
SETBACKS8,11
Minimum Front Yard Principal Arterial streets:1220 ft.
Other streets: 15 ft.; provided,
that 20 ft. is required if a lot is
adjacent to or abutting a lot
zoned residential.
Principal Arterial
streets:1220 ft.
Other streets: 15 ft.
Except 50 ft. is required
if a lot is adjacent to or
abutting a lot zoned
residential.
Principal Arterial
streets:1220 ft.
Other streets: 15 ft.
Minimum Side Yard Along a
Street
Principal Arterial streets:12 20 ft.
Other streets: 15 ft. Except 50 ft. is required if a lot is
adjacent to or abutting a lot zoned residential.
Principal Arterial
streets:1220 ft.
Other streets: 15 ft.
Minimum Freeway Frontage
Setback
10 ft. landscaped setback from the property line.
Minimum Rear and Side Yards11 None, except 20 ft. if lot is
adjacent to or abutting a lot
zoned residential; which may be
reduced to 15 ft. through the Site
Plan development review
process.
None, except 50 ft. if
lot is adjacent to or
abutting a lot zoned
residential.
None, except 50 ft. if
lot abuts a lot zoned
residential.
20 ft. if lot abuts a
lot zoned CN, CV, CA,
CD, CO, COR, or lot
with Public Facilities.
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision
area defined in RMC 4-11-030.
LANDSCAPING
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-11
IL IM IH
General See RMC 4-4-070
SCREENING
Minimum Required for
Outdoor Loading, Repair,
Maintenance or Work Areas;
Outdoor Storage, Refuse or
Dumpster Areas
See RMC 4-4-095
Special Screening
Requirements for Tow Truck
Operations and Impoundment
Yards
NA 6 to 10 ft. high solid wall or sight-obscuring
fence required.
LOADING DOCKS
Location Not permitted on the side of the lot that is adjacent to or
abutting a lot zoned residential.2
NA
DUMPSTER/RECYCLING COLLECTION STATION OR CENTER
Location of Refuse or Recycling
Areas
See RMC 4-4-090
PARKING
General See RMC 4-4-080 and 10-10-13
SIGNS
General See RMC 4-4-100
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090
(Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005; Ord. 5528, 3-8-2010; Ord.
5574, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759, 6-22-
2015)
4-3 ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS:
E. URBAN SEPARATOR OVERLAY REGULATIONS:
1. Contiguous Open Space Corridor Established: A designated contiguous open space corridor is
established as shown on the Urban Separators Overlay Map in subsection C of this Section.
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-12
2. Dedication of Open Space Required.
a. Approval of a plat, and/or building permit on an undeveloped legal lot:
i. May Valley Urban Separator Overlay: Approval of a plat, and/or building permit on an undeveloped
legal lot in the May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the
gross land area of the parcel or parcels as a non-revocable open space tract retained by the property
owner, or dedicated to a homeowners association or other suitable organization as determined by the
Administrator.
ii. Talbot Urban Separator Overlay: Approval of a plat, and/or building permit on an undeveloped legal
lot in the Talbot Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land
area of that portion of the parcel or parcels located within the Urban Separator as a non-revocable open
space tract retained by the property owner, or dedicated to a homeowners association or other suitable
organization as determined by the Administrator. In order to satisfy the dedication requirement, some
of the area to be dedicated may consist of land abutting the Urban Separator, as determined by the
Community and Economic Development Administrator, on a case-by-case basis. Acreage in tracts may
include critical areas and/or critical area buffers. At a minimum, open space shall be connected to
another contiguous open space parcel by a fifty foot (50') corridor. (Ord. 5578, 11-15-2010; Ord. 5676,
12-3-2012)
b. Existing residences, existing accessory uses and structures, existing above ground utilities located in
the tract at the time of designation and new small and medium utilities shall not count toward the fifty
percent (50%) gross land area calculation for open space except for stormwater ponds designed with
less than 3:1 engineered slopes and enhanced per techniques and landscape requirements set forth in
the publication the “Integrated Pond” King County Land and Water Resources Division.
c. Approval of a building permit for an addition of three hundred (300) square feet for a primary use
structure or five hundred (500) square feet for an accessory structure shall require recordation of a
conservation easement, protective easement or tract and deed restriction on critical areas and critical
area buffers located within the contiguous open space corridor pursuant to RMC 4-3-050E4, Native
Growth Protection Areas.
d. Land dedicated as open space shall be located within the mapped contiguous open space corridor
unless a modification is approved pursuant to subsection E6 of this Section.
3. Uses Allowed in Contiguous Open Space.
a. Passive recreation with no development of active recreation facilities except within a municipal park.
b. NaturalSoft surface pedestrian trails provided the adjacent area is large enough to infiltrate runoff
generated from the pathway consistent with RMC 4-6-030.
c. Animal husbandry (small, medium and large); provided, that fencing is subject to the conditions in
subsection E3g of this Section.
d. Existing residences and accessory uses and structures.
e. Small and medium utilities and large underground utilities.
f. Access Easements.
i. Utilities easements and emergency service access roads may be located within contiguous open space
corridors for the limited purpose of providing service to parcels platted after March 2005, for which
there is no practical alternative way to provide service. Utilities and emergency service easements shall
be developed with permeable surface treatment.
AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-13
ii. Private access easements for ingress and egress may be located within contiguous open space in the
limited instance where there is no alternative access to a pre-existing legal lot, but shall not serve lots
platted after March 2005.
g. Fencing or similar structures and/or hedges or similar landscape features on the property or
easement boundary of properties abutting and within the contiguous open space corridor shall not
create a solid barrier. Where required to protect wetlands pursuant to RMC 4-3-050E4e, fencing shall be
the minimum necessary.
4. Uses in Portions of the Urban Separator Outside the Established Contiguous Open Space
Corridor.
a. Uses shall be consistent with RMC 4-2-060 and 4-2-070B. Residential-1 Zone, one dwelling unit per
net acre.
b. Development shall be clustered outside the contiguous open space corridor mapped in subsection C
of this Section.
5. Standards Within Entire Urban Separator.
a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross
acreage of the site except:
i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus
allowed in RMC 4-2-110D.
ii. Modification of the percentage of forest/vegetation retention may be approved if determined
necessary to meet the surface water retention/detention standards of subsection E5d of this Section.
iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be
approved to allow grading for a home site; provided, that:
(a) A landscape plan is provided for each building site showing compensating replanting of species with
the same or better water retention and erosion control functions;
(b) Five percent (5%) additional replacement landscaping per site is provided;
(c) Plant caliper is sufficient to achieve needed water retention and erosion control functions;
(d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and
tree health sufficient to ensure continued viability of the tree and safety of structures within the
developed portion of the lot; and
(e) The landscape plan provides massing of plant material to create either a connection to required open
space or is of sufficient size to create functional wildlife habitat.
b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%),
approval of a plat shall require replanting of forest/vegetative cover.
c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer,
deciduous trees and shrubs sufficient to provide water retention and erosion control. If existing
vegetation is found to be insufficient to meet forest/vegetation coverage standards, additional plantings
shall be required.
d. Stormwater management shall comply with the Surface Water Design Manual. (Ord. 5526, 2-1-2010)
e. Private access easements and improvements shall be established at the minimum standard needed to
meet public safety requirements.
AGENDA ITEM #2.
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f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable,
consistent with standards and plant lists in King County Department of Natural Resources and Parks
Water and Land Resources Division Publication “Going Native.” (Ord. 5676, 12-3-2012)
6. Modification of Mapped Contiguous Open Space: Modification of the open space configuration
may be approved where:
a. Site specific data confirms that the adopted contiguous open space corridor map includes more than
the required gross area for any parcel; or
b. The applicant can demonstrate a configuration of contiguous open space that provides better or
equal provision of the open space requirement. Modifications to the contiguous open space corridor
shall be remapped during the City’s annual RMC Title 4 review process. (Ord. 5132, 4-4-2005; Ord. 5676,
12-3-2012)
4-4 CITY-WIDE PROPERTY DEVELOPMENT STANDARDS
4-4-110 STORAGE FACILITIES, BULK:
D. DEVELOPMENT STANDARDS:
3. Landscaping and Screening:
a. Intent: The intent of landscaping and screening is to minimize the visual impact of bulk storage as
viewed from adjacent or nearby properties or facilities and to enhance the image of the industrial areas
and the City. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
b. Screening Required for Recognized Higher Risk Storage: Those bulk storage uses which are
considered as having a recognized higher risk shall have a barrier as specified in subsection D12 of this
Section, Hazardous Materials, with a screen that is at least eighty percent (80%) opaque on top of the
barrier and set back at least twenty feet (20') from the property line.
i. Height of Screen: The barrier shall have a maximum height of four feet (4') when measured as in
subsection D12d of this Section. The combined height of the four foot (4') (maximum) barrier and screen
shall be at least twenty five percent (25%) of the height of the bulk storage provided such combination is
at least eight feet (8') high. An optional security fence shall have at least a twenty foot (20') setback.
ii. Landscaping Required: All areas between the property lines and the screen shall be landscaped
except for ingress and egress areas and except when a second bulk storage facility has a contiguous side
or rear property line with an existing bulk storage facility constructed to the standards specified in this
Section. The landscape plan shall be prepared by a licensed landscape architect and approved by the
Administrator. (Ord. 5676, 12-3-2012)
iii. Tree Retention and Land Clearing: Bulk Storage Facilities and accessory uses shall comply with Tree
Retention and Land Clearing Regulations in RMC 4-4-060.
c. Screening Required for Other Bulk Storage:
i. Screen: Those bulk storage uses not included in subsection D3b of this Section shall have a screen
including gates and shall be at least eighty percent (80%) opaque surrounding the property area. Said
screen shall be at least twenty five percent (25%) as high as the bulk storage containers or stock piles
provided said screen is at least eight feet (8') high.
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ii. Setbacks of Fencing: The screen and optional security fence shall be set back at least twenty feet (20')
from all property lines except that for those bulk storage facilities whose total ownership is less than
two and one-half (2-1/2) contiguous acres in area, the Hearing Examiner may reduce this setback up to
fifty percent (50%) for good cause and upon proper written application.
iii. Landscaped Setbacks: All areas between the property lines and the screen shall be landscaped except
for ingress and egress areas and except when a second bulk storage facility has a contiguous side or rear
property line that abuts an existing bulk storage facility constructed to the standards specified in this
Section provided there is at least a twenty foot (20') landscaped strip. The landscape plan is to be
approved by the Administrator. A landscaped berm may be used by itself or in combination with a
screen provided the required height is met. The slopes of said berm shall be at least a maximum of two
feet (2') horizontal to one foot (1') vertical. There shall be a flat area on top of the berm with a minimum
width of two feet (2'). A retaining wall may be substituted for the internal side of the berm provided the
retaining wall is approved by a licensed engineer. Vegetation within the setback shall be retained or
planted in this order of preference: 1) native coniferous trees; 2) native deciduous trees; 3) other native
vegetation. Vegetated low impact development stormwater facilities may be incorporated as part of
screening requirement. (Ord. 3653, 8-23-1982; Ord. 5676, 12-3-2012)
iv. Landscape Plan: The landscape plan is to be approved by the Administrator.
d. Landscaping Maintenance: The maintenance of landscaping shall be assured prior to the issuance of a
building permit by requiring one of the following options: (i) the posting of a performance bond for one
hundred fifty percent (150%) of the estimated cost of maintenance of landscaping for a three (3) year
period, (ii) the depositing with the City Clerk of a certified or cashier’s check for one hundred fifty
percent (150%) of the estimated cost of maintenance of landscaping for a three (3) year period, (iii) filing
with the City Clerk a copy of a service contract for maintenance of landscaping for a three (3) year
period, or (iv) such other written commitments that will assure satisfactory maintenance of landscaping
for a three (3) year period. Any of the four (4) options above are to be approved as to legal form prior to
acceptance by the City. Landscaping is to be maintained in a healthy, neat manner and shall be subject
to periodic inspection by the City.
AGENDA ITEM #2.
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AGENDA ITEM #2.
DRAFT BULK AND DIMENSIONAL CONSIDERATIONS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-17
AGENDA ITEM #2.
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants I-18
5. Surface Drainage:
a. Intent: The intent of this standard is to protect property from damage and loss due to flooding,
erosion and deposition caused by the adverse alteration of natural drainage flow patterns and rates, and
to promote development practices which enhance the quality, benefits and enjoyment of the natural
watercourses.
b. Standards: Surface drainage shall be approved by the Development Services Division and shall comply
with the design specifications set forth in the latest editions or revisions of Standard Specifications for
Municipal Public Works Construction by the Washington State Chapter American Public Works
Association, and Highway Hydraulics Manual by the Washington State Highway Commission,
Department of Highways.
c. Design Criteria: The design of bulk storage facilities and accessory uses shall minimize the size of
impervious areas, avoid soils with infiltration potential, and reduce soil compaction to the extent
feasible, and consistent with the Surface Water Design Manual in RMC 4-6-030.
7. Traffic and Access Control:
a. Intent: The intent of this standard is to promote the safety of travel on public streets in industrial
areas where dense and variable traffic flows cause additional hazards to persons and property and to
provide for uninterruptable access to all properties and neighbors of a potential major fire, emergency
or hazard.
b. Access Requirements: All lots used by an industry of recognized higher risk shall be served on at least
two (2) sides by accesses of dimensions equal to an industrial access street. Such accesses shall be
continuously open to City departments for clearing or repair at the owner’s expense.
c. Emergency Vehicle Access: When on-site emergency access is required for fire or other emergency
equipment, a through route shall be provided and maintained in a free and open condition at all times,
with an exit from the lot different from the entrance and separated by at least three hundred feet (300')
when not on opposite sides of the lot. Any fire or emergency access, including but not limited to this
AGENDA ITEM #2.
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subsection, shall conform with the recommendations of the Renton Fire Department and together with
a traffic flow pattern, when required, shall be clearly defined on a site plan. (Ord. 2962, 9-8-1975, Amd.
Ord. 2967, 9-22-1975)
d. Traffic Flow, Setbacks from Access Routes and Curb Cuts: A definitive traffic flow pattern shall be
provided on the property for all traffic, both truck and automobile, such that all traffic shall cross lot
lines traveling in a forward direction. Necessary transportation between different parts of the same
building or complex of buildings when located on one continuous lot shall be by private access routes,
confined to the property so as to not cause unnecessary congestion or hazards on public streets. Such
on-site access routes shall be located at a distance of at least ten feet (10'), or on the property side of
any required planting strip, from all pedestrian sidewalks or edge of public right-of-way. Curb cuts for
purpose of vehicular access shall be kept to a minimum on both number and width consistent with the
property traffic flow pattern. Curb cuts for purposes of stormwater management shall be designed to
allow runoff to enter low impact development best management practices such as bioretention.
e. Separation of Parking from Loading/Maneuvering Areas: Provisions shall be made for the separation
of parking of private automobiles from any space or area used for maneuvering, parking or loading or
any truck, vehicle or trailer either while attached to or unattached from any mover.
f. Overpasses: Overpasses extending over a public right-of-way shall be limited to pedestrian foot traffic
except that conduits for the transmission of information may be included if concealed within the
primary structure of the overpass. The design, lighting and landscaping of such structures shall clearly
exhibit a high level of aesthetic design and furthermore shall be reviewed and approved by the
Development Services Division. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3592, 12-
14-1981)
g. Paving of Access Routes: All on-site surfaces used for daily traffic within the lot or as a part of the
traffic flow pattern required in subsection D7d of this Section shall be paved and maintained in a good
condition with an asphalt surfacing, or its equivalent if approved, to prevent the generation of dust or
the tracking of mud onto public rights-of-way. (Ord. 5676, 12-3-2012)
h. Surfacing of Storage Areas: Storage areas not intended for maneuvering space shall be paved with a
surface satisfactory to the Hearing Examiner to meet the requirements of this Chapter and minimize
dust and control stormwater drainage. (Ord. 3653, 8-23-1982)
AGENDA ITEM #2.
April 4, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-1
J. LANDSCAPING AND STREETS
4-3-040 AUTOMALL DISTRICT:
D. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE RENTON
AUTOMALL – AREAS A AND B:
All permitted uses in Area A and all auto sales and related uses in Area B of the Renton Automall shall
comply with the following development standards:
ALL USES IN AREA A, DEALERSHIPS
AND RELATED USES IN AREA B
NON-DEALERSHIPS AND RELATED
USES IN AREA B
SERVICE AREA
ORIENTATION
Service areas shall not face public
street frontage.
Service areas shall not face public
street frontage.
LANDSCAPING –
STREET FRONTAGE
LANDSCAPING
REQUIREMENTS
for lots which abut Lind
Avenue S.W., S.W. Grady
Way, Talbot Road S. (SR-
515) and Rainier Avenue
S.
A 15-foot-wide landscape strip along
these street frontages. This frontage
requirement is in lieu of the frontage
requirement listed for the zone in
chapter 4-2 RMC.
Unimproved portions of the right-of-
way may be used in combination with
abutting private property to meet the
required 15-foot landscape strip width.
The landscaping shall include a
minimum 30-inch-high berm and red
maples (Acer rubrum), or other
equivalent tree species required or
approved by the Administrator on the
City’s Approved Tree List per RMC 4-4-
070.L, planted 25 feet on center.
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
LANDSCAPING –
MINIMUM AMOUNT
AND LOCATION
Minimum 2.5% of the gross site area
shall be provided as on-site
landscaping. Landscaping shall be
consolidated and located at site
entries, building fronts, or other
visually prominent locations as
approved through the site plan
development review process.
Minimum landscaping may be reduced
to 2% of the gross site area where a)
bioretention, permeable paving, or
other low impact development
techniques consistent with the
Stormwater Management Manual in
RMC 4-6-030 are integrated, and b)
light colored building surfaces are
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
AGENDA ITEM #2.
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-2
ALL USES IN AREA A, DEALERSHIPS
AND RELATED USES IN AREA B
NON-DEALERSHIPS AND RELATED
USES IN AREA B
employed on at least 50% of the
building facades.
WHEEL STOPS If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of
sidewalks. Where these requirements
differ from the requirements of the
parking, loading and driveway
regulations of chapter 4-4 RMC, these
requirements shall govern.
If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of
sidewalks. Where these requirements
differ from the requirements of the
parking, loading and driveway
regulations of chapter 4-4 RMC, these
requirements shall govern.
CUSTOMER
PARKING
Customer parking shall be designated
and striped near entry drives and
visible from public streets. Where
possible, customer parking shall be
combined with abutting dealership
customer parking and shared access.
Where these requirements differ from
the requirements of the parking,
loading and driveway regulations of
chapter 4-4 RMC, these requirements
shall govern.
Customer parking shall be designated
and striped near entry drives and
visible from public streets. Where
possible, customer parking shall be
combined with abutting dealership
customer parking and shared access.
Where these requirements differ from
the requirements of the parking,
loading and driveway regulations of
chapter 4-4 RMC, these requirements
shall govern.
AUTOMALL RIGHT-
OF-WAY
IMPROVEMENT
PLAN
COORDINATION
Development shall be coordinated with
the adopted right-of-way improvement
plan which addresses gateways,
signage, landscaping, and shared
access.
Development shall be coordinated with
the adopted right-of-way improvement
plan which addresses gateways,
signage, landscaping, and shared
access.
AUTOMALL
IMPROVEMENT
PLAN COMPLIANCE
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3457. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3457. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
MODIFICATIONS Where full compliance with these
provisions would create a hardship for
existing uses undergoing major
modifications, the Zoning
Administrator may modify them.
Hardship for existing uses may result
from existing lot coverage, existing
siting of buildings, etc., which preclude
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-3
ALL USES IN AREA A, DEALERSHIPS
AND RELATED USES IN AREA B
NON-DEALERSHIPS AND RELATED
USES IN AREA B
full compliance.
Landscape
Maintenance and
Tree Removal
All landscaping is subject to maintenance per RMC 4-4-070.P.
Tree topping is prohibited per RMC 4-4-130.D.5.
(Amd. Ord. 5355, 2-25-2008; Ord. 5676, 12-3-2012)
4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL:
C. CONSTRUCTION STANDARDS:
1. Haul Routes: A construction plan indicating haul routes and hours, construction hours, and a traffic
control plan must be submitted to the Development Services Division for approval prior to a
construction permit being issued.
2. Haul Hours: Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-
thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development
Services Division.
