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HomeMy WebLinkAboutCouncil 03/01/2010AGENDA
RENTON CITY COUNCIL
REGULAR MEETING
March 1, 2010
Monday, 7 p.m.
1.CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2.ROLL CALL
3.SPECIAL PRESENTATIONS
a. King County Library System Introduction
b. Police Department Employee Recognition
4.ADMINISTRATIVE REPORT
5.AUDIENCE COMMENT
(Speakers must sign up prior to the Council meeting. Each speaker is allowed five minutes. The
comment period will be limited to one‐half hour. The second audience comment period later on in
the agenda is unlimited in duration.) When you are recognized by the Presiding Officer, please
walk to the podium and state your name and city of residence for the record, SPELLING YOUR LAST
NAME.
AUDIENCE COMMENT
6.CONSENT AGENDA
The following items are distributed to Councilmembers in advance for study and review, and the
recommended actions will be accepted in a single motion. Any item may be removed for further
discussion if requested by a Councilmember.
CONSENT AGENDA
a. Approval of Council meeting minutes of 2/22/2010. Council concur.
b. Community and Economic Development Department recommends declaring a moratorium on
the permitting of adult entertainment businesses within specified geographical areas; and
setting a public hearing on 3/22/2010. Council concur. (See 8.a. for resolution.)
c. Transportation Systems Division recommends approval of the expenditure of funds from the
Intersection Safety and Mobility Program in the amount of $100,000 for design of traffic
signals at NE 4th St. and Bremerton Ave. NE and NE 4th St. and Whitman Ave. NE; and approval
for construction of the signal at NE 4th St. and Whitman Ave. NE in 2011.
Refer to Transportation (Aviation) Committee.
7.UNFINISHED BUSINESS
Topics listed below were discussed in Council committees during the past week. Those topics
marked with an asterisk (*) may include legislation. Committee reports on any topics may be held
by the Chair if further review is necessary.
UNFINISHED BUSINESS
a. Finance Committee: Valley Communications Center Bond Refinancing*; Lease Amendment #3
with Iron Mountain; GIS Positions Class Specifications & Salary Grades
b. Planning & Development Committee: Title IV (Development Regulations) Docket #3*
c. Utilities Committee: Peak Water Demand Reduction
Page 1 of 151
8.RESOLUTIONS AND ORDINANCES
Resolution:
a. Declaring a moratorium on the permitting of adult entertainment businesses within
specified geographical areas; and setting a public hearing date of 3/22/2010 (See 6.b.)
Ordinances for first reading:
a. Title IV (Development Regulations) Docket #D‐18, Landscaping and Street Trees (See 7.b.)
b. Title IV (Development Regulations) Docket #D‐33, Parking Standards (See 7.b.)
c. Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical Exemptions (See 7.b.)
d. Title IV (Development Regulations) Docket #D‐35, Design Overlay Consolidation (See 7.b.)
e. Title IV (Development Regulations) Docket #D‐36, Procedure for Fees (See 7.b.)
Ordinance for first reading and advancement for second and final reading:
a. Valley Communications Center bond refinancing (See 7.a.)
9.NEW BUSINESS
(Includes Council Committee agenda topics; call 425‐430‐6512 for recorded information.)
NEW BUSINESS
10.AUDIENCE COMMENT
11.ADJOURNMENT
COMMITTEE OF THE WHOLE
AGENDA
(Preceding Council Meeting)
7TH FLOOR COUNCIL CONFERENCE ROOM
March 1, 2010
Monday, 6:00 p.m.
Emerging Issues in Community Services & Police
• Hearing assistance devices for use in the Council Chambers are available upon request to the City Clerk •
CITY COUNCIL MEETINGS ARE TELEVISED LIVE ON GOVERNMENT ACCESS CHANNEL 21 AND ARE RECABLECAST:
Tues. & Thurs. at 11 AM & 9 PM, Wed. & Fri at 9 AM & 7 PM and Sat. & Sun. at 1 PM & 9 PM
ADJOURNMENT
Page 2 of 151
CITY OF RENTON COUNCIL AGENDA BILL
Subject/Title:
Moratorium on the Permitting of Adult
Entertainment Businesses
Meeting:
Regular Council - 01 Mar 2010
Exhibits:
Issue Paper
Resolution
Submitting Data: Dept/Div/Board:
Community and Economic Development
Staff Contact:
Vanessa Dolbee, x7314
Recommended Action:
Council concur
Fiscal Impact:
Expenditure Required: $ N/A Transfer Amendment: $
Amount Budgeted: $ Revenue Generated: $
Total Project Budget: $ City Share Total Project: $
SUMMARY OF ACTION:
The current adult entertainment ordinance is over 25 years old and has not recently been studied or
reviewed comprehensively during that time. Currently, adult entertainment businesses may be generally
located in the Employment Area Valley (EAV). This area of the City has substantially changed over the
last 25 years. The impacts of an adult entertainment business on other businesses and the current land
use pattern of the EAV has not been evaluated or considered under the existing ordinance. Given the
passage of time from the existing ordinance and today, it is in the best interest of the City to study the
area and evaluate the impacts, if any, and to assess whether any changes or measured appropriate
action is necessary to the existing ordinance.
STAFF RECOMMENDATION:
Adopt a resolution declaring a moratorium on the permitting of adult entertainment businesses and
setting a public hearing date of March 22, 2010 to consider public testimony.
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 3 of 151
h:\ced\city council\issue papers\2010\adult entertainment moratorium\issue paper.doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 22, 2010
TO:Don Persson, Council President
Members of the Renton City Council
VIA:Denis Law, Mayor
FROM:Alex Pietsch, Administrator (x 6592)
STAFF CONTACT:Vanessa Dolbee, Acting Senior Planner (x7314)
SUBJECT:Moratorium on the Permitting of Adult Entertainment
Businesses
ISSUE:
Should the City of Renton issue a moratorium on the permitting of adult entertainment
businesses, until which time the current ordinance has a chance to be studied and
reviewed to evaluate the impacts of such uses?
RECOMMENDATION:
Staff recommends the City Council issue a moratorium via resolution on the permitting
of adult entertainment businesses.
BACKGROUND SUMMARY:
The current adult entertainment ordinance is over 25 years old and has not recently
been studied or reviewed comprehensively during that time. Currently, adult
entertainment businesses may be generally located in the Employment Area Valley
(EAV). This area of the City has substantially changed over the last 25 years. The
impacts of an adult entertainment business on other businesses and the current land
use pattern of the EAV has not been evaluated or considered under the existing
ordinance. Given the passage of time from the existing ordinance and today, it is in the
best interest of the City to study the area and evaluate the impacts, if any, and to assess
whether any changes or measured appropriate action is necessary to the existing
ordinance.
CONCLUSION:
The proposed moratorium would be on the issuance of any business license or other
permit for an adult entertainment venue. A public hearing will be set to accept public
testimony on whether or not the City should continue this moratorium. The moratorium
would be in place for a period of six months with the option to continue such
moratorium. During this six month period, the Community and Economic Development
(CED) Department and the City Attorney will survey existing evidence to determine what
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 4 of 151
Don Persson, Council President
Page 2 of 2
February 22, 2010
negative secondary effects may be associated with this type of land use, ways to
mitigate negative secondary effects of such land use in the least restrictive manner,
consider alternatives, provide a reasonable means to accommodate access to protected
expression, such that any regulation ultimately adopted is a reasonable time, place and
manner restriction. CED and the City Attorney are to make recommendations to the City
Council, or subcommittee, on regulations that could be adopted to satisfy these goals.
cc: Jay Covington – Chief Administrative Officer
Alex Pietsch – CED Administrator
Gregg Zimmerman – Public Work Administrator
Neil Watts – Development Services Director
C. E. “Chip” Vincent – Planning Director
Suzanne Dale Estey – Economic Development Director
Jennifer Henning – Current Planning Manager
Vanessa Dolbee – Acting Senior Planner
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 5 of 151
1
CITY OF RENTON, WASHINGTON
RESOLUTION NO. ________
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, DECLARING A
MORATORIUM ON THE PERMITTING OF ADULT ENTERTAINMENT BUSINESSES,
AS DEFINED IN CITY CODE, WITHIN SPECIFIC GEOGRAPHICAL AREAS,
ESTABLISHING A PUBLIC HEARING DATE, AND ESTABLISHING A TERMINATION
DATE FOR THE MORATORIUM.
WHEREAS, the City of Renton presently has an ordinance regulating adult motion
picture theaters, nude dancing establishments, and similar adult uses, as defined in Chapter
5-12 RMC; and
WHEREAS, this current adult entertainment ordinance is over 25 years old and has not
been recently studied or reviewed since then; and
WHEREAS, the valley area locations where an adult entertainment business may locate
have substantially changed in those 25 years; and
WHEREAS, a new adult entertainment business venue is to be opened within the City of
Renton; and
WHEREAS, the opening of such business may result in negative secondary effects of the
business or similar businesses; and
WHEREAS, given the passage of time, it is in the best interest of the City to study the
area and evaluate the impacts, if any, and to assess whether any changes or measured
appropriate action is necessary; and
WHEREAS, this moratorium resolution is prospective in its application; and
WHEREAS, the City of Renton does not intend, by this resolution, to impermissibly
impact any party’s free speech or expression rights; and
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 6 of 151
RESOLUTION NO. ________
2
WHEREAS, the purpose of this resolution is to provide, after appropriate study, a
reasonable area to accommodate protected expression and to make any geographical
restriction of free speech rights a reasonable time, place and manner restriction, and to that
end urges any court reviewing this resolution to interpret it in such a manner as to give it such a
constitutional interpretation; and
WHEREAS, the City of Renton wishes to have adequate time to re-evaluate existing
conditions to determine whether or not there is a substantial governmental interest in
modifying the existing land use regulations and to determine whether or not any negative
secondary effects that the City may determine, by such re-evaluation, are reasonably related to
these land uses and whether or not reasonable regulations imposed upon such land uses would
mitigate any negative secondary effects of such land use; and
WHEREAS, the City of Renton does not intend to adopt any additional requirements or
changes to regulating adult entertainment businesses until it has established the existence of
negative secondary effects relating to such land uses; and
WHEREAS, the City of Renton wishes to establish by this study the least restrictive
means available by which the City map regulates this type of use;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
RESOLVE AS FOLLOWS:
SECTION I.The above recitals are found to be true and correct in all respects.
SECTION II.There is hereby declared a moratorium on the issuance of any business
license or other permit for an adult entertainment venue.
SECTION III.There is hereby established a public hearing date to accept public
testimony on whether or not the City should continue this moratorium.
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 7 of 151
RESOLUTION NO. ________
3
SECTION IV.This moratorium shall be in place for a period of six (6) months, which
moratorium may be extended or renewed for one or more six (6) month period(s), but only if a
subsequent public hearing is held and findings of fact are made prior to each renewal.
SECTION V.During this six (6) month moratorium, the City Attorney Department and
the planning staff of the City are requested to survey existing evidence to determine what
negative secondary effects may be associated with this type of land use, ways to mitigate
negative secondary effects of such land use in the least restrictive manner, and to provide
alternative, available geographical areas within the City to provide a reasonable means to
accommodate access to protected expression such that any regulation ultimately adopted is a
reasonable time, place and manner restriction. The City Attorney Department and City planning
staff are to make recommendations to the City Council, or subcommittee thereof, on
regulations which could be adopted to satisfy these goals.
PASSED BY THE CITY COUNCIL this ________ day of _______________, 2010.
_______________________________
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this ________ day of _______________, 2010.
_______________________________
Denis Law, Mayor
Approved as to form:
_________________________________
Lawrence J. Warren, City Attorney
Publication Date: _______________
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 8 of 151
RESOLUTION NO. ________
4
RES:1442:2/15/10:scr
6b. ‐ Community and Economic Development Department recommends
declaring a moratorium on the permitting of adult entertainment Page 9 of 151
CITY OF RENTON COUNCIL AGENDA BILL
Subject/Title:
Traffic Signal at NE 4th Street and Whitman
Avenue NE and NE 4th Street and Bremerton
Avenue NE
Meeting:
Regular Council - 01 Mar 2010
Exhibits:
Issue Paper
Submitting Data: Dept/Div/Board:
Public Works
Staff Contact:
Chris Barnes, Traffic Operations Manager (x 7220)
Recommended Action:
Refer to the Transportation/Aviation Committee
Fiscal Impact:
Expenditure Required: $ $100,000 Transfer Amendment: $
Amount Budgeted: $ $200,000 Revenue Generated: $
Total Project Budget: $ $800,000 City Share Total Project: $ $100,000
SUMMARY OF ACTION:
The Transportation Division has evaluated means to slow down traffic, remove the Yield to U-Turns
sign, and install a traffic signal on Bremerton Avenue NE at NE 4th Street.
Upon completion of our evaluation, we have determined that two intersections in the area of Whitman
and Bremerton avenues need improvements. We have identified sufficient 2010 funds in our
Intersection Safety and Mobility Program to complete traffic signal design work, with the ability to
install a traffic signal every two years.
We recommend 1) designing two traffic signals and associated intersection improvements at NE 4th
and Whitman Avenue NE and at NE 4th and Bremerton Avenue NE, and 2) the signal at NE 4th and
Whitman Avenue NE (next to the post office) should be constructed in 2011. A signal at Whitman
Avenue NE would accomplish both the reduction of congestion along NE 4th caused by the adjacent
commercial development and greatly reduce U-turns at Bremerton Avenue NE. Installation of the
second signal at Bremerton Avenue NE would have to be done when sufficient funds become available
in the program, possibly in 2013.
STAFF RECOMMENDATION:
Authorize the expenditure of funds from the Intersection Safety and Mobility Program for design of
traffic signals at NE 4th Street and Bremerton Avenue NE and NE 4th Street and Whitman Avenue NE
and construction of the signal at NE 4th and Whitman Avenue NE in 2011
6c. ‐ Transportation Systems Division recommends approval of the
expenditure of funds from the Intersection Safety and Mobility Program Page 10 of 151
6c. ‐ Transportation Systems Division recommends approval of the
expenditure of funds from the Intersection Safety and Mobility Program Page 11 of 151
6c. ‐ Transportation Systems Division recommends approval of the
expenditure of funds from the Intersection Safety and Mobility Program Page 12 of 151
RESOLUTION NO.
WHEREAS, the purpose of this resolution is to provide, after appropriate study, a
reasonable area to accommodate protected expression and to make any geographical
restriction of free speech rights a reasonable time, place and manner restriction, and to that
end urges any court reviewing this resolution to interpret it in such a manner as to give it such a
constitutional interpretation; and
WHEREAS, the City of Renton wishes to have adequate time to re-evaluate existing
conditions to determine whether or not there is a substantial governmental interest in
modifying the existing land use regulations and to determine whether or not any negative
secondary effects that the City may determine, by such re-evaluation, are reasonably related to
these land uses and whether or not reasonable regulations imposed upon such land uses would
mitigate any negative secondary effects of such land use; and
WHEREAS, the City of Renton does not intend to adopt any additional requirements or
changes to regulating adult entertainment businesses until it has established the existence of
negative secondary effects relating to such land uses; and
WHEREAS, the City of Renton wishes to establish by this study the least restrictive
means available by which the City map regulates this type of use;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
RESOLVE AS FOLLOWS:
SECTION I. The above recitals are found to be true and correct in all respects.
SECTION II. There is hereby declared a moratorium on the issuance of any business
license or other permit for an adult entertainment venue.
SECTION III. There is hereby established a public hearing date to accept public
testimony on whether or not the City should continue this moratorium.
8a. ‐ Declaring a moratorium on the permitting of adult entertainment
businesses within specified geographical areas; and setting a public Page 13 of 151
RESOLUTION NO.
SECTION IV. This moratorium shall be in place for a period of six (6) months, which
moratorium may be extended or renewed for one or more six (6) month period(s), but only if a
subsequent public hearing is held and findings of fact are made prior to each renewal.
SECTION V. During this six (6) month moratorium, the City Attorney Department and
the planning staff of the City are requested to survey existing evidence to determine what
negative secondary effects may be associated with this type of land use, ways to mitigate
negative secondary effects of such land use in the least restrictive manner, and to provide
alternative, available geographical areas within the City to provide a reasonable means to
accommodate access to protected expression such that any regulation ultimately adopted is a
reasonable time, place and manner restriction. The City Attorney Department and City planning
staff are to make recommendations to the City Council, or subcommittee thereof, on
regulations which could be adopted to satisfy these goals.
PASSED BY THE CITY COUNCIL this day of , 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2010.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Publication Date:
8a. ‐ Declaring a moratorium on the permitting of adult entertainment
businesses within specified geographical areas; and setting a public Page 14 of 151
RESOLUTION NO.
RES:1442:2/15/10:scr
8a. ‐ Declaring a moratorium on the permitting of adult entertainment
businesses within specified geographical areas; and setting a public Page 15 of 151
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER
2, ZONING DISTRICTS - USES AND STANDARDS, CHAPTER 4, CITY-WIDE
PROPERTY DEVELOPMENT STANDARDS, AND CHAPTER 8, PERMITS - GENERAL
AND APPEALS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO.
4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON", TO UPDATE GENERAL LANDSCAPING STANDARDS. J). / J
WHEREAS, Renton Comprehensive Plan policy recognizes landscaping as a key element
within the City that can be used to create distinctive character for development,
neighborhoods, and streets; and
WHEREAS, Renton Comprehensive Plan policy supports the landscaping of pervious
areas, setbacks, and abutting right-of-ways; and
WHEREAS, Renton Comprehensive Plan policy promotes reducing negative impacts on
surrounding less intensive uses through landscape buffers; and
WHEREAS, Renton Comprehensive Plan policy promotes retention of existing vegetation
and trees in developments; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission, and the zoning
text amendment request being in conformity with the Renton Comprehensive Plan, as
amended;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. The Landscaping subsection of subsection 4-2-110A, Development
Standards for Residential Zoning Designations (Primary and Attached Accessory Structures), of
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 16 of 151
ORDINANCE NO.
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as shown in Attachment A.
SECTION II. The Sidewalks, Pathways, and Pedestrian Easements subsection of
subsection 4-2-110A, 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 Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", is hereby amended to read as shown in Attachment B.
SECTION III. The Landscaping and Screening subsection of subsection 4-2-110C,
Development Standards for Residential Manufactured Home Park Zoning Designation, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to change the title to "Landscaping", and to read as shown in Attachment C.
SECTION IV. Subsection 4-2-110D.21 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as follows:
21. Reserved.
SECTION V. Subsection 4-2-110D.22 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 17 of 151
ORDINANCE NO.
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as follows:
22. Reserved.
SECTION VI. Subsection 4-2-110D.25 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as follows:
25. Reserved.
SECTION VII. The Landscaping subsection of subsection 4-2-120A, Development
Standards for Commercial Zoning Designations, of Chapter 2, Zoning Districts - Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington", is hereby amended to read as shown in
Attachment D.
SECTION VIM. The row labeled General in the CA zone column of the Parking
subsection of subsection 4-2-120A, Development Standards for Commercial Zoning
Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to read as follows:
See RMC 10-10-13 and RMC 4-4-080.
SECTION IX. The On-site Landscaping subsection of subsection 4-2-120B,
Development Standards for Commercial Zoning Designations, of Chapter 2, Zoning Districts -
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 18 of 151
ORDINANCE NO.
Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled
"Code of General Ordinances of the City of Renton, Washington", is hereby amended to change
the title to "Landscaping", and to read as shown in Attachment E.
SECTION X. The Setbacks subsection of subsection 4-2-120E, Development Standards
for Commercial Zoning Designations, of Chapter 2, Zoning Districts - Uses and Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances
of the City of Renton, Washington", is hereby amended to delete subsections "Minimum On-
Site Landscape Width - Along the Street Frontage" and "Minimum On-Site Landscape Width
Required Along the Street Frontage When a Commercial Lot is Adjacent to Property Zoned R-l,
R-4, R-8, R-10, R-14 or RM", for both the UC-N1 and UC-N2 zones, as shown in Attachment F.
SECTION XI. Subsection 4-2-120E, Development Standards for Commercial Zoning
Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to add a new subsection titled Landscaping, located between
the subsections titled Setbacks and Height, to read as shown in Attachment G.
SECTION XII. The Landscaping subsection of subsection 4-2-130A, Development
Standards for Industrial Zoning Designations, of Chapter 2, Zoning Districts - Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington", is hereby amended to read as shown in
Attachment H.
SECTION X»l. Section 4-4-070, Landscaping, of Chapter 4, City-wide Property
Development Standards, of Trtle IV (Development Regulations) of Ordinance No. 4260 entitled
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 19 of 151
ORDINANCE NO.
"Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as
follows:
4-4-070 LANDSCAPING:
A. PURPOSE AND INTENT:
The purpose of these landscape requirements is to establish consistent and
comprehensive landscape provisions to preserve and enhance the landscape
character of the City; to improve the aesthetic quality of the built environment;
to minimize erosion and reduce the impacts of development on natural areas
within the City and on storm drainage systems and water resources in particular;
to protect existing street trees; to provide shade, reduce noise and glare, and
establish a healthier environment; to provide transitions between various land
uses; improve and soften the appearance of parking areas; to ensure plant
establishment and survival; to increase privacy and protection from visual or
physical intrusion, and to maintain and protect property values, and generally
enhance the overall image and appearance of the City and quality of life for its
citizens.
It is not the intent of these regulations that rigid and inflexible design
standards be imposed, but rather that minimum standards be set. It is expected
that accepted horticultural practices and landscape architectural principles will
be applied by design professionals.
B. APPLICABILITY:
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 20 of 151
ORDINANCE NO.
1. The requirements of this Section shall apply to the entire site and/or all
parking areas in any of the following cases:
a. All subdivision including short plats; or
b. All new buildings; or
c. Additions to existing buildings that increase the gross square footage of
the building by greater than one third; or
d. Conversion of vacant land (e.g., to parking or storage lots); or
e. Conversion of a residential use to a non-residential use; or
f. Other changes in the use of a property or remodel of a structure that
requires improvements equal to or greater than fifty percent (50%) of the
assessed property valuation.
C. EXEMPTIONS:
1. CD Zone: Ail development in the CD zone is exempt from all but the
maintenance of any existing landscaping and street tree requirements of this
section.
2. The following uses are exempt from all but the maintenance and street
tree requirements of this section:
a. Single Family Building Permits: Single family residential building
permits and parking areas, when not a part of a new subdivision;
b. Residential Subdivisions: Those yards not abutting a public street or
private street or shared driveway are exempt from landscape regulations;
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 21 of 151
ORDINANCE NO.
c. Vehicle Sales Parking: Non-perimeter portions of vehicle sales display
areas are exempt; and
d. Storage Lots: Non-perimeter portions of storage lots, see RMC 4-4-120.
e. Those alterations or small additions determined by the Administrator of the
Department of Community and Economic Development or designee not to
warrant improvements to the entire site.
D. PLANS REQUIRED AND TIMING FOR PLANS SUBMITTAL:
Conceptual and detailed landscaping plans are required for all non-exempt
development. Specific submittal requirements shall be as indicated in RMC 4-8-
120, Submittal Requirements. The conceptual plans must be submitted at the
time of land use permit application. Detailed landscape plans must be approved
prior to issuance of a building permit or for subdivisions, prior to construction
permit issuance.
E. AUTHORITY:
All plans and landscaping required by this section are subject to approval by
the Administrator of the Department of Community and Economic Development
or designee.
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
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 22 of 151
ORDINANCE NO.
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 4-4-070L.3, 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 (1) street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator of the Department of Community and
Economic Development or designee. Refer to the City's approved tree list and
spacing standards available through the Department of Community and
Economic Development.
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 Department of Community and Economic Development
Administrator or designee. 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.
4. Projects Abutting Less Intensive Zones or Uses:
8
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 23 of 151
ORDINANCE NO.
a. Non-residential Development in a Residential Zone: A fifteen feet
(15') wide partially sight-obscuring landscaped visual barrier; or ten feet (10')
wide fully sight-obscuring landscaped visual barrier is required along the
common property line.
b. When a Residential Multi-family Zone or Use is Abutting a Less
Intense Residential Zone: A fifteen feet (15') wide partially sight-obscuring
landscaped visual barrier; or ten feet (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 feet (15') wide partially sight-obscuring landscaped visual barrier;
or ten feet (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 feet (15') wide partially sight-obscuring landscaped
visual barrier; or ten feet (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.
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 24 of 151
ORDINANCE NO..
a. Perimeter Landscaping: All parking lots shall have perimeter
landscaping. See Perimeter Parking Lot Landscaping section in 4-4-070H.
b. Minimum Amounts of Interior Parking Lot Landscaping: Surface
parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Total Number
of Parking
Stalls
15 to 50
51 to 99
100 or more
Minimum
Landscape Area
15 sf/parking
space
25 sf/parking
space
35 sf/parking
space
Optional Layout Patterns:
Parian* *tali area with ground cower overhung by car
Landscape islands interior to th« parking area
10
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 25 of 151
ORDINANCE NO.
Perimeter Landscaping
Interior Landscaping
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 amount of parking
required is reduced by the amount needed to accommodate the minimum
landscaping required.
7. Minimum Freeway Frontage Landscaping: For properties abutting a
freeway, ten feet (10') of landscaping from the right-of-way line is required.
8. Properties within Urban Separators are subject to landscaping
requirements of RMC 4-3-110E in addition to the requirements of this section.
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.
11
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 26 of 151
ORDINANCE NO.
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 trees, 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 per RMC 4-4-130 Tree Retention and Land Clearing
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;
12
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 27 of 151
ORDINANCE NO.
c. Landscaping shall not obscure fire hydrants or access for
emergency response vehicles; and
d. Landscaping in a parking tot shall not conflict with the safety of
those using a parking lot, adjacent sidewalks, or with traffic safety.
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.
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 breast 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.
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.
13
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 28 of 151
ORDINANCE NO.
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 4-4-070F. 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)
for multi-family, commercial, and industrial uses. At least one (1) 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.
I. IRRIGATION REQUIREMENTS:
1. Irrigation and Automatic Controller:
14
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 29 of 151
ORDINANCE NO.
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 Department of Community and
Economic Development Administrator or designee shall have the option of
conditioning the approval (i.e. requiring a screening fence, etc.). An inspection
will be required one (1) 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 of the Department of Community and Economic Development or
designee.
J. SOIL REQUIREMENTS:
15
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 30 of 151
ORDINANCE NO.
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:
AH 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.
16
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 31 of 151
ORDINANCE NO.
b. Size and Spacing: Ground cover plants, other than grasses, must
be at least the four-inch pot size. 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.
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 gallon container size at planting. Shrubs shall be in beds that include a layer
of mulch at least two inches (2") in depth.
4. Trees:
a. Approved Tree Species: The Department of Community and
Economic Development can provide an approved tree list.
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). Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Broadleaf trees
planted in all other zones must be a minimum of two inches (2") in diameter
(dbh). Conifer trees at the time of planting must be fully branched and a
minimum of six feet (6') in height.
17
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 32 of 151
ORDINANCE NO.
c. Mulch: Except for trees with a tree grate, trees shall include a
mulch ring that has a depth of at least two inches (2") and is at least two feet (2')
in radius around the tree.
5. Prohibited Plant Materials: Plants listed as a nuisance or prohibited by
King County are prohibited in required landscaped areas.
M. LANDSCAPE INSTALLATION:
1. Timing: All approved landscaping shall be installed before the issuance of
an occupancy permit, or for single family dwellings, prior to final inspection.
2. Slopes: Stripping of vegetative slopes where harmful erosion and runoff
will occur shall be prohibited. The faces of cut and fill slopes shall be developed
and maintained to control against erosion. This control may consist of effective
planting. Where necessary, check dams, cribbing, riprap or other devices or
methods shall be employed to control erosion and sediment, provide safety and
control the rate of water runoff. The protection for the slopes shall be initiated
upon completion of grading and fully installed within thirty (30) days of grading
completion and prior to a request for final project approval.
N. DEFERRAL OF LANDSCAPE IMPROVEMENTS:
Deferral of landscape installation may be requested pursuant to RMC 4-9-
060C, Deferral of Improvement Installation Procedures, if seasonal planting
difficulties arise or the project is impacted by a pending or existing public works
project.
O. LANDSCAPE PLAN REVISIONS:
18
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 33 of 151
ORDINANCE NO.
To alter an approved landscape plan, changes shall be submitted to and
approved by the Administrator of the Department of Community and Economic
Development or designee. The plans may be approved, denied, or returned to
the applicant with suggestions for changes that would make them acceptable.
The request must be accompanied by the following:
1. Copy of original, approved landscape plan.
2. An amendment plan meeting requirements of RMC 4-8-120D.12,
Landscaping Plan, Detailed.
3. Narrative describing and justifying proposed changes.
4. Modified tree retention and land clearing plan for any protected trees
proposed to be removed in accordance with RMC 4-4-130, Tree Retention and
Land Clearing Regulations.
P. MAINTENANCE:
1. Maintenance Required: Landscaping required by this Section shall be
maintained by the owner and/or designee and shall be subject to periodic
inspection by the Department of Community and Economic Development.
Plantings are to be maintained in a healthy, growing condition and those dead or
dying shall be replaced. Property owners shall keep the planting areas
reasonably free of weeds and litter.
2. Failure to Maintain Landscaping: The Department of Community and
Economic Development is authorized to notify the owner and/or designee that
any required landscaping is not being adequately maintained and the specific
19
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 34 of 151
ORDINANCE NO..
nature of the failure to maintain. The Department shall send the property owner
and/or designee written notice, specifying what corrections shall be made.
Q. DAMAGED LANDSCAPING:
Upon request of the City, any landscaping required by City regulations that is
damaged must be replaced with like or better landscaping as determined by the
Administrator of the Department of Community and Economic Development or
designee.
R. VARIANCES:
To deviate from provisions of this section, a variance must be submitted and
approved pursuant 4-9-250B.5.
SECTION XIV. Table 4-8-120A, Public Works Permit Submittal Requirements, of
Chapter 8, Permits - General and Appeals, of Title IV (Development Regulations) of Ordinance
No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended as shown on Attachment I.
SECTION XV. The legend of Table 4-8-120B, Building Section Permit Submittal
Requirements, of Chapter 8, Permits - General and Appeals, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to add a new note, r, to the legend, to read as follows:
r. For non-exempted projects: Trees only required for those properties where
street trees in the right-of-way have not been planted, except for the RC and R-1
zones, where two trees shall be planted in the front yard.
20
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 35 of 151
ORDINANCE NO.
SECTION XVI. Table 4-8-120B, Building Section Permit Submittal Requirements, of
Chapter 8, Permits - General and Appeals, of Title IV (Development Regulations) of Ordinance
No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended to add "4(r)" to the submittal requirement titled "Landscape Plan, Detailed", for the
Type of Application/Permit titled "Single Family/Duplex New or Additions", to reflect the
number of plans to be submitted and the applicable note.
SECTION XVII. Subsection 4-8-120C, Land Use Permit Submittal Requirements, of
Chapter 8, Permits - General and Appeals, of Title IV (Development Regulations) of Ordinance
No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended to add "5" to the submittal requirement titled "Landscape Plan, Detailed", for the
Type of Application/Permit titled "Mobile Home Park, Final", to reflect the number of plans to
be submitted and the applicable note.
SECTION XVIII. This ordinance shall be effective upon its passage, approval, and five
(5) days after publication.
PASSED BY THE CITY COUNCIL this day of. _, 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of. _, 2010.
Denis Law, Mayor
21
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 36 of 151
ORDINANCE NO..
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1623:2/22/10:scr
22
8a. ‐ Title IV (Development Regulations) Docket #D‐18, Landscaping and
Street Trees (See 7.b.)Page 37 of 151
ORDINANCE NO.
4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures)
Attachment A
General: See RMC 4-4-070
ATTACHMENT A
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ORDINANCE NO.
Attachment B
4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures)
of the following is required:
2.
3.
4.
5.
Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in
a logical route throughout the development.
Front yards shall have entry walks that are a minimum width of 3 feet and a maximum width of 4 feet.
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 3 ft 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.
Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to
provide shade and spaced 20 feet on center. Shrubs shall be planted in at least 15 percent of the easement and shall be spaced
no further than 36 inches on center.
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 15 ft wide plus a 5 ft sidewalk shall be provided.
ATTACHMENT B
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ORDINANCE NO.
Attachment C
4-2-110C, Development Standards for Residential Manufactured Home Park Zoning Designation
Development or Redevelopment
•H^lViDUAtl^iNU
H0IV1I SPACES
Primary and Attached Accessory
Structures v
DETACHED ACCESSORY
STRUCTURES5
LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. NA
ATTACHMENT C
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ORDINANCE NO.
4-2-120A, Development Standards for Commercial Zoning Designations
Attachment D
n^m&m^z :^>:/:-^:™^ r-'----:.^.::-
LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. See RMC 4-4-070.
ATTACHMENT D
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ORDINANCE NO.
4-2-120B, Development Standards for Commercial Zoning Designations
Attachment E
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LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. See RMC 4-4-070.
ATTACHMENT E
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ORDINANCE NO.
Attachment F
4-2-120E, Development Standards for Commercial Zoning Designations
SETBACKS
Minimum Front Yard5"
Maximum Front Yard S1°
Minimum Side Yard Along a
Street5"1
Oft.
5 ft.
Oft.
Maximum Side Yard Along a
Street510
Minimum Rear Yard5
Minimum Side Yard1 s,w
Clear Vision Area
5 ft.
Oft.
Oft.
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.
Oft. 6,8,3
5 ft.1
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5 ft.'
Oft.'
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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.
ATTACHMENT F
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ORDINANCE NO.
4-2-120E, Development Standards for Commercial Zoning Designations
Attachment G
LANDSCAPING
General See RMC 4-4-070.
UC-N2
See RMC 4-4-070.
ATTACHMENT G
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ORDINANCE NO.
4-2-130A, Development Standards for Industrial Zoning Designations
Attachment H
•v''^^;;y;f^g^;v:7/ •'••"."! y;:Vj-:rv,'.i^tB;'.:'-;>':i j?Cv,. :-" •""\;ML"'^-
LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. See RMC 4-4-070,
ATTACHMENT H
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ORDINANCE NO.
Table 4-8-120A, Public Works Permit Submittal Requirements
Attachment I
TABLE 4-8-120A
PUBLIC WORKS
APPLICATIONS
SUBMITTAL
REQUIREMENTS
TYPE OF
APPLICATION/PERMIT
Closure Permit Application Form
Construction Permit Application Form
Construction Mitigation Description
Drainage Plans
Drainage Report
Erosion Control Plan (Temporary)
Geotechnical Report
Grading Plans
Utility
Construction
Permit
(Sewer and/or
Water)
1
3
3
3
Stormwater
Construction
Permit
1
3
3
2
3
2
3
Roadway
Construction
Permit
1
3
3
2
3
1
3
Combined
Permit
(includes
Plats)
2
4
3
2
3
2
4
APA
Operating
Permit
APA
Closure
Permit
1(b)
ATTACHMENT I
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ORDINANCE NO.
Hazardous Materials Management Statement
Landscape Plan, Detailed
Neighborhood Detail Map
Operating Permit Application
Roadway Construction Plans
Source Statement, Fill Material
Stream or Lake Study
Street Lighting Plans
Topography Map
Tree Retention/Inventory/Land Clearing Plan -
Approved
Utilities Plans - Engineered
Wetlands Assessment
Table 4-8-120A
Legend:
Kb)
3
3
Kb)
Kc)
3
3
3
Ka)
1(b)
3
3
Kb)
1(c)
3
3
3
Ka)
Kb)
3
3
3
1(b)
1(c)
3
3
3
3
Ka)
Kb)
3
3
3
Kb)
Kc)
3
4
3
4
Ka)
1
The number of copies required (if any) is indicated for each type of application and each submittal requirement, unless
waived by the Development Services Division Plan Review Supervisor. Waiver of aquifer permit submittal requirements may
be granted by the Water Utility.
(a) Required when wetlands are present on-site.
(b) Required when project is located in Zones 1 o
(c) A standard stream or lake study is required fo
involved, or if there are proposed alterations oft
' 2 of an aquifer protection area.
• any application proposal. A supplemental study is required if an unclassified stream is
he water body or buffer.
ATTACHMENT!
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CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER
2, ZONING DISTRICTS - USES AND STANDARDS, CHAPTER 4, CITY-WIDE
PROPERTY DEVELOPMENT STANDARDS, AND CHAPTER 11, DEFINITIONS, OF
TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED
"CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON", TO
AMEND VEHICLE PARKING STANDARDS AND ADD DEVELOPMENT STANDARDS
FOR BICYCLE PARKING. JV^ 2
WHEREAS, the goal of the Transportation Element of the Renton Comprehensive Plan is
to provide a balanced multi-modal transportation system with various transportation choices
such as automobiles, buses, rail, transit, bicycles, and walking, that will serve existing and future
residential and employment growth; and
WHEREAS, the Transportation Element of the Renton Comprehensive Plan indicates
inadequate parking can increase congestion, while too much parking is an inefficient use of land
and can deter transit use; therefore a proper balance needs to be achieved between parking
supply and demand; and
WHEREAS, the City recognizes that amendments to the minimum parking standards
would achieve a balance between parking supply and demand; and
WHEREAS, the Non-motorized Transportation chapter of the Renton Comprehensive
Plan indicates that more facilities are needed for bicycle storage and parking in shopping areas,
employment centers and in public places; and
WHEREAS, Renton Comprehensive Plan policies promote accommodation of bicycle
traffic within all areas of the City; and
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 48 of 151
ORDINANCE NO.
WHEREAS, Renton Comprehensive Plan policies encourage bicycle storage facilities and
parking within development projects; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission, and the zoning
text amendment request being in conformity with the City's Comprehensive Plan, as amended;
and
WHEREAS, the Planning Commission held a public hearing on December 16, 2009,
having duly considered all matters relevant thereto, and all parties having been heard
appearing in support thereof or in opposition thereto;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. Subsection 4-2-080A.8 of subsection 4-2-080A, Subject to the Following
Conditions, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to read as follows:
8. Allowed only in the Residential Multi-Family suffix. Twenty-four (24) hour
on-site management required. The manager's unit is not subject to minimum
density requirements. No estate, garage or other sales from any leasable spaces.
No outdoor storage, including vehicle or trailer storage lots. Self-service storage
uses in this zone are subject to the following special development standards:
Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 49 of 151
ORDINANCE NO.
4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of
the RM-F development standards.
SECTION II. The Parking and Loading subsection of subsection 4-2-110A,
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 Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to read as shown on Attachment A.
SECTION III. Subsection 4-4-080F.7, Landscape Requirements, of Chapter 4, City-wide
Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended
to change the title to "Residential Parking Location Requirements", and to read as follows:
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-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.
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.
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 50 of 151
ORDINANCE NO.
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').
SECTION IV. Subsection 4-4-080F.8.d, Tandem Parking, of Chapter 4, City-wide
Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended
to read as follows:
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:
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 51 of 151
ORDINANCE NO.
i. Stall length shall conform to the standards of this subsection F.8; 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.
SECTION V. Subsection 4-4-080F.10.a, Interpretation of Standards - Minimum and
Maximum Number of Spaces, of Chapter 4, City-wide Property Development Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington", is hereby amended to read as follows:
a. Interpretation of Standards - Minimum and Maximum Number of
Spaces: 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.
SECTION VI. Subsection 4-4-080F.10.e, Parking Spaces Required Based on Land Use, of
Chapter 4, City-wide Property Development Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as shown on Attachment B.
SECTION VII. Subsection 4-4-080F, Parking Lot Design Standards, of Chapter 4, City-
wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 52 of 151
ORDINANCE NO.
amended to add a new subsection 11, "Number of Bicycle Parking Spaces Required", to read as
follows:
11. Number of Bicycle Parking Spaces Required:
a. Bicycle Parking Spaces Required: Bicycle Parking shall be provided for
all residential developments that exceed 5 residential units and/or all non-
residential development that exceed four thousand (4,000) gross square feet in
size. When there are two 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
All uses, unless specifically
specified below:
Office, general, medical and
dental, manufacturing and
fabrication, laboratories, and
packaging operations:
Attached dwellings:
NUMBER OF REQUIRED SPACES
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 RMC 4-4-080F.ll.b.
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 RMC 4-4-080F.11.C.
One-half (0.5) bicycle parking space per one (1)
dwelling unit. Spaces shall meet the
requirements of RMC 4-4-080F.11.C
b. 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:
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 53 of 151
ORDINANCE NO.
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 (1) 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 adjacent to the sidewalk, only the maneuvering area may
extended into the right-of-way; and
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 both
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
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 54 of 151
ORDINANCE NO.
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
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. 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:
i. Bicycle parking standards i-iv in RMC 4-4-080F.10.g shall apply to
this section; 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 eight feet (8') high, or be
floor-to-ceiling.
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 55 of 151
ORDINANCE NO.
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 the minimum bicycle
parking requirements for a specific development should conditions warrant as
described in RMC 4-9-250D.2. 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.
SECTION VIII. Section 4-11-160, Definitions P, of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", is hereby amended to add the definition of "Parking, Bicycle" as
shown below. The remainder of section 4-11-160 shall remain as currently codified.
PARKING, BICYCLE: An off-street space intended for the use of bicycle
storage, which includes a bicycle rack or similar facility that allows one to lock a
bicycle in place.
SECTION IX. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 56 of 151
ORDINANCE NO.
PASSED BY THE CITY COUNCIL this day of , 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2010.
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1625:2/22/10:scr
10
Denis Law, Mayor
8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 57 of 151
ORDINANCE NO.
Attachment A
4-2-110A Development Standards for Residential Zoning Designations
(Primary and Attached Accessory Structures)
PARKING AND LOADING
General: See RMC 4-2-080
Attachment A
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ORDINANCE NO.
Attachment B
4-4-080F.10 Number of Parking Spaces Required
e. Parking Spaces Required Based on Land Use: Modification of these minimum
or maximum standards requires written approval from the Department of Community
and Economic Development.
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)
Uses not specifically identified in this
Section:
Bicycle Parking:
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.
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.
See minimum requirements in RMC4-4-080F.il
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings:
Manufactured homes within a
manufactured home park:
Congregate residences:
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.
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.
A minimum and maximum of 1 per sleeping
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 59 of 151
ORDINANCE NO.
Attachment B
Assisted living:
Attached dwellings in RM-U, RM-T,
RM-F, R-14 and R-10 Zones:
Attached dwellings within all other
zones:
Attached dwelling for low income :
Live-work unit, residential unit:
room and 1 for the proprietor, plus 1 additional
space for each 4 persons employed on the
premises.
A minimum and maximum of 1 space per
residential unit of assisted living, plus dedicated
parking spaces for facility fleet vehicles.
A minimum and maximum of 1.6 per 3 bedroom
or larger dwelling unit; 1.4 per 2 bedroom
dwelling unit; 1.0 per 1 bedroom or studio
dwelling unit.
1 per dwelling unit is required. A maximum of
1.75 per dwelling unit is allowed.
A minimum of 1 for each 4 dwelling units is
required. A maximum of 1.75 per dwelling unit
is allowed.
A minimum and maximum of 1 per unit.
RESIDENTIAL USES IN CENTER DOWNTOWN ZONE:
Attached dwellings:
Attached dwellings for low income:
Congregate residences:
Assisted living:
Detached dwellings (existing legal):
A minimum and maximum of 1 per unit.
1 for every 4 dwelling units is required. A
maximum of 1.75 per dwelling unit is allowed.
A minimum and maximum of 1 per 4 sleeping
rooms and 1 for the proprietor, plus 1
additional space for each 4 persons employed
on the premises.
A minimum and maximum of 1 space per
residential unit of assisted living, plus dedicated
parking spaces for facility fleet vehicles.
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:
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 60 of 151
ORDINANCE NO.
Attachment B
Drive-through retail or drive-through
service:
Banks:
Convalescent centers:
Day care centers, adult day care (I and
II):
Hotels and motels:
Bed and breakfast houses:
Mortuaries or funeral homes:
Vehicle sales (large and small
vehicles) with outdoor retail sales
areas:
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 Planning Director. Stacking
spaces cannot obstruct required parking spaces
or ingress/egress within the site or extend into
the public right-of-way.
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.
A minimum and maximum of 1 for every 2
employees plus 1 for every 3 beds.
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.
A minimum and maximum of 1 per guest room
plus 1 for every 3 employees.
A minimum and maximum of 1 per guest room.
A minimum and maximum of 10 per 1,000
square feet of floor area of assembly rooms.
Vehicle service and repair (large and
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.
A minimum and maximum of 2.5 per 1,000
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 61 of 151
ORDINANCE NO.
small vehicles):
Offices, medical and dental:
Offices, general:
Eating and drinking establishments
and taverns:
Eating and drinking establishment
combination sit-down/drive-through
restaurant:
Retail sales and big-box retail sales:
Services, on-site (except as specified
below):
Clothing or shoe repair shops,
furniture, appliance, hardware stores,
household equipment:
Uncovered commercial area, outdoor
nurseries:
Attachment B
square feet of net floor area.
A minimum and maximum of 5.0 per 1,000
square feet of net floor area.
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.
A minimum and maximum of 10 per 1,000
square feet of dinning area.
A minimum and maximum of 1 per 75 square
feet of dinning area.
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.
A minimum and maximum of 3.0 per 1,000
square feet of net floor area.
A minimum and maximum of 2.0 per 1,000
square feet of net floor area.
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:
Bowling alleys:
Dance halls, dance clubs, and skating
rinks:
Golf driving ranges:
Marinas:
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.
A minimum and maximum of 2 per alley.
A minimum and maximum of 1 per 40 square
feet of net floor area.
A minimum and maximum of 1 per driving
station.
A minimum and maximum of 2 per 3 slips. For
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 62 of 151
ORDINANCE NO.
Attachment B
Miniature golf courses:
Other recreational:
Travel trailers:
private marina associated with a residential
complex, then 1 per 3 slips. Also 1 loading area
per 25 slips.
A minimum and maximum of 1 per hole.
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.
A minimum and maximum of 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN CORE 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:
All commercial uses allowed in the CD
Zone except for the uses listed above:
These uses follow the standards applied outside
the Center Downtown Zone.
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:
Manufacturing and fabrication,
laboratories, and assembly and/or
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.
A minimum of 1.0 per 1,000 square feet of net
floor area and a maximum of 1.5 spaces per
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 63 of 151
ORDINANCE NO.
Attachment B
packaging operations:
Self service storage:
Outdoor storage area:
Warehouses and indoor storage
buildings:
1,000 square feet of net floor area (including
warehouse space).
A minimum and maximum of 1 per 3,500
square feet of net floor area. Maximum of three
moving van/truck spaces is permitted.
A minimum and maximum of 0.5 per 1,000
square feet of area.
A minimum and maximum of 1 per 1,500
square feet of net floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions:
Medical institutions:
Cultural facilities:
Public post office:
Secure community transition
facilities:
Schools:
Elementary and junior high:
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."
A minimum and maximum of 1 for every 3 beds,
plus 1 per staff doctor, plus 1 for every 3
employees.
A minimum and maximum of 40 per 1,000
square feet.
A minimum and maximum of 3.0 for every
1,000 square feet.
A minimum and maximum of 1 per 3 beds, plus
1 per staff member.
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.
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 64 of 151
ORDINANCE NO.
Attachment B
Senior high schools: public, parochial
and private:
Colleges and universities, arts and
crafts schools/studios, and trade or
vocational schools:
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.
A minimum and maximum of 1 per employee
plus 1 for every 3 students rooming units, plus
.5 space for every full time students 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.
