HomeMy WebLinkAboutORD 5726CITY OF RENTON, WASHINGTON
ORDINANCE N0. 5726
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SECTIONS 4-2-110 AND 4-2-115 OF CHAPTER 2, ZONING DISTRICTS — USES AND
STANDARDS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF THE RENTON
MUNICIPAL CODE, ESTABLISHING A MINIMUM SETBACK FOR GARAGES AND
CARPORTS OF TWENTY FEET (20') AND ALLOWING A FRONT AND SIDE YARD
ALONG A STREET SETBACK REDUCTION FOR PROPERTIES FRONTING A
TURNAROUND FOR EMERGENCY SERVICE VEHICLES.
WHEREAS, the City recognizes that minimum required distances between building
footprints and property lines, known as "setbacks," shape the built environment and impact not
only individual properties, but the community as well; and
WHEREAS, garages and carports are common structures on residential property and are
used by property owners to store vehicles and other personal property; and
WHEREAS, garages and carports are not always used to store vehicles and therefore
vehicles are often parked in front of the structure and sometimes extend into the public right-
of-way creating obstructions to vehicular and pedestrian traffic; and
WHEREAS, the City hereby sets standards that ensure garages and carports are
sufficiently set back from property lines to prevent vehicles parked in front of the structures
from extending into the public right-of-way; and
WHEREAS, the City also recognizes that turnarounds for emergency vehicles located on
dead-end streets consume a significant amount of land area and create a unique
neighborhoods that differ from residential neighborhoods located on through -streets; and
WHEREAS, the City seeks to provide reasonable but safe opportunities to grant
reductions of normal setbacks for properties located on turnarounds; and
1
ORDINANCE NO. 5726
WHEREAS, this matter was referred to the Planning Commission for investigation, study,
and the matter having been considered by the Planning Commission, and the text amendment
request being in conformity with the City's Comprehensive Plan, as amended; and
WHEREAS, the Planning Commission held a public hearing on September 3, 2014, and
considered all relevant matters, and all parties were heard appearing in support or in
opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. The Density, Lot Dimensions, Setbacks and Building Standards
subsections of subsection 4-2-110.A, Development Standards for Residential Zoning
Designations (Primary and Attached Accessory Structures), of Chapter 2, Zoning Districts — Uses
and Standards, of Title IV (Development Regulations) of the Renton Municipal Code, are
amended as shown below. The rest of the subsection shall remain as currently codified.
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Minimum Net Density (for proposed Shen plats e* subdivisions) 1, 15
RC, R-1,
none
and R-4
R -S
4 dwelling units per net acre
R-10
For parcels over 1/2 gross acre: 4 dwelling units per net acre 30
R-14
10 dwelling units per net acre 30
RM
For any subdivision, and/or development: 30
"U" suffix: 25 dwelling units per net acre
"T" suffix: 14 dwelling units per net acre
"F" suffix: 10 dwelling units per net acre
2
ORDINANCE NO. 5726
Maximum Net Density2,14, 15
RC
1 dwelling unit per 10 net acres
R-1
1 dwelling unit per 1 net acre, except that in designated Urban Separators density
of up to 1 unit per gross acre may be permitted subject to conditions in RMC 4-3-
110, Urban Separator Overlay Regulations.
Assisted living bonus: A maximum density of 18 units/net acre may be allowed
subject to conditions of RMC 4-9-065, Density Bonus Review_
R-4
4 dwelling units per 1 net acre..
R-8
8 dwelling units per 1 net acre, except that the maximum shall be 6.00 dwelling
units per net acre when alleys are considered practical, as specified in RMC 4-7-
150.E.5, and are not part of the street configuration.
R-10
10 dwelling units per net acre
Assisted living bonus: A maximum density of 18 units/net acre, for assisted living,
may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review..
R-14
14 dwelling units per net acre, except that density of up to 18 dwelling units per
net acre may be permitted subject to conditions in RMC 4-9-065, Density Bonus
Review.
Assisted living bonus: A maximum density of 18 units/net acre, for assisted living,
may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review.
Affordable housing bonus: Up to 30 dwelling units per net acre may be permitted
on parcels a minimum of two acres in size if 50% or more of the proposed
dwelling units are affordable to low income households with incomes at or below
50% of the area median income.
RM "U" suffix: 75 dwelling units per net acre 26
"T" suffix: 35 dwelling units per net acre
'T' suffix: 20 dwelling units per net acre 32
Assisted living bonus: 1.5 times the maximum density may be allowed subject to
conditions of RMC 4-9-065, Density Bonus Review.
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Minimum Lot Size
ORDINANCE N0. 5726
RC 28
10 acres
R-128
1 acre, except 10,000 sq. ft. for cluster development3
R-428
8,000 sq. ft.11, except for small lot cluster development10, where R-8 standards
shall apply
R-828
4,500 sq. ft. for parcels greater than 1 acre
5,000 sq. ft. for parcels 1 acre or less
R-10 and R-
No minimum lot size. However, developments of greater than 9 detached single
1429
family dwellings shall incorporate a variety of home sizes, lot sizes, and unit
clusters.
RM
n/a
Minimum Lot Width — see subsection 4-7-170.E.
RC
150 ft. for interior lots
175 ft. for corner lots
R-1
75 ft. for interior lots
85 ft. for corner lots
Except for cluster development, where R-4 standards shall apply_
R-4
70 ft. for interior lots
80 ft. for corner lots"
Except for small lot cluster development10, where R-8 standards shall apply.
R-8
50 ft. for interior lots
60 ft. for corner lots
R-10 and R -
No minimum lot width
14
RM
"T" suffix: 14 ft.
All other suffixes: 50 ft.
Minimum Lot Depth— see subsection 4-7-170.E.
RC
200 ft.
R-1
85 ft., except for cluster development, where R-4 standards shall apply3
R-4
80 ft.", except for small lot cluster development10, where R-8 standards shall
ORDINANCE NO. 5726
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apply
R-8
65 ft.
R-10 and R -
housing units through similar setbacks and/or landseape 1644FS landscaping. Structures and
parking areas may encroach into required setbacks if it can be is shown that such
No minimum lot depth
14
encroachment necessary to protect specified trees. In no case shall the yard be reduced to 50%
RM29
165 ft.
Lot Configuration
R-8, R-10,
R-4
30 ft."
See RMC 4-2-115_.
and R-14
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Guidelines for R-10 and R-14: Building setbacks shall ensure separation of homes and private
spaces while allowing high density. Visual functional continuity shall be maintained between
housing units through similar setbacks and/or landseape 1644FS landscaping. Structures and
parking areas may encroach into required setbacks if it can be is shown that such
encroachment allows significant trees or tree clusters to be retained, and that there is no
unreasonable safety risk due to the encroachment. Encroachment shall be the minimum
encroachment necessary to protect specified trees. In no case shall the yard be reduced to 50%
or more of the required setback.
Minimum Front Yard
RC and R-1
30 ft.
R-4
30 ft."
Exceptions:
1. For small lot cluster development10, R-8 standards shall apply.
2. When a parking lot is provided in the rear yard of the lot with access from a
public right-of-way or alley, 20 ft.
3. The Administrator of the Department of Community and Economic
Development or designee may reduce the setback by a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less than
30 ft.
ORDINANCE NO. 5726
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably accommodate the
request without encroaching into a setback.
R-85
15 ft. except garage/carport setback shall be 20 ft.
Unit with Alley -Accessed Garage: The front yard setback of the primary structure
may be reduced to 10 ft. if all parking is provided in the rear yard of the lot with
access from an PH13106 Fight of way er alley.
R-10 and R-
10 ft.21 except garage/carport setback whieh shall be 35 20 ft.
145
RMS
"U" suffix: 5 ft.18'19 except garage/carport setback shall be 20 ft.
"T" suffix: 5 ft. except garage/carport setback shall be 20 ft.
"F" suffix: 20 ft. except garage/carport setback shall be 20 ft.
Minimum Side Yard
RC
25 ft.
R-1
15 ft.
R-4
5 ft.
R-8
5 ft.
R-10 and R-
Detached Units: 4 ft.
14
Attached Units: 4 ft. for the unattached side(s) of the structure; 0 ft. for the
attached side(s).3
RM
"T" suffix — Attached Units: A minimum of 3 ft. for the unattached side(s) of the
structure; 0 ft. for the attached side(s)
Standard Minimum Setbacks for all other suffixes: Minimum setbacks for side
yards :24
Lot width: less than or equal to 50 ft. —Yard setback: 5 ft.
Lot width: 50.1 to 60 ft. — Yard setback: 6 ft.
Lot width: 60.1 to 70 ft. — Yard setback: 7 ft.
Lot width: 70.1 to 80 ft. — Yard setback: 8 ft.
Lot width: 80.1 to 90 ft. — Yard setback: 9 ft.
ORDINANCE NO. 5726
Lot width: 90.1 to 100 ft. — Yard setback: 10 ft.
Lot width: 100.1 to 110 ft. — Yard setback: 11 ft.
Lot width: 110.1+ ft. —Yard setback: 12 ft.
Additional setbacks for structures greater than 30 ft. in elevation: The entire
structure shall be set back an additional 1 ft. for each 10 ft. of height in excess of
30 ft. to a maximum cumulative setback of 20 ft.
Additional setbacks for lots abutting Single Family Residential Zones RC, R-1, R-
4, R-8, and R-10: 25 ft. along the abutting side(s) of the property.
Side Yard Along a Street
RC
30 ft.
R-1
20 ft.
R-4
20 ft. 12
Exceptions:
1. For small lot cluster development10, R-8 standards shall apply.
2. The Administrator
Develepm^^+ eF designee may reduce the setback by a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less than
20 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably accommodate the
request without encroaching into a setback.
R-85
15 ft. fer the Pr;... aFy StFUG Fe except garage/carport setback shall be 20 ft.
R-10 and R -
10 ft. except garage/carport setbacks whieh-shall be 44-5-20 ft.
14s
RMS
"U" and "T" suffixes and on all previously existing platted lots which are 50 ft.
or less in width: 10 ft. except garage/carport setback shall be 20 ft.
All other suffixes with lots over 50 ft. in width: 20 ft.
Minimum Rear Yard
IRC
135 ft.
ORDINANCE NO. 5726
R-1
25 ft.
R-4
25 ft.
Exceptions:
1. For small lot cluster development10, R-8 standards shall apply.
2. The Administrator of the DepaFtme,,t of Ee,;,n,unity and Eeen^mie
Develepment BF desig^^^ may reduce the setback by a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less than
25 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no ether alternative locations that can reasonably accommodate the
request without encroaching into a setback.
R-8
20 ft.
R-10 and R-
12 ft.21 except for garages/carports accessed via alleys: to ensure adequate
14
vehicular maneuvering area garages and carports that are accessed via alleys
shall be adequately set back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley.
RM
"U" suffix: 5 ft. 18'19, unless lot abuts an RC, R-1, R-4, R-8, or R-10 zone, then 25 ft.
"T" suffix: 5 ft.
It suffix: 15 ft.
Minimum Freeway Frontage Setback
RC, R-1, R-
4, R-8, R-
10 ft. landscaped setback from the street property line.
10, and R-
14
Clear Vision Area
RC, R-1, R-
In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision
4, R-8, R-
area defined in RMC 4-11-030, Definitions C.
10, and R-
ORDINANCE NO. 5726
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Reciprocal Use Easements
RC, R-1, R-
water system facilities 8,9
RC, R-1, R-
n/a
4 and R-8
30 ft.