3. Permitted Work Hours in or Near Residential Areas: Construction activities that require construction
or building permits and that are conducted in residential areas or within three hundred feet (300') of
residential areas shall be restricted to the following hours:
a. Single Family Remodel or Single Family Addition Construction Activities: Single family remodel or
single family addition construction activities shall be restricted to the hours between seven o’clock
(7:00) a.m. and ten o’clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall
be restricted to the hours between nine o’clock (9:00) a.m. and ten o’clock (10:00) p.m.
b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction
Activities:Commercial, multi-family, new single family and other nonresidential construction activities
shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and
eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
4. Emergency Extensions to Permitted Work Hours: The Development Services Division Director is
authorized to grant an extension of working time during an emergency. An emergency shall include but
is not limited to natural and manmade disasters.
5. Temporary Erosion Control: Temporary erosion control must be installed and maintained for the
duration of the project. This work must comply with the Surface Water Design Manual and must be
approved by the Renton Development Services Division. (Ord. 5526, 2-1-2010)
6. Hydroseeding Required:
a. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days.
b. Alternative measures to hydroseeding such as mulch, sodding, or plastic covering as specified in the
Surface Water Design Manual may be proposed between the dates of October 1st and April 30th of each
AGENDA ITEM #2.
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year. Plastic covering may be used for soil protection for soils that will be utilized as structural or fill
materials only, provided that soils that are to be reused for other purposes shall be covered for 14 days
or less.
c. The Development Services Division’s approval of this work is required prior to final inspection and
approval of the permit. (Ord. 5526, 2-1-2010)
7. Construction Debris: Construction debris, such as concrete, lumber, etc., must be removed and not
buried on site.
8. Construction Activity Standards – Aquifer Protection Area (APA) Zones 1 and 2: The following
standards shall apply to construction activities occurring in the Aquifer Protection Area if construction
vehicles will be refueled on site and/or the quantity of hazardous materials that will be stored,
dispensed, used, and handled on the construction site, exclusive of the quantity of hazardous materials
contained in fuel or fluid reservoirs of construction vehicles, will exceed twenty (20) gallons. Weight of
solid hazardous materials will be converted to volumes for purposes of determining whether de
minimus amount is exceeded. Ten (10) pounds shall be considered equal to one gallon.
a. Designated Person: There shall be a designated person on site during operating hours who is
responsible for supervising the use, storage, and handling of hazardous materials and who shall take
appropriate mitigating actions necessary in the event of fire or spill.
b. Secondary Containment: Hazardous material storage, dispensing, and refueling areas and, to the
extent possible, use and handling areas shall be provided with secondary containment in accordance
with RMC 4-3-050H2d(i), Secondary Containment – Zones 1 and 2.
c. Securing Hazardous Materials: Hazardous materials left on site when the site is unsupervised must be
inaccessible to the public. Locked storage sheds, locked fencing, locked fuel tanks on construction
vehicles, or other techniques may be used if they will preclude access.
d. Removal of Leaking Vehicles and Equipment: Construction vehicles and stationary equipment that
are found to be leaking fuel, hydraulic fluid, and/or other hazardous materials shall be removed from
the site and the aquifer protection area or repaired in place as soon as possible and may remain on the
site in the interim only if leakage is completely contained.
e. Flammable and Combustible Liquids – Storage and Dispensing: Storage and dispensing of flammable
and combustible liquids from tanks, containers, and tank vehicles into the fuel and fluid reservoirs of
construction vehicles or stationary equipment on the construction site shall be in accordance with these
standards and the Uniform Fire Code Section 7904.2, as adopted or amended by the City.
f. Clean-Up Equipment and Supplies: Equipment and supplies adequate for the immediate clean-up of
the worst case release shall be stored on the construction site in close proximity to hazardous materials.
g. Unauthorized Releases: Unauthorized releases as defined in RMC 4-11-210, Definitions U, shall
immediately be contained, reported, and cleaned up as required by RMC 4-9-015G, Unauthorized
Releases. Contaminated soil, water, and other materials shall be disposed of according to state and local
requirements.
h. Application of Pesticides and Fertilizer: Application of pesticide and fertilizer shall be in accordance
with the requirements of RMC 4-3-050H3, Use of Pesticides and Nitrates – APA Zones 1 and 2.
i. Hazardous Materials Management Statement: A hazardous materials management statement as
described in RMC 4-8-120D8, Definitions H, Hazardous Materials Management Statement, shall be
submitted to and approved by the Department prior to issuance of a permit regulating construction
activity in the APA.
AGENDA ITEM #2.
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-5
4-4-040 FENCES, HEDGES, AND RETAINING WALLS:
C. GENERAL FENCE, HEDGE, AND RETAINING WALL STANDARDS:
1. Height – Method of Measurement:
a. Fences: The height shall be measured from the top elevation of the top board rail or wire to the
ground. In cases where a wall is used instead of a fence, height shall be measured from the top surface
of the wall to the ground on the high side of the wall.
i. Grade Differences: Where the finished grade is a different elevation on either side of a fence the
height may be measured from the side having the highest elevation.
ii. Fences on Berms: A berm shall not be constructed with a fence on it unless the total height of the
berm plus the fence is less than the maximum height allowable for the fence if the berm were not
present.
b. Hedges: The height shall be measured from the topmost portion of vegetation to the ground. Hedges
designed as part of stormwater low impact development best management practices shall be designed
consistent with the Surface Water Design Manual, and with the clear vision area as defined by RMC 4-
11-030, and avoid blocking public views to public places.
c. Retaining Walls: The standards of this Section refer to exposed retaining wall height, as defined in
RMC4-11-180, Definitions R, which is the vertical distance measure from the finish grade at the bottom
of the wall (i.e., lower soil grade) to the finish grade at the top of the wall (i.e., upper soil grade).
2. Retaining Wall Standards:
a. Fences on Retaining Walls: A fence shall not be constructed on top of a retaining wall unless the
total combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence.
i. Exception – Guardrail: If the Building Official requires a guardrail, the combined height of the
retaining wall and required guardrail shall not exceed nine feet (9') in residential zones, or twelve feet
(12') in commercial and industrial zones.
ii. Exception – Fifty Percent (50%) Transparent Fences: Fences that provide at least fifty percent
(50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top
of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied
to front yard setbacks, or clear vision areas, as defined by RMC 4-11-030, Definitions C.
b. Fences and Hedges Adjacent to Retaining Walls: Fences or hedges adjacent to retaining walls with
a combined height that exceeds the allowed height of a standalone retaining wall shall be set back by a
minimum of two feet (2'); this area shall be landscaped as if it were a terrace. If a fence is placed any
distance within the property line, the property owner continues to be responsible for the property on
both sides of the fence.
c. Materials: Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. Other materials may
be used with the Administrator’s approval.
d. Setback from Public Rights-of-Way: There shall be a minimum three-foot (3') landscaped setback at
the base of retaining walls abutting public rights-of-way. Landscaping shall include a mixture of shrubs
and groundcover (trees are optional) in conformance with the standards of RMC 4-4-070H4, Perimeter
Parking Lot Landscaping.
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e. Terracing: Terracing is the act of forming hillside into a number of level flat areas (terraces) between
retaining walls, which is often used when the maximum height of a single retaining wall is insufficient.
The following standards shall apply to terraced slopes:
i. Terrace Width: No portion of a retaining wall shall be measured as part of the terrace width. The
width of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the
minimum terrace width shall be two feet (2') and the maximum required width shall be five feet (5').
Terrace width shall be measured from the back edge of a lower retaining wall to the foremost edge of
the immediately succeeding and higher retaining wall.
ii. Terrace Landscaping: Terraces created between retaining walls shall be permanently landscaped
with a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of
RMC4-4-070F, Landscaping. Landscaping provided in front of retaining walls and within terraces shall
contribute to any landscaping required by RMC 4-4-070F; the Administrator may grant exceptions for
required trees based on land constraints.
f. Grading: For land area that is not between two (2) retaining walls (i.e., not a terrace), the lower soil
grade (i.e., ground at the bottom of a retaining wall’s exposed surface) and the upper soil grade (i.e.,
ground at the top a retaining wall) abutting a retaining wall shall be level for a horizontal distance
(measured perpendicularly to the wall) equaling one foot (1') for every one foot (1') in height of the
retaining wall.
g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant
modifications to this Section’s retaining wall standards. Approval of a modifications permit may include
conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to
terrace or specific materials to be used.
4-4-070 LANDSCAPING:
F. AREAS REQUIRED TO BE LANDSCAPED:
1. Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all
public street frontages, with the exception of areas for required walkways and driveways and those
zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be
required where buildings are not located.
2. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets: Minimum
planting strip widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2
of this Section, are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum of one
street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped
unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing
standards available through the Department of Community and Economic Development and on the
City’s website. (Ord. 5676, 12-3-2012)
3. Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting
a Front Yard: Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. Front yard trees are not required in
the RC and R-1 zones. A minimum of two (2) trees are to be located in the front yard prior to final
inspection. (Ord. 5676, 12-3-2012)
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-7
4. Projects Abutting Less Intensive Zones or Uses:
a. Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially sight-
obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual
barrier, is required along common property lines.
b. When a Residential Multi-family Zone or Use Is Abutting a Less Intense Residential Zone: A
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
c. When a Commercial Zoned Lot or Use Is Abutting a Residential Zone: A fifteen-foot (15') wide
partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line.
d. When an Industrial Zoned Lot or Use Is Abutting a Residential or Commercial Zone: A fifteen-
foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-
obscuring landscaped visual barrier, is required along the common property line.
5. Pervious Areas to Be Landscaped: Pervious areas, with the exception of critical areas, shall have
landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc.
6. Parking Lots: Vehicle parking lots shall meet minimum landscape standards in this Section.
a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See subsection H4 of this
Section, Perimeter Parking Lot Landscaping.
b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than
fourteen (14) stalls shall be landscaped as follows:
i. Trees per Parking Spaces: See RMC 4-4-070.H.5.a for tree densities per number of parking stalls.
Planters shall be sized to at least dimensions of 9 foot by 13 foot to accommodate trees as they mature.
ii. Landscaped Area per Parking Spaces. Minimum landscaped areas shall be achieved as follows, with
plantings consistent with RMC 4-4-070.H.5 b and c.
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
c. Optional Layout Patterns:
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-8
d. Perimeter and Interior Landscaping: Perimeter landscaping may not substitute for interior
landscaping.
e. Exception for Existing Parking Lots: Where compliance would result in the loss of existing required
parking spaces, the landscaping provisions shall prevail and the required parking minimum amount may
be reduced without the requirement of a parking code modification.
7. Minimum Freeway Frontage Landscaping: For properties abutting a freeway, ten feet (10') of
landscaping from the right-of-way line is required.
8. Storm Drainage Facilities:
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DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-9
i. Flow control and/or water quality treatment facilities: The perimeter of all new flow control and/or
water quality treatment stormwater facilities shall be landscaped in accordance with the provisions of
this Section and the Surface Water Design Manual, unless otherwise determined through the site plan
review or subdivision review process. (Ord. 5749, 1-12-2015)
ii. Low impact development facilities: Bioretention, infiltration, or other low impact development
stormwater facilities shall be located to avoid onsite clearing and grading to the extent feasible. Such
facilities shall be designed to incorporate plant species consistent with the Surface Water Design
Manual, with a preference for native trees and shrubs.
9. Urban Separator Properties: Properties within urban separators are subject to landscaping
requirements of RMC 4-3-110E in addition to the requirements of this Section. (Ord. 5749, 1-12-2015)
G. GENERAL LANDSCAPE REQUIREMENTS:
1. Compliance Required: Landscaping and screening required by this Section must comply with all of
the provisions of this Section. The landscaping standards are minimums; higher standards can be
substituted as long as fencing and vegetation do not exceed height limits specified in RMC 4-4-040.
Crime prevention and safety should be considered in landscape design.
2. Protection of Street Trees: It shall be unlawful for any person, without prior written approval of the
City to remove, destroy, cut, break, or injure any street tree that is planted or growing in or upon any
street right-of-way.
3. Retention of Existing Landscaping and Existing Trees Encouraged: Where possible, existing
native trees and shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and
incorporated in the landscape layout and can be counted towards required landscaping. Development
or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree
loss during development. Landscape plans are subject to requirements to protect significant trees, and
vegetation with habitat value, per RMC 4-4-130, Tree Retention and Land Clearing Regulations and RMC
4-3-050 Critical Areas Regulations.
4. Calculation of Required Plantings: Some required landscaping areas require a minimum amount of
plantings per square feet of area. If the calculation of the number of plantings results in a fraction of 0.5
or greater, the applicant shall round up to the next whole number. If the calculation of the number of
plantings results in a fraction of 0.4 or less, the applicant shall round down to the next whole number.
5. Avoidance of Hazards: All landscaping shall be planned in consideration of the public health, safety,
and welfare.
a. Landscaping shall not intrude within the clear vision areas at driveways and street intersections;
b. Trees planted near overhead power lines shall be species that will comply with utility purveyor
clearance requirements;
c. Landscaping shall not obscure fire hydrants or access for emergency response vehicles; and
d. Landscaping in a parking lot shall not conflict with the safety of those using a parking lot, abutting
sidewalks, or with traffic safety. (Ord. 5676, 12-3-2012)
H. DESCRIPTION OF REQUIRED LANDSCAPING TYPES:
1. Street Frontage Landscaping Buffer: Such landscaping shall include a mixture of trees, shrubs, and
groundcover as approved by the Department of Community and Economic Development.
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-10
2. Partially Sight-obscuring Landscaped Visual Barrier: Such landscaping or landscape plus fencing
shall be, at minimum, six feet (6') high at maturity and at least fifty percent (50%) sight-obscuring.
3. Fully Sight-obscuring Landscaped Visual Barrier: Such landscaping or landscape plus fencing shall
be, at minimum, six feet (6') high at maturity and one hundred percent (100%) sight-obscuring.
4. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breastcaliper height (dbh) for multi-family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage.
Trees shall be one and a half inches (1.5”) caliper height for low impact development stormwater
management facilities associated with any land use.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent
(50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
5. Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated
in subsection F of this Section. Any interior parking lot landscaping area shall be a minimum of five feet
(5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of
trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh)caliper for multi-family, commercial,
and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be
planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted.
Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot
landscape area.
6. Storm Drainage Facility Landscaping:
a. Trees Are Prohibited on Berms: Trees are prohibited on any berm serving a drainage-related
function; however, groundcover is required and subject to City review/approval.
b. Additional Locations Where Trees and Shrubs Are Prohibited:
i. Within the fenced area; and
ii. Within ten feet (10') of any manmade drainage structure (e.g., catch basins, ditches, pipes, vaults,
etc.).
c. Perimeter Landscaping Required: A landscaping strip with a minimum fifteen feet (15') of width
shall be located on the outside of the fence, unless otherwise determined through the site plan review
or subdivision review process.
d. Type of Plantings Required: Plantings shall be consistent with the Surface Water Design Manual and
this Section. Additionally, trees must be spaced as determined by the Department of Community and
Economic Development.
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DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-11
e. Conflicts: In the event of a conflict between this Section and the Surface Water Design Manual, the
landscaping provisions of this Section shall prevail. Refer to chapter 5 of the Surface Water Design
Manual. (Ord. 5749, 1-12-2015)
I. IRRIGATION REQUIREMENTS:
1. Irrigation and Automatic Controller:
a. A permanent built-in irrigation system with an automatic controller shall be installed, used, and
maintained in working order in all landscaped areas of industrial, commercial, and multi-family
development, and landscaped common areas in single family subdivisions.
b. The irrigation system shall provide full water coverage of the planted areas as specified in the plan.
c. The irrigation system maintenance program shall include scheduled procedures for winterization.
2. Exceptions for Drought Tolerant Plants: Landscape plans featuring one hundred percent (100%)
drought-tolerant plants or landscaping already established without irrigation systems are exempt from
installation of a permanent irrigation system, but drought tolerant proposals must provide supplemental
moisture by means of a City-approved temporary irrigation system for a period not less than two (2)
years. The Administrator shall have the option of conditioning the approval (i.e., requiring a screening
fence, etc.). An inspection will be required one year after final inspection to ensure that the landscaping
has become established. An inspection fee, paid at the time of permit application, will be required and
the fee amount will be determined by the Administrator. (Ord. 5676, 12-3-2012)
J. SOIL REQUIREMENTS:
Soil shall be prepared for landscape installation according to industry standards to be conducive to the
healthy growth of new plants. Topsoil shall be rich in organic material or amended to be so. Clay soil is
not acceptable and must be removed from landscape areas if naturally present on site.
K. DRAINAGE:
All landscape areas shall have adequate drainage, either through natural percolation or by means of an
installed drainage system.
L. PLANT MATERIALS:
1. General: All plants specified shall be adaptable to the site conditions (sun exposure, cold hardiness,
moisture requirements, soil type, soil pH, etc.). In addition:
a. All plant material shall meet the most recent American Standards for Nursery Plant Stock (ANSI
Z60.1).
b. Caution should be used so as to avoid introducing highly invasive plants into the City landscape.
c. When berms are incorporated into the landscape design, they shall not exceed slopes of 3:1 for lawn
areas or 2:1 for other plant material.
2. Ground Cover Is Required:
a. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must
be planted in ground cover plants, which may include grasses. Mulch must be confined to areas
underneath plants and is not a substitute for ground cover plants.
b. Size and Spacing: Ground cover plants, other than grasses, must be at least the four-inch (4") pot
size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-12
standards may be applied per subsection C. Area planted in ground cover plants, other than grass seed
or sod, must be planted in triangular spacing as depicted below. Ground cover plants must be planted at
a density that will cover the entire area within three (3) years.
c. Plugs or Bareroot Plants: In lieu of 4-inch pots, the Administrator may allow or may condition
developments to incorporate 10-inch landscape plugs or bareroot plants provided the roots are well-
developed, can be planted during the appropriate season, and can meet the coverage requirements in
subsection b above.
d. Supplementary Seeding: Where feasible, the Administrator may require supplementary seeding to
promote genetic diversity of groundcovers and plant material.
e. Turf-Limited: The Administrator may condition development applications to limit the extent of turf to
promote species that are drought-tolerant and to maximize application of native vegetation or
vegetation associated with low impact development best management practices.
3. Shrubs: All shrubs must be of sufficient size and number to meet the required standards within three
(3) years of planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be
in beds that include a layer of mulch at least two inches (2") in depth. The Administrator may allow
smaller size shrubs provided the applicant demonstrates to the Administrator’s satisfaction that the
plants can meet the coverage requirements in time.
4. Trees:
a. Approved Tree Species: The Department of Community and Economic Development can provide an
Approved Tree List. The list is available on the City website.
b. Planting Size: Broadleaf trees at the time of planting must be fully branched and no smaller than one
and one-half inches (1.5") in diameter at breast height (dbh) caliper. Broadleaf trees planted in
residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh)caliper.
Broadleaf trees planted in all other zones must be a minimum of two inches (2") in diameter
(dbh)caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6')
in height.
c. Mulch: Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least
two three inches (23") and is at least two three feet (2'3') in radius around the tree.
5. Prohibited Plant Materials: Plants listed as a nuisance or prohibited by Washington State Noxious
Weed Control Board or listed by King County on the County’s invasive species list are prohibited in
required landscaped areas.
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-13
4-6-060 STREET STANDARDS
F. PUBLIC STREET RIGHT-OF-WAY DESIGN STANDARDS:
1. Level of Improvements: The minimum level of street improvements required are listed in the
following tables including but not limited to curbs, planting strips, sidewalks, and lighting.
a. Street Lighting Exemption: No street lighting is required for the following smaller project sizes: two
(2) to four (4) units for residential; zero (0) to five thousand (5,000) square feet commercial; or zero (0)
to ten thousand (10,000) square feet industrial.
b. Additional Walkway Requirement: A pedestrian walkway to the arterial is required for the following
larger project sizes with more than: twenty (20) units residential; ten thousand (10,000) square feet
commercial; or twenty thousand (20,000) square feet industrial.
2. Minimum Design Standards for Public Streets and Alleys: All such improvements shall be
constructed to the City Standards for Municipal Public Works Construction. Standards for construction
shall be as specified in the following table, and by the Administrator.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
Structural
Design
See Standard Drawing or Pavement section and may be designed using procedures described in
the WSDOT Design Manual, latest edition.
Average Daily
Vehicle Trips
(ADT)
14,000 –
40,000
3,000 –
20,000
3,000 – 14,000 0 – 3,000 0 – 3,000 0 – 250 N/A
Right-of-Way (R-
O-W)
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
2 lanes – 83'
3 lanes – 94'
2 lanes – 69'
3 lanes – 80'
2 lanes –
53'
1 lane – 45' Res. –
16'
Com.
– 16'
Sidewalks2 8' both sides3 8' both sides3 8' both sides3 6' both sides 5' both
sides12
5' both
sides12
None
Planting Strips4 8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between curb &
walk both sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
None
Tree grates and hardscape may be substituted for planting strip May be reduced if
AGENDA ITEM #2.
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-14
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
area if approved by Administrator. approved by
Administrator5
Street Trees Required, see Street Trees Standards RMC 4-4-070 N/A
Curbs Curb both
sides
Curb both
sides
Curb both sides Curb both
sides
Curb both
sides
Curb both
sides
None
Parking Lanes Allowed at 8' Allowed at 8' 8' both sides 8' both sides 6' one side6 6' one side6
Bicycle
Facilities7
All classifications of Arterials will have Class I, or
Class II, or Class III bicycle facility.
None None None N/A
Paved Roadway
Width, not
including
parking
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
2 lanes – 30'
3 lanes – 41'
2 lanes – 20'
3 lanes – 31'
2 lanes –
20'
1 lane – 12'8 Res. –
12'
Com.
– 16'
Lane Widths9 11' travel lanes, 5' bike lanes,
and 12' center left turn
lanes.
10' travel lanes, 5'
bike lanes, and 11'
center left turn
lanes.
10' travel lanes 1 travel
lane – 12'8
Res. –
12'
Com.
– 16'
Center Median Center median allowed for boulevard treatment
and center left turn lane. Width will be width of
center left turn lane minus 1 foot from through
traffic travel lanes on both sides. Pull-outs with a
minimum 25 foot length required for
maintenance and emergency vehicles within the
median at intervals of 300 – 350'
N/A
Pedestrian Bulb-
outs
Curb bulb-outs required where on-street parking is located. N/A N/A
Intersection
Radii10
35' turning
radius
35' turning
radius
35' turning
radius11
25' turning
radius11
25' turning
radius
25' turning
radius
N/A
At the intersection of two classes of streets, the radius for the higher class street is to be
used. Where larger trucks, transit and school buses are anticipated, further design will be
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April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-15
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
required to determine an adequate radius. The minimum curb radius is 15 feet.
Cul-de-sacs Limited application per RMC 4-6-060H. Limited application. See
RMC 4-6-060H for
pavement and R-O-W
widths when permitted.
N/A
Maximum
Grades13
0.5 – 8% 0.5 – 8% 0.5 – 10% 0.5 – 15%, greater than 15% only
allowed within approved hillside
subdivisions.14
0.5 –
15%
Site Access Determined
on a case-by-
case basis.
125' from
intersection
125' from
intersection
N/A N/A N/A N/A
Street &
Pedestrian
Lighting
Street lighting required per RMC 4-6-060I, as it exists or may be amended. N/A
NOTES AND CONDITIONS: MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND
ALLEYS:
1 Minimum design standards may be altered to allow alternative stormwater management and
low impact development techniques within the R-O-W by the Department.
2 Sidewalk width will be 12 feet both sides in the City Center Community Planning Area. This
sidewalk width includes street tree grates for locating street trees. Permeable pavement may be
allowed by the Administrator to accomplish low impact development best management
practices.
3 Sidewalk areas may be required at a wider width to accommodate required multi-use path
facilities when a Class I multi-use path is required within a street R-O-W by the Department. The
width of a required 5 foot bicycle lane will be transferred to the sidewalk area to create a Class I
multi-use path. Permeable pavement may be allowed by the Administrator to accomplish low
impact development best management practices.
4 Maintenance Responsibilities. Unless otherwise agreed upon by the City of Renton,
maintenance of landscaping within the planting strip area, including but not limited to elements
such as groundcover, turf, softscape, and hardscape, is the responsibility of the adjacent
property owner. Maintenance for street trees within the public right-of-way shall be the
responsibility of the City of Renton.
5 Planting strips may be reduced if one of the following conditions is met: (a) when R-O-W
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MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
acquisition is problematic; or (b) when critical areas would be impacted. If approved, a
permanent alternative landscaped area should be provided equal or greater than the allowed
planting strip area reduction that is in addition to any minimum existing code requirements.
6 A second parking lane may be required by the Administrator.
7 Class II bicycle facilities (bike lanes) included in roadway width for both sides. Bicycle facilities
that are shared travel lanes, Class III bicycle facilities, require less roadway width. Class III travel
lanes are a minimum of 14 feet.
8 Requirement: Either fire sprinklers shall be provided as approved by Fire & Emergency
Services or a clear roadway area shall be provided for emergency vehicles midblock. All of the
clear area must be 20 feet in width for vehicular movement with a minimum length of 50 feet
and maximum length of 100 feet, so as to provide emergency access to homes within 150 feet.
Along the clear area only, the planting strip would not be required and the clear area will be in
place of the landscaping area.
9 The City may require different lane width dimensions to address safety concerns or to meet
state and federal requirements for state routes or grant funding.
10 Turning radius dimensions represent the vehicle turning path. The smallest curb radius
should be used while maintaining the specified turning radius. Lane width and the presence of a
bike lane and parking lane affect a vehicle’s turning path. On streets with more than one lane in
that direction of travel, large vehicles may encroach into no more than one-half of the adjacent
travel lane to complete the turn. On Arterials and Collector Arterials, encroachment into
oncoming travel lanes is unacceptable. The minimum curb radius is 15 feet.
11 Turning radius for streets which include industrial access may increase to 50 feet.
12 Sidewalks shall be provided on both sides of the street to meet complete streets
requirements, provided that the Administrator may approve sidewalks on one side of the street
per RMC 4-6-030.G.
13 Sidewalks may be designed to be reverse sloped away from the street, provided that the
sidewalks have a maximum long slope of 2% and are designed to drain towards a publicly-owned
low impact development facility along the roadway instead of directly into the street.
(Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012)
3. Length of Improvements: 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 of
platting purposes and which may abut property dedicated as a public street.
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4. Additional Alley Standards: Alleys may be used for vehicular access, but are not to be considered as
the primary access for emergency or Fire Department concerns. Alley access is the preferred street
pattern except for properties in the Residential Low Density land use designation. Refer to RMC 4-7-150.
5. Pavement Thickness: New pavement shall be a minimum of four inches (4") of asphalt over six
inches (6") of crushed rock. Pavement thickness for new or repaired arterial or collector streets or
widening of arterials or collector streets must be approved by the Department of Community and
Economic Development. Pavement thickness design shall be based on standard engineering procedures
and weight/loading requirements for emergency response vehicles. 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 or materials may be used if
approved by the Department through the process listed in RMC 4-9-250E.
6. Minimum Sidewalk Measurements: New sidewalks must provide a minimum of four feet (4') of
horizontal clearance from all vertical obstructions. Sidewalk widths include the curb width for those
sidewalks constructed abutting or attached to the curb.
7. Curves:
a. 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.
b. Vertical Curves: All changes in grade shall be connected by vertical curves of a minimum length of
two hundred feet (200') unless specified otherwise by the Administrator.
c. Tangents for Reverse Curves: A tangent of at least two hundred feet (200') in length shall be
provided between reverse curves for arterials; one hundred fifty feet (150') for collectors and one
hundred feet (100') for residential access streets. (Ord. 5676, 12-3-2012)
8. City Center Planning Area and Urban Design Districts – Special Standards: Greater sidewalk
widths may be required in the City Center Planning Area and Urban Design Districts as part of site plan
development review for specific projects. The Administrator may require that sidewalks be extended
from the property line to the curb with provisions made for street trees and other landscaping
requirements, street lighting, and fire hydrants. (Ord. 5676, 12-3-2012)
9. Vehicular Access and Connection Points To and From the State Highway System:
a. Chapter 47.50 RCW, Highway Access Management, is hereby adopted by reference to provide for the
regulation and control of vehicular access and connection points of ingress to and egress from the state
highway system within the incorporated areas of the City of Renton.
b. Pursuant to Chapter 47.50 RCW, the provisions of Chapters 468-51 and 468-52 WAC, together with all
future amendments, are hereby adopted and incorporated by reference.
c. At least one copy of each law, rule or regulation adopted hereby is on file with the City Clerk and
available for inspection by the public. (Ord. 5413, 10-13-2008; Ord. 5517, 12-14-2009)
G. COMPLETE STREETS:
1. Complete Streets: The City of Renton will plan for, design, and construct transportation projects to
appropriately provide accommodations for pedestrians, bicyclists, and transit riders of all ages and
abilities, and freight and motor vehicles, including the incorporation of such facilities into transportation
plans and programs.
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-18
2. Exemptions: Pedestrian and bicycle facilities are not required to be established when it is concluded
by the Administrator that application of complete streets principles is unnecessary or inappropriate:
a. Where their establishment would be contrary to public safety; or
b. When the cost would be excessively disproportionate to the need or probable use; or
c. Where there is no identified long-term need; or
d. Where the establishment would violate Comprehensive Plan policies; or
e. Where trails in common areas are provided in lieu of sidewalks, or when vegetated best management
practices such as bioretention is proposed, or soil conservation or critical area protection is necessary;
or
ef. Where the Administrator grants a documented exemption which may only be authorized in specific
situations where conditions warrant. Such site-specific exemptions shall not constitute general changes
to the minimum street standards established in this Section. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-
2012)
H. DEAD END STREETS:
1. Limited Application: Cul-de-sac and dead end streets are limited in application and may only be
permitted by the Administrator where, due to demonstrable physical constraints, no future connection
to a larger street pattern is physically possible.
2. Cul-de-Sacs and Turnarounds When Permitted – Minimum Requirements: Minimum standards
for dead end streets, if approved by the Department of Community and Economic Development, are as
follows:
LENGTH OF STREET TYPE OF TURNAROUND
For up to 150' in length No turnaround required.
From 150' to 300' in length Dedicated hammerhead turnaround or cul-de-sac required.
From 300' to 500' in length Cul-de-sac required.
From 500' to 700' in length Cul-de-sac required.
Fire sprinkler system required for houses.
Longer than 700' in length Two means of access and fire sprinklers required for all houses beyond 500'.
3. Turnaround Design: The hammerhead turnaround shall have a design approved by the
Administrator and Fire and Emergency Services.
4. Cul-de-Sac Design: Cul-de-sacs shall have a minimum paved and landscaped radius of forty five feet
(45') with a right-of-way radius of fifty five feet (55') for the turnaround. A landscaped center island with
a radius of twenty feet (20') delineated by curbing shall be provided in the cul-de-sac. Low impact
development best management practices shall be provided in the center island where feasible and
consistent with City standard details and the Surface Water Design Manual in RMC 4-6-030. The
landscaping shall be maintained by the homeowners’ association or adjacent property owners. The cul-
de-sac turnaround shall have a design approved by the Administrator and Fire and Emergency Services.
AGENDA ITEM #2.
DRAFT LANDSCAPING AND STREETS
April 4July 6, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants J-19
5. Secondary Access Requirement: Secondary access for emergency equipment is required when a
development of three (3) or more buildings is located more than two hundred feet (200') from a public
street.
6. Waiver of Turnaround: The requirement for a turnaround or cul-de-sac may be waived by the
Administrator with approval of Fire and Emergency Services when the development proposal will not
create an increased need for emergency operations pursuant to RMC 4-9-250C, Waiver Procedures.
(Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012)
Q. VARIATIONS FROM STANDARDS:
1. Alternates, Modifications, Waivers, Variances: See RMC 4-9-250.
2. Half Street Improvements:
a. When Permitted: Half street improvements may be allowed for a residential access street by the
Administrator when it is determined that the adjacent parcel of property has the potential for future
development and dedication of the right-of-way necessary for the completion of the street right-of-way.
(Ord. 5676, 12-3-2012)
b. Minimum Design Standards: The right-of-way for the half street improvement must be a minimum of
thirty five feet (35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be
installed on the development side of the street according to the minimum design standards for public
streets. If the street is permitted 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.
c. Standards for Completion of the Half Street: When the adjacent parcel is platted or developed, the
additional right-of-way width needed to complete the type of street classification shall be dedicated
from the developing property. The pavement shall then be widened to the width needed to complete
the type of street classification, curb, planting strip, and sidewalk shall be installed on the developing
side of the street. If the street is a dead end street requiring a cul-de-sac, then the developing parcel
shall dedicate the remainder of the right-of-way for the cul-de-sac and construct the final complete cul-
de-sac, including curb, sidewalk, and other required improvements. (Ord. 5517, 12-14-2009)
3. Cul-de-Sac Modifications for Low Impact Development: The Administrator may modify cul-de-sac
design standards to advance low impact development facility installation and reduce impervious
surfaces, provided that turnaround design modifications shall allow safe access and emergency
response.
AGENDA ITEM #2.
April 4June 16, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants K-1
K. STORM AND SURFACE WATER DRAINAGE REVIEW
4-6-030 DRAINAGE (SURFACE WATER) STANDARDS:
C. ADOPTION OF SURFACE WATER DESIGN MANUAL:
The 2009 2016 King County Surface Water Design Manual (KCSWDM), or most current edition, as now
or as hereafter may be amended by King County or the City of Renton, and hereby referred to as the
Surface Water Design Manual, is adopted by reference. One copy of the Surface Water Design Manual
shall be filed with the City Clerk. (Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
CHAPTER 4-11 DEFINITIONS
4-11-060 DEFINITIONS F:
FEASIBLE (with regard to application of the Surface Water Design Manual in RMC 4-6-030): A LID best
management practice that is considered capable of implementation following consideration of the
Surface Water Design Manual infeasibility criteria and that is not in conflict with requirements of federal
or state law, zoning district design criteria, public health and safety, transportation regulations, or
regulations protecting tree species.
4-11-120 DEFINITIONS L:
LOW IMPACT DEVELOPMENT (LID): A stormwater and land use management strategy that strives to
mimic predisturbance hydrologic processes of infiltration, filtration, storage, evaporation and
transpiration by emphasizing conservation, use of on-site natural features, site planning, and distributed
stormwater management practices that are integrated into a project design (per the Surface Water
Design Manual).
LID BEST MANAGEMENT PRACTICES: Distributed stormwater management practices, integrated into a
project design, that emphasize pre-disturbance hydrologic processes of infiltration, filtration, storage,
evaporation and transpiration. LID structural BMPs are referred to as flow control BMPs and include, but
are not limited to, bioretention, permeable pavements, roof downspout controls, dispersion, soil quality
and depth, and minimal excavation foundations (per the Surface Water Design Manual).
4-11-190 DEFINITIONS S:
STORMWATER FACILITY: A constructed component of a stormwater drainage system, designed or
constructed to perform a particular function, or multiple functions. Stormwater facilities include, but are
not limited to, pipes, swales, ditches, culverts, street gutters, detention ponds, retention ponds,
constructed wetlands, infiltration devices, catch basins, oil/water separators, and biofiltration swales.
They may also include low impact development BMPs/ facilities. Also referred to as Drainage Facility.
Comment [LG1]: See page C-16 of KCSWDM
Comment [AS2]: I made a note to add this
definition and make sure it include LID. Note that
this definition is NOT included in the KC SWDM.
Definition shown is from Ecology, and modified to
include LID and refer to drainage facilities (a term
that is also used in the RMC).
AGENDA ITEM #2.
April 4July 5, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants L-1
L. PUBLIC WAYS AND PROPERTY REVIEW
CHAPTER 9-2 EXCESS RIGHT-OF-WAY USE
9-2-3 STANDARDS OF REVIEW:
B. Permanent Easements: Prior to the issuance of any permanent easement, the Community and
Economic Development Administrator or designee shall review the application and determine that the
easement is the minimum that will be necessary, that the easement will not negatively affect the
current or anticipated future use of the right-of-way, and that the public good, in balance, is furthered
by such easement. The easement is intended to allow granting of minor easements for eave overhangs,
foundation footings, low impact development best management practices or similar minor uses when
approved by the Administrator, when the structures are deemed to be of significant benefit to the City.
Such permanent easement shall be limited to no more than three feet in width for underground
structures such as foundation footings, and no more than eight feet in width for structures above
ground such as eave overhangs or bay windows. In no case shall aboveground structures be less than 14
feet from ground elevation, nor shall they extend over the surface of a paved street, but shall be limited
to over sidewalks, alleys, landscape areas, or unimproved areas.
9-2-7 DEFINITIONS:
CORE AREA: For the purposes of this Section, the core area of the City shall be recognized as that area
bounded by the center lines of Smithers Avenue S. from S. 4th Place to S. 3rd Street and Logan Avenue
S. from S. 3rd Street to the Cedar River, bounded on the north by the Cedar River, east to Mill Avenue S.,
south to S. 4th Street, and west to Smithers Avenue S. (Ord. 4050, 3-9-87)
PUBLIC BENEFIT: For the purposes of this Section, a use shall be one of “public benefit” when the use of
the public right-of-way creates and/or enhances the general public health, safety, welfare, general
appearance and aesthetics of the subject area.
Such benefit shall only be recognized when it is provided without remuneration and is offered in excess
of the dictates of statutory or regulatory guidelines.
For the purposes of low impact development best management practices, the use of such facilities in the
right of way in order to provide improved water quality treatment or infiltration over existing conditions
shall qualify as a public benefit. (Ord. 4050, 3-9-87; amd. Ord. 4912, 8-20-01)
CHAPTER 9-10 STREET EXCAVATIONS
9-10-2 CONDITION OF PERMIT:
The Department of Community and Economic Development shall grant such permit only upon
compliance with the following terms and conditions:
F. All low impact development best management practices, existing storm sewer drainage facilities and
outer utilities that are moved or disconnected, or disturbed during such work shall be replaced or
repaired immediately as directed. A concrete saw shall be used to cut all pavement so as to produce a
reasonable square and true edge without spalling or cracking into adjacent pavement.
Comment [LG1]: Added into Section K
definitions:
LOW IMPACT DEVELOPMENT (LID): A stormwater
and land use management strategy that strives to
mimic predisturbance hydrologic processes of
infiltration, filtration, storage, evaporation and
transpiration by emphasizing conservation, use of
on-site natural features, site planning, and
distributed stormwater management practices that
are integrated into a project design.
LID BEST MANAGEMENT PRACTICES: Distributed
stormwater management practices, integrated into
a project design, that emphasize pre-disturbance
hydrologic processes of infiltration, filtration,
storage, evaporation and transpiration. LID
structural BMPs are referred to as flow control
BMPs and include, but are not limited to,
bioretention, permeable pavements, roof
downspout controls, dispersion, soil quality and
depth, and minimal excavation foundations.
AGENDA ITEM #2.
PUBLIC WAYS AND PROPERTY REVIEW
April 4July 5, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants L-2
9-10-11 TRENCH RESTORATION AND STREET OVERLAY REQUIREMENTS:
A. Purpose: The purpose of this Code Section is to establish guidelines for the restoration of City
streets disturbed by installation of utilities and other construction activities. Any public or private
utilities, general contractors, or others permitted to work in the public right-of-way will adhere to the
procedures set forth in this policy.
B. Definition:
Engineer: The term “engineer” shall denote the City project manager, inspector and/or plan reviewer, or
their designated representative.
C. Application: The following standards in this Section shall be followed when doing trench or
excavation work within the paved portion of any City of Renton right-of-way. Modifications or
exemptions to these standards may be authorized by the Community and Economic Development
Administrator, or authorized representative, upon written request by the permittee, the permittee’s
contractor or engineer, and demonstration of an equivalent alternative. (Ord. 5450, 3-2-09)
D. Hours of Operations: Hours for work within the roadway for asphalt overlays or trench restoration
shall be as directed by the Traffic Control Plan requirements and the Traffic Operations Engineer.
E. Inspection: The Engineer may determine in the field that a full street-width (edge-of-pavement to
edge-of-pavement) overlay is required due to changes in the permit conditions such as, but not limited
to the following:
1. There has been damage to the existing asphalt surface due to the contractor’s equipment.
2. The trench width was increased significantly or the existing pavement is undermined or damaged.
3. Any other construction related activities that require additional pavement restoration.
F. City of Renton Standards: All materials and workmanship shall be in accordance with the City of
Renton Standard and Supplemental Specifications (current adopted version) except where otherwise
noted in these standards. Materials and workmanship are required to be in conformance with standards
for the Standard Specifications for Road, Bridge, and Municipal Construction prepared by the
Washington State Chapter of the American Public Works Association (APWA) and the Washington State
Department of Transportation (WSDOT) and shall comply with the current edition, as modified by the
City of Renton Supplemental Specifications.
1. An asphalt paver shall be used in accordance with Section 5-04.3(3) of Standard Specifications. A
“Layton Box” or equal may be used in place of the power-propelled paver. Rollers shall be used in
accordance with Section 5-04.3(4) of the Standard Specifications. “Plate Compactors” and “Jumping
Jacks” shall not be used in lieu of rollers.
2. Trench backfill and resurfacing shall be as shown in the City of Renton Standard Details, unless
modified by the City permit. Surfacing depths shown in the standard details are minimums and may be
increased by the Engineer to meet traffic loads or site conditions.
3. Requirement for Patching, Overlay, and Overlay Widths: All trench and pavement cuts shall be
made by sawcut or by grinding. Sawcuts or grinding shall be a minimum of one foot (1') outside the
trench width. The top two inches (2") of asphalt shall be ground down to a minimum distance of one
foot (1') beyond the actual outside edges of the trench and shall be replaced with two inches (2") of
Class B asphalt, per City of Renton Standard Plan #HR-23 (SP Page H032A). At the discretion of the
engineer, a full street width overlay may be required.
AGENDA ITEM #2.
PUBLIC WAYS AND PROPERTY REVIEW
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Lane-width or a full street-width overlay will be determined based upon the location and length of the
proposed trench within the roadway cross-section. Changes in field conditions may warrant
implementation of additional overlay requirements.
a. Trenches (Road Crossings):
(1) The minimum width of a transverse patch (road crossing) shall be six and one-half feet (6.5'). See
City of Renton Standard Plan Drawing #HR-23 (SP Page: H032A).
(2) Any affected lane will be ground down two inches (2") and paved for the entire width of the lane.
(3) The patch shall be a minimum of one foot (1') beyond the excavation and patch length shall be a
minimum of an entire traveled lane.
(4) If the outside of the trenching is within three feet (3') of any adjacent lane line, the entire adjacent
traveled lane affected will be repaved.
(5) An area including the trench and one foot (1') on each side of the trench but not less than six and
one-half feet (6.5') total for the entire width of the affected traveled lanes will be ground down to a
depth of two inches (2"). A two-inch (2") overlay of Class B asphalt will be applied per City standards.
b. Trenches Running Parallel with the Street:
(1) The minimum width of a longitudinal patch shall be four and one-half feet (4.5'). See City of Renton
Standard Plan Drawing #HR-05 (SP Page H032).
(2) If the trenching is within a single traveled lane, an entire lane-width overlay will be required.
(3) If the outside of the trenching is within three feet (3') of any adjacent lane line, the entire adjacent
traveled land affected will be overlaid.
(4) If the trenching is greater than or equal to 30% of lane per block (660 foot maximum block length),
or if the total patches exceed 12 per block, then the lanes affected will be overlaid. Minimum overlay
shall include all patches within the block section.
(5) The entire traveled lane width for the length of the trench and an additional ten feet (10′) at each
end of the trench will be ground down to a depth of two inches (2′′). A two-inch (2′′) overlay of Class B
asphalt will be applied per City standards.
c. Potholing: Potholing shall meet the same requirements as trenching and pavement restoration.
Potholing shall be a minimum of one foot (1') beyond the excavation. All affected lanes will be ground
down to a depth of two inches (2") and paved not less than six and one half feet (6.5') wide for the
entire width of the lane. Potholes greater than five feet (5') in length, width or diameter shall be
restored to trench restoration standards. In all cases potholes shall be repaired per Renton Standard
Plan #HR05 (SP Page H032). Restoration requirements utilizing vactor equipment will be determined by
the Engineer.
4. Pavement Removal in Lieu of Grinding: The contractor in all cases can remove the pavement in the
replacement area instead of grinding out the specified two inches (2") of asphalt. Full pavement
replacement to meet or exceed the existing pavement depth will be required for the area of pavement
removal. Patching of pervious concrete shall follow American Concrete Institute (ACI) 522.1-13. Porous
asphalt shall be specified on a project-by-project basis by the engineer. Permeable materials should be
replaced in-kind where feasible. Patching porous asphalt with conventional asphalt is acceptable if it is
no more than ten (10) percent of the total facility area or does not impact the overall facility function.
Take appropriate precautions during pavement repair and replacement efforts to prevent clogging of
adjacent surfaces.
AGENDA ITEM #2.
PUBLIC WAYS AND PROPERTY REVIEW
April 4July 5, 2016 Prepared by BERK Consulting and Herrera Environmental Consultants L-4
5. Trench Backfill and Restoration Construction Requirements:
a. Trench restoration shall be either by a patch or overlay method, as required and indicated on City of
Renton Standard Plans #HR-05, HR-23, and HR-22 (SP Pages #H032, H032A, and H033).
b. All trench and pavement cuts, which will not be overlaid, shall be made by sawcut or grinding.
Sawcuts shall be a minimum of two feet (2') outside the excavated trench width.
c. All trenching within the top four feet (4') shall be backfilled with crushed surfacing materials
conforming to Section 4-04 of the Standard Specifications. Any trenching over four feet (4') in depth may
use materials approved by the Engineer or Materials Lab for backfilling below the four-foot (4') depth.
If the existing material (or other material) is determined by the Engineer to be suitable for backfill, the
contractor may use the native material except that the top six inches (6′′) shall be crushed surfacing top
course material.
The trench shall be compacted to a minimum ninety-five percent (95%) density, as described in Section
2-03 of the Standard Specifications. In the top six feet (6') of any trench, backfill compaction shall be
performed in 8 to 12-inch lifts. Any trench deeper than six feet (6') may be compacted in 24 inch lifts, up
to the top six-foot (6') zone. All trench backfill shall be firm and unyielding but in no case shall be
compacted to more than 92 percent of maximum density in permeable pavement areas.
All compaction shall be performed by mechanical methods. The compaction tests may be performed in
four-foot (4') vertical increments maximum. The test results shall be given to the Engineer for review
and approval prior to paving. The number and location of tests required shall be determined by the
Engineer.
d. Temporary restoration of trenches for overnight use shall be accomplished by using MC mix (cold
mix), Asphalt Treated Base (ATB), or steel plates, as approved by the Engineer. ATB used for temporary
restoration may be dumped directly into the trench, bladed out and rolled. After rolling, the trench must
be filled flush with asphalt to provide a smooth riding surface. If the temporary trench restoration does
not hold up, the contractor shall repair the patch within eight hours of being notified of the problem by
the City. This requirement applies 24 hours per day, seven days per week. In the event that the City
determines to repair the temporary patch, the contractor shall reimburse the City in an amount that is
double the City’s costs in repairing the patch, with the second half of the reimbursement to represent
City overhead and hidden costs.
e. Asphalt Concrete Class E or Class B shall be placed to the compacted depth as required and
indicated on City of Renton Standard Plans #HR-05, HR-23, and HR-22 (SP Pages #H032, H032A, and
H033) or as directed by the Engineer. The grade of asphalt shall be AR-4000W. The materials shall be
made in conformance with Section 9-02.1(4) of the Standard Specifications.
f. Tack coat shall be applied to the existing pavement at edge of saw cuts and shall be emulsified
asphalt grade CSS-1, as specified in Section 9-02.1(6) of the Standard Specifications. Tack shall be
applied as specified in Section 5-04 of the Standard Specifications.
g. Asphalt Concrete Class E or Class B shall be placed in accordance with Section 5-04 of the Standard
Specifications; except those longitudinal joints between successive layers of asphalt concrete shall be
displaced laterally a minimum of twelve inches (12"), unless otherwise approved by the Engineer. Fine
and coarse aggregate shall be in accordance with Section 9-03.8 of the Standard Specifications.
All street surfaces, walks or driveways within the street trenching areas shall be feathered and shimmed
to an extent that provides a smooth-riding connection and expeditious drainage flow for the newly
paved surface.
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Feathering and shimming shall not decrease the minimum vertical curb depth below four inches (4") for
storm water flow. The Engineer may require additional grinding to increase the curb depth available for
storm water flow in areas that are inadequate. Shimming and feathering as required by the Engineer
shall be accomplished by raking out the oversized aggregates from the Class B mix as appropriate.
Surface smoothness shall be per Section 5-04.3(13) of the Standard Specifications. The paving shall be
corrected by removal and repaving of the trench only. Asphalt patch depths will vary based upon the
streets being trenched. The actual depths of asphalt and the work to be performed shall be as required
and indicated on City of Renton Standard Plans #HR-05, HR-23, and HR-22 (SP Pages #H032, H032A, and
H033).
Compaction of all lifts of asphalt shall be a minimum ninety-two percent (92%) of density as determined
by WSDOT Test Method 705. The number of tests required shall be determined by the Engineer.
Testing shall be performed by an independent testing lab with the results being supplied to the
Engineer. Testing is not intended to relieve the contractor from any liability for the trench restoration. It
is intended to show the inspector, and the City, that the restoration meets these specifications.
h. All joints, except those associated with permeable pavement, shall be sealed using paving asphalt
AR-4000W.
i. When trenching within the unpaved roadway shoulder(s), the shoulder shall be restored to its
original condition, or better.
j. The final patch shall be completed as soon as possible and shall not exceed fifteen (15) working days
after first opening the trench. This time frame may be adjusted if delays are due to inclement paving
weather or other adverse conditions that may exist. However, delaying of final patch or overlay work is
subject to the Engineer’s approval. The Engineer may deem it necessary to complete the work within
the fifteen (15) working day time frame and not allow any time extension. Should this occur, the
contractor shall perform the necessary work, as directed by the Engineer.
k. A City of Renton Temporary Traffic Control Plan (from Renton Transportation Engineering) shall be
submitted and approved by the Engineer a minimum of three (3) working days prior to commencement
of work.
6. Removal of Utility Locate Markings from Sidewalks Required: The permittee will be required to
remove utility locate marks on sidewalks only within the Center Downtown Zone. The permittee shall
remove the utility locate marks within 14 days of job completion. (Ord. 3832, 8-13-84; amd. Ord. 4861,
9-18-00; Ord. 5131, 4-4-05; Ord. 5607, 6-6-11)
9-15-1 WEEDS OR VEGETATIVE ENCROACHMENTS:
No owner or occupant of any lot, place or area within the City, or the agent of any such owner or
occupant, shall permit on such lot, place or area:
A. Any noxious weeds or deleterious, unhealthful growth or other noxious matter that may be
growing, lying or located thereon.
B. Any encroachment of any hedge, fence, vegetation, trees, bushes or other obstructions on any
public alley, street or other public right-of-way, including sidewalks or walkways except as
followsprovided in subsection C. (Ord. 2738, 9-11-72)
AGENDA ITEM #2.
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C. i. Planter strips and vegetated planter islands in rights of way are permitted subject to City
landscaping, maintenance, and street standards in RMC 4-4-070 and 4-6-060, and shall be managed to
maintain pedestrian and vehicular passage and sight lines.
ii. Vegetated low impact development facilities shall further be designed consistent with RMC 4-6-030
and the adopted Surface Water Design Manual.
AGENDA ITEM #2.
April 4July 5, 2016 Prepared by Herrera Environmental Consultants M-1
M. STANDARD DETAILS
Standard Plan 200.0 General Note
(pg. 2 of 35)
5. Minimum cover from top of water mains to finished grade shall be 36 inches for pipe diameter of 10-
inch or less and 48 inches for pipe diameter of 12-inch and larger. Maximum cover for all water mains
shall be 60 inches. Any deviations must be approved by the City of Renton prior to construction. Where
utility conflicts occur, the profile of the water main shall be adjusted as necessary to clear conflicts and
to provide minimum cover. Pipe deflection shall not exceed one-half of pipe manufacturer’s
specifications for the size of pipe used. All trench backfill shall be compacted to 95 percent maximum
dry density as determined by the modified proctor test method (MDD) in roadways, roadway shoulders,
roadway prism and driveways, and 85 percent MDD in unpaved areas. All pipe zone compaction shall be
95 MDD. All trench backfill shall be firm and unyielding but in no case shall be compacted to more than
92 percent maximum dry density as determined by the modified proctor test method (MDD) in
permeable pavement areas. The trench may cross bioretention and other vegetated LID BMPs
perpendicularly provided that the conditions in RMC Title IV XXX 4-6-09.F are met.
Include the following revisions in the RMCRevisions to RMC 4-6-09.F:
F. DESIGN STANDARDS:
1. Standards Applicable: All conductors, switches, transformers, and regulating devices shall be installed
in accordance with the applicable national, State, and local safety standards. All structural devices shall
be designed in accordance with the provisions of the latest edition of the International Building Code,
subject to the provisions of the immediately following subsection.
2. Coordination with Other Facilities Required: All underground facilities shall be installed to coordinate
with other underground facilities, i.e., water, sewer and gas pipelines, traffic control and other signal
systems. When coordination requires installation practices that are more restrictive or demanding than
the minimum standards required by applicable national, State and local codes and safety standards, the
requirements of coordination shall be governing and controlling. Perpendicular utility crossings within
vegetated LID BMPs are allowed with the following conditions:
Water service may be located within the facility footprint when necessary. City approval is required.
a. New wWater meters shall be located outside of bioretention footprint when possible.
b. Fire Hydrants shall be located at least 56 feet outside of bioretention footprint.
No plantings except groundcover and sods within 5 feet of hydrant.x
c. New side sewers and service drains may be located within facility footprints. Maintain required
clearances between sewers, service drains, and underdrains.
d. New infiltration facilities are allowed over existing PVC or ductile iron side sewer crossings.
e. Franchise utilities (power, gas, communication) are allowed with approval from the Director of
Public Works Administrator or designee.
Sanitary Sewer Notes and Specifications
(pg. 21 of 22)
10. Backfill shall be placed equally on both sides of the pipe in layers with a loose average depth of 6
inches, maximum depth of 8 inches, thoroughly tamping each layer to 95 percent of maximum density.
These compacted layers must extend for one pipe diameter on each side of the pipe or to the side of the
trench. Materials to complete the fill over pipe shall be the same as described. All trench backfill shall be
Comment [AS1]: City of Seattle Right-of-way
improvement manual requirements for
consideration
(http://www.seattle.gov/transportation/rowmanual
/manual/4_17.asp)
Comment [AS2]: City to confirm edits. Kristina’s
email on 6/14 did not include all of the edits
discussed during the discussion meeting.
Comment [AS3]: We discussed changing this to
6’ during the meeting, but Kristina’s email on 6/14
didn’t reflect this edit.
Comment [AS4]: We discussed deleting this
during the meeting, but Kristina’s email on 6/14
didn’t reflect this edit.
AGENDA ITEM #2.
STANDARD DETAILS
April 4July 5, 2016 Prepared by Herrera Environmental Consultants M-2
compacted to 95 percent of maximum density in roadways, roadway shoulders, roadway prism and
driveways, and 85 percent of maximum density in unpaved areas. All trench backfill shall be firm and
unyielding but in no case shall be compacted to more than 92 percent of maximum density in permeable
pavement areas. The trench may cross bioretention and other vegetated LID BMPs perpendicularly
provided that the conditions in RMC Title IV XXX4-6-09.F are met.
Surface Water Drainage Notes and Specifications
(pg. 92 of 95)
9. All pipe and appurtenances shall be laid on a properly prepared foundation in accordance with
Section 7-02.3(1) of the current State of Washington Standard Specification for Road and Bridge
Construction. This shall include necessary leveling of the trench bottom or the top of the foundation
material, as well as placement and compaction of required bedding material, to uniform grade so that
the entire length of the pipe will be supported on a uniformly dense, unyielding base. All pipe bedding
shall be APWA Class “C”, with the exception of PVC pipe. All trench backfill shall be compacted to
minimum 95% for pavement and structural fill and 90% otherwise per ASTM D-1557-70. Pea gravel
bedding shall be 6 inches over and under PVC pipe. All trench backfill shall be firm and unyielding but in
no case shall be compacted to more than 92 percent of maximum density in permeable pavement areas.
The trench may cross bioretention and other vegetated LID BMPs perpendicularly provided that the
conditions in RMC Title IV XXX4-6-09.F are met.
Surface Water Utility Specifications, Erosion Control Notes
(pg. 94 of 95)
2. All limits of clearing and areas of vegetation preservation and tree retention as prescribed on the
plan(s) shall be clearly flagged and protected in the field and observed during construction.
(pg. 95 of 95)
10. Areas designated for or containing existing LID BMPs on the plan(s) shall be clearly flaggedfenced
and protected to avoid sedimentation and compaction during construction.
Surface Water Utility Specifications, Surface Water Drainage Notes and Specifications
(pg. 92 of 95)
7. All retention/ detention facilities must be installed and in operation prior to or in conjunction with all
construction activity unless approved by the Public Works Department, Surface Water Utility Section.
LID BMPs shall not begin operation until all erosion-causing project improvements (including use of
access roads that may contribute sediment) are completed and all exposed ground surfaces are
stabilized by revegetation or landscaping in upland areas potentially contributing runoff to the BMP.All
flow control and LID BMPs and proposed BMP footprints shall be protected from sedimentation through
installation and maintenance of erosion and sediment control BMPs on portions of the site that drain
into the BMPs. BMPs shall be restored to their fully functioning condition if they accumulate sediment
during construction.
Standard Plan H032, Typical Longitudinal Patch and Overlay for Flexible Pavement
(pg. 70 of 77)
Add the following language:
Pervious concrete shall follow American Concrete Institute (ACI) 522.1-13. Porous asphalt shall be
specified on a project-by-project basis by the engineer. Permeable materials should be replaced in-kind
Comment [AS5]: Revised this redline for
consistency with KCSWDM, C.1.4.H.
Comment [AS6]: Note that KCSWDM refers to
on-site stormwater management BMPs are Flow
Control BMPs. I revised to “flow control BMPs and
LID BMPS”.
AGENDA ITEM #2.
STANDARD DETAILS
April 4July 5, 2016 Prepared by Herrera Environmental Consultants M-3
where feasible. Patching porous asphalt with conventional asphalt is acceptable if it is no more than 10
percent of the total facility area andor does not impact the overall facility function. Take appropriate
precautions during pavement repair and replacement efforts to prevent clogging of adjacent surfaces.
Standard Plan H032, Typical Traverse Patch for Flexible Pavement
(pg. 71 of 77)
Add the following language:
Pervious concrete shall follow American Concrete Institute (ACI) 522.1-13. Porous asphalt shall be
specified on a project-by-project basis by the engineer. Permeable materials should be replaced in-kind
where feasible. Patching porous asphalt with conventional asphalt is acceptable if it is no more than 10
percent of the total facility area andor does not impact the overall facility function. Take appropriate
precautions during pavement repair and replacement efforts to prevent clogging of adjacent surfaces.
Standard Plan H033, Typical Traverse Patch for Rigid Pavement Patching and
Restoration Detail
(pg. 72 of 77)
Add the following language:
Pervious concrete shall follow ACI 522.1-13. Porous asphalt shall be specified on a project-by-project
basis by the engineer. Permeable materials should be replaced in-kind where feasible. Patching porous
asphalt with conventional asphalt is acceptable if it is no more than 10 percent of the total facility area
andor does not impact the overall facility function. Take appropriate precautions during pavement
repair and replacement efforts to prevent clogging of adjacent surfaces.
Standard Plan H015, Traffic Circles
(pg. 53 of 77)
Vegetated LID BMPs and Tree Planting:
• Use 3 trees equal spaced fFor >/= 15’ diameter, use bioretention or other vegetated LID BMP in the
traffic circle. If bioretention is not feasible, use 3 trees equally spaced.
• Use 1 at least tree, centered, for <15’ diameter”per traffic circle. Bioretention or other vegetated
LID BMPs may be allowed in traffic circles where feasible and when approved by the City.
Standard Plans 104, 104.1, 104.2, 104.3, 104.4, Cement Concrete Driveway Entrances
(pgs. 6-10 of 77)
• Revise Note 3. “Curb and gutter shown, other curb or stormwater facility designs may be specified.
Refer to the adopted Surface Water Design Manual for design of bioretention and other vegetated
LID BMPs. See Std. Plan 101 for curb details.”
• Revise Std. Plan 101 to include permeable pavement sidewalk (on cement concrete pedestrian curb
detail, revise to state: permeable pavement or cement concrete sidewalk ramp or landing).
Utility Specifications, Surface Water Drainage Notes and Specifications
(pg. 93 of 95)
Comment [AS7]: Per meeting with the City, City
does not want to allow Permeable Pavement for
ramps or curbs. This revision is not recommending
allowing permeable pavement curbs, but is rather
clarifying that the connecting surface may be a
permeable pavement sidewalk.
AGENDA ITEM #2.
STANDARD DETAILS
April 4July 5, 2016 Prepared by Herrera Environmental Consultants M-4
15. All building downspouts and footing drains shall be connected directed to the storm drainage
system, or a stormwater BMP designed in accordance with the adopted Surface Water Design Manual
(RMC 4-6-030) unless approved by the City plan reviewer or Surface Water Utility Section.”
•
AGENDA ITEM #2.