Attachment B 8b. ‐ Title IV (Development Regulations) Docket #D‐33, Parking
Standards (See 7.b.)Page 65 of 151
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION
4-9-070, ENVIRONMENTAL REVIEW PROCEDURES, OF CHAPTER 9, PERMITS -
SPECIFIC, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON", TO UPDATE AND CONSOLIDATE ENVIRONMENTAL REVIEW
PROCEDURES, AND TO ENSURE CONSISTENCY WITH STATE REQUIREMENTS
AND CITY POLICIES. F) - j^Z-
WHEREAS, City environmental review procedures implement the requirements of the
State Environmental Policy Act; and
WHEREAS, the City seeks to update and ensure consistency with the State
requirements, as well as City policies; and
WHEREAS, the City seeks to adopt a revised standard regarding the categorical
exemption for the construction of dwelling units; and
WHEREAS, the City seeks to eliminate unnecessary text and to streamline the code to
help ensure clarity and consistency; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission; and
WHEREAS, the City Council held a public hearing on December 16, 2009, and all parties
having been heard appearing in support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 66 of 151
ORDINANCE NO.
SECTION I. Section 4-9-070, Environmental Review Procedures, of Chapter 9, Permits
- Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington", is hereby amended to read as follows:
A. PURPOSE:
This chapter contains procedures that implement the requirements of the
State Environmental Policy Act of 1971 (SEPA), Chapter 43.21C RCW, as
amended, and the SEPA rules adopted by the state of Washington, Department
of Ecology. It is intended that this chapter establishes compliance with SEPA and
the SEPA rules and that compliance with the requirements of this code shall
constitute procedural and substantive compliance. The chapter provides for a
citywide approach and to the fullest extent possible, the City will utilize a
systematic, interdisciplinary approach which seeks to ensure the integrated use
of the natural and social sciences. The City recognizes that each person has a
fundamental and inalienable right to a healthful environment and that each
person has a responsibility to contribute to the preservation and enhancement
of the environment. The policies and goals set forth in this Section are
supplementary to those set forth in existing authorizations of the State and City.
B. AUTHORITY:
The City of Renton adopts this Section under the State Environmental Policy
Act (SEPA), RCW 43.21C.120, and the SEPA rules, WAC 197-11-904. The City of
Renton possesses the authority to deny or condition actions in order to mitigate
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 67 of 151
ORDINANCE NO.
or prevent probable significant adverse environmental impacts. This authority
applies to all City activities including actions as defined in this Section.
C. GENERAL STATE REQUIREMENTS:
The City of Renton adopts as its own the policies and objectives of the State
Environmental Policy Act of 1971, as amended (chapter 43.21C RCW). The City
of Renton adopts the following sections of chapter 197-11WAC by reference:
WAC
197-11-040 Definitions.
197-11-050 Lead agency.
197-11-055 Timing of the SEPA process.
197-11-060 Content of environmental review.
197-11-070 Limitations on actions during SEPA process.
197-11-080 Incomplete or unavailable information.
197-11-090 Supporting documents.
197-11-100 Information required of applicants.
D. SEPA RESPONSIBLE OFFICIAL:
For those proposals for which the City is the lead agency, the responsible
official shall be the Environmental Review Committee.
1. Committee Officials: The Environmental Review Committee shall consist
of three (3) officials designated by the Mayor with concurrence by the City
Council.
2. Committee Authority and Responsibility:
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 68 of 151
ORDINANCE NO..
a. The Environmental Review Committee shall make the threshold
determination, supervise scoping and preparations of any required
environmental impact statement (EIS), and perform any other functions assigned
to the "lead agency" or "responsible official" by those sections of the SEPA rules
adopted by reference in WAC 173-806-020.
b. The Environmental Review Committee shall supervise compliance
with the threshold determination and, if an EIS is necessary, shall supervise
preparation of the draft and final EIS.
c. The Environmental Review Committee is authorized to develop
operating procedures that will ensure responses to consultation requests are
prepared in a timely fashion and include data from all appropriate departments
of the City. They may also develop further administrative and procedural
guidelines for the administration by the responsible official of the provisions of
this Chapter.
d. The Environmental Review Committee, or its designee, shall be
responsible for preparation of written comments for the City in response to a
consultation request prior to a threshold determination, participation in scoping,
and reviewing a draft EIS and City compliance with WAC 197-11-550 whenever
the City is a consulted agency.
E. OTHER AUTHORITY:
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 69 of 151
ORDINANCE NO.
1. Hydraulic Projects: For those proposals requiring a hydraulic project
approval under RCW 75.20.100, the State Department of Fish and Wildlife shall
be considered an agency with jurisdiction.
2. Successor Agency: If a specific agency has been named in these rules,
and the functions of that agency have changed or been transferred to another
agency, the term shall mean any successor agency.
F. LEAD AGENCY AUTHORITY:
The City adopts the following sections by reference, as supplemented by
WAC 173-806-050 and 173-806-053 and this part:
WAC
197-11-900 Purpose of this part.
197-11-902 Agency SEPA policies.
197-11-916 Application to ongoing actions.
197-11-920 Agencies with environmental expertise.
197-11-922 Lead agency rules.
197-11-924 Determining the lead agency.
197-11-926 Lead agency for governmental proposals.
197-11-928 Lead agency for public and private proposals.
197-11-930 Lead agency for private projects with one agency with
jurisdiction.
197-11-932 Lead agency for private projects requiring licenses from more
than one agency, when one of the agencies is a county/city.
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 70 of 151
ORDINANCE NO.
197-11-934 Lead agency for private projects requiring licenses from a
local agency, not a county/city, and one or more state agencies.
197-11-936 Lead agency for private projects requiring licenses from more
than one state agency.
197-11-938 Lead agencies for specific proposals.
197-11-940 Transfer of lead agency status to a state agency.
197-11-942 Agreements on lead agency status.
197-11-944 Agreements on division of lead agency duties.
197-11-946 DOE resolution of lead agency disputes.
197-11-948 Assumption of lead agency status.
1. Determination of Lead Agency: The department within the City receiving
an application for or initiating a proposal that involves a nonexempt action shall
determine when the City is the lead agency for that proposal under WAC 197-11-
050 and WAC 197-11-922 through WAC 197-11-940; unless the lead agency has
been previously determined or the department is aware that another
department or agency is in the process of determining the lead agency. Any
department making a lead agency determination for a private project shall
require sufficient information from the applicant to identify which other
agencies have jurisdiction over the proposal.
2. Lead Agency Agreements: The Environmental Review Committee is
authorized to make agreements as to the lead agency status or shared lead
agency duties for a proposal under WAC 197-11-942 and 197-11-944; provided,
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 71 of 151
ORDINANCE NO.
that the Environmental Review Committee and any department that will incur
responsibilities as the result of such agreement approved the agreement.
3. Other Agency as Lead: When the City is not the lead agency for a
proposal, all departments of the City shall use and consider, as appropriate,
either the determination of nonsignificance (DNS) or the final environmental
impact statement (EIS) of the lead agency in making decisions on the proposal.
The Environmental Review Committee shall not prepare or require preparation
of a DNS or EIS in addition to that prepared by the lead agency, unless required
under WAC 197-11-600. In some cases, the City may conduct supplemental
environmental review under WAC 197-11-600.
4. City Objections: If the City or any of its departments receives a lead
agency determination made by another agency that appears inconsistent with
the criteria of WAC 197-11-922 through 197-11-940, it may object to the
determination. Any objection must be made to the agency originally making the
determination and resolved within fifteen (15) days of receipt of the
determination, or the City must petition the Department of Ecology for a lead
agency determination under WAC 197-11-946 within the fifteen (15) day time
period. Any such petition on behalf of the City may be initiated by the
Environmental Review Committee.
G. CATEGORICAL EXEMPTIONS:
The City adopts the following sections by reference, as supplemental in this
part: WAC 197-11-300, Purpose of this part; and 197-11-305, Categorical
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 72 of 151
ORDINANCE NO..
exemi
exemr
iptions. The City adopts by reference the following rules for categorical
iptions, as supplemented in this Section, including WAC 173-806-070
(Flexible thresholds), 173-806-080 (Use of exemptions), and 173-806-190
(Critical areas):
WAC
197-11-800 Categorical exemptions.
197-11-880 Emergencies.
197-11-890 Petitioning DOE to change exemptions.
1. Local Modifications : Under the authority established by WAC 197-11-800
(l)(c), The City of Renton establishes the following exempt levels for minor new
construction based on local conditions, replacing the exempt levels of WAC 197-
ll-800(l)(b)(l) and (v). Whenever the City establishes new exempt levels under
this Section, it shall send them to the Department of Ecology, Headquarters
Office, Olympia, Washington, under WAC 197-ll-800(l)(c).
a. For residential dwelling units in WAC 197-ll-800(l)(b)(i): nine (9) or
less dwelling units.
b. For landfills or excavations in WAC 197-ll-800(l)(b)(v): five hundred
(500) cubic yards or less.
2. Exemption Decision: Each department within the City that receives an
application for a license or, in the case of governmental proposals, the
department initiating the proposal shall determine whether the license and/or
the proposal is exempt. The department's determination that a proposal is
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 73 of 151
ORDINANCE NO.
exempt shall be final and not subject to administrative review. If a proposal is
exempt, none of the procedural requirements of this Section apply to the
proposal. The City shall not require completion of an environmental checklist for
an exempt proposal.
3. Proposal Description: In determining whether or not a proposal is
exempt, the department shall make certain the proposal is properly defined and
shall identify the governmental licenses required (WAC 197-11-060).
4. Review Criteria: A department which is determining whether or not a
proposal is exempt shall ascertain the total scope of the proposal and the
governmental licenses required. If a proposal includes a series of actions,
physically or functionally related to each other, some of which are exempt and
some which are not, the proposal is not exempt. For any such proposal, the lead
agency shall be determined, even if the license application which triggers the
department's consideration is otherwise exempt. If the lead agency is the City,
then the responsible official shall be designated as defined in subsection D of this
Section.
5. Exempt and Nonexempt Actions: If a proposal includes both exempt and
nonexempt actions, exempt actions may be authorized with respect to the
proposal prior to the compliance with the procedural requirements of these
guidelines except that:
a. The City shall not give authorization for:
i. Any nonexempt action;
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 74 of 151
ORDINANCE NO..
ii. Any action that would have an adverse environmental impact;
iii. Any action that would limit the choice of alternatives; or
iv. Any action that will irrevocably commit the City to approve or
authorize a major action.
b. A department may withhold approval of an exempt action that would
lead to modification of the physical environment, when such modification would
serve no purpose if nonexempt action(s) were not approved; and a department
may withhold approval of exempt actions that would lead to substantial financial
expenditures by a private applicant when the expenditures would serve no
purpose if nonexempt action(s) were not approved.
6. Timing: Identification of categorical exempt actions shall occur within ten
(10) days of submission of an adequate and complete application.
7. Effect of Exemption: If a proposal is exempt, none of the procedural
requirements of this Section apply to the proposal. The City shall not require
completion of an environmental checklist for an exempt proposal.
H. CRITICAL AREAS/INAPPLICABLE EXEMPTIONS:
1. Critical Areas Maps: The map(s) in RMC 4-3-050Q identify critical areas.
The maps in RMC 4-3-090 identify regulated Shorelines of the State. The specific
environmentally critical areas where SEPA exemptions are not applicable are
identified in subsection H2 of this section.
2. Critical Areas Designated: Wetlands, Protected Slopes, Very High
Landslide Hazard Areas, Class 2 to 4 Streams and Lakes, Shorelines of the State
10
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 75 of 151
ORDINANCE NO.
designated as Natural or Conservancy, or Shorelines of the State designated
Urban if also meeting the requirement of subsection H3a or H3c of this Section,
and the one hundred (100) year floodway, as mapped and identified pursuant to
subsection HI of this Section, or when present according to the critical area
classification criteria of RMC 4-3-050, are designated as environmentally critical
areas pursuant to the State Environmental Policy Act, WAC 197-11-908.
3. Inapplicable Exemptions:
a. Certain exemptions do not apply on lands covered by water, and this
remains true regardless of whether or not lands covered by water are mapped.
Unidentified exemptions shall continue to apply within environmentally critical
areas of the City.
b. For each critical area, the exemptions within WAC 197-11-800 that
are inapplicable for that area are:
WAC 197-11-800(1)
WAC 197-ll-800(2)(d, e, f, g)
WAC 197-ll-800(6)(a)
WAC 197-ll-800(13)(c)
WAC 197-ll-800(23)(c; e)
WAC 197-ll-800(24)(a, b, c, d, f, g)
WAC 197-11-800(25)
c. The following SEPA categorical exemptions shall not apply to
wetlands:
11
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 76 of 151
ORDINANCE NO.
WAC 197-11-800(1)
WAC 197-11-800(2)
WAC 197-11-800(3)
WAC 197-11-800(4)
WAC 197-11-800(6)
WAC 197-11-800(8)
WAC 197-11-800(25)
4. Proposals Located within Critical Areas: The City shall treat proposals
located wholly or partially within a critical area no differently than other
proposals under this Section, making a threshold determination for all such
proposals. The City shall not automatically require an EIS for a proposal merely
because it is proposed for location in a critical area.
I. ENVIRONMENTAL CHECKLIST:
1. When Required: A completed environmental checklist (or a copy), in the
form provided in WAC 197-11-960, along with the appropriate environmental
fees, shall be filed at the same time as an application for a permit, license,
certificate, or other approval not specifically exempted in this Section; except, a
checklist is not needed if the Environmental Review Committee and applicant
agree an EIS is required, SEPA compliance has been completed, or SEPA
compliance has been initiated by another agency.
2. Lead Agency and Threshold Determination: The department within the
City receiving the application or initiating the action shall use the environmental
12
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 77 of 151
ORDINANCE NO.
checklist to determine the lead agency. If the City is the lead agency, the
Environmental Review Committee shail use the environmental checklist for
making the threshold determination.
3. Checklist Preparation:
a. For private proposals the department within the City receiving the
application will require the applicant to complete the environmental checklist,
providing assistance as necessary. The Environmental Review Committee may
require that it, and not the private applicant, will complete all or part of the
environmental checklist for a private proposal, if either of the following occurs:
i. The City has technical information on a question or questions that
is unavailable to the private applicant; or
ii. The applicant has provided inaccurate information on previous
proposals or on proposals currently under consideration.
b. For City proposals the department initiating the proposal shall
complete the environmental checklist for that proposal.
4. Additional Information: The Environmental Review Committee may
require additional specific detailed information at anytime.
J. THRESHOLD DETERMINATION PROCESS:
This part contains rules for evaluating the impacts of the proposals not
requiring an environmental impact statement (EIS). The City adopts the following
sections by reference, as supplemental in this part:
WAC
13
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 78 of 151
ORDINANCE NO..
197-11-310Threshold determination required.
197-11-315 Environmental checklist.
197-11-330 Threshold determination process.
197-11-335 Additional information.
197-11-340 Determination of nonsignificance (DNS).
197-11-350 Mitigated DNS.
197-11-355 Optional DNS process.
197-11-360 Determination of significance (DS)/initiation of scoping.
197-11-390 Effect of threshold determination.
1. Identification of Impacts: As much as possible, the Environmental Review
Committee should assist the applicant with identification of impacts to the
extent necessary to formulate mitigation measures.
2. Time Limits : The following time limits (expressed in calendar days) shall
apply to the processing of all private projects and to those governmental
proposals submitted to this City by other agencies:
a. Threshold determinations not requiring further information from the
applicant or consultation with agencies with jurisdiction should be completed
within fifteen (15) days of submission of an adequate application and the
completed checklist.
b. Threshold determinations requiring further information from the
applicant or consultation with other agencies with jurisdiction should be
completed within twenty (20) days of receiving the requested information from
14
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 79 of 151
ORDINANCE NO..
the applicant or the consulted agency; requests by the City for such further
information should be made within twenty (20) days of the submission of an
adequate application and completed checklist; when a request for further
information is submitted to a consulted agency, the City shall wait a maximum of
thirty (30) days for the consulted agency to respond. Threshold determinations
which require that further studies including, but not limited to, field
investigations be initiated by the City should be completed within thirty (30) days
of submission of an adequate application and the completed checklist.
c. Threshold determinations on actions where the applicant
recommends in writing that an EIS be prepared, because of the probable
significant adverse environmental impacts described in the application, shall be
completed within twenty (20) days of submission of an adequate application and
the completed checklist.
d. When a threshold determination is expected to require more than
twenty (20) days to complete and a private applicant requests notification of the
date when a threshold determination will be made, the Environmental Review
Committee or its agent shall transmit to the private applicant a written
statement as to the expected date of decision.
3. Mitigated DNS Authorized: As provided in this Section and in WAC 197-
11-350, the Environmental Review Committee may issue a DNS based on
changes to, or clarification of, the proposal made by the applicant.
15
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 80 of 151
ORDINANCE NO.
4. Changed Proposal: When an applicant submits a changed or clarified
proposal, along with a revised or amended environmental checklist, the
Environmental Review Committee shall base its threshold determination on the
changed or clarified proposal and should make the determination within twenty
(20) days of receiving the changed or clarified proposal.
5. DNS Authorized: If the Environmental Review Committee indicated
specific mitigation measures in its response to the request for early notice, and
the applicant changed or clarified the proposal to include those specific
mitigation measures, the Environmental Review Committee shall issue and
circulate a DNS under WAC 197-11-340(2).
6. DNS or DS Authorized: If the Environmental Review Committee indicated
areas of concern, but did not indicate specific mitigation measures that would
allow it to issue a DNS, the Environmental Review Committee shall make the
threshold determination, issuing a DNS or DS as appropriate.
7. Mitigation Measures: The applicant's proposed mitigation measures
(clarifications, changes or conditions) must be in writing and must be specific,
feasible and enforceable. For example, proposals to "control noise" or "prevent
stormwater runoff" are inadequate, whereas proposals to "muffle machinery to
X decibel" or "construct two hundred foot (200') stormwater retention pond at Y
location" are adequate.
16
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 81 of 151
ORDINANCE NO..
a. Mitigation measures which justify issuance of a mitigated DNS may be
incorporated in the DNS by reference to agency staff reports, studies or other
documents.
b. Mitigation measures incorporated in the mitigated DNS shall be
deemed conditions of approval of the permit decision and may be enforced in
the same manner as any term or condition of the permit, or enforced in any
manner specifically prescribed by the City.
8. Public Comment and Notice Period: A mitigated DNS (MDNS) is issued
under WAC 197-11-340(2), requiring a fifteen (15) day comment period and
public notice.
9. Staff Recommendation: For nonexempt proposals, the DNS for the
proposal shall accompany the City's staff recommendation to the Hearing
Examiner or other appropriate advisory body, such as the Planning Commission.
10. Effect of MDNS: The Environmental Review Committee's written
response under this Section (DNS) shall not be construed as a determination of
significance. In addition, preliminary discussion of clarifications or changes to a
proposal, as opposed to a written request for early notice, shall not bind the
Environmental Review Committee to consider the clarification or changes in its
threshold determination.
11. Request for Early Notice: An applicant may request in writing early notice
of whether a DS is likely under WAC 197-11-350.
17
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 82 of 151
ORDINANCE NO..
a. The request must follow submission of an environmental checklist for
a nonexempt proposal for which the City is lead agency and precede the City's
actual threshold determination for proposal.
b. The Environmental Review Committee should respond to the request
for early notice within fifteen (15) working days. The response shall:
i. Be written;
ii. State whether the Environmental Review Committee currently
considers issuance of a DS likely and, if so, indicate the general or specific area(s)
of concern that is/are leading the Environmental Review Committee to consider
a DS; and
iii. State that the applicant may change or clarify the proposal to
mitigate the indicated impacts, revising the environmental checklist and/or
permit application as necessary to reflect the changes or clarifications.
K. ENVIRONMENTAL IMPACT STATEMENTS (EIS):
1. Purpose: This part contains the rules for deciding whether a proposal has
a "probable significant, adverse environmental impact" requiring an
environmental impact statement (EIS) to be prepared and contains the rules for
preparing environmental impact statements. The City adopts the following
sections by reference, as supplemented by this part:
WAC
197-11-400 Purpose of EIS.
197-11-402 General requirements.
18
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Exemptions (See 7.b.)Page 83 of 151
ORDINANCE NO.
197-11-405 EIS types.
197-11-406 EIS timing.
197-11-408 Scoping.
197-11-410 Expanded scoping (Optional).
197-11-420 EIS preparation.
197-11-425 Style and size.
197-11-430 Format.
197-11-440 EIS contents.
197-11-442 Contents of EIS on nonproject proposal.
197-11-443 EIS contents when prior nonproject EIS.
197-11-444 Elements of the environment.
197-11-448 Relationship of EIS to other considerations.
197-11-450 Cost-benefit analysis.
197-11-455 Issuance of DEIS.
197-11-460 Issuance of FEIS.
2. Review of draft and final EIS (DEIS and FEIS) and draft and final
supplemental EISs (SEIS) is the responsibility of the Environmental Review
Committee. Before the City issues an EIS, the Environmental Review Committee
shall be satisfied that it complies with this Section and chapter 197-11 WAC.
3. Preparation of Environmental Impact Statement: The DEIS and FEIS or
draft and final SEIS shall be prepared by the City staff, the applicant, or by a
consultant selected by the City through its consultant selection process. If the
19
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 84 of 151
ORDINANCE NO..
Environmental Review Committee requires an EIS for a proposal and determines
that someone other than the City will prepare the EIS, the Environmental Review
Committee shall notify the applicant immediately after completion of the
threshold determination. The Environmental Review Committee shall also notify
the applicant of the City's procedure for EIS preparation, including approval of
the DEIS and FEIS prior to distribution.
4. Information Required: The City may require an applicant to provide
information the City does not possess, including, but not limited to, specific
investigations. However, the applicant is not required to supply information that
is not required under this Section or that is being requested from another
agency. (This does not apply to information the City may request under another
ordinance or statute.)
5. Staff Recommendation: For nonexempt proposals, the final EIS for the
proposal shall accompany the City's staff recommendation to the Hearing
Examiner or other appropriate advisory body, such as the Planning Commission.
6. Information Shall Be Provided: The Environmental Review Committee
may refuse to process and consider a private application further if the applicant
fails or refuses to provide information required for the preparation of an
adequate EIS.
7. Additional Elements: The Environmental Review Committee may require
the following additional elements as part of the environment for the purpose of
20
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 85 of 151
ORDINANCE HO.
EIS content, but these elements do not add to the criteria for threshold
determination or perform any other function or purpose under this Section.
a. Economics, including the effects on both the public and private
sector,
b. Cultural factors,
c. Quality of life,
d. Neighborhood cohesion,
e. Sociological factors, and
f. Image of the City.
L. RECONSIDERATIONS: (Reserved)
M. SEPA SUBSTANTIVE AUTHORITY:
This part contains rules (and policies) for SEPA's substantive authority, such
as decisions to mitigate or reject proposals as a result of SEPA. The City adopts
the following sections by reference:
WAC
197-11-650 Purpose of this part.
197-11-655 Implementation.
197-11-660 Substantive authority and mitigation.
197-11-680 Appeals.
1. Supplemental Policies and Goals: The policies and goals set forth in this
Section are supplementary to those in the existing authorization of the City of
Renton.
21
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 86 of 151
ORDINANCE NO.
2. Substantive Authority: The City designates and adopts by reference the
following policies as the basis for the City exercise of authority pursuant to this
Section:
a. The City shall use all practicable means, consistent with other
essential considerations of State policy, to improve and coordinate plans,
functions, programs, and resources to the end that the State and its citizens
may:
i. Fulfill the responsibilities of each generation as trustee of the
environment for succeeding generations;
ii. Assure for all people of Washington safe, healthful, productive,
and aesthetically and culturally pleasing surroundings;
iii. Attain the widest range of beneficial uses of the environment
without degradation, risk to health or safety, or other undesirable and
unintended consequences;
iv. Preserve important historic, cultural, and natural aspects of our
national heritage;
v. Maintain, wherever possible, an environment which supports
diversity and variety of individual choice;
vi. Achieve a balance between population and resource use which
will permit high standards of living and a wide sharing of life's amenities; and
vii. Enhance the quality of renewable resources and approach the
maximum attainable recycling of depletable resources.
22
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 87 of 151
ORDINANCE NO.
b. The City adopts, by reference, the policies in the following City codes,
ordinances, resolutions and plans as they currently appear and as hereafter
amended:
Cedar River Master Plan (1976)
Comprehensive Solid Waste Management Plan (1983)
Green River Valley Plan (1984)
Fire Department Master Plan (1987)
Airport Master Plan
King County Stormwater Management Manual (1990)
Comprehensive Water System Plan
Comprehensive Park, Recreation and Open Space Plan
Long Range Wastewater Management Plan
King County Comprehensive Housing Affordability Strategy (CHAS)
Shoreline Master Program
King County Solid Waste Management Plan
Countywide Planning Policies
Six-Year Transportation Improvement Plan
Street Arterial Plan
Traffic Mitigation Resolution and Fee (1994)
Parks Mitigation Resolution and Fee (1994)
Fire Mitigation Resolution and Fee (1994)
Comprehensive Plan
23
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 88 of 151
ORDINANCE NO.
3. Attaching Conditions: The City may attach conditions to a permit or
approval for a proposal so long as:
a. Such conditions are necessary to mitigate specific probable adverse
environmental impacts identified in environmental documents prepared
pursuant to this Section; and
b. Such conditions are in writing; and
c. The mitigation measures included in such conditions are reasonable
and capable of being accomplished; and
d. The City has considered whether other local, State, or Federal
mitigation measures applied to the proposal are sufficient to mitigate the
identified impacts; and
e. Such conditions are based on one or more policies in subsection 02 of
this Section and cited in the license or other decision document.
4. Denial Authorized: The City may deny a permit or approval for a proposal
on the basis of SEPA so long as:
a. A finding is made that approving the proposal would result in
probable significant adverse environmental impacts that are identified in a FEIS
or final SEIS prepared pursuant to this Section; and
b. A finding is made that there are no reasonable mitigation measures
capable of being accomplished that are sufficient to mitigate the identified
impact; and
24
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 89 of 151
ORDINANCE NO.
c. The denial is based on one or more policies identified in subsection
02 of this Section and identified in writing in the decision document.
5. Environmental Review Committee Recommendations: Where a FEIS or
DNS has been prepared, the Environmental Review Committee may recommend
to the decision maker those reasonable conditions necessary to mitigate or avoid
the adverse impacts of the proposal. Said recommendation shall be adopted as a
condition of approval, unless the decision maker identifies in writing a
substantial error in fact or conclusion by the Environmental Review Committee.
6. Action of Decision Maker: Based upon such finding, the decision maker
may revise the recommended conditions or may remand the proposal to the
Environmental Review Committee for reconsideration. Nothing in this provision
shall be deemed to limit the authority of the decision maker to impose
conditions under SEPA beyond those recommended by Environmental Review
Committee or to condition or deny a proposal based upon other statutory
authority.
N. USING EXISTING ENVIRONMENTAL DOCUMENTS:
This part contains rules for using and supplementing existing environmental
documents prepared under SEPA or National Environmental Policy Act (NEPA)
for the City's own environmental compliance. The City adopts the following
sections by reference:
WAC
197-11-600 When to use existing environmental documents.
25
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 90 of 151
ORDINANCE NO.
197-11-610 Use of NEPA documents.
197-11-620 Supplemental environmental impact statement - Procedures.
197-11-625 Addenda - Procedures.
197-11-630 Adoption - Procedures.
197-11-635 Incorporation by reference - Procedures.
197-11-640 Combining documents.
0. PUBLIC NOTICE AND COMMENTING:
This part contains rules for consulting, commenting, and responding on all
environmental documents under SEPA, including rules for public notice and
hearings. The City adopts the following sections by reference, as supplemented
in this part:
WAC
197-11-500 Purpose of this part.
197-11-502 Inviting comment.
197-11-504 Availability and cost of environmental documents.
197-11-535 Public hearings and meetings.
197-11-545 Effect of no comment.
197-11-550 Specificity of comments.
197-11-560 FEIS response to comments.
197-11-570 Consulted agency costs to assist lead agency.
1. Threshold Determinations: Whenever the Environmental Review
Committee of the City of Renton issues a DNS under WAC 197-11-340(2) or a DS
26
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 91 of 151
ORDINANCE NO.
under WAC 197-11-360(3) the Environmental Review Committee shall give
public notice as follows:
a. If no public notice is required for the permit or approval, the City shall
give notice of the DNS or DS by:
i. Posting the property, for site-specific proposals; and
ii. Publishing notice in a newspaper of general circulation in the
county, city, or general area where the proposal is located.
b. Whenever the Environmental Review Committee issues a DS under
WAC 197-11-360(3), the Environmental Review Committee shall state the
scoping procedure for the proposal in the DS as required in WAC 197-11-408 and
in the public notice.
2. Public Notice: Whenever the Environmental Review Committee issues a
DEIS under WAC 197-11-455(5) or a SEIS under WAC 197-11-620, notice of the
availability of those documents shall be given by:
a. Posting the property, for site-specific proposals; and
b. Publishing notice in a newspaper of general circulation in the county,
city, or general area where the proposal is located.
3. Consolidation of Public Notice: Whenever possible, the Environmental
Review Committee shall integrate the public notice required under this Section
with existing notice procedures for the City's nonexempt permit(s) or approval(s)
required for the proposal.
27
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 92 of 151
ORDINANCE NO.
4. Responsibility of Cost: The Environmental Review Committee may
require an applicant to complete the public notice requirements for the
applicant's proposal at his or her expense.
5. Notice: The City, applicant for, or proponent of any action may publish a
notice of action pursuant to RCW 43.21C.080 for any action. The form of the
notice shall be substantially in the form provided in WAC 197-11-990. The notice
shall be published by the City Clerk or County Auditor, applicant or proponent
pursuant to RCW 43.21C.080. An applicant's request for publication shall include
payment of the costs associated with such notice.
6. Record Retention: The City shall retain all documents required by the
SEPA rules (chapter 197-11 WAC) and make them available in accordance with
chapter 42.17 RCW.
P. DEFINITIONS AND INTERPRETATION OF TERMS:
This part contains uniform usage and definitions of terms under SEPA. The
City adopts the following sections by reference, as supplemented by WAC 173-
806-040.
WAC
197-11-700 Definitions.
197-11-702 Act.
197-11-704 Action.
197-11-706 Addendum.
197-11-708 Adoption,
28
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 93 of 151
ORDINANCE NO.
197-11-710 Affected tribe.
197-11-712 Affecting.
197-11-714 Agency.
197-11-716 Applicant.
197-11-718 Built environment.
197-11-720 Categorical exemption.
197-11-721 Closed record appeal
197-11-722 Consolidated appeal.
197-11-724 Consulted agency.
197-11-726 Cost-benefit analysis.
197-11-728 County/city.
197-11-730 Decision maker.
197-11-732 Department.
197-11-734 Determination of nonsignificance (DNS).
197-11-736 Determination of significance (DS).
197-11-738 EIS.
197-11-740 Environment.
197-11-742 Environmental checklist.
197-11-744 Environmental document.
197-11-746 Environmental review.
197-11-750 Expanded scoping.
197-11-752 Impacts.
29
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 94 of 151
ORDINANCE NO.
197-11-754 Incorporation by reference.
197-11-756 Lands covered by water.
197-11-758 Lead agency.
197-11-760 License.
197-11-762 Local agency.
197-11-764 Major action.
197-11-766 Mitigated DNS.
197-11-768 Mitigation.
197-11-770 Natural environment.
197-11-772 NEPA.
197-11-774 Nonproject.
197-11-775 Open Record Hearing
197-11-776 Phased review.
197-11-778 Preparation.
197-11-780 Private project.
197-11-782 Probable.
197-11-784 Proposal.
197-11-786 Reasonable alternative.
197-11-788 Responsible official.
197-11-790 SEPA.
197-11-792 Scope.
197-11-793 Scoping.
30
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 95 of 151
ORDINANCE NO.
197-11-794 Significant.
197-11-796 State agency.
197-11-797 Threshold determination.
197-11-799 Underlying governmental action.
1. Interpretation:
a. Unless the context clearly requires otherwise:
i. Use of the singular shall include the plural and conversely,
ii. "Preparation" of environmental documents refers to preparing or
supervising the preparation of documents, including issuing, filing, printing,
circulating, and related requirements.
iii. "Impact" refers to environmental impact,
iv. "Permit" means "license" (WAC 197-11-760).
v. "Commenting" includes but is not synonymous with
"consultation".
vi. "Environmental cost" refers to adverse environmental impact and
may or may not be quantified.
vii. "EIS" refers to draft, final, and supplemental EISs (WAC 197-11-
405 and 197-11-738).
viii. "Under" includes pursuant to, subject to, required by, established
by, in accordance with, and similar expressions of legislative or administrative
authorization or direction.
ix. "Shall" is mandatory.
31
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 96 of 151
ORDINANCE NO.
x. "May" is optional and permissive and does not impose a
requirement.
xi. "Include" means "include but not limited to".
b. The following terms are synonymous:
i. Effect and impact (WAC 197-11-752).
ii. Environment and environmental quality (WAC 197-11-740).
iii. Major and significant (WAC 197-11-764 and 197-11-794).
iv. Proposal and proposed action (WAC 197-11-784).
v. Probable and likely (WAC 197-11-782).
c. In addition to those definitions contained within WAC 197-11-700
through 197-11-799, when used in this Section, the following terms shall have
the following meanings, unless the context indicates otherwise:
DEPARTMENT: Any division, subdivision or organizational unit of the City
established by ordinance, rule, or order.
DNS: Determination of nonsignificance.
DS: Determination of significance.
EARLY NOTICE: The City's response to an applicant stating whether it
considers issuance of a determination of significance likely for the applicant's
proposal (mitigated determination of nonsignificance (DNS) procedures).
EIS: Environmental impact statement.
ERC: The Environmental Review Committee of the City of Renton.
32
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 97 of 151
ORDINANCE NO..
ORDINANCE: The ordinance, resolution, or other procedure used by the
City to adopt regulatory requirements.
SEPA RULES: Chapter 197-11 WAC adopted by the Department of
Ecology.
Q. FORMS ADOPTED BY REFERENCE:
The City adopts the following forms and sections by reference:
WAC
197-11-960 Environmental checklist.
197-11-965 Adoption notice.
197-11-970 Determination of nonsignificance (DNS).
197-11-980 Determination of significance (DS).
197-11-985 Notice of assumption of lead agency status.
197-11-990 Notice of action.
R. APPEALS:
Except for permits and variances issued pursuant to RMC 4-3-090, Shoreline
Master Program Regulations, when any proposal or action is granted,
conditioned, or denied on the basis of SEPA by a noneiected official, the decision
shall be appealable to the Hearing Examiner under the provisions of RMC 4-8-
110, Appeals.
S. EXPIRATION: (Reserved)
T. MODIFICATIONS OF APPROVED PLANS: (Reserved)
33
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 98 of 151
ORDINANCE NO.
SECTION II. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CiTY COUNCIL this day of _, 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2010.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1624:2/16/10:scr
34
8c. ‐ Title IV (Development Regulations) Docket #D‐32, SEPA Catogerical
Exemptions (See 7.b.)Page 99 of 151
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER
2, ZONING DISTRICTS - USES AND STANDARDS, AND CHAPTER 3,
ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, OF TITLE IV
(DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF
GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON", TO CLARIFY
AND DELETE PORTIONS OF THE STANDARDS TABLES AND FOOTNOTES AND TO
CLARIFY AND REFORMAT THE REGULATIONS REGARDING URBAN DESIGN
OVERLAYS. fV ^ <*
WHEREAS, City development regulations establish the manner in which development
occurs in the City; and
WHEREAS, the City seeks to set standards which ensure that new development occurs in
a manner that creates a high quality of life for existing and new residents in a clear, concise,
and consistent manner; and
WHEREAS, the City recognizes that streamlining and revising the code would help to
ensure clarity and consistency; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission; and
WHEREAS, the City Council held a public hearing on December 16, 2009, and all parties
having been heard appearing in support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. The Density, Number of Dwelling Units Per lot, Lot Dimensions, and
Setbacks subsections of subsection 4-2-llOA, Development Standards for Residential Zoning
Designations (Primary and Attached Accessory Structures), of Chapter 2, Zoning Districts - Uses
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 100 of 151
ORDINANCE NO.
and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington", are hereby amended to read as shown
in Attachment A.
SECTION II. The Maximum Height for Wireless Communication Facilities subsection of
Subsection 4-2-llOA, 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 Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", is hereby amended to read as follows:
Maximum Height for Wireless Communication Facilities
RC, R-1, R-4,
R-8, R-10,
and
R-14
See RMC 4-4-140G, Standards for Specific Types of Wireless Facilities
SECTION III. The Design Standards subsection of subsection 4-2-llOA, 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
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as shown in Attachment B.
SECTION IV. The Exterior Lighting, Screening, Dumpster/Trash/Recycling Collection
Area, and Critical Areas subsections of subsection 4-2-110A, 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 Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington", are hereby
amended to read as shown in Attachment C.
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 101 of 151
ORDINANCE NO.
SECTION V. The Signs subsection of subsection 4-2-llOA, 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 Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended to read as follows:
|sii|i|l|tt^^ ^MiilWW^
General
R-10, R-14,
and RM
See RMC 4-4-100, Sign Regulations
SECTION VI. Subsection 4-2-110D.3 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as follows:
3. Within designated urban separators, clustering is required; individual lots
shall not be less than ten thousand (10,000) square feet and development shall
be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Outside
of designated urban separators, clustering may be allowed in order to meet
objectives such as preserving significant natural features, providing
neighborhood open space, or facilitating the provision of sewer service. The
maximum net density shall not be exceeded; except within urban separators a
density bonus may be granted allowing the total density to achieve one dwelling
unit per gross contiguous acre. In order for the bonus to be allowed, projects
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 102 of 151
ORDINANCE NO.
must provide native vegetation cover (either existing or new) on sixty-five
percent (65%) of the gross area of all parcels in the land use action, including
both the area within and outside the open space corridor. In addition, projects
shall provide at least one of the following:
a. Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced
for one acre delineated within the urban separator pursuant to RMC 4-3-
050M.12.b, Evaluation Criteria, and RMC 4-3-050M.12.C, Wetlands Chosen for
Enhancement. Enhancement proposed for a density bonus may not also be used
for a mitigation for other wetland alterations; or
b. The removal of and/or bringing into conformance with Renton
standards of legal nonconforming uses from the site; or
c. Natural surface pedestrian trails with public access. The trails can be
part of an adopted trail system or, where there is no planned trail system, of a
configuration approved by the Administrator of the Department of Community
and Economic Development or designee. In the absence of either wetlands or
legal nonconforming uses on the site, public access and trails shall be provided
and approved by the Administrator of the Department of Community and
Economic Development or designee.
SECTION VII. Subsection 4-2-110D.4.b, Fences, of Chapter 2, Zoning Districts - Uses
and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington", is hereby amended to change the title
to "Fences, Rockeries and Retaining Walls", and to read as follows:
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 103 of 151
ORDINANCE NO.
b. Fences, Rockeries, and Retaining Walls: fences, rockeries, and retaining
walls with a height of forty eight inches (48") or less may be constructed within
any required setback; provided that they are located outside of the twenty feet
(20') clear vision area specified in RMC 4-11-030, definition of "clear vision area".
SECTION VIM. Subsection 4-2-110D.13 of subsection 4-2-110D, Conditions
Associated with Development Standards Table for Single Family Residential Zoning
Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to read as follows:
13. For properties vested with a complete plat application prior to November
10, 2004, and for the Mosier II, Maplewood East and Anthone annexation areas,
the following standards apply. Vested plats must be developed within five (5)
years of preliminary plat approval and/or annexation.
Maximum density-five (5) dwelling units per net acre.
Minimum lot size - seven thousand two hundred (7,200) square feet.
Minimum lot width - sixty feet (60') for interior lots, seventy feet (70') for
corner lots.
Minimum lot depth - seventy feet (70').
Minimum front yard -fifteen feet (15') for the primary structure, twenty
feet (20') for an attached or detached garage. For a unit with alley access garage,
the front yard setback for the primary structure may be reduced to ten feet (10')
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 104 of 151
ORDINANCE NO.
if all parking is provided in the rear yard of the lot with access from a public
right-of-way or alley.
Minimum side yard along a street - fifteen feet (15').
Minimum side yard - five feet (5').
Minimum rear yard - twenty five feet (25').
SECTION IX. Subsection 4-2-110D.14 of subsection 4-2-110D, Conditions
Associated with Development Standards Table for Single Family Residential Zoning
Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended to read as follows:
14. For plats that create lots of a size large enough to allow future division
under current lot size minimums and allow the potential to exceed current
density maximums, covenants shall be filed as part of the final plat requiring that
future division of those lots in question must be consistent with the maximum
density requirements as measured within the plat as a whole as of the time of
future division, as well as the general lot size and dimension minimums then in
effect.
SECTION X. Subsections 4-2-110D.27, 4-2-110D.28 and 4-2-110D.29 of subsection 4-
2-110D, Conditions Associated with Development Standards Table for Single Family Residential
Zoning Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", are hereby deleted.
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 105 of 151
ORDINANCE NO.
SECTION XI. Subsection 4-2-110D.30 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is shall be renumbered as subsection 27, and amended to read as follows:
27. Minimum density requirements shall not apply to the renovation or
conversion of an existing structure.
SECTION XII. Subsection 4-2-110D.31 of subsection 4-2-110D, Conditions Associated
with Development Standards Table for Single Family Residential Zoning Designations, of
Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
shall be renumbered as subsection 28.
SECTION XIII. Subsection 4-3-100A, Purpose, of Chapter 3, Environmental
Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended
to read as follows:
A. PURPOSE:
1. These urban design regulations are established in accordance with and to
implement policies established in the Land Use and Community Design Elements
of the Renton Comprehensive Plan. These standards are divided into seven
areas:
a. Site Design and Building Location
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 106 of 151
ORDINANCE NO.
b. Parking and Vehicular Access
c. Pedestrian Environment
d. Recreation Areas and Common Open Space
e. Building Architectural Design
f. Signage
g. Lighting
2. This Section lists elements that are required to be included in all
development in the zones stated in 4-3-100.B.1. Each element includes an intent
statement, standards, and guidelines. In order to provide predictability,
standards are provided. These standards specify a prescriptive manner in which
the requirement can be met. In order to provide flexibility, guidelines are also
stated for each element. These guidelines and the intent statement provide
direction for those who seek to meet the required element in a manner that is
different from the standards.
a. The determination as to the satisfaction of the requirement through
the use of the guidelines and the intent statement is to be made by the
Administrator of the Department of Community and Economic Development or
designee.
b. When the Administrator of the Department of Community and
Economic Development or designee has determined that the proposed manner
of meeting the design requirement through the guidelines and intent is
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 107 of 151
ORDINANCE NO.
sufficient, the applicant shall not be required to demonstrate sufficiency to the
standard associated with the guideline that has been approved.
SECTION XIV. Subsection 4-3-100B, Applicability and Conflicts, of Chapter 3,
Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to read as follows:
B. APPLICABILITY AND CONFLICTS:
1. Applicability:
a. The following development activities shall be required to comply with
the provisions of this section:
i. All subdivisions including short plats;
ii. All new structures;
iii. Conversion of vacant land (e.g., to parking or storage lots);
iv. Conversion of a residential use to a non-residential use;
v. Alterations, enlargements, and/or restorations of nonconforming
structures pursuant to 4-10-050.
b. Any of the activities listed in B.l.a of this section and occurring in the
following overlay areas or zone shall be required to comply with the provisions
of this section. Big box retail as outlined below shall also be required to comply
with the provisions of this section.
i. Mapped Overlays: This Section shall apply to all development
occurring in design districts as indicated on the Urban Design Districts map, 4-3-
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 108 of 151
ORDINANCE NO.
100B.3. To clarify the map, the Center Downtown (CD) Zone is located in District
'A', South Renton and the Residential Multi-Family (RMF) zone is located within
the Center Village Land Use Designation are District 'B', and the Urban Center -
North Zones are located within District 'C. District 'C also includes the
Commercial/Office/Residential (COR) Zone. Areas within Center Village Land Use
Designation zoned Center Village (CV) shall comprise District 'D'.
ii. Big Box Retail: This Section shall also apply to big-box retail use. In
the Commercial Arterial (CA) zone, big-box retail uses are subject to compliance
with design regulations applicable to District 'D', except in the Employment Area
- Valley (EAV) south of Interstate 405, where big-box retail uses must comply
with design standards and guidelines specific to the Urban Center - North
(District 'C'). Big-box retail uses in the EAV south of Interstate 405 outside of the
CA zone are not subject to Urban Design Regulations.
iii. CA Zone: This Section shall also apply to all development in the
Commercial Arterial (CA) Zone. For the purposes of the design regulations, the
zone shall be in District 'D'.
2. Conflicts: Where there are conflicts between the design regulations of
this Section and other sections of the Renton Municipal Code, the regulations of
this Section shall prevail. Where there are conflicts between the map in
subsection B.3 of this Section and the text in this Section, the text shall prevail.
3. Urban Design Districts Map:
[The Urban Design Districts Map is attached to this ordinance as Attachment D.]
10 8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 109 of 151
ORDINANCE NO.
SECTION XV. Subsection 4-3-100E, Site Design and Building Location, of Chapter 3,
Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
is hereby amended to change the title to "Requirements", and to read as shown in Attachment
E.
SECTION XVI. Subsections 4-3-100F, Parking and Vehicular Access, 4-3-100G,
Pedestrian Environment, 4-3-100H, Landscaping/Recreation Areas/Common Open Space I, Site
Design and Building Location, J, Signage, and K, Lighting, of Chapter 3, Environmental
Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington", are hereby deleted.
SECTION XVII. Subsection 4-3-100L, Modifications of Minimum Standards, of
Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", shall be re-lettered as subsection F, and amended to read as follows:
F. MODIFICATION OF MINIMUM STANDARDS:
The Administrator of the Department of Community and Economic
Development or designee shall have the authority to modify the minimum
standards of the design regulations, subject to the provisions of RMC 4-9-250D,
Modification Procedures, and the following requirements:
1. The project as a whole meets the intent of the minimum standards and
guidelines in subsection E.l, E.2, E.3, E.4, E.5, E.6, and EI.7 of the design
regulations;
11 8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 110 of 151
ORDINANCE NO.
2. The requested modification meets the intent and guidelines of the
applicable design standard;
3. The modification will not have a detrimental effect on nearby properties
and the City as a whole;
4. The deviation manifests high quality design; and
5. The modification will enhance the pedestrian environment on the
abutting and/or adjacent streets and/or pathways.
SECTION XVIII. Subsection 4-3-100L2, Exceptions for Districts 'A' and 'B', of Chapter
3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
shall be re-lettered as subsection G, and amended to read as follows:
G. EXCEPTIONS FOR DISTRICTS 'A' AND 'B':
Modifications to the requirements for the Building Location and Orientation
and Building Entry in subsection E.l of this Section are limited to the following
circumstances:
1. When the building is oriented to an interior courtyard, and the courtyard
has a prominent entry and walkway connecting directly to the public sidewalk; or
2. When a building includes an architectural feature that connects the
building entry to the public sidewalk; or
3. In complexes with several buildings, when the building is oriented to an
internal integrated walkway system with prominent connections to the public
sidewalk(s).
12 8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 111 of 151
ORDINANCE NO.
SECTION XIX. Subsections 4-3-100M, Variance, and N, Appeals, of Chapter 3,
Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington",
shall be re-lettered as subsections H and I.
SECTION XX. This ordinance shall be effective upon its passage, approval, and five
(5) days after publication.
PASSED BY THE CITY COUNCIL this day of , 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2010.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1626:2/17/10:scr
13 8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 112 of 151
ORDINANCE NO.
4-2-llOA Development Standards for Residential Zoning Designations
(Primary and Attached Accessory Structures)
Attachment A
DENSITY
1 15
Minimum Net Density (for proposed short plats or subdivisions '
RC, R-1,
and R-4
R-8
R-10
R-14
RM
none
4 dwelling units per net acre.
30
For parcels over Vi gross acre: 4 dwelling units per net acre 30
10 dwelling units per net acre
For any subdivision, and/or development:
"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 14 15
Maximum Net Density ' '
RC
R-1
R-4
R-8
R-10
R-14
RM
1 dwelling unit per 10 net acres.
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.
Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review.
13
4 dwelling units per 1 net acre.
8 dwelling units per 1 net acre
10 dwelling units per net acre.
Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review.
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: 1.5 times the maximum density 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.
"U" suffix: 75 dwelling units per net acre.
Attachment A
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ORDINANCE NO.
Attachment A
"T" suffix: 35 dwelling units per net acre.
"F" suffix: 20 dwelling units per net acre.
Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review.
NUMBER OF DWELLING UNITS PER LOT
2
Maximum Number per legal lot
RC, Rl, R-
4, and
R-8
R-10 and
R-14
RM
1 dwelling with 1 accessory dwelling unit.
Detached single-family dwellings: 1 dwelling with 1 accessory dwelling unit.
Attached dwellings: n/a
n/a
LOT DIMENSIONS31 (for proposed plats and lot line adjustments)
Minimum Lot Size
RC28
R-128
R-428
R-828
R-10 and
R-1429
RM
10 acres
1 acre, except 10,000 sq. ft. for cluster development.
11 13 10
8,000 sq.ft. ' , except for small lot clusters where R-8 standards shall apply.
4,500 sq. ft. for parcels greater than 1 acre.
5,000 sq. ft. for parcels 1 acre or less
No minimum lot size. However, small lot developments of greater than 9 single-family dwellings shall incorporate a variety of home
sizes, lot sizes, and unit clusters.
n/a
Minimum Lot Width
RC
R-1
R-4
150 ft. for interior lots.
175 ft. for corner lots.
75 ft. for interior lots.
85 ft. for corner lots.
Except for clustered development within designated Urban Separators, R-4 standards shall apply for both interior and corner lots.
70 ft. for interior lots.13
80 ft. for corner lots. n'13
Attachment A
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ORDINANCE NO.
Attachment A
R-8
R-10
and
R-14
RM
10
Except for small lot clusters where R-8 standards shall apply.
50 ft. for interior lots.
60 ft. for corner lots.
No minimum lot width.
"T" Suffix: 14 ft.
All other suffixes: 50 ft.
Minimum Lot Depth
RC
R-1
R-4
R-8
R-10
and
R-14
RM29
200 ft.
85 ft.
11 13 10
80 ft ' , except for small lot clusters where R-8 standards shall apply.
65ft
No minimum lot depth
65 ft.
Lot Configuration
R-8, R-
10, and
R-14
See RMC 4-2-115
SETBACKS4,31
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 landscape buffers. Structures and parking areas may encroach
into required setbacks if it can be shown that such encroachment allows significant trees or tree clusters to be retained. 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 Yard6
RC
and
R-1
30 ft.
Attachment A
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ORDINANCE NO.
Attachment A
R-4
•IT ID If)
30 ft. ' ,except for small lot clusters where R-8 standards shall apply.
Unitwith Alley Access Garage: The front yard setback of the primary structure may be reduced to 20 ft if all parking is provided in the
rear yard of the lot with access from a public right-of-way or alley.
R-8
15 ft.
Unit with Alley Access 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 a public right-of-way or alley.
R-10
and
R-14
On a Residential Access Street: 8 ft to building, 5 ft to porch, or 7 ft to a stoop. There shall be an 18 ft setback from the face of the
garage to the back of the curb and/or to any sidewalk or pathway.
On a Limited Residential Access Street: 0 ft to building, 5 ft to porch, or 7 ft to a stoop. There shall be an 18 ft setback from the face of
the garage to the back of the curb and/or to any sidewalk or pathway.
On a Pedestrian Easement or Common Open Space: 4 ft to the building, or 1 ft to porch or stoop.
RM
"U" suffix: 5 ft.
"T" suffix: 5 ft.
"F" suffix: 20 ft
(18,19)
Minimum Side Yard
RC 25 ft.
R-1 15 ft.
R-4 15 combined ft.12,13 is allowed with a minimum of 5 ft. for any side yard. 5 ft is allowed in small lot clusters 10
R-8 5 ft.
R-10
and
R-14
Detached Units: 4 ft, except when located on a corner lot then, 8 ft. with an 18 ft. setback from the face of the garage to the back of the
curb and/or to any sidewalk or pathway.
Attached Units: 4 ft. for the unattached side(s) of the structure. 0 ft. for the attached side(s).
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:
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.
Attachment A
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ORDINANCE NO.
Attachment A
Lot width 90.1 to 100 ft. -Yard setback: 10 ft.
Lot width 100.1 to 110 ft. -Yard setback: lift.
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.
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
R-1
30 ft.7
20 ft.
R-4 20 ft12,13, except 15 ft. is allowed in small lot clusters 10
R-8 15 ft 7 for the primary structure
R-10 and
R-14 n/a
RM
"U" and "T" suffixes and on all previously existing platted lots which are 50 ft. or less in width: 10 ft.
All other suffixes with lots over 50 ft. in width: 20 ft.
Minimum Rear Yard
RC 35 ft.
R-1 25 ft.
R-4 25 ft.13, except 20 ft. is allowed in small lot clusters.10
R-8 20 ft.
R-10 and
R-14
12 ft., except when rear yard is abutting a common open space then, 4 ft.
RM
"U" suffix: 5 ft.,
"T" suffix: 5 ft.
"F" suffix: 15 ft.
18 19 unless lot abuts an RC, R-1, R-4, R-8, or R-10 zone, then 25 ft.
Minimum Freeway Frontage Setback
RC, R-1,
R-4, R-8,
R-10, and
10 ft. landscaped setback from the street property line.
Attachment A
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ORDINANCE NO.
Attachment A
R-14
Clear Vision Area
RC, R-1,
R-4, R-8,
R-10, and
R-14
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, Definitions C.
Reciprocal Use Easements
RC, R-1,
R-4, and
R-8
R-10 and
R-14
RM
n/a
In order to allow for opportunities that maximize space, reciprocal use easements are allowed. If used, all of the following is required:
1. Reciprocal side and/or rear yard use easements shall be delineated on the site 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 home.
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.
n/a
Attachment A
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ORDINANCE NO.
Attachment B
DESIGN STANDARDS
General
RC, R-1,
R-4, R-8,
R-10, and
R-14
RM
See RMC 4-2-115, Residential Design and Open Space Standards
Properties abutting a less intense residential zone may be required to incorporate special design standards (e.g., additional landscaping,
larger setbacks, facade articulation, solar access, fencing) through the site development plan review process.
Attachment B
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ORDINANCE NO.
Attachment C
EXTERIOR LIGHTING
General
R-10
and
R-14
See RMC 4-4-075, Lighting, Existing On-Site.
SCREENING
Surface Mounted or Roof Top Equipment, or Outdoor Storage
R-10, R-
14, and
RM
See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Recyclables and Refuse
RM See RMC 4-4-090, Refuse and Recyclable Standards.
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
Minimum Size and/or Location Requirements
Guidelines for R-10 and R-14: Trash and recycle shall be located so that they are easily accessible to residents. They shall also be invisible to the general
public.
R-10
and
R-14
RM
Both of the following is 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.
See RMC 4-4-090, Refuse and Recyclable Standards.
See RMC 4-4-090, Refuse and Recyclable Standards.
CRITICAL AREAS
Attachment C
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ORDINANCE NO.
Attachment C
General
RC, R-1,
R-4, R-8,
R-10,
and
R-14
See RMC 4-3-050, Critical Areas and 4-3-090, Shoreline Master Program Regulations
Attachment C
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H:\CED\Plannlng\GIS\GIS_projects\docket_items\urban_center_
design_overlay_district\mxds\urban_design_districts_8x 11_i-eb10.mxd
Community & Economic Development
Alex Pietsch, Administrator
AdrianaA. Johnson, Planning Tech II
Urban Design Districts
i -S'llIJjXifeJ1
February 18, 2010
0 2,500
1:50,000
5,000
]Feet
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 122 of 151
ORDINANCE NO.
Attachment E
4-3-100E 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: Siting of a structure should take into consideration the availability of natural light (both direct
and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). Ground
floor residential uses located near the street should be raised above street level for residents' privacy.
Standards:
Districts
A, B, and
D
District
C
Both of the following are required:
1. Buildings shall be oriented to the street with clear connections to the sidewalk.
2. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only
courtyard.
All of the following are required:
1. Buildings shall contain pedestrian-oriented uses, feature "pedestrian-oriented facades",
and have clear connections to the sidewalk (illustration below).
, Pedestrian-oriented
/ facade
Pedestrian-oriented facades; '%?<
Primary building entry •'' ~"*'v:C
must be facing the street _.>-
transparent window area or window ••'"""
display aiong 75% of the ground floor
between the height of 2 to 6 feet
above Jh© ground
weather protection at least 4 % feet wide
along at least 75% of the facade
If buildings do not feature pedestrian-oriented facades, they shall have substantial
landscaping between the sidewalk and building. Such landscaping shall be at least ten
feet (10') in width as measured from the sidewalk (illustration below).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 123 of 151
ORDINANCE NO.
Attachment E
Raised planters provide privacy
for residents while maintaining
views of the street from units
Trees
2. Buildings shall be located abutting the sidewalk, except where pedestrian-oriented space is
located between the building and the sidewalk. Parking between the building and the
street is prohibited.
3. Nonresidential buildings may be located directly abutting any street as long as they feature
a pedestrian-oriented facade.
4. Buildings containing street-level residential uses and single-purpose residential buildings
shall be set back from the sidewalk a minimum often feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below).
Combination of evergreen and
deciduous shrubs and trees -,.
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: Multiple buildings on the same site should provide a network of pedestrian paths for access
within the site and access to the site from the surrounding area. For projects that include residential uses,
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 124 of 151
ORDINANCE NO.
Attachment E
entries and/or front yards should provide transition space between the street and the residence. Ground
floor units should be directly accessible from the street or an open space. Features such as entries, lobbies,
and display windows should be oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated. Entries from the street should be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping. Secondary access (not fronting on a street)
should be subordinate to those related to the street and have weather protection.
Standards:
Districts
A, B,
and D
District
C
All of the following are required:
1. A primary entrance of each building shall be 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.
2. Multiple buildings on the same site shall provide a continuous network of pedestrian paths
and open spaces that incorporate landscaping to provide a directed view to building entries.
3. Ground floor units shall be directly accessible from the street or an open space such as a
courtyard or garden that is accessible from the street.
4. Secondary access (not fronting on a street) shall have weather protection at least four and
one-half feet (43-') wide over the entrance or other similar indicator of access.
5. Pedestrian access shall be provided to the building from property edges, adjacent lots,
abutting street intersections, crosswalks, and transit stops.
All of the following are required:
1. The primary entrance of each building shall be located on the facade facing the street.
2. On non-pedestrian-oriented streets, entrances shall be prominent, visible from surrounding
streets, connected by a walkway to the public sidewalk, and include human-scale elements.
3. All building entries abutting to a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, and/or landscaping (illustration below). Entries from
parking lots should be subordinate to those related to the street.
4. Weather protection at least four and one-half feet (434') wide shall be provided over the
primary entry of all buildings and over any entry abutting a street. 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.
5. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to
primary entrances shall be clearly delineated.
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing
neighborhoods are preserved.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 125 of 151
ORDINANCE NO.
Attachment E
Guidelines: Careful siting and design treatment should 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
District
C
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
1. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order
to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent
and/or abutting yards; or
2. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
3. Building articulation to divide a larger architectural element into smaller increments; or
4. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition
with existing development.
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 enclosure fences should be made of masonry, ornamental metal or wood, or some
combination of the three (3).
Standards:
All
Districts
Ail 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
(illustration below).
2. In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, including the roof and screened around their perimeter
by a wall or fence and have self-closing doors (illustration below).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 126 of 151
ORDINANCE NO.
Attachment E
Landscaping
Roof enclosure
to keep birds out
Trellis
' Concrete pad
3. The use of chain link, plastic, or wire fencing is prohibited.
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 should 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:
District
Cand D
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent
features (illustration below).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 127 of 151
ORDINANCE NO.
Attachment E
Elevation
Plan
Note: Ensure that
building does not
block clear vision
area at
intersections.
Elevation
Plan
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;
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 128 of 151
ORDINANCE NO.
Attachment E
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
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: Parking lots should be located on the interior portions of blocks and screened from the
surrounding roadways by buildings, landscaping, and/or gateway features as dictated by location. A limited
number of parking spaces may be allowable in front of a building provided they are for passenger drop-off
and pick-up and they are parallel to the building facade.
Standards:
District
A, B, and
D
District
C
The following is required:
Parking shall be located so that no surface parking is located between a building and the front
property line, or the building and side property line, on the street side of a corner lot.
Both of the following are required:
1. Parking shall be at the side and/or rear of a building. However, if due to the constraints of
the site, parking cannot be provided at the side or rear of the building, the Administrator of
the Department of Community and Economic Development or designee 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. 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 garage entries should not dominate the streetscape. They should be designed to be
complementary with adjacent and abutting buildings and sited to complement, not subordinate, the
pedestrian entry. Similar forms, materials, and/or details to the primary building(s) should be used to
enhance garages. The parking entry should be located away from the primary street, to either the side or
rear of the building. Parking within the building should be enclosed or screened.
Standards:
District C
and D
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
(illustration below).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 129 of 151
ORDINANCE NO.
Attachment E
Ground floor commercial space
with pedestrian-oriented facade
2. The entire facade must feature a pedestrian-oriented facade.
3. Facades shall be articulated and vehicular entrances to nonresidential or mixed use parking
structures shall be articulated by arches, lintels, masonry trim, or other architectural
elements and/or materials (illustration below).
4.
Articulation of
facade components
to reduce scale
and add visual
interest
Decorative trellis—
structure for vines
Raised planting -
bed adjacent to
sidewalk
Parking structures not featuring a pedestrian-oriented facade 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 high visibility streets.
The Administrator of the Department of Community and Economic Development or
designee 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
h. Other treatments that meet the intent of this standard.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 130 of 151
ORDINANCE NO.
Attachment E
VEHICULAR ACCESS
intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating
vehicular access off streets.
Guidelines: Parking lots and garages should be accessed from alleys or side streets and when accessed from
a street, pedestrian circulation along the sidewalk should not be impeded. Driveways should be located to be
visible from the right-of-way, but not to impede pedestrian circulation. Where possible, the number of
driveways and curb cuts should be minimized.
Standards:
District B
District C
The following is required:
Parking lots and garages shall be accessed from alleys, when available.
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.
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.
PATHWAYS THROUGH PARKING LOTS
Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots.
Guidelines: Pedestrians should be provided with clearly delineated safe routes for travel from their vehicle
and/or the surrounding area to the building.
Standards:
Districts
Cand D
Both of the following are required:
1. Clearly delineated pedestrian pathways (i.e. raised walkway, stamped concrete, or pavers)
and/or private streets shall be provided throughout parking areas.
2. The pathways shall be perpendicular to the applicable building facade and no greater than
one hundred and fifty feet (150') apart.
PEDESTRIAN CIRCULATION:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the
pedestrian environment.
Guidelines: Pathways should be provided and should be delineated by material treatment such as texture,
color treatment, and/or stamped. Mid-block connections are desirable. Between buildings and between
streets through-block connections should be made.
Standards:
District
A, C, and
D
All of the following are required:
1. Developments shall include an integrated pedestrian circulation system that connects
buildings, open space, and parking areas with the sidewalk system and abutting properties.
Pathways shall be located so that there are clear sight lines, to increase safety.
Sidewalks located between buildings and streets shall be raised above the level of vehicular
travel.
Pedestrian pathways within parking lots or parking modules shall be differentiated by
2.
3.
4.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 131 of 151
ORDINANCE NO.
Attachment E
material or texture from abutting paving materials (illustration below).
5. 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 walkway shall include an eight feet
(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').
6. All pedestrian walkways shall provide an ail-weather walking surface 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.
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: Amenities such as outdoor group seating, kiosks, fountains, and public art should be provided.
Amenities such as transit shelters, benches, trash receptacles, and street furniture should also be provided.
Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible
spaces, and at facades along streets should be included (illustration below).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 132 of 151
ORDINANCE NO.
Attachment E
Recessed entry Seasonal landscaping Transparent windows Weather protection
District B
District C
and D
Both of the following are required:
1. Site furniture shall be provided and 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.
2. Site furniture and amenities shall not impede or block pedestrian access to public spaces or
building entrances.
All of the following are required:
1. Site furniture shall be provided and 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.
2. 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.
Guidelines: Common space should be located to take advantage of surrounding features such as significant
landscaping, unique topography or architecture, and solar exposure. Developments located at street
intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity
(illustration below). Projects that include residential, common space and children's play areas should be
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 133 of 151
ORDINANCE NO.
Attachment E
centrally located near a majority of dwelling units and visible from surrounding units. Play areas should also
be away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas.
Comer entry
with increased
setback
Standards:
District
A, C, and
D
Both of the following are required:
1. All mixed use residential and attached housing developments often (10) or more dwelling
units shall provide common opens space and/or recreation areas.
a. Amount to be provided: at minimum fifty (50) square feet per unit.
b. The location, layout, and proposed type of common space or recreation area shall be
subject to approval by the Administrator of the Department of Community and
Economic Development or designee.
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. Open space or recreation area required elements. At least one of the following shall
be provided in each open space and/or recreation area (the Administrator of the
Department of Community and Economic Development or designee may require more
than one of the following elements for developments having more than one hundred
(100) units).
i. Courtyards, plazas, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens/pea-patches. 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.
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, and
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);
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 134 of 151
ORDINANCE NO.
Attachment E
District B
All
Districts
iii. Private decks, balconies, and private ground floor open space, and
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 of the Department of Community and
Economic Development or designee 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.) that does not
contribute to the pedestrian environment is prohibited within pedestrian-oriented
space. .
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 of the following are required:
1. At each corner of the intersections listed below, a public plaza shall be provided.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 135 of 151
ORDINANCE NO.
Attachment E
2. The plaza shall measures 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.
4. These public plazas are to be provided at intersections identified on the Commercial
Arterial Zone Public Plaza Locations Map. Those locations are at all of 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 WayS.;
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 AvenueS.; 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,
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
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.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 136 of 151
ORDINANCE NO.
Attachment E
Guidelines: Building facades should 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.
Buildings greater than one hundred and sixty feet (160') in length should provide a variety of modulations
and articulations to reduce the apparent bulk and scale of the facade (illustration below); or provide an
additional special design feature such as a clock tower, courtyard, fountain, or public gathering.
_-<___«_4
Mnw *______.
R>;3dc is too bng
Standards:
District A
and D
District B
District C
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.
Both 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.
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).
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 137 of 151
ORDINANCE NO.
Attachment E
7*T ,'INTERVAL'i INTERVAL;
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 of the Department of Community
and Economic Development or designee.
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').
A.-ticotRted rosflinij - n (his ease 9
Ire pHlortRl corraw
Windows _i:d building siirfasss
add ^fiual Interest find (jvs ths-
tyiKing a human scale
EuHdifiir is -Kiodu'atetf
igoes ei and our to relieve
morittnrv'jr of Ihc wiiSe wtill
! 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
I visual interest.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 138 of 151
ORDINANCE NO.
Attachment E
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.
^ ^
RECESS OVERHANG CANOPY
n — nnn
TRELLIS PORTICO PORCH
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. On any facade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of 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. Building facades must 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:
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 having 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
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 139 of 151
ORDINANCE NO.
Attachment E
below):
i. A planting bed at least five feet (5') in width containing trees, shrubs,
evergreen ground cover, or vines abutting the blank wall;
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.
Min. 5' wide planting
bed and materials to
cover 50% of wa
within 3 years
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 should be varied to add visual interest to the building. Roofs should be dark
in color. Roof mounted mechanical equipment should not be visible to pedestrians. Buildings containing
predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4) and
should have dormers or intersecting roof forms that break up the massiveness of an uninterrupted sloping
roof.
Standards:
District
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.
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 140 of 151
ORDINANCE NO.
Attachment E
Extended parapets
heature elements projecting
above parapets
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance overtime 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: Buildings should use of material variations such as colors, brick or metal banding or patterns,
or textural changes. Building materials should be attractive, durable, 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. If concrete is used, walls should be enhanced by techniques such as,
texturing, reveals, and/or coloring with a concrete coating or admixture. If concrete block walls are used,
they should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern
and/or incorporate other masonry materials.
Standards:
All
Districts
Districts
A, C, and
D
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. Materials, individually or in combination, shall have texture, pattern, and be detailed on
all visible facades.
3. Materials shall be durable, high quality, and reasonably maintained.
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or
textural changes.
6. Signage
SIGNAGE
Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage
signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to
the character of the City; and create color and interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 141 of 151
ORDINANCE NO.
Attachment E
oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color
nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting
techniques are encouraged.
Standards:
District C
and D
All of the following are required:
1. Signage shall be an integral part of the design approach to the building.
2. Entry signs shall be limited to the name of the larger development.
3. Corporate logos and signs shall be sized appropriately for their location.
4. In mixed use and multi-use buildings, signage shall be coordinated with the overall building
design.
5. Freestanding ground-related monument signs, with the exception of primary entry signs,
shall be limited to five feet (5') above finished grade, including support structure. All such
signs shall include decorative landscaping (ground cover and/or shrubs) to provide
seasonal interest in the area surrounding the sign. Alternately, signage may incorporate
stone, brick, or other decorative materials as approved by the Administrator of the
Department of Community and Economic Development or designee.
All of the following are prohibited:
1.
2.
3.
Pole signs.
Roof signs.
Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet
signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are
signs with only the individual letters back-lit (illustration below).
Typical "can signs"
are not acceptable
mi.
Internally lit letters
or graphics are acceptable
Plastic orJ
translucent
sheet
Sheet
metal
box
i— Only the individual
letters are lit
7. Lighting
LIGHTING
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times ofthedayand night.
Guidelines: Accent lighting should be provided at focal points such as gateways, public art, and significant
landscape features such as specimen trees. Additional lighting to provide interest in the pedestrian
environment may include sconces on building facades, awnings with down-lighting, decorative street lighting,
etc.
Standards:
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 142 of 151
ORDINANCE NO.
Attachment E
District
A, C, and
D
All of the following are required:
1. Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
2. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate
other key elements of the site such as specimen trees, other significant landscaping, water
features, and/or artwork.
3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement,
unless alternative pedestrian scale lighting has been approved administratively or is
specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-
Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-
way-lighting, etc.). _
Attachment E
8d. ‐ Title IV (Development Regulations) Docket #D‐35, Design Overlay
Consolidation (See 7.b.)Page 143 of 151
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION
4-1-160, SCHOOL IMPACT MITIGATION FEES, OF CHAPTER 1, ADMINISTRATION
AND ENFORCEMENT, OF TITLE IV (DEVELOPMENT REGULATIONS), OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY
OF RENTON, WASHINGTON", TO ESTABLISH THE SCHOOL IMPACT FEE FOR
ACCESSORY DWELLING UNITS AND TO AMEND ADMINISTRATIVE PROCEDURES
REGARDING SCHOOL IMPACT FEES COLLECTION. £) - 3h
WHEREAS, school impact fees are established in order to mitigate the impact new
residential development has on school districts within the City; and
WHEREAS, the City collects the school impact fees on behalf of the school districts and
seeks to ensure that the fees are collected in a manner that adequately mitigates the impact to
the school districts; and
WHEREAS, the City seeks to update the code to be more consistent with existing case
law; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation,
study, and the matter having been duly considered by the Planning Commission; and
WHEREAS, the Planning Commission held a public hearing on February 3, 2010, and all
parties having been heard appearing in support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. Subsection 4-1-160D.5 of subsection 4-1-160D, Fee Calculations, of
Chapter 1, Administration and Enforcement, of Title IV (Development Regulations) of Ordinance
8e. ‐ Title IV (Development Regulations) Docket #D‐36, Procedure for
Fees (See 7.b.)Page 144 of 151
ORDINANCE NO.
No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended to read as follows:
5. The City Council may adjust the fee calculated under this subsection, as
needed, to take into account local conditions such as, but not limited to, price
differentials throughout the District in the cost of new housing, school
occupancy levels, and the percent of the District's Capital Facilities Budget which
will be expended locally. The City Council establishes the following fees:
Issaquah School
District
Kent School
District
Renton School
District
Single-Family
Fee Amount
$3,344.00
$5,394.00
$6,310.00
Multi-Family and Accessory
Dwelling Unit Fee Amount
Not Applicable
$3,322.00
$1,258.00
SECTION II. Subsection 4-1-160E, Assessment of Impact Fees, of Chapter 1,
Administration and Enforcement, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended
to read as follows:
E. ASSESSMENT OF IMPACT FEES:
1. The City shall collect school impact fees, established by this Section as
adjusted from time to time, from any applicant seeking building permit approval
from the City for dwelling units located within the District's boundaries.
8e. ‐ Title IV (Development Regulations) Docket #D‐36, Procedure for
Fees (See 7.b.)Page 145 of 151
ORDINANCE NO.
2. For any fee that has been paid through King County, the remainder of the
impact fees shall be assessed and collected from the lot owner at the time the
building permits are issued, using the fee schedule then in effect. If no payment
was made through King County, then the entire fee will be due and owing at the
time building permits are issued.
3. For all new dwelling units, the total amount of the impact fees shall be
assessed and collected from the applicant at the time of building permit
issuance, using the fee schedule then in effect. No permit shall be issued until
the required school impact fees set forth in the fee schedule have been paid.
SECTION III. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CITY COUNCIL this day of_ , 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2010.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1627:2/ll/10:scr
8e. ‐ Title IV (Development Regulations) Docket #D‐36, Procedure for
Fees (See 7.b.)Page 146 of 151
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, PLEDGING THE CITY'S
FULL FAITH AND CREDIT TOWARD THE PAYMENT OF ITS SHARE OF DEBT
SERVICE ON REFUNDING BONDS TO BE ISSUED BY THE VALLEY
COMMUNICATIONS CENTER DEVELOPMENT AUTHORITY AND APPROVING
CERTAIN MATTERS RELATED THERETO.
WHEREAS, pursuant to Resolution No. 3449 adopted by the City of Renton (the "City")
on March 27, 2000, and chapter 39.34 RCW, the Interlocal Cooperation Act, the City entered
into the Valley Communications Center Interlocal Agreement, effective April 17, 2000 (the
"Interlocal Agreement"), with the City of Federal Way, the City of Auburn, the City of Tukwila
and the City of Kent, Washington (together, the "Member Cities"), to reorganize a
governmental administrative agency known as the Valley Communications Center
("ValleyCom"); and
WHEREAS, the purpose of ValleyCom is to provide improved police, fire and medical aid
service communications within the boundaries of the existing, established consolidated service
area at a minimum cost to the Member Cities, together with such other governmental agencies
that have contracted with ValleyCom for communication services; and
WHEREAS, in order to address increased growth and to provide necessary services for
the Member Cities and other governmental agencies that contract with ValleyCom for
communication services, ValleyCom constructed a new dispatch facility known as the Valley
Communications Center (the "Facility"); and
WHEREAS, financing for the construction, equipping, and improvement of the Facility
was provided by bonds issued by the Valley Communications Center Development Authority
8a. ‐ Valley Communications Center bond refinancing (See 7.a.)
Page 147 of 151
ORDINANCE NO.
(the "Authority"), a public development authority chartered by the City of Kent pursuant to
RCW 35.21.730 through 35.21.755; and
WHEREAS, pursuant to the Interlocal Agreement, each Member City has agreed to
contribute to the financing of the costs of the Facility, paying twenty-percent (20%) of the total
cost of development, less contributions from grants, other agencies, or other sources; and
WHEREAS, the Authority issued its Valley Communications Center Development
Authority Bonds, 2000 (Valley Communications Center Project in King County, Washington) (the
"2000 Bonds"), dated September 15, 2000, in the original aggregate principal amount of twelve
million seven hundred fifty eight thousand dollars ($12,758,000); and
WHEREAS, it appears that the 2000 Bonds may now be refunded at lower interest rates
through the issuance of refunding bonds of the Authority, thereby yielding savings to the
Authority and the Member Cities;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON DOES
ORDAIN AS FOLLOWS:
SECTION I. City Contributions to Bonds. Pursuant to the terms of the Interlocal
Agreement, the City hereby irrevocably commits to pay its share, which shall be equal to
twenty-percent (20%), of the debt service on bonds (the "Bonds") issued by the Authority for
the purpose of defeasing and refunding all or a portion of the 2000 Bonds. The City recognizes
that it is not obligated to pay the share of any other Member City; the City's obligation shall be
limited to its 20% allocable share of debt service on such Bonds; all such payments shall be
made by the City without regard to the payment or lack thereof by any other jurisdiction; and
the City shall be obligated to budget for and pay its 20% allocable share. All payments with
8a. ‐ Valley Communications Center bond refinancing (See 7.a.)
Page 148 of 151
ORDINANCE NO.
respect to the Bonds shall be made to ValleyCom in its capacity as administrator and servicer of
the Bonds to be issued by the Authority. The City's obligation to pay its 20% allocable share
shall be an irrevocable full faith and credit obligation of the City, payable from property taxes
levied within the constitutional and statutory authority provided without a vote of the electors
of the City on all of the taxable property within the City and other sources of revenues available
therefor. The City hereby obligates itself and commits to budget for and pay its 20% allocable
share and to set aside and include in its calculation of outstanding nonvoted general obligation
indebtedness an amount equal to the principal component of its 20% allocable share for so long
as any Bonds remain outstanding.
SECTION II. Compliance with Continuinfi Disclosure Requirements and Official
Statement. To the extent necessary to meet the conditions of paragraph (d)(2) of United States
Securities and Exchange Commission Rule 15c2-12 (the "Rule"), the Mayor or designee is
hereby authorized to execute and deliver a continuing disclosure agreement or certificate in
order to assist the underwriter for the Bonds in complying with the Rule. The Mayor or
designee is further authorized to ratify and approve the information pertaining to the City and
contained the preliminary and final official statements delivered in connection with the Bonds
for purposes of the Rule.
SECTION III. Allocation for Purposes of Bank Qualification. For purposes of
Section 265(b)(3)(C)(iii) of the Internal Revenue Code of 1986, as amended (the "Code"), the
City hereby agrees that the amount of each issue of obligations of the Authority shall be
allocated in equal shares among each of the Member Cities.
8a. ‐ Valley Communications Center bond refinancing (See 7.a.)
Page 149 of 151
ORDINANCE NO.
SECTION IV. Tax Covenant. The City hereby agrees that it shall not (a) make any use
of the proceeds from the sale of Bonds or any other money or obligations of the Authority or
the Member Cities that may be deemed to be proceeds of the Bonds pursuant to Section 148(a)
of the Code that will cause the Bonds to be "arbitrage bonds" within the meaning of said
Section and said regulations, or (b) act or fail to act in a manner that will cause the Bonds to be
considered obligations not described in Section 103(a) of the Code.
SECTION V. General Authorization; Prior Acts. The Mayor or designee and each of
the other appropriate officers, agents and representatives of the City are each hereby
authorized and directed to take such steps, to do such other acts and things, and to execute
such letters, certificates, agreements, papers, financing statements, assignments or instruments
as in their judgment may be necessary, appropriate or desirable to carry out the terms and
provisions of, and complete the transactions contemplated by, this ordinance.
All acts taken pursuant to the authority of this ordinance but prior to its effective date
are hereby ratified and confirmed.
SECTION VI. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CITY COUNCIL this day of , 2010.
Bonnie I. Walton, City Clerk
8a. ‐ Valley Communications Center bond refinancing (See 7.a.)
Page 150 of 151
ORDINANCE NO.
APPROVED BY THE MAYOR this day of , 2010.
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
ORD:1622:2/3/10:scr
Denis Law, Mayor
8a. ‐ Valley Communications Center bond refinancing (See 7.a.)
Page 151 of 151