R-10, and
In order to allow for opportunities that maximize space, reciprocal use easements
R-14
are allowed. If used, all of the following are required:
1. Reciprocal side and/or rear yard use easements shall be delineated on the site
RM
plan.
2. Residential walls facing a reciprocal side yard shall not have any windows
within 5 feet of ground level or doors entering into the yard space of the abutting
Maximum Height for Wireless Communication Facilities (Including Amateur Radio Antennas)
home.
See RMC 4-4-140G, Standards for Specific Types of Wireless Facilities. Amateur
3. The design of use easements should not negatively affect the building
foundations.
4. The layout of each home should be such that privacy is maintained between
abutting houses.
RM
n/a
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Maximum Building Height, except for uses having a "Public Suffix" (P) designation and public
water system facilities 8,9
RC, R-1, R-
4, R-8 and
30 ft.
R-10
R-14
Residential and Civic Uses: 30 ft.
Commercial Uses: 20 ft.
RM
"U" suffix: 50 ft.
"T" suffix: 35 ft.
"F" suffix: 35 ft.20
Maximum Height for Wireless Communication Facilities (Including Amateur Radio Antennas)
RC, R-1, R-
See RMC 4-4-140G, Standards for Specific Types of Wireless Facilities. Amateur
ORDINANCE N0. 5726
4, R-8, R-
radio antennas are allowed a maximum height of six feet (6') without a
10, R-14
conditional use permit. Larger structures will have maximum height determined
and RM
via the conditional use permit process, RMC 4-9-030, Conditional Use Permits, as
it exists or may be amended.
Maximum Building Coverage (Including Primary and Accessory Buildings)
RC
Lots 5 acres or more: 2%; an additional 5% of the total area may be used for
agricultural buildings.
Lots 10,000 sq. ft. to 5 acres: 15%; on lots greater than 1 acre, an additional 5% of
the total area may be used for agricultural buildings.
Lots 10,000 sq. ft. or less: 35%.
R-1
20%
R-4 and R-8
Lots greater than 5,000 sq. ft.: 35% or 2,500 sq. ft., whichever is greater.
Lots 5,000 sq. ft. or less: 50%
R-10 and R-
n/a
14
RM
"U" suffix: 75%
"T" suffix: 75%
"F" suffix: 35%
A maximum coverage of 45% may be wed allowed through the Hearing
Examiner site development plan review process.
Maximum Impervious Surface Area
RC
Lots 5 acres or more: 20%.
Lots 10,000 sq. ft.: 55%; for each additional 10,000 sq. ft. increase in lot size, the
impervious coverage shall be decreased by 1.75% to a minimum of 20% for a 5 -
acre lot.
Lots 10,000 sq. ft. or less: 55%
R-1
30%
R-4
55%
R-8
75%
R-10
Detached units: 75%
10
ORDINANCE NO. 5726
SECTION II. Subsection 4-2-110.13, Development Standards for Residential
Development (Detached Accessory Buildings), of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of the Renton Municipal Code, is amended as
follows:
4-2-110.13 DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(DETACHED ACCESSORY BUILDINGS)&
General
RC, R-1, R- Accessory structures shall only be allowed on lots in conjunction with a primary
4, R-8, R- use.
10, R-14
and RM The total floor area of all accessory buildings shall not be greater than the floor
area of the primary residential uses.
The lot coverage of the primary residential structure combined a4eft with all
11
Attached units: 65%
R-14
85%
RM
"U" and "T" suffixes: 85%
All other suffixes: 75%
Building Design
RM
"U" suffix: Modulation of vertical and horizontal facades is required at a
minimum of 2 ft. at an interval of a minimum offset of 40 ft. on each building
face.
"U" and "T" suffixes: See RMC 4-3-100 for Urban Design Regulations..
Maximum Number of Units per Building
R-10
No more than four (4) dwelling units per building.
R-14
No more than six (6) dwelling units per building.
SECTION II. Subsection 4-2-110.13, Development Standards for Residential
Development (Detached Accessory Buildings), of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of the Renton Municipal Code, is amended as
follows:
4-2-110.13 DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(DETACHED ACCESSORY BUILDINGS)&
General
RC, R-1, R- Accessory structures shall only be allowed on lots in conjunction with a primary
4, R-8, R- use.
10, R-14
and RM The total floor area of all accessory buildings shall not be greater than the floor
area of the primary residential uses.
The lot coverage of the primary residential structure combined a4eft with all
11
ORDINANCE N0. 5726
12
accessory buildings shall not exceed the maximum lot coverage of the Zoning
District. 17
Accessory Dwelling Unit
RC, R-1, R-
1 unit per legal lot efd — 800 sq. ft. or 75% of primary residence, whichever
4, R-8, R-10
is smaller 16
and R-14
RM
n/a
Other Types of Accessory Structures Allowed in Addition to Accessory Dwelling Unit
RC and R-1
2 structures — max. 720 sq. ft. per structure, or
1 structure — max. 1,000 sq. ft.
In addition, 1 barn or stable — max. 2,000 sq. ft., provided the lot is 5 acres or
more.
R-4 and R-8
2 structures — max. 720 sq. ft. per structure, or
1 structure — max. 1,000 sq. ft.
R-10 and R-
1 structure per residential unit — max. 400 sq. ft.; provided, that they are
14
architecturally consistent with the principal structure.
Except greenhouses, sheds, or other similar accessory structures — max. 150 sq.
ft.
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RC
Accessory building -15 ft.
R-1, R-4
Accessory building— 15 ft.
and R-8
Accessory dwelling units — 30 ft., except that the accessory unit structure
(dwelling space, garage space, etc.) shall not be taller in than the primary
dwelling.
Animal husbandry or agricultural related structures — 30 ft.
R-10 and R-
Accessory building — 15 ft.
14
Accessory dwelling unit — 30 ft.
RM
25 ft., except in the RM -U District where the maximum height shall be
determined through the site plan review process
12
ORDINANCE N0. 5726
Maximum Building Height for Public Facilities — See RMC 4-2-110.D.9
Maximum Height for Wireless Communication Facilities (Including Amateur Radio Antennas)
RC, R-1, R-
See RMC 4-4-140.G, Standards for Specific Types of Wireless Facilities.
4, R-8, R-
Freestanding vertical monopole amateur radio antennas are allowed a maximum
10, R-14,
height of forty five feet (45') without a conditional use permit. LaFgeF Taller
and RM
structures will have maximum height determined via the conditional use permit
process, RMC 4-9-8g030, Conditional Use Permits, (' tS OF May be affieA ped.
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General
RC, R-1, R-
4, R-8,. a444t
a-6 ft from any residential structure If sited closer than 6 ft., the structure will
be considered to be attached.
R-10, R-14
and RM
R-14 and
For any lot that abuts an alley, vehicular access to garages or carports shall be
through GaFages and eaFp9FtS shall only have aeeess 4e4:R the alley_ when lets
RM -U
abut a"„-'� When lots do not abut an alley, garages and carports shall be
located in the rear yard or side yard_
"U"Suffim GaFages and eaFPGFtS shall only have arzeess 40FR the alley when lets
abut an alley. When lets de net abut an alley, gaFages and eaFPOFts shall be
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eens'-deFed to be attached.
Front
Yard / Side Yard Along Streets
RC, R-1, R-
Unless explicitly stated otherwise setbacks applied to the primary structure also
apply to accessory structures; where the setback is less than 20 ft., any detached
4, R-8, R-
13
ORDINANCE NO. 5726
10, R-14
garage/carport (or structure that incorporates vehicular parking) shall have a
minimum 20 ft. setback.
and RM
Side Yards for Accessory Buildings
RC and R-1
5 ft., unless located between the rear of the house and the rear property line,
then 0 ft. side yard is allowed.
R-4, R-8, R-
3 ft., unless located between the rear of the house and the rear property line,
10, R-14
then 0 ft. side yard is allowed.
and RM
Side Yards for Accessory Dwelling Units
RC
25 ft., „ pt when -,leng a StFeet, then 30) ft
t.
R-1
25 ft., „ ept when algin„ a .-+Feet, then 20 f+
R-4
5 ft.
R-8
gip " ' g -a StFeet,then 15 ft.j n attaeh a
5 ft., ��� tom,-re��T'�vT'vv7rc�i-p'a�c-vr''arrcrccac�rcagarage
that- ., s f.-eFR the side . aFd all a StFeet +h„P 20 f+
R-10 and R-
4 ft., except when along a street, then 8 ft., with an 18 f+.
14
etharCk f GFR the f•.ee of +h„ a to the bael( of +h„ .- ..h and/OF to a"
sidewalk OF pathway.
IRM
n/a
Rear Yards for Accessory Buildings
RC
5 ft.
R-1, R-4, R-
3 ft., unless located between the rear of the house and the rear property line,
8, R-10, R-
then 0 ft. rear yard is allowed.
14 and RM
Except for garages/carports accessed via alleys: iR 9FdeF to ensure that +heFe
adequate vehicular maneuvering area, WFAiRg Fade,..., garages and carports that
are accessed via ee alleys shall beset back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley.
Rear Yards for Accessory Dwelling Units
14
ORDINANCE NO. 5726
RC, R-1, R-
Accessory Dwelling Units that incorporate a garage/carport shall be set back as
4, R-8, R-
follows:
10, R-14
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley.
and RM
RC
Determined through administrative review, to be no less than 10 ft. and no
greater than 35 ft.
R-1 and R-4
Determined through administrative review, to be no less than 10 ft. and no
greater than 25 ft.
R-8
Determined through administrative review, to be no less than 5 ft. and no greater
than 20 ft.
R-10 and R-
Determined through administrative review, to be no less than 5 ft. and no greater
14
than 10 ft.
RM
I n/a
FFGRt YaMINne-le Y .red Aleng-Wee"
C,R 1,R-
A R 4 R
19 R 14
and RM
AeeesseFy + + + peFfflitted within r e d 49M YaF ds ., side Fds
aleAgStF ets
Special Setbacks for Animal Husbandry or Agricultural Related Structures
RC, R-1, R-
4, R-8, R-
Agricultural related structures - 50 ft. from any property line.
10, and R-
Stables and other animal husbandry related structures, see RMC 4-4-010.
14
RM
n/a
Clear Vision Area
RC, R-1, R-
4, R-8, R- In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision
10, R-14 area defined in RMC 4-11-030.
and RM
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15
ORDINANCE NO. 5726
Geni=al
RCS 1„-4
, either
SU
See RMC n n 080
R -z 0-c R d R-
GaFages shall be set baeka FRORiffiUM ef 10 . 49FIA the 48M ef the build
18 f + ElFiveway length f the faee f the gaFage + the hart. e f the sidewalk
OF access 1 n , unless aceessc"ld by an alleyway.
't'-''10,100-10
.;1"NW
General
RC, R-1, R-
4, R-8, R-
See RMC 4-3-050 and 4-3-090.
10, and R-
14
SECTION III. Subsections 4-2-110.D.5, 4-2-110.D.61 4-2-110.D.22 and 4-2-110.D.23, of
subsection 4-2-110.D, Conditions Associated with Development Standards Table for Residential
Zoning Designations, of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of the Renton Municipal Code, are amended as shown below. The
rest of the subsection shall remain as currently codified.
5. +n erdeF tO be eensidered detac-hed, a-StFUetblre—must be -sited- a
FFninknum ef sox feet (6') 49M aRy Fesidential AF G+. . The minimum front yard
and side yard along a street setback for lots that abut required turnarounds (cul-
de-sacs and hammerheads) may be reduced excluding garage setbacks, to no
less than five feet (5'), subject to the following:
ORDINANCE NO. 5726
a. The maximum building coverage cannot be attained without a
reduction of the front yard and/or side yard along a street setback; and
b. The setback reduction is the minimum necessary to attain the
allowed building coverage; and
c. If a setback reduction is approved under this provision the
exceptions to setbacks pursuant to 4-2-110.D.4 (Allowed Projections into
Setbacks) shall apply unless the proposed projection is closer than five feet (5')
to the property line/easement except for eaves, which may encroach the
minimum five feet (5') setback as specified in 4-2-110.D.4.
d. The setback reduction may commence at a right angle to the
point at which the right-of-way, tract or easement begins to expand to form the
turnaround.
6. A front yard setback of' than typieally allowed is peffRkted-mif-May
be reduced to be equal to or greater than the averaged of the front yard
setbacks of t4e existing, abutting primary structures on abutting lots along the
same street; however, this setback reduction does not apply to attached or
detached garages in -„e -Ea accvucie of less .huircvdcnrcyiecc
22. Reserved id d that, in these eases wheFe the subje .+ yaFd -,buts
reemmen epee spaee, this setb.aek iSFedueed W fes OF feet (4'1-
23. Reserved Setbae s shall be F reared Eensistent with thed
--=y�ar
• t" ht4 11 �^ ;zhe-Ease of"shadew lets " rtes
�cgaiiciiic�i��n ciiapccr�r xx �clylc, eiEcep� li ,
17
ORDINANCE NO. 5726
SECTION IV. Subsections 4-2-115.6, Applicability, 4-2-115.D, Conflicts, 4-2-115.E,
Administration, 4-2-115.F.1, Site Design and 4-2-115.F.2, Open Space, of subsection 4-2-115,
Residential Design and Open Space Standards, of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of the Renton Municipal Code are amended as
shown below. The rest of the subsection shall remain as currently codified.
B. APPLICABILITY:
1. This §ion shall apply to all new dwelling units in the following
zones: Resource Conservation (RC), Residential One Dwelling Unit per Acre (R-1),
Residential Four Dwelling Units per Acre (R-4), Residential Eight Dwelling Units
per Acre (R-8), Residential Ten Dwelling Units per Acre (R-10), and Residential
Fourteen Dwelling Units per Acre (R-14). The standards of the Site Design
subsection are required at the time of subdivision application. The standards of
the Residential Design subsection are required at the time of application for
building permits. The standards of Residential Design are required for the
building for which the building permit is being issued.
2. Additions and/or expansions to detached or attached dwellings that
are valued at fifty thousand dollars ($50,000) or more, or at fifty percent (50%)
or greater of the most recent assessment or appraisal shall require that the
entire dwelling or structure comply with the standards of the Residential Design
subsection.
ORDINANCE NO. 5726
3. When new dwelling units are created in the Residential Ten Dwelling
Units per Acre (R-10) and Residential Fourteen Dwelling Units per Acre (R-14)
zones, whetherby—subdivision eF etheF Fneans, any existing dwelling units
included in the development shall comply with the standards of this Ssection.
&D. ADMINISTRATION:
1. Review Process: Applications subject to these design regulations shall
be processed as a component of the governing land use process.
2. Authority: The Administrator shall have the authority to approve,
approve with conditions, or deny proposals based upon the provisions of these
design regulations when no other permit or approval requires Hearing Examiner
review. Proposals will be considered on the basis of individual merit, the overall
intent of the standards and guidelines, and creative design alternatives will be
encouraged in order to achieve the purposes of the design regulations.
�E. REQUIREMENTS:
1. Site Design:
Guidelines: Developments shall create pedestrian oriented environments and amplify the
mutual relationship between housing units, roads, open space, and pedestrian amenities, while
19
ORDINANCE NO. 5726
also protecting the privacy of individuals. Lots shall be configured to encourage variety within
the development.
Standards:
RC, R-1,
n/a
and R-4
One of the following is required:
1. Lot width variation of ten feet (10') minimum of one per four
(4) abutting street -fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400)
R-8
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
Developments of more than four (4) structures shall incorporate a variety of
R-14
home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other
side yards (or right-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
t
t
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.
Alleyway 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
One of the following is required; the garage is:
R-4 and R-
1. Recessed from the front of the house and/or front porch at
8
least eight feet (8'), or
20
ORDINANCE NO. 5726
2. Located so that the roof extends at least five feet (5') (notj
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 t#e 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 Garages may be attached or detached. Shared garages are also allowed,
R-14 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 (61.
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. ^ Fninimum eighteen F__+ (18') .d.` - le gth fry FR the faee
of the garage to the—baek of the sidewalk er—aeeess
easement�l . . ed, unless aecessed by an alley, and
If sides of the garage are visible from streets, lanes, 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
21
ORDINANCE N0. 5726
feet (160') from any of the housing units to which it is
assigned, and
3. The garage shall not exceed forty-four feet (44') in width, and
shall maintain an eight foot (8') separation from any
dwellings.
2. Open Space:
22
Y
Guidelines: All open space shall be designed to preserve existing trees. Except for Native
Growth Protection Areas, all common open space areas shall be designed to accommodate
both active and passive recreational opportunities and be visible and open to the street.
Pocket parks shall be designed to serve four (4) to ten (10) homes. Private yards are located at
the rear or side of homes and can include trees, planting beds, and privacy fences. Reciprocal
use easements can provide greater usability of private yards.
Landscaping:
R-10 and
See RMC 4-4-070, as it exists or may be amended.
R-14
Standards for Parks:
R-10 and
For developments that are less than ten (10) net acres: No park is required,
R-14
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
Developments of three (3) or fewer dwelling units: No requirement to
R-14
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.
22
ORDINANCE NO. 5726
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 Developments of three (3) or fewer dwelling units: Each individual dwelling
R-14 shall have a private yard that is at minimum six hundred (600) square feet in
23
ORDINANCE N0. 5726
SECTION V. Section 4-11-010, Definitions A, of Chapter 11, Definitions, of Title IV
(Development Regulations) of the Renton Municipal Code, is amended to add a definition of
"Administrator", to read as follows:
ADMINISTRATOR: Unless otherwise specified in this Title, Administrator shall
mean the Administrator of the Department of Community and Economic
Development or designee.
SECTION VI. This ordinance shall be effective upon its passage, approval, and five (5)
calendar days after publication.
PASSED BY THE CITY COUNCIL this 20th day of October , 2014.
24
size. Backyard patios and reciprocal use easements may be included in the
calculation of private yard.
Developments of four (4) or more dwelling units: Each ground -related
dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall
be added to the required amount of common open space for each unit that is
not ground related.
Common Open Space or Park Substitutions:
R-10 and
See RMC 4-1-240.
R-14
SECTION V. Section 4-11-010, Definitions A, of Chapter 11, Definitions, of Title IV
(Development Regulations) of the Renton Municipal Code, is amended to add a definition of
"Administrator", to read as follows:
ADMINISTRATOR: Unless otherwise specified in this Title, Administrator shall
mean the Administrator of the Department of Community and Economic
Development or designee.
SECTION VI. This ordinance shall be effective upon its passage, approval, and five (5)
calendar days after publication.
PASSED BY THE CITY COUNCIL this 20th day of October , 2014.
24
ORDINANCE NO. 5726
APPROVED BY THE MAYOR this 20th day of October —12014.
Denis Law, Mayor
Approved as to form:
r:
Lawrence J. Warren, City Attorney SEAL
Date of Publication:
10/24/2014 (summary) 6°
ORD:1832:9/16/14
25