HomeMy WebLinkAboutRentonDCfullcode0720DEVELOPMENT REGULATIONS
Title 4
REVISED AND COMPILED ORDINANCES
City of
RENTON
WASHINGTON
1998
Code Publishing Company
9410 Roosevelt Way NE
Seattle, Washington 98115-1164
Telephone: 206-527-6831 Fax: 527-8411 E-mail: codepublishing@qwest.net
Contact Renton City Clerk Division at 425-430-6510 with questions concerning the City Code.
CITY OF RENTON
INCORPORATED SEPTEMBER 6, 1901
CITY OF RENTON MISSION STATEMENT
The City of Renton, in partnership with residents, business and
government, is dedicated to:
Providing a healthy atmosphere in which to live and raise families,
encourage responsible growth and economic vitality, and create a
positive work environment;
Resulting in a quality community where people choose to live, work
and play.
(Revised 7/20)
PREFACE
Citation to the Renton Development Regulations: This code contains all the provisions of
Title 4 of the Renton Municipal Code and should be cited as RMC; i.e., “see RMC 4-10-010.” An
RMC chapter should be cited chapter 4-10 RMC. An RMC section should be cited RMC 4-10-010.
Through references should be made as RMC 4-10-010 through 4-10-040. Series of sections
should be cited as RMC 4-10-010, 4-10-020, and 4-10-030.
Page and section numbering system: The page numbering system for these regulations
does not run sequentially from the first page of the document to the last. Instead, page numbering
begins with the number of the chapter followed by a page number. Each chapter starts with a Table
of Contents listing the provisions found in the chapter by page number. These Table of Contents
pages themselves are numbered with lowercase Roman numerals. For example, the first page of
the Table of Contents of the first chapter is 1-i; the first page of text of the first chapter is 1-1; the
tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2-i; the first
page of text is 2-1, and so on to the end of the document. As the Development Regulations are
supplemented and pages are added, a decimal numbering and lettering system is used to allow
for expansion of existing chapters. A detailed directions page is included with each supplement.
The section numbering system used in the Development Regulations operates in the following
manner:
Legislation: The legislative source of each section is enclosed in parentheses at the end of the
applicable section or subsection. References to ordinances are abbreviated and a semicolon
between ordinance citations indicates an amendment of the earlier section; thus “(Ord. 4638, 4-4-94;
Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638 as amended by Ordinance No. 4654.
Index: The Development Regulations index follows Chapter 4-11. The index includes com-
plete cross-referencing and is keyed to the section and subsection numbers described above.
Errors or omissions: Although considerable care has been used in the production of this
code, it is inevitable in so large a work that there will be errors. As users of this code detect such
errors, it is requested that a note citing the section involved and the nature of the error be e-mailed
to: CPC@codepublishing.com, so that correction may be made in a subsequent update.
Computer access: CPC supports a variety of electronic formats for searching, extracting, and
printing code text. Contact the publisher for more information.
4 10 010 A1a(i)
title of Renton Municipal Code
chapter of title
section of chapter
subsections
––
This Supplement No. 65 brings the Renton Development Regulations up to date
through 5971, passed June 1, 2020
1 - i (Revised 7/20)
Chapter 1
ADMINISTRATION AND ENFORCEMENT
CHAPTER GUIDE: Chapter 4-1 RMC provides the framework for Title 4 in terms of identifying the City’s
authority to adopt development regulations, stating the relationship and consistency of the development
regulations with the Comprehensive Plan, providing for interpretation and enforcement of the develop-
ment regulations, listing fee information, and referencing violation and penalty consequences.
This Chapter last amended by Ord. 5968, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-1-010 TITLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-020 PURPOSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-030 AUTHORITY TO ADOPT REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS
REQUIRED (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-045 VESTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Vesting Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Vesting of Building Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E. Vesting of Land Use Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
F. Duration of Approvals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
G. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H. Waiver of Vesting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Voluntary Waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Major Plat Amendments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-050 ROLES AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-060 COMPREHENSIVE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Purposes of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Description of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Plan Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Required Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Optional Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Land Use Element Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN . . . . . 5
A. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Instruments Implementing the Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . 5
1. Title 4 – Development Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Title 8 – Health and Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Title 10 – Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-1-080 INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
A. Administrative Interpretation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Zoning Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
B. Conflicts and Overlaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)1 - ii
C. Interpretation of Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
D. More Restrictive/Higher Standards to Govern . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
E. Terminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F. Limited Extension of Period of Validity for Land Use and Subdivision Approvals,
Building Permits, Civil Construction Permits, and Public Works Permits. . . . . . . 7
4-1-085 PROCEDURAL AND NON-SUBSTANTIVE TEXT AMENDMENTS. . . . . . . . 7
4-1-090 LIABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. City Officer or Employee Not Liable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Liability of Owner or Builder Not Reduced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. Disclaimer of Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-1-100 ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Responsibility and Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-1-110 VIOLATIONS AND PENALTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
A. Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Remedies and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Refusal of Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Provisions of RMC 1-3-1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Remedies Cumulative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Recovery of Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
C. Initiation of Proceedings Against Violation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
D. Authority to Revoke or Modify a Permit or Land Use Approval . . . . . . . . . . . . . 8.1
E. Criteria for Permit Suspension, Revocation or Modification. . . . . . . . . . . . . . . . . 9
F. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-1-120 SEVERABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-1-130 TITLE NOT EXCLUSIVE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-1-140 REFUND OF DEPARTMENT OF COMMUNITY AND ECONOMIC
DEVELOPMENT FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
A. Authority to Refund Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B. Amount Refunded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Land Use Permit Application Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Building and Public Works Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . 9
C. Method of Obtaining Refund and Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-1-150 (Repealed by Ord. 5509, 11-23-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . 10/18
4-1-160 (Repealed by Ord. 5794, 4-25-2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10/18
4-1-170 (Repealed by Ord. 5676, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-1-180 CHARGES FOR EQUITABLE SHARE OF PUBLIC WORKS
FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
A. Privately Held Latecomer’s Fees and Special Assessment District
(Formerly Known as City Held Latecomer’s) Fees. . . . . . . . . . . . . . . . . . . . . . . 19
1. Applicability of Privately Held Latecomer’s Fee . . . . . . . . . . . . . . . . . . . . . . 19
2. Applicability of Special Assessment District Fee . . . . . . . . . . . . . . . . . . . . . 19
3. Exemptions for Latecomer’s or Special Assessment District Fees . . . . . . . 19
a. Segregation of Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
SECTION PAGE
NUMBER NUMBER
1 - iii (Revised 7/20)
b. Relief Due to Two (2) Similar Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . 19
c. Relief Due to Future Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
d. Reallocation of Assessment Due to Subdivision of Property . . . . . . . . . 20
B. System Development Charges (SDC) – Water, Wastewater and Storm Water. 20
1. Applicability of System Development Charge. . . . . . . . . . . . . . . . . . . . . . . . 20
2. Exemptions to System Development Charge. . . . . . . . . . . . . . . . . . . . . . . . 22
a. Installation of an Irrigation Meter Solely for the Purpose of Providing
Irrigation Water to City Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Exemption for City-Owned Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
c. Storm Water Exemption for Infiltration Facility . . . . . . . . . . . . . . . . . . . . 22
d. Storm Water Exemption for Direct Discharge to Lake Washington . . . . 23
C. Segregation Criteria and Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Segregation by Plat or Short Plat. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Segregation by Administrative Determination . . . . . . . . . . . . . . . . . . . . . . 23
a. Provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Segregation of Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Segregated Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
d. Remnant Parcel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
e. Determination of Charge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
f. Full Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
g. Developed Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
h. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Segregation by Latecomer’s Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-1-190 IMPACT FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A. Title. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C. Findings and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
D. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E. Establishment of Service Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
F. Impact Fees Methodology and Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
G. Collection of Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Transportation, Parks, and Fire Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . 29
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Transportation and Parks Basis and Amount. . . . . . . . . . . . . . . . . . . . . 29
c. Fire Impact Fee Basis and Amount . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. School Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Basis and Amount . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
c. Adjustment by Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
d. Classification by Dwelling Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
e. Credit for Tax Contributions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Changes in Use or Tenancy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Vacant Structures or Buildings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
5. Mixed Use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6. Timing of Assessment and Collection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
7. Documentation of Credit Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
(Revised 7/20)1 - iv
8. Deferral for Subdivisions, Short Subdivisions, and
Planned Unit Developments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
9. Deferral for Single Family, Condominium, and Multi-Family Dwellings . . . . 31
10. Payment Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
11. Lien Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
12. Foreclosure by City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
13. Foreclosure by a School District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
14. Required Prior to Building Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . 31
15. Number of Deferrals Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
H. Independent Fee Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Calculations by City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Calculations by Feepayer. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. Consideration and Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Transportation and Parks Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. School and Fire Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Adjustment from Maximum Amount. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
5. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
I. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. School Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Transportation, Parks, and Fire Impact Fees. . . . . . . . . . . . . . . . . . . . . . . 32.1
3. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
J. Credits for Dedications, Construction of Improvements, and Past
Tax Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. Criteria for Award of Credits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Authority and Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
3. School and Fire Impact Fees Responsibility . . . . . . . . . . . . . . . . . . . . . . . . 34
4. Past Tax Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
5. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
K. Adjustments for Future Tax Payments and Other Revenue Sources . . . . . . . . 34
L. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Transportation and Parks Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
2. Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
3. Payment Under Protest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4. Process and School District or RRFA Representation. . . . . . . . . . . . . . . . . 34
5. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
6. Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
M. Establishment of Impact Fee Accounts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
1. Fee Accounts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
2. Transfer to School Districts and RRFA . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
a. Transfer to School Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
b. Transfer to RRFA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
c. Accounting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
3. School Fees Encumbered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
4. Transportation, Parks, and Fire Fees Encumbered . . . . . . . . . . . . . . . . . . 34.1
N. Administrative Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
O. Refunds and Offsets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
1. Failure to Expend or Encumber . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
2. Timing of Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
3. Fees Not Refunded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
4. Interest Earned. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
5. Termination of Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
SECTION PAGE
NUMBER NUMBER
1 - v (Revised 7/20)
6. Refunds and Offsets for Development Not Constructed . . . . . . . . . . . . . .34.2
P. Use of Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Q. Review and Adjustment of Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Transportation and Parks Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. School and Fire Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
R. Administrative Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Deferred Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2. Independent Fee Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4. Account Established. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
5. Refunds, Waivers, and Credits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
S. Existing Authority Unimpaired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4-1-200 EXTRA FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4-1-210 WAIVED FEES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
A. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
B. Affordable Owner-Occupied Housing Incentive . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Eligibility Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4. Applicable Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
5. Application Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
6. Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
7. Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
8. Cancellation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
9. Annual Certification and Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
10. Sunset . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
C. Affordable Rental Housing Incentive . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
2. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Eligibility Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
4. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Application Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
6. Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
7. Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
8. Cancellation or Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
9. Annual Certification and Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
10. Sunset . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL TARGETED AREAS . . . . . . . . . . . . . . . . . . . . 41
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
B. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
C. Tax Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Duration of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Limits on Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
D. Project Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
a. Sunset Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)1 - vi
b. Downtown. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Size and Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
3. Compliance Monitoring. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
4. Exception for Existing Residential Structure . . . . . . . . . . . . . . . . . . . . . . 44.1
5. Completion Deadline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
E. Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
1. Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
2. Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
3. Deadline. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
F. Application Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
1. Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
2. Contract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
3. Issuance of Conditional Certificate. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
G. Application Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
1. Denial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
H. Amendment of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
I. Extension of Conditional Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
2. Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
3. Denial – Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2a
J. Final Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
2. Determination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
3. Filing with County Assessor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
4. Recording. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
5. Denial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
6. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.3
K. Annual Certification and Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.4
L. Cancellation of Tax Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.4
1. Cancellation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.4
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.4
3. Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.5
M. Sunset of Exemption for Applications for Conditional Certificates . . . . . . . . . 44.5
4-1-230 SURETIES AND BONDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.5
A. City Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.5
B. Types of Security Accepted for Public Works Construction Permits
and Future Public Works Street/Utility Maintenance Requirements . . . . . . . . 44.5
C. Types of Security Accepted for All Other Purposes. . . . . . . . . . . . . . . . . . . . . 44.5
D. Security Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
1. Payable to City. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
2. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
3. Purpose of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
4. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
5. Effect of Lapse of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
6. Transfer of Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
7. City Approval Required Prior to Transfer of Responsibility . . . . . . . . . . . . 44.6
8. Default . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.6
SECTION PAGE
NUMBER NUMBER
1 - vii (Revised 2/19)
9. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44.6
10. Release of Sureties for Private/On-Site Improvements . . . . . . . . . . . . . . 44.6
11. Release of Sureties for Public Improvements . . . . . . . . . . . . . . . . . . . . . 44.6
4-1-240 COMMON OPEN SPACE SUBSTITUTIONS . . . . . . . . . . . . . . . . . . . . . . . . . 45
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
B. Public Trail or Park Improvements or Fee-In-Lieu for Common
Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
1. Public Trail Improvement in Lieu of Common Open Space . . . . . . . . . . . . . 45
2. Public Park Improvement in Lieu of Common Open Space. . . . . . . . . . . . . 45
3. Fee in Lieu of Common Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4-1-250 MARIJUANA REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
C. Cooperatives and Transporters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
D. Business Regulation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
E. License Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
F. Procedure for Obtaining City License for Marijuana Use . . . . . . . . . . . . . . . . . . 46
G. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
H. Maximum Number of Marijuana Retail Licenses . . . . . . . . . . . . . . . . . . . . . . . . 47
4-1-260 LANDMARK DESIGNATION AND PRESERVATION . . . . . . . . . . . . . . . . . . . 47
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
B. Nomination Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
C. Fee Recovery. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
D. Incorporation of King County Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
E. Landmarks Commission Authorized. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
4-1-045C
1 - 1 (Revised 3/13)
4-1-010 TITLE:
This Title shall be known as the City of Renton
Development Regulations.
4-1-020 PURPOSE:
It is the intent of the Renton City Council that
these regulations implement the City’s policies
adopted in the City’s Comprehensive Plan in
compliance with the Washington State Growth
Management Act (GMA) and implement the re-
quirements of the State’s Regulatory Reform Act,
which has a primary goal of integrating environ-
mental review with project review.
4-1-030 AUTHORITY TO ADOPT
REGULATIONS:
The City of Renton Development Regulations are
adopted by City ordinance pursuant to Article XI,
Section 11 of the Washington State Constitution,
the State Growth Management Act and chapter
36.70B RCW. (Ord. 4722, 5-11-1998)
4-1-040 CONFORMITY WITH
DEVELOPMENT REGULATIONS
REQUIRED: (RESERVED)
4-1-045 VESTING:
A. PURPOSE:
The purpose of this Section is to implement state
laws that provide for vesting. This Section is in-
tended to provide property owners, permit appli-
cants, and the general public assurance that
regulations for project development will remain
consistent during the lifetime of the application.
The Section also establishes time limitations on
vesting for permit approvals and clarifies that
once those time limitations expire, all current de-
velopment regulations and current land use con-
trols apply.
B. GENERAL:
Vesting of applications is governed by the rules of
RCW 19.27.095 (Building permit application –
Consideration – Requirements) and RCW
58.17.033 (Proposed division of land – Consider-
ation of application for preliminary plat or short
plat approval – Requirements defined by local or-
dinance) as they exist or may be amended. The
vested rights doctrine shall not be applied more
broadly than its intended scope.
C. VESTING APPLICABILITY:
1. This Section applies to, and vesting oc-
curs with, the filing of a complete application
and permit approvals required by the City of
Renton pursuant to Title IV, including and lim-
ited to:
a. Building permits (including but not
limited to combo permits, grading li-
censes, and sign permits);
b. Preliminary plats, final plats, short
plats;
c. Shoreline development permits;
d. Conditional use permits; and
e. Any other land use permit application
that is specifically identified by the Wash-
ington State legislature as being covered
by vested rights doctrine.
2. Vesting does not apply to the following:
a. Incomplete, invalid, inaccurate or de-
fective building permit applications;
b. Fees or taxes, including, but not lim-
ited to, impact fees;
c. Pre-application plans;
d. Any other application or permit not
specifically identified in this subsection C,
as it exists or may be amended;
e. Uses not specifically disclosed in the
application; or
f. Any application or permit that may
reasonably result in a threat to the public
health, safety, or welfare of the commu-
nity. The City’s exercise of police power
to protect the public health and safety,
and/or general welfare immediately extin-
guishes any “vested right.”
4-1-045D
(Revised 3/13)1 - 2
D. VESTING OF BUILDING
APPLICATIONS:
1. Allowed Use: A building application
must be allowed under the zoning or other
land use control ordinances in effect on the
date of the application to be deemed a valid
and fully complete building application.
2. Supplemental Information: Supple-
mental information required after an applica-
tion is deemed complete shall not affect the
validity of the vesting for the application.
3. Revisions: Revisions requested by an
applicant to a vested, but not yet approved,
application shall be deemed a new applica-
tion when such revisions would result in a
substantial change in the basic site design
plan, intensity, density, or similar factors, in-
volving a change of ten percent (10%) or
more. Vesting for the new application shall
occur upon the date of submission of a valid
and fully complete building application for the
changed project.
E. VESTING OF LAND USE PERMIT
APPLICATIONS:
The following applies to all applications described
in subsection C of this Section, as it exists or may
be amended, excluding building permits.
1. Consistency Review: Applications shall
be reviewed for consistency with the applica-
ble development regulations in effect on the
date the application is deemed complete.
2. Construction and Utility Standards:
a. An application shall be reviewed for
consistency with the construction and
utility standards in effect on the date a
separate application for a construction or
utility permit is deemed complete. An ap-
plicant may submit a separate construc-
tion or utility permit application
simultaneously with any application de-
scribed in subsection C of this Section,
as it exists or may be amended, to vest
for construction or utility standards.
b. A site development application for
stormwater design and construction may
vest on the date of preliminary plat or
conditional use permit application if the
applicant submits construction permit ap-
plication within one hundred eighty (180)
calendar days of complete preliminary
plat or conditional use permit application
and is consistent with the information
listed in RMC 4-8-120A, B and C, as they
exist or may be amended, and any site-
specific information identified in a pre-ap-
plication meeting summary.
c. The application or approval of a con-
struction or utility permit, or the payment
of connection charges or administrative
fees to a public utility, does not constitute
a binding agreement for service and shall
not establish a vesting date for develop-
ment regulations used in the review of
applications described in subsection C of
this Section, as it exists or may be
amended.
3. Effective Regulations: An application
shall be subject to all development regula-
tions in effect on the vesting date.
4. Identified Development: An application
that is deemed complete is vested for the
specific use, density, and physical develop-
ment identified in the application.
5. Applicable Standards: Applications
submitted that are not listed in subsection C
of this Section, as it exists or may be
amended, shall be governed by the stan-
dards applicable to the specific application
type. These applications shall not vest for any
additional development regulations.
6. Owner Solely Responsible: The prop-
erty owner is responsible for monitoring the
time limitations and review deadlines for the
application. The City shall not be responsible
for maintaining a valid application. If the appli-
cation expires, a new application may be
filed, but shall be subject to the development
regulations in effect on the date of the new
application.
7. The application does not vest to pro-
cesses and procedures.
F. DURATION OF APPROVALS:
1. Building Permits: Development of a
building shall be based on the controls con-
tained in the approved permit application.
4-1-045G
1 - 3 (Revised 7/20)
Vesting rights applicable to building permit
applications would expire pursuant to permit
expiration periods identified in the Interna-
tional Building Code (IBC) and adopted by
reference herein in RMC 4-5-050, as it exists
or may be amended.
2. Preliminary Plat: Development of an ap-
proved preliminary plat shall be based on the
controls contained in the Hearing Examiner’s
decision. A final plat meeting all of the re-
quirements of the preliminary plat approval
shall be submitted within the time frame spec-
ified in RMC 4-7-080L, unless a different time
limitation was specifically authorized in the fi-
nal approval. (Ord. 5907, 12-10-2018)
3. Final Plat: The lots in a final plat may be
developed by the terms of approval of the fi-
nal plat, and the development regulations in
effect at the time the preliminary plat applica-
tion was deemed complete for a period of five
(5) years from the recording date unless the
City finds that a change in conditions creates
a serious threat to the public health, safety or
welfare.
4. Conditional Use Permit: The use au-
thorized in a conditional use permit shall be
allowed to develop for a period of two (2)
years from the effective date of the permit ap-
proval unless a different time limitation was
specifically authorized in the final approval.
The development of an approved conditional
use permit shall be governed by the terms of
approval of the permit unless the City finds
that a change in conditions creates a serious
threat to the public health, safety or welfare.
5. Permits Associated with a Preliminary
Plat: Permit applications, such as Planned
Urban Developments (PUD) applications that
are approved as a companion to a prelimi-
nary plat application, shall remain valid for the
duration of the preliminary and final plat as
provided in subsections F2 and 3 of this Sec-
tion, as they exist or may be amended.
6. Short Plat: The lots in a short plat may
be developed by the terms and conditions of
approval, and the development regulations in
effect at the time the application was deemed
complete for a period of five (5) years from
the recording date unless the City finds that a
change in conditions creates a serious threat
to the public health, safety or welfare.
7. Shoreline Development Permits: An
approved Shoreline Permit shall be allowed
to develop pursuant to the time limitations
listed in RMC 4-9-190J (Time Requirements
for Shoreline Permits), as it exists or may be
amended. The development of an approved
shoreline permit shall be governed by the
terms of approval of the permit unless the
City finds that a change in conditions creates
a serious threat to the public health, safety or
welfare.
8. All approvals described in this Section
shall be vested for the specific use, density,
and physical development identified in the
permit approval. (Ord. 5953, 11-18-2019)
G. MODIFICATIONS:
Proposed modifications to an application listed in
subsection B of this Section, as it exists or may be
amended (excluding Building Permits), which
have been deemed to be complete, shall be sub-
ject to the requirements below:
1. Modifications proposed by the Depart-
ment of Community and Economic Develop-
ment to an application shall not be
considered a new application.
2. Any modification to an application may
require revised public notice and/or additional
review time.
3. Modifications proposed by the applicant
to an application which meet or exceed any of
the criteria for a major revision and/or amend-
ment, pursuant to the criteria in RMC
4-7-080M or 4-9-030J, as they exist or may
be amended, shall require a new application.
The new application shall conform to the de-
velopment regulations which are in effect at
the time the new application is submitted.
4. Proposed modifications to applications
that do not exceed the major revision and/or
amendment criteria pursuant to RMC
4-7-080M or 4-9-030J, as they exist or may
be amended, shall be reviewed for the devel-
opment regulations in effect on the date of the
original complete application. (Ord. 5965, 3-
2-2020)
4-1-045H
(Revised 7/20)1 - 4
H. WAIVER OF VESTING:
1. Voluntary Waiver: A property owner
may voluntarily waive vested rights at any
time during the processing of an application
by delivering a written and signed waiver to
the Community and Economic Development
Administrator stating that the property owner
agrees to comply with all development regu-
lations in effect on the date of delivery of the
waiver. Any change to the application is sub-
ject to the modification criteria described
above in subsection G of this Section and
may require revised public notice and/or ad-
ditional review time.
2. Major Plat Amendments: Major plat
amendments shall constitute a voluntary
waiver of vested rights at the time of the sub-
mittal of the major plat amendment, unless
otherwise approved by the Community and
Economic Development Administrator. (Ord.
5675, 12-3-2012)
4-1-050 ROLES AND
RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are set forth in RMC
4-8-070.
(Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971;
Ord. 2962, 9-8-1975; Ord. 2967, 9-22-1975; Ord.
3101, 1-17-1977; Ord. 3592, 12-14-1981; Ord.
3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord.
4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord.
4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002)
4-1-060 COMPREHENSIVE PLAN:
A. PURPOSES OF PLAN:
1. The primary purpose of the Comprehen-
sive Plan is to define and establish the policy
relating to the development of the community
as a whole; to indicate the principles and ob-
jectives which shall guide the establishment,
development and implementation of definite
and precise plans, public and private; to pro-
vide for the coordination of the many sepa-
rate plans which govern the development of
this community, to officially adopt a program
and guide which will enable the City to attain
the principles and objectives set forth in chap-
ter 35.63 RCW and the Growth Management
Act (chapter 36.70A RCW) in the manner pro-
vided. (Ord. 4437, 2-21-1994)
2. The overriding consideration is to pro-
mote public safety, welfare, and interest. Ad-
ditional factors to be considered (not in order
of priority) are preservation of property rights,
protection of life and property, equal opportu-
nities, public interests prevailing over private
interests, and economic and social benefits.
(Ord. 3976, 3-3-1986)
3. The Comprehensive Plan is intended to
guide the enactment of development regula-
tions that are consistent with the Comprehen-
sive Plan and capital budget decisions that
are in conformance with the Comprehensive
Plan.
4. The Comprehensive Plan is intended to
help resolve some of the dilemmas confront-
ing municipal officials and the people they
represent, and to provide a coordinated ap-
proach to local and regional problem solving.
5. Additional purposes of the Comprehen-
sive Plan are:
a. To improve the physical and social
environment of the City as a setting for
human activities; to make it more func-
tional, beautiful, decent, healthful, inter-
esting and efficient;
b. To insure acceptable levels of ac-
cess, utilities and other public services to
future growth and development;
c. To promote the public interest, and
the interest of the City at large;
d. To facilitate the democratic determi-
nation and implementation of City poli-
cies and development;
e. To effect coordination in develop-
ment;
4-1-070B
1 - 5 (Revised 3/13)
f. To inject long range considerations
into the determination of short-range ac-
tions;
g. To provide professional and technical
knowledge in the decisions affecting de-
velopment of the City; and
h. To guide future development and
growth in the City that is consistent with
the goals and objectives of the Growth
Management Act as defined in RCW
36.70A.020, Planning Goals.
B. DESCRIPTION OF PLAN:
The planning horizon for the Comprehensive Plan
is twenty (20) years. The Plan is, of necessity,
general in its proposals. It must be flexible, since
it is impossible to predict all future events which
may affect the community. The Plan is not a de-
velopment regulation, although it makes signifi-
cant recommendations for future land use. The
Plan is not precise. It does not present engineer-
ing accuracy, nor does it claim to predict exactly
the future use of every parcel of property. It is not
intended to retroactively impose compliance with
goals, objectives and policies upon existing de-
veloped property, but voluntary compliance is en-
couraged.
C. PLAN ELEMENTS:
1. Required Elements: The Comprehen-
sive Plan shall contain the following manda-
tory planning elements as required by the
Growth Management Act:
a. A land use element designating the
proposed distribution, location and extent
of the uses of land.
b. A transportation element that is
consistent with the land use element and
includes land use assumptions, an inven-
tory of facility and service needs, service
standards, financing needs and a reas-
sessment of land use, if service stan-
dards cannot be met.
c. A housing element containing an
inventory of needs, policies for protection
and development of housing for all eco-
nomic segments of the community and
identifying sufficient land for housing.
d. A utilities element consisting of an
inventory of needs and policies for the
development of utilities and the location,
proposed location and capacity of all ex-
isting and proposed utilities.
e. A capital facilities element that in-
cludes an inventory of all capital facilities,
forecast of future needs, proposed loca-
tion of new or expanded facilities, a six
(6) year funding plan and a reassess-
ment of the land use element, if funding
falls short.
2. Optional Elements: The Comprehen-
sive Plan may include additional elements,
relating to the physical development within
the City; including, but not limited to, subarea
plans, each of which is consistent with the
other elements of the Comprehensive Plan.
3. Land Use Element Map: The land use
element map, maintained on display in the
customer service area of the Planning/Build-
ing/Public Works Department, illustrates in
broad and general terms the desired devel-
opment of the City during the twenty (20) year
planning period. (Ord. 4437, 2-21-1994;
Amd. Ord. 5153, 9-26-2005)
D. ADOPTION:
The Comprehensive Plan and any amendments
and associated subarea plans area adopted by
ordinance of the City Council after public hearing
by the Council. (Ord. 5153, 9-26-2005)
4-1-070 CONSISTENCY OF
REGULATIONS WITH
COMPREHENSIVE PLAN:
A. CONSISTENCY REQUIRED:
All City programs materially affecting land use, in-
cluding land use regulatory codes, shall be con-
sistent with the Comprehensive Plan. (Ord. 3976,
3-3-1986)
B. INSTRUMENTS IMPLEMENTING THE
COMPREHENSIVE PLAN:
In order to fully accomplish the objectives and
principles of the Comprehensive Plan, all resolu-
tions and regulations of the City concerned with
the development and welfare of the community
and its people shall be considered in light of the
principles, objectives and policies set forth in the
4-1-080A
(Revised 3/13)1 - 6
Plan. To fulfill the requirements of chapters 35.63
and 36.70A RCW, and in the interest of public
safety, health, morals and the general welfare,
the following instruments will implement the Com-
prehensive Plan:
1. Title 4 – Development Regulations:
Chapter 1 Administration and Enforcement
Chapter 2 Zoning Districts: Uses and Stan-
dards
Chapter 3 Environmental Regulations and
Overlay Districts
Chapter 4 City-Wide Property Develop-
ment Standards
Chapter 5 Building and Fire Prevention
Standards
Chapter 6 Street and Utility Standards
Chapter 7 Subdivision Regulations
Chapter 8 Permits – General and Appeals
Chapter 9 Permits – Specific
Chapter 10 Nonconforming Structures, Uses
and Lots
Chapter 11 Definitions
(Ord. 5153, 9-26-2005)
2. Title 8 – Health and Sanitation:
Chapter 2 Storm and Surface Water Drain-
age
Chapter 4 Water
Chapter 5 Sewers
Chapter 6 Solid Waste Utility
Chapter 7 Noise Level Regulations
3. Title 10 – Traffic:
Chapter 10 Parking Regulations
(Ord. 4437, 2-21-1994; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002)
4-1-080 INTERPRETATION:
A. ADMINISTRATIVE INTERPRETATION:
1. General: The Community and Economic
Development Administrator is hereby autho-
rized to make interpretations regarding the
implementation of unclear or contradictory
regulations contained in this Title. Any inter-
pretation of the Renton Title IV Development
Regulations shall be made in accordance
with the intent or purpose statement of the
specific regulation and the Comprehensive
Plan. Life, safety and public health regula-
tions are assumed to prevail over other regu-
lations.
2. Zoning Conflicts: In the event that there
is a conflict between either the development
standards or special development standards
listed in chapter 4-2 RMC, Zoning Districts –
Uses and Standards, and the standards and
regulations contained in another Section, the
Community and Economic Development Ad-
ministrator shall determine which require-
ment shall prevail in accordance with the
intent or purpose statement of the specific
regulation and the Comprehensive Plan. Life,
safety and public health regulations are as-
sumed to prevail over other regulations. (Ord.
5153, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
B. CONFLICTS AND OVERLAPS:
This Title is not intended to repeal, abrogate, or
impair any existing easements, covenants, or
deed restrictions. However, where this Title and
another regulation, easement, covenant, or deed
restriction conflict or overlap, whichever imposes
the more stringent restrictions shall prevail. (Ord.
4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005)
C. INTERPRETATION OF
REQUIREMENTS:
In interpreting and applying the provisions of this
Title, the requirements herein shall be:
1. Considered the minimum for the promo-
tion of the public health, safety, morals and
general welfare;
2. Liberally construed in favor of the gov-
erning body; and
3. Deemed neither to limit nor repeal any
other powers granted under State statutes.
(Ord. 4071, 6-1-1987; Amd. Ord. 5153,
9-26-2005)
D. MORE RESTRICTIVE/HIGHER
STANDARDS TO GOVERN:
Wherever any regulation in this Title imposes
higher or more restrictive standards than are re-
quired in any other statute or regulation, the pro-
visions of this Title shall govern. Wherever the
provisions of any other statute or regulation im-
pose higher or more restrictive standards, the
provisions of such other statute or regulation shall
4-1-090B
1 - 7 (Revised 7/20)
govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963,
5-13-2002; Ord. 5153, 9-26-2005)
E. TERMINOLOGY:
When not inconsistent with the context, words
used in the present tense include the future,
words in the plural number include the singular
number and words in the singular number include
the plural number. The word “shall” is always
mandatory. (Ord. 4007, 7-14-1986; Amd. Ord.
5153, 9-26-2005)
F. LIMITED EXTENSION OF PERIOD OF
VALIDITY FOR LAND USE AND
SUBDIVISION APPROVALS, BUILDING
PERMITS, CIVIL CONSTRUCTION
PERMITS, AND PUBLIC WORKS
PERMITS:
For land use and subdivision approvals, building
permits, civil construction permits, and public
works permits that were approved and/or issued
between January 1, 2015, and the effective date
of the ordinance codified in this subsection F, and
that were still valid and unexpired as of the effec-
tive date of the ordinance codified in this subsec-
tion F, the following shall apply: The period of
validity that would otherwise apply under the
standard expiration dates listed in this Title is ex-
tended by an additional six (6) months. This ex-
tension is added to any other extensions possible
under the RMC. This extension does not apply to
temporary use permits, permits in conjunction
with a development agreement, and shoreline
permits. This extension is not in addition to any
extensions that may be available through the ac-
tion of the Governor of the State of Washington or
the Washington State Legislature on or after the
effective date of this subsection F. This extension
will automatically expire on October 20, 2020, un-
less another ordinance is passed extending this
date. (Ord. 5968, 4-20-2020)
4-1-085 PROCEDURAL AND NON-
SUBSTANTIVE TEXT AMENDMENTS:
The Administrator is hereby authorized to amend
text of procedural or non-substantive provisions
of this Title. For the purposes of this Section, sub-
stantive amendments shall be distinguished from
procedural or non-substantive amendments in
accordance with the following: “Substantive” mat-
ters relate to regulations that define or limit what
can be done in terms of conduct, use, develop-
ment, or action (e.g., what use may be made of
land, what requirements apply to development,
what public infrastructure may be required of cer-
tain developments, which decision makers and
appellate bodies act on permit applications), and
“procedural” or “non-substantive” matters are
those that relate to procedures or submittal re-
quirements (e.g., how applications will be pro-
cessed by a decision maker, what application
forms must be used). (Ord. 5887, 9-17-2018)
4-1-090 LIABILITY:
A. CITY OFFICER OR EMPLOYEE NOT
LIABLE:
No officer, agent or employee of the City shall be
personally liable for any damage that may accrue
to persons or property as a result of any act re-
quired or permitted in the discharge of his duties
under this Title. Any suit brought against any offi-
cer, agent or employee of the City as a result of
any act required or permitted in the discharge of
his duties under this Title shall be defended by the
City Attorney until the final determination of the
proceedings therein. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
The Administrative Authority or any employee
performing duties in connection with the enforce-
ment of this Title and acting in good faith and with-
out malice in the performance of such duties shall
be relieved from any personal liability for any
damage to persons or property as a result of any
act or omission in the discharge of such duties,
and in the event of claims and/or litigation arising
from any such act or omission, the City Attorney
shall, at the request of and on behalf of said Ad-
ministrative Authority or employee, investigate
and defend such claims and/or litigation and if the
claim be deemed by the City Attorney a proper
one or if judgment be rendered against such Ad-
ministrative Authority or employee, said claim or
judgment shall be paid by the City. (Ord. 4546,
7-24-1995)
B. LIABILITY OF OWNER OR BUILDER
NOT REDUCED:
This Title shall not be construed to relieve from or
lessen the responsibility of any person owning,
building, altering, constructing, moving, modify-
ing, or maintaining any structure or land use in the
City for damages to anyone injured or damaged
either in person or property by any defect therein;
nor shall the City of Renton, or any of its agents
thereof, be held as assuming such liability by rea-
son of permit, approval, inspection, certificate of
4-1-090C
(Revised 7/20)1 - 8
inspection or certificate of occupancy issued by
the City or any of its agents. (Ord. 2877, 9-9-1974)
C. DISCLAIMER OF LIABILITY:
The degree of hazard protection required by RMC
4-3-050, Critical Areas Regulations, is considered
reasonable for regulatory purposes and is based
on scientific and engineering considerations.
RMC 4-3-050 does not imply that land outside the
areas of special flood hazards or uses permitted
within such areas will be free from flooding or
flood damages. RMC 4-3-050 shall not create lia-
bility on the part of the City, any officer or em-
ployee thereof for damages that result from
reliance on this Section or any administrative de-
cision lawfully made hereunder. (Ord. 4835,
3-27-2000)
4-1-100 ENFORCEMENT:
A. PURPOSE:
The purpose of this Section is to promote compli-
ance with this Title by establishing enforcement
authority, defining violations, and setting stan-
dards for initiating the procedures set forth in
chapter 1-3 RMC, Remedies and Penalties, when
violations of this Title occur. The provisions of this
Title and any conditions associated with entitle-
ments approved by the City shall be diligently en-
forced in order to promote the City’s planning
efforts and to protect the public health, safety, and
welfare. A further intent of this Section is to en-
sure that no permit, license, or land use approval
is issued in conflict with the provisions of this Title.
(Ord. 4856, 8-21-2000; Amd. Ord. 5153,
9-26-2005)
B. RESPONSIBILITY AND AUTHORITY:
The Community and Economic Development Ad-
ministrator shall be authorized to enforce the pro-
visions of Title 4 of the Renton Municipal Code.
The Administrator shall also enforce any imple-
menting administrative rules, administration, and
approval conditions attached to any land use ap-
proval, through revocation or modification of per-
mits, or through the enforcement, penalty and
abatement provisions of chapter 1-3 RMC, Rem-
edies and Penalties. (Ord. 5153, 9-26-2005; Ord.
5676, 12-3-2012)
4-1-110 VIOLATIONS AND
PENALTIES:
A. VIOLATIONS:
Violations are illegal and are misdemeanors sub-
ject to the enforcement penalty and abatement
procedures of RMC 1-3-1 and 1-3-3. (Ord. 4346,
3-9-1992; Amd. Ord. 5153, 9-26-2005)
B. REMEDIES AND PENALTIES:
1. Stop Work Order: Any construction in vi-
olation of this Title, or any condition(s) im-
posed on a permit or license, may be subject
to the issuance of a “Stop Work Order.”
2. Refusal of Approvals:
a. The City shall not issue any permit or
grant any approval necessary to develop
any real property which has been di-
vided, or which has resulted from a divi-
sion, in violation of the provisions of the
Renton Municipal Code or state subdivi-
sion regulations.
b. No approval shall be granted for a
land use permit, land division, or building
permit for any parcel of land on which
there is a violation of any City or state law
or permit to use or development of the
property, unless such violations are ei-
ther corrected prior to application or are
required to be corrected as a condition of
approval.
c. The City shall not issue any permit or
grant any land use approval to any indi-
vidual or corporation that has not paid all
land use-related fines, penalties, permit
fees, or collections due to the City for any
previous infraction or criminal violation of
RMC Title 4.
3. Provisions of RMC 1-3-1: Any person
violating or failing to comply with any order
made hereunder shall be guilty of a misde-
meanor and punished pursuant to RMC
1-3-1.
4. Remedies Cumulative: All remedies
concerning this Title shall be cumulative and
not exclusive. The conviction and punish-
ment of any person hereunder shall not re-
lieve such person from the responsibility of
4-1-110D
1 - 8.1 (Revised 7/20)
correcting prohibited conditions or removing
prohibited structures, signs, or improve-
ments, and shall not prevent the enforced
correction or removal thereof.
5. Recovery of Costs: Where any action or
activity is required to be taken by a person
under the provisions of this Title, the City Ad-
ministration may direct that in default of its
being done by the responsible party, such ac-
tion or activity shall be done at the expense of
the party in default and the City may recover
the expenses. (Ord. 4722, 5-11-1998; Amd.
Ord. 4856, 8-21-2000; Ord. 5153, 9-26-2005)
C. INITIATION OF PROCEEDINGS
AGAINST VIOLATION:
1. The City may initiate proceedings to re-
voke or modify any permit or land use ap-
proval it has issued;
2. An aggrieved party may file a request for
the City to initiate revocation or modification
proceedings, or suspend a permit, or land
use approval.
3. Regarding requests to inspect or review
active repair invoices, City code compliance
officers may enter an area that is open to the
public and request to see the active repair in-
voice or invoices for vehicles that are being
stored or that are present on or at a vehicle
service and repair facility. If the request is re-
fused, the vehicle service and repair facility
shall have forty-eight (48) hours from the time
that the request was made to take the active
repair invoice or invoices, and any other nec-
essary documents or information, to City Hall,
to the appropriate code compliance or City of-
ficial, for inspection or review.
If the vehicle service and repair facility fails to
comply with the request to inspect or review
the active repair invoice or invoices, there is a
presumption that the vehicle or vehicles are
being stored. (Ord. 5153, 9-26-2005; Ord.
5639, 12-12-2011)
D. AUTHORITY TO REVOKE OR MODIFY
A PERMIT OR LAND USE APPROVAL:
Authority to revoke or modify a permit or land use
approval shall be exercised by the approving
body, as follows:
(Revised 7/20)1 - 8.2
This page left intentionally blank.
4-1-140C
1 - 9 (Revised 5/16)
1. The City Council, after a recommenda-
tion from the Hearing Examiner, may revoke,
modify, or refuse to grant any preliminary
subdivision, zone reclassification or other ap-
proval issued by the Council or Hearing Ex-
aminer.
2. The Community and Economic Develop-
ment Administrator may, for cause, revoke or
modify any permit or other land use approval
issued by the Administrator. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
3. For purposes of this Section, cause to re-
voke or modify a permit or land use approval
shall mean that the permit or land use ap-
proval was obtained by fraud or by providing
inaccurate, incomplete, or misleading infor-
mation where the person holding the permit
fails to perform a condition precedent or sub-
sequent to the granting of the permit or land
use approval. (Ord. 5153, 9-26-2005)
E. CRITERIA FOR PERMIT
SUSPENSION, REVOCATION OR
MODIFICATION:
Any permit, or other land use approval issued by
the City pursuant to this Title, may be suspended,
revoked or modified on one or more of the follow-
ing grounds:
1. The approval was obtained by fraud;
2. The approval was based upon inaccu-
rate, incomplete or misleading information
provided by the applicant;
3. The holder of the permit or approval inter-
feres with the Administrator or any authorized
representative in the performance of his or
her duties related to the permit or approval; or
4. The holder of the permit or approval fails
to comply with any notice and order issued
pursuant to code compliance regulations;
5. The holder of the permit or approval fails
to comply with the condition precedent or
subsequent to the granting of the permit or
land use approval. (Ord. 5153, 9-26-2005)
F. APPEALS:
See RMC 4-8-110 for appeal process. (Ord.
5153, 9-26-2005)
4-1-120 SEVERABILITY:
If any provision of this Title or its application to any
person or property is held invalid by a court of
competent jurisdiction, the remainder of the Title
or the application of the provision to other per-
sons or circumstances shall not be affected. (Ord.
4522, 6-5-1995)
4-1-130 TITLE NOT EXCLUSIVE:
Nothing in this Title shall be construed to abro-
gate or impair the power of the City or any depart-
ment thereof to enforce any provision of its
Charter or its ordinances or regulations, nor to
prevent or punish violations thereof, and any
powers conferred by this Title shall be in addition
to and supplemental to powers conferred by other
laws, nor shall this Title be construed to impair or
limit in any way the power of the City to define and
declare nuisance and to cause their removal or
abatement by summary proceedings, or in any
manner provided by law. (Ord. 4546, 7-24-1995)
4-1-140 REFUND OF DEPARTMENT
OF COMMUNITY AND ECONOMIC
DEVELOPMENT FEES:
A. AUTHORITY TO REFUND FEES:
The Administrator may authorize the refunding of
all or a portion of the fees paid hereunder which
were erroneously paid or collected.
B. AMOUNT REFUNDED:
1. Land Use Permit Application Fee:
Based upon an evaluation of the amount of
work expended, the Administrator may au-
thorize the refunding of not more than eighty
percent (80%) of the permit fee paid when no
substantial processing work has been done
on the application.
2. Building and Public Works Applica-
tion Fees: The Administrator may authorize
the refunding of fees paid when an applica-
tion is withdrawn or cancelled before any sub-
stantial work effort has been expended.
C. METHOD OF OBTAINING REFUND
AND TIME:
The Administrator shall not authorize the refund-
ing of any fee paid except upon written application
filed by the original permittee not later than one
4-1-150
(Revised 5/16)1 - 10/18
hundred eighty (180) days after the date of the fee
payment. (Ord. 5153, 9-26-2005; Ord. 5557,
10-18-2010; Ord. 5676, 12-3-2012)
4-1-150 (Repealed by Ord. 5509,
11-23-2009)
4-1-160 (Repealed by Ord. 5794,
4-25-2016)
4-1-180A
1 - 19 (Revised 8/14)
4-1-170 (Repealed by Ord. 5676,
12-3-2012)
4-1-180 CHARGES FOR EQUITABLE
SHARE OF PUBLIC WORKS
FACILITIES:
Owners of properties to which improvements are
being proposed that have not been assessed or
charged an equitable share of the cost of public
works facilities, such as water systems, sanitary
sewer systems, storm water systems, and street
improvements including signalization and light-
ing, shall be subject to one or more of the charges
listed in the City of Renton Fee Schedule Bro-
chure. Any fees triggered by improvements or de-
velopment, as detailed in this Section, are due
and payable at the first of the following instances:
• Prior to the issuance of a Public Works Con-
struction Permit; or
• Prior to the recording of a single family resi-
dential plat or single family residential short
plat; or
• Prior to the issuance of a building permit.
• In all cases, prior to the issuance of a certifi-
cate of occupancy (either temporary or final).
All of the following charges shall be paid into the
appropriate utility or street fund except that any
fees collected under a private latecomer’s agree-
ment shall be passed on to the holder of the
agreement with the applicable fees paid to the ap-
propriate utility or street fund.
A. PRIVATELY HELD LATECOMER’S
FEES AND SPECIAL ASSESSMENT
DISTRICT (FORMERLY KNOWN AS CITY
HELD LATECOMER’S) FEES:
1. Applicability of Privately Held Late-
comer’s Fee: The City has the discretionary
power, as detailed in chapter 9-5 RMC, to
grant street latecomer’s agreements to devel-
opers and owners for the reimbursement of a
pro rata portion of street improvements in-
cluding signalization and lighting they install
and turn over to the City. The City shall grant
utility latecomer’s agreements for the reim-
bursement of a pro rata portion of utility sys-
tems such as water, sanitary sewer or storm
sewer, if all conditions are met. For purposes
of this section, both utility and street late-
comer’s agreements shall be collectively re-
ferred to as “latecomer’s agreements.” (Ord.
5718, 6-23-2014)
2. Applicability of Special Assessment
District Fee: The special assessment charge
is a fee that enables the City to recover a pro
rata portion of the original costs of public
works improvements (water systems, sani-
tary sewer systems, storm water systems,
and street improvements including signaliza-
tion and lighting) from the owners of property
who would benefit from future connections to,
or future users of, improvements to the City’s
infrastructure that were not installed by LIDs
or by a private developer under a latecomer
agreement. The imposition, collection, pay-
ment and other specifics concerning these
charges are detailed in chapter 9-16 RMC,
Special Assessment Districts. Interest may
be charged pursuant to RMC 9-16-6, Pay-
ments to City.
3. Exemptions for Latecomer’s or Spe-
cial Assessment District Fees:
a. Segregation of Fees: The City may
grant segregation of private developer
latecomer’s fees or special assessment
district fees on large parcels of land per
subsection C of this Section.
b. Relief Due to Two (2) Similar Facil-
ities: The Public Works Administrator will
consider relieving a parcel of a late-
comer’s or special assessment district
fee/assessment if the property has a ben-
efit from either (but not both) of two (2)
similar facilities. The Public Works Ad-
ministrator will make the decision based
on engineering and policy decisions as to
which facility(ies) benefit and/or are uti-
lized by the parcel. The assessment due
would be that associated with the utilized
facility. If there are no sound engineering
or policy reasons that indicate one facility
over the other, the City shall give the ap-
plicant the choice of facilities to utilize.
(Ord. 5450, 3-2-2009)
c. Relief Due to Future Subdivision:
At the time the latecomer’s agreement or
special assessment district is formed,
and as a condition of the latecomer’s
4-1-180B
(Revised 8/14)1 - 20
agreement or special assessment dis-
trict, the City may require that the assess-
ment against a parcel be divided such
that a single family residential connection
will be assessed based upon the size of
a typical single family residential lot in
that area. The remainder of the cost at-
tributed to said site will be due at such
time as the parcel develops further either
by subdivision or increased density. In
the case of a special assessment district,
interest will continue to accrue on the re-
maining portion of the assessment.
d. Reallocation of Assessment Due
to Subdivision of Property: The Public
Works Administrator will consider reallo-
cation of the latecomer’s assessment or
the special assessment if a property is
subdivided for any purpose other than
single family use. Reallocation may be
granted based upon front footage, area,
or other equitable means. Consideration
may be given to adjusting the assess-
ment between the new parcels, based
upon value of benefit from the improve-
ments, such that two (2) similar parcels
may pay different amounts because one
receives more benefit. (Ord. 5450,
3-2-2009)
B. SYSTEM DEVELOPMENT CHARGES
(SDC) – WATER, WASTEWATER, AND
STORM WATER:
The City has authority under RCW 35.92.025 to
impose charges, which are commonly referred to
as “system development charges,” on property
owners in order that said property owners shall
bear their equitable cost share of the City’s utility
system(s).
1. Applicability of System Development
Charge: The system development charge is
hereby imposed against properties and, by
inference, the owners of said properties that
are benefiting from and/or increasing the
level of usage of the City’s utility systems.
Said property owner(s) shall pay, prior to con-
nection to or benefit from a City utility system,
the system development charge associated
with that utility as detailed in the City of
Renton Fee Schedule Brochure. A parcel
may benefit from a City utility system during
the development or redevelopment of the
property with or without a connection to an
established facility. Therefore, the system de-
velopment charge for a utility may be trig-
gered without a physical connection to an
existing facility.
a. “Utility system” shall mean:
• The sanitary sewer system, including
but not limited to lift stations, force
mains, interceptors and other sewer
mains.
• The storm water system, including
but not limited to flow control or water
quality facilities, flood hazard reduc-
tion improvements, lift stations, force
mains, interceptors, and other storm
water storage, treatment, collection
and conveyance systems used for
management of storm water runoff.
• The water system, including but not
limited to wells, pump stations, water
treatment facilities, reservoirs and
water mains.
b. The phrase “increasing the level of
usage of a City utility system(s),” as used
in this Section, shall mean any of the fol-
lowing:
•First Time Service Connection or
Benefit: Any property that is con-
necting to or benefiting from a
Renton utility system for the first time
(including but not limited to new con-
struction, conversion from private
well, or conversion from septic sys-
tem).
• Property that is being improved, de-
veloped, redeveloped, or subdivided
and as part of said action has in-
stalled an additional water meter(s),
has installed a larger water meter(s)
or creates additional impervious sur-
face (for the purpose of this code,
conversion of a gravel area to as-
phalt, concrete, or other impervious
surface shall be considered addi-
tional impervious surface).
c. The basis for the charge of system
development charges shall be:
4-1-180B
1 - 20.1 (Revised 8/14)
•Storm Water: The addition of any
new impervious surface to properties
will require payment of the system
development charge for storm water
for the additional new impervious
surface only. If a property is making a
(Revised 8/14)1 - 20.2
This page left intentionally blank.
4-1-180B
1 - 21 (Revised 3/13)
connection for the first time to a
storm water system, it will only re-
quire payment of the system devel-
opment charge for storm water for
the impervious surface tributary to
the point of connection. Any rebuild-
ing, change in use or additions to
property that does not create addi-
tional impervious surface or does not
cause a first time connection to be
made will not require payment of the
system development charge for
storm water.
New single family development will
pay based upon a flat rate per dwell-
ing unit. Existing single family devel-
opment that has previously
connected will pay based upon
square foot of additional impervious
surface. Existing single family devel-
opment that is connecting for the first
time will pay based upon a flat rate
per dwelling unit. Commercial and
multi-family development will pay
based upon square foot of additional
impervious surface.
•Wastewater: The addition of a new
domestic water meter, increasing the
size of an existing domestic water
meter, conversion of a non-domestic
water meter to domestic use, or the
first time connection of a property to
the sanitary sewer system will re-
quire payment of the system devel-
opment charge. For each additional
domestic meter installed, the charge
shall be based upon the size of the
additional meter(s). For each in-
creased domestic meter, the charge
shall be for the size of the new do-
mestic meter minus the charge for
the domestic meter being replaced.
For the conversion of a non-domestic
water meter to domestic use, the
charge will be based upon the size of
the meter converted to domestic use.
For the first time connection of an ex-
isting developed property to the
sewer system, the charge shall be
based upon the size of the domestic
meters for the property.
•Water: The addition of a new domes-
tic or irrigation water meter, increas-
ing the size of an existing water
meter, or the addition of a service for
fire protection will require the pay-
ment of the system development
charge. For each additional meter in-
stalled, the charge shall be based
upon the size of the additional
meter(s). For each increase in meter
size, the charge shall be for the size
of the new meter minus the charge
for the meter being replaced. For the
addition or increase in size of a ser-
vice for fire protection, the charge
shall be based upon the size of the
fire service (NOT the size of the de-
tector bypass meter).
d. Charges Not Refunded for a Re-
duction In Service: System develop-
ment charges will not be refunded if the
service basis, as described above, is re-
duced. The service level, prior to reduc-
tion, may be considered as existing level
of service as described below.
e. Existing Level of Service: The ex-
isting level of service shall be the base-
line for any additional system
development charges. Said baseline
level of service shall be determined by
existing connections; existing size, type
and number of water meters; and existing
impervious surfaces. When a previously
developed property has participated in
demolition of existing improvements,
then the baseline level of service shall be
the highest level of developed condition
within the five (5) year period preceding
the date of application. Any development
of the property that has been removed for
more than five (5) years shall not be con-
sidered when calculating additional fees.
For demolished impervious surfaces, the
City reserves the right to utilize construc-
tion drawings, aerial photos, or topo-
graphic maps to best determine square
footage of impervious surface prior to
demolition.
For storm water, when increasing the
level of density of single family by the ad-
dition of units or redevelopment to com-
mercial or multi-family, the existing level
of service baseline shall be as follows:
when the existing level of service is sin-
gle family and the proposed service is
4-1-180B
(Revised 3/13)1 - 22
single family, the baseline shall be exist-
ing dwelling units. When the existing
level of service is single family and the
proposed service is other than single
family, the baseline shall be the square
footage equivalent of the existing dwell-
ing units.
For example, if a property owner re-
moved all improvements from a two (2)
acre parcel that had a one-inch (1") do-
mestic water meter, a one-inch (1") irriga-
tion water meter, was connected to
sanitary sewer, and was fifty percent
(50%) impervious and that parcel sat va-
cant for two (2) years, those improve-
ments would be considered when
calculating additional system develop-
ment charges.
Exceptions:
The addition of an irrigation meter only
for an existing single family residential
dwelling will not trigger a system devel-
opment charge for water or sewer.
The addition of a second domestic meter
to an existing duplex in order to divide
consumption for billing purposes will not
trigger a system development charge.
Improvements to existing single family
residential units that have had the system
development charge for storm water paid
per dwelling unit shall be exempt from
charges for additional impervious sur-
faces unless the additional impervious
surface is created by the addition of sin-
gle family units or by development other
than single family.
Improvements to existing single family
residential units such as additions that
are less than five hundred (500) square
feet of new impervious surface are ex-
empt from the system development
charge for storm water unless a new con-
nection to the Renton storm water sys-
tem is proposed or required as part of the
permit application.
2. Exemptions to System Development
Charge:
a. Installation of an Irrigation Meter
Solely for the Purpose of Providing Ir-
rigation Water to City Right-of-Way: In-
stallation of a water meter solely for the
purpose of providing irrigation water to
City right-of-way is exempted from the
system development charge.
b. Exemption for City-Owned Prop-
erty: No system development charge will
be collected on City-owned properties.
The benefits to the utility from the use of
other City properties such as utility ease-
ments, lift stations and other benefits off-
set the amount of the system
development charge.
c. Storm Water Exemption for Infil-
tration Facility: Developments that infil-
trate or contain on site one hundred
percent (100%) of the on-site storm water
runoff volume from a one hundred (100)
year storm are exempt from the storm
water system development charge. For
the application of this credit, the
owner/developer must use the current
design criteria to show that the infiltration
facility will infiltrate all of the volume of
runoff produced from the site during the
one hundred (100) year storm.
For purposes of this code, “on-site” in-
cludes all land within the boundary of the
development. If the development benefits
from the City storm water system be-
cause the city system provides drainage
for any of the lots, tracts, roadways, etc.,
within the development, it will not qualify
for this exemption.
If a development that is granted an ex-
emption under this Section discharges
water off-site during a one hundred (100)
year storm or less, the development shall
be required to make corrections or im-
provements to the on-site system such
that it will infiltrate up to the one hundred
(100) year storm. If, in the future, the de-
velopment can no longer infiltrate one
hundred percent (100%) of the on-site
storm water runoff from a one hundred
(100) year storm, the system develop-
ment charge shall be due and payable as
4-1-180C
1 - 23 (Revised 5/18)
a condition of the connection to or utiliza-
tion of the City’s storm water system.
Nothing in this Section shall relieve the
property owner(s) from complying with
the City’s current flow control and water
quality treatment standards at the time
the development converts from one hun-
dred percent (100%) infiltration to use of
the City storm system. When a develop-
ment is converted from one hundred per-
cent (100%) infiltration to use of the City
storm system, the storm water manage-
ment standards used shall consider the
existing conditions prior to the property
being developed under the one hundred
percent (100%) infiltration exemption and
the developed conditions at the time the
conversion is made.
There may be certain areas within the
City that partially or completely prohibit
the use of infiltration facilities. If a current
or future code or standard prohibits or
limits the use of infiltration facilities to any
level below the one hundred (100) year
storm, the development will not qualify for
this exemption.
d. Storm Water Exemption for Direct
Discharge to Lake Washington: Devel-
opments with property directly abutting
the Lake Washington shoreline that di-
rect discharges one hundred percent
(100%) of the on-site storm water runoff
to the lake through their own private
storm system located solely on the devel-
opment property(ies) are exempt from
the storm water system development
charge. If the development benefits from
the City storm water system because the
city system provides drainage for any of
the lots, tracts, roadways, etc., within the
development, it will not qualify for this ex-
emption. Any direct discharge to waters
or natural drainage courses other than
Lake Washington will not qualify for this
exemption. (Ord. 5678, 12-3-2012)
C. SEGREGATION CRITERIA AND
RULES:
Except for parcels being developed for single
family use, the ability exists for the segregation of
special assessment district, and/or latecomer’s
charges (if permitted by the latecomer’s agree-
ment) if there is partial development of a large
parcel of property. This segregation shall be
based on the following criteria and rules:
1. Segregation by Plat or Short Plat:
Charges shall be determined on the basis of
the specific platted properties being devel-
oped regardless of the parcel size. Unplatted
or large-platted parcels may be platted or
short-platted prior to development, in which
case the special assessment district, and/or
latecomer’s charge will be applied to the spe-
cific platted lots being developed.
2. Segregation by Administrative Deter-
mination: For the partial development of a
large tract of property, the owner may apply
for a segregation of the special assessment
district, and/or latecomer’s charge(s) for the
specific portion of the property to be devel-
oped. The burden of establishing the segre-
gation by legal description, number of units,
and map would be on the party owing the fee
and not the City. The following criteria shall
determine the segregation of fees:
a. Provisions: This provision shall ap-
ply to all developments with the excep-
tion of single family residential home
developments.
b. Segregation of Fees: The segrega-
tion of fees shall be by formal, written
agreement, including a legal description
approved by the City, which shall be re-
corded as a restrictive covenant running
with the land. The restrictive covenant
shall list the percentage of the special as-
sessment district, and/or latecomer’s
charge fee that has been paid for the
property. The applicant shall also include
a detailed plan, drafted to current ad-
opted City standards, of the proposed de-
velopment, which shall include the
proposed boundary line, as described in
the legal description, for the special as-
sessment district, and/or latecomer’s
charge determination.
c. Segregated Areas: Minimum size of
area segregated for determination and
payment of special assessment district,
and/or latecomer’s charge(s) shall be two
(2) acres. The segregated area shall in-
clude, but not be limited to, all contiguous
existing developed land for which the
special assessment district, and/or late-
4-1-190A
(Revised 5/18)1 - 24
comer’s charge(s) have not been paid; all
proposed buildings; driveways and side-
walks; parking areas; grass and land-
scape areas; public access areas; storm
water systems; and improvements re-
quired for mitigation of environmental im-
pacts under the State Environmental
Policy Act (SEPA). The boundary line for
the segregation of special assessment
district, and/or latecomer’s charge shall
be established by survey and legal de-
scription and shall not be closer than fif-
teen feet (15') to any structure.
d. Remnant Parcel: Minimum size of
the remnant parcel of undeveloped prop-
erty for which the special assessment
district, and/or latecomer’s charge is de-
ferred shall be two (2) acres. Should the
property partially paid for under this Sec-
tion later develop, then that property shall
pay the special assessment district,
and/or latecomer’s charge fee in place at
the time of development. Should the
property partially paid for under this Sec-
tion later be subdivided, then the partial
payment credit shall run with the subdi-
vided lots. The burden of establishing
that the partial payment has been made
would be on the party owing the fee and
not on the City.
e. Determination of Charge: The spe-
cial assessment district, and/or late-
comer’s charge shall be determined on
the basis of the percentage of a property
that is developed (existing development
plus proposed development). When a
proposed development takes a parcel
over the threshold of full development, as
described in this Section, one hundred
percent (100%) of the special assess-
ment district, and/or latecomer’s
charge(s) is owed and any balance is due
and payable.
f. Full Development: For the purpose
of this Code, “full development” is consid-
ered to be sixty percent (60%) property
coverage for multi-family development
and eighty percent (80%) property cover-
age for commercial, industrial, mixed
use, and all other development. “Property
coverage” is defined as the portion of the
property supporting buildings, driveways
and sidewalks, parking areas, grass and
landscape areas, public access areas,
storm water systems, and improvements
required for mitigation of environmental
impacts under the State Environmental
Policy Act (SEPA).
g. Developed Area: The “developed
area” shall include, but not be limited to,
all contiguous existing developed land for
which the system development charges
have not been paid: all existing and pro-
posed buildings, driveways and side-
walks, parking areas, grass and
landscape areas, public access areas,
storm water systems, and improvements
required for mitigation of environmental
impacts.
h. Interpretation: The Administrator of
Public Works shall make the final deci-
sion on interpretation of the partial pay-
ment of system development charges.
(Ord. 5450, 3-2-2009)
3. Segregation by Latecomer’s Agree-
ment: Segregation, if segregation is permit-
ted by the latecomer’s agreement, will be
governed by the terms of the latecomer’s
agreement. Subsections C1 and 2 of this
Section shall govern segregation insofar as
they are not inconsistent with the latecomer’s
agreement. (Ord. 4205, 2-20-1989; Ord.
4415, 8-16-1993; Ord. 4444, 3-28-1994; Ord.
4505, 4-10-1995; Ord. 4506, 4-10-1995; Ord.
4508; Ord. 4525; Ord. 4526, 6-12-1995;
Amd. Ord. 4872, 11-20-2000; Ord. 4875,
12-4-2000; Ord. 5000, 1-13-2003; Ord. 5040,
11-24-03; Ord. 5153, 9-26-2005; Ord. 5169,
12-5-05; Ord. 5326, 12-10-07; Ord. 5557,
10-18-2010)
4-1-190 IMPACT FEES:
A. TITLE:
This Section shall be hereinafter known as “im-
pact fees.”
B. PURPOSE AND INTENT:
The purpose and intent of this Section is to autho-
rize the collection of impact fees for transporta-
tion, parks, fire protection, and schools and to
provide for certain other matters in connection
therewith.
4-1-190D
1 - 25 (Revised 5/18)
C. FINDINGS AND AUTHORITY:
The Renton City Council (hereinafter referred to
as “Council”) hereby finds and determines that
development activities, including but not limited to
new residential, commercial, retail, office, and in-
dustrial development in the City of Renton (here-
inafter referred to as “City”) will create additional
demand and need for transportation and parks
system improvements in the City, for school facil-
ities within its school districts, and for fire protec-
tion facilities in the City. Further, the Council finds
that such new growth and development should
pay a proportionate share of the cost of system
improvements needed to serve the new growth
and development.
In the Rate Study as defined and hereby incorpo-
rated by this reference, the City documented ex-
tensive research concerning the procedures for
measuring the impact of new developments on
public facilities. In 2016, the City updated the
Rate Study for Transportation. In 2017, the
Renton Regional Fire Authority completed its own
Rate Study for Fire Impact Fees.
These Rate Studies utilize methodologies for cal-
culating impact fees that are consistent with the
requirements of RCW 82.02.060(1). A copy of the
most current version of the Rate Studies shall be
kept on file by the Renton City Clerk and will be
available to the public for review.
Therefore, pursuant to chapter 82.02 RCW, the
Council adopts this Section to assess impact fees
for transportation and parks, as well as, school
impact fees for the Issaquah, Kent, and Renton
School Districts and for fire protection fees for the
Renton Regional Fire Authority. The provisions of
this Section shall be liberally construed in order to
carry out the purposes of the Council in providing
for the assessment of impact fees. (Ord. 5841, 6-
12-2017)
D. DEFINITIONS:
The words and terms defined below shall have
the following meanings for the purposes of this
Section, unless the context clearly requires other-
wise. Terms otherwise not defined herein shall be
defined pursuant to RCW 82.02.090 or given their
usual and customary meaning.
1. “Administrator” means the Administrator
or designee of the Department of Community
and Economic Development.
2. “Applicant” for the purposes of this Sec-
tion includes an entity that controls the appli-
cant, is controlled by the applicant, or is under
common control with the applicant.
3. “Building permit” means an official docu-
ment or certification which is issued by the
City and which authorizes the construction,
alteration, enlargement, conversion, recon-
struction, remodeling, rehabilitation, erection,
demolition, moving, or repair of a building or
structure or any portions thereof.
4. “Capital facilities plan” means the capital
facilities element of the City’s Comprehen-
sive Plan adopted pursuant to chapter
36.70A RCW and such plan as amended.
5. “City” means the City of Renton.
6. “Classrooms” means educational facili-
ties of each respective school district that the
district determines are necessary to best
serve its student population and that are re-
quired to house students for its basic educa-
tional program. Specialized facilities as
identified by the school district, including but
not limited to gymnasiums, cafeterias, librar-
ies, administrative offices, and child care cen-
ters, shall not be counted as classrooms.
7. “Construction cost per student” means
the estimated cost of construction of a perma-
nent school facility in the school district for the
grade span of school to be provided, as a
function of the school district’s design stan-
dard per grade span and the requirements of
students with special needs.
8. “Council” means the Renton City Coun-
cil.
9. “Department” means the City’s Depart-
ment of Community and Economic Develop-
ment.
10. “Development activity” means any con-
struction or expansion of a building, structure,
or use, any change in use of a building or
structure, or any changes in the use of land
that generate the need for additional public
facilities.
11. “Development approval” means any
written authorization from the City of Renton
4-1-190D
(Revised 5/18)1 - 26
which authorizes the commencement of a de-
velopment activity.
12. “Elderly” means a person aged sixty two
(62) or older.
13. “Encumbered” for transportation and
parks means to reserve, set aside, or other-
wise earmark impact fees in order to pay for
commitments, contractual obligations, or
other liabilities incurred for system improve-
ments. For school and fire it means impact
fees identified by the district or RRFA as be-
ing committed as part of the funding for a fa-
cility for which the publicly funded share has
been assured or building permits sought or
construction contracts let.
14. “Feepayer” is any person, collection of
persons, or department or bureau of any gov-
ernmental entity or municipal corporation
commencing a development activity which
creates the demand for additional system im-
provements and which requires the issuance
of a building permit or a permit for a change
of use. “Feepayer” includes an applicant for
an impact fee credit.
15. “Fee Schedule” is the City of Renton
Fee Schedule detailing amounts to be paid
for various permits, licenses, etc., that is pub-
lished, kept on file, and made available to the
public on the City’s website and in the office
of the Renton City Clerk.
16. “Fire capital facilities plan” means the
RRFA’s capital improvement plan adopted by
the RRFA’s governing board that includes the
following:
a. An inventory of existing capital facili-
ties and equipment owned by the RRFA,
their locations, and capacities.
b. The identification of the demands
projected new development is antici-
pated to place on existing fire protection
facilities and equipment.
c. A forecast of the capital facilities and
equipment necessary to meet the
RRFA’s adopted level of service with the
increased demand of new development
within the RRFA.
d. The proposed locations of expanded
or new capital facilities and equipment
and the associated timeline for construc-
tion or expansion.
e. At least a six (6) year financing com-
ponent, updated as necessary to main-
tain at least a six (6) year forecast period,
for financing needed fire protection facili-
ties within projected funding levels, and
identifying sources of financing for such
purposes, including bond issues.
f. Any other long-range projects
planned by the RRFA.
17. “Fire protection” shall mean fire protec-
tion facilities, including but not limited to fire
stations, fire apparatus, and any furnishings
and equipment that can be capitalized.
18. “Grade span” means the categories into
which a school district groups its grades of
students, i.e., elementary school, middle or
junior high school, and high school.
19. “Hearing Examiner” shall mean that
person or persons acting as the Renton Hear-
ing Examiner.
20. “Impact fee” means a payment of
money imposed by the City of Renton on de-
velopment activity pursuant to this Section as
a condition of granting development ap-
proval. An impact fee does not include a rea-
sonable permit fee, an application fee, the
administrative fee for collecting and handling
impact fees, the fee for reviewing indepen-
dent fee calculations, or the fee for deferring
payment of impact fees.
21. “Impact fee account(s)” means the sep-
arate accounting structure(s) within the City’s
established accounts, which structure(s)
shall identify separately earmarked funds and
which shall be established for the impact fees
that are collected. The account(s) shall be es-
tablished pursuant to subsection M of this
Section and shall comply with the require-
ments of RCW 82.02.070.
22. “Independent fee calculation” means
the transportation impact fee calculation,
and/or economic documentation prepared by
a feepayer, to support the assessment of a
transportation, parks or fire protection impact
4-1-190D
1 - 27 (Revised 5/18)
fee other than by the use of the rates pub-
lished in the City’s Fee Schedule, or the cal-
culations prepared by the department where
none of the fee categories or fee amounts in
the City’s Fee Schedule accurately describe
or capture the impacts of the development
activity on public facilities.
23. “Owner” means the owner of record of
real property, although when real property is
being purchased under a real estate contract,
the purchaser shall be considered the owner
of the real property if the contract is recorded.
24. “Parks” shall mean parks, open space,
and recreation facilities including but not lim-
ited to land, improvements, and any furnish-
ings and equipment that can be capitalized.
25. “Permanent school facilities” means the
facilities of a school district with a fixed foun-
dation which are not relocatable facilities.
26. “Permit for change of use or change of
use permit” means an official document
which is issued by the City which authorizes
a change of use of an existing building or
structure or land.
27. “Project improvements” means site im-
provements and facilities that are planned
and designed to provide service for a particu-
lar development project, are necessary for
the use and convenience of the occupants or
users of the project, and are not system im-
provements. No improvement or facility in-
cluded in a capital facilities plan adopted by
the Council shall be considered a project im-
provement.
28. “Public facilities,” for purposes of this
Section, means the following capital facilities
owned or operated by the City of Renton,
school districts, Renton Regional Fire Author-
ity, or other governmental entities: public
streets and roads, public parks, open space
and recreation facilities and fire protection fa-
cilities. (Ord. 5841, 6-12-2017)
29. “Rate Study” means any rate study re-
lating to impact fees for transportation, parks,
or fire protection adopted by the City of
Renton.
30. “Relocatable facility” means any fac-
tory-built structure, transportable in one or
more sections, such as that which is de-
signed to be used as an education space
needed to prevent the overbuilding of school
facilities to meet the needs of service areas
within a school district, or to cover the gap be-
tween the time that families move into new
residential developments and the date that
construction is completed on permanent
school facilities.
31. “Relocatable facilities cost per student”
means the estimated cost of purchasing and
siting a relocatable facility in a school district
for the grade span of school to be provided,
as a function of a school district’s design
standard per grade span and the require-
ments of students with special needs.
32. “RRFA” means the Renton Regional
Fire Authority, a Washington State municipal
corporation established and operating pursu-
ant to chapter 52.26 RCW.
33. “School capital facilities plan” means
each respective school district’s capital facili-
ties plan adopted by the School Board, which
shall consist of:
a. A forecast of future needs for school
facilities based on the school district’s en-
rollment projections;
b. The long-range construction and
capital improvements projects of the
school district;
c. The schools under construction or
expansion;
d. The proposed locations and capaci-
ties of expanded or new school facilities;
e. At least a six (6) year financing plan
component, updated as necessary to
maintain at least a six (6) year forecast
period, for financing needed school facil-
ities within projected funding levels, and
identifying sources of financing for such
purposes, including bond issues autho-
rized by the voters and projected bond is-
sues not yet authorized by the voters;
and
f. Any other long-range projects
planned by the school district.
4-1-190E
(Revised 5/18)1 - 28
34. “School district design standard” means
the space required, by grade span, including
the requirements of students with special
needs, which is needed in order to fulfill the
educational goals of the school district as
identified in each respective school district’s
capital facilities plan.
35. “Site cost per student” means the esti-
mated cost of a site in a school district for the
grade span of school to be provided, as a
function of the school district’s design stan-
dard per grade span and the requirements of
students with special needs.
36. “Standard of service” means the stan-
dard adopted by a school district which iden-
tifies the program year, the class size by
grade span and the requirements of students
with special needs, the number of class-
rooms, the types of facilities the school dis-
trict believes will best serve its student
population, and other factors as identified by
a school district. The school district’s stan-
dard of service shall not be adjusted for any
portion of the classrooms housed in relocat-
able facilities which are used as transitional
facilities or for any specialized facilities
housed in relocatable facilities. Except as
otherwise defined by the School Board pur-
suant to a Board resolution, “transitional facil-
ities” shall mean those facilities that are used
to cover the time required for the construction
of permanent school facilities; provided, that
the school district has the necessary financial
commitments in place to complete the per-
manent school facilities called for in the
school district’s capital facilities plan.
37. “Street” or “road” means a public right-
of-way and all related appurtenances, includ-
ing lawfully required off-site mitigation, which
enable motor vehicles, transit vehicles, bicy-
cles, and pedestrians to travel between des-
tinations. For purposes of this Section, public
streets and roads are collectively referred to
as “transportation.”
38. “Student factor” means the number de-
rived by a school district to describe how
many students of each grade span are ex-
pected to be generated by a dwelling unit.
Student factors shall be based on a school
district’s record of average actual student
generation rates for new developments con-
structed over a period of not more than five
(5) years prior to the date of the fee calcula-
tion; provided, that if such information is not
available in the school district, data from ad-
jacent districts, districts with similar demo-
graphics, or countywide averages may be
used. Student factors must be separately de-
termined for single family and multi-family
dwelling units, and for grade spans.
39. “System improvements,” for purposes
of this Section, means public facilities that are
included in the City of Renton’s capital facili-
ties plan, and such plan as amended, and are
designed to provide service to the community
at large, in contrast to project improvements.
40. “Transportation” means public streets
and roads and related appurtenances.
E. ESTABLISHMENT OF SERVICE
AREA:
1. The City hereby establishes, as the ser-
vice area for impact fees, the City of Renton,
including all property located within the cor-
porate City limits.
2. The scope of the service area is hereby
found to be reasonable and established on
the basis of sound planning and engineering
principles, and consistent with RCW
82.02.060 as described in the Rate Study.
F. IMPACT FEES METHODOLOGY AND
APPLICABILITY:
The transportation and park impact fees in the
City of Renton Fee Schedule are generated from
the formulae for calculating transportation impact
fees set forth in the applicable Rate Study. School
and fire impact fees in the fee schedule are gen-
erated from the formulae for calculating impact
fees set forth in the applicable school and fire
capital facilities plans as may be further set forth
in a Rate Study. Except as otherwise provided for
independent fee calculations in subsection H of
this Section, exemptions in subsection I of this
Section, and credits in subsection J of this Sec-
tion, all new development activity in the City will
be charged impact fees applicable to the type of
development listed in the City of Renton Fee
Schedule.
4-1-190G
1 - 29 (Revised 7/20)
G. COLLECTION OF IMPACT FEES:
1. Transportation, Parks, and Fire Impact
Fees:
a. Applicability: The City shall collect
impact fees, based on the rates in the
City of Renton Fee Schedule, from any
applicant seeking development approval
from the City for any development activity
within the City, when such development
activity requires the issuance of a build-
ing permit or a permit for a change in use,
and creates a demand for additional pub-
lic facilities.
b. Transportation and Parks Basis
and Amount: Maximum allowable im-
pact fees for transportation and parks are
established by the applicable Rate Study.
The rates to be charged by the City are
listed in the City of Renton Fee Schedule.
c. Fire Impact Fee Basis and
Amount: The maximum allowable fees
shall be based on the fire capital facilities
plan and the rate study developed by the
RRFA, approved by its Board, and ad-
opted by the City as part of the capital fa-
cilities element of the City’s
Comprehensive Plan and as a fire impact
fee Rate Study. The rates to be charged
are listed in the City of Renton Fee
Schedule.
2. School Impact Fees:
a. Applicability: The City shall collect
impact fees, based on the rates in the
City of Renton Fee Schedule, from all ap-
plicants seeking development approval
from the City for any residential develop-
ment activity in that portion of the City lo-
cated within each respective school
district’s boundaries.
b. Basis and Amount: The maximum
allowable fees shall be based on a school
capital facilities plan developed by the
appropriate school district and approved
by the School Board, and adopted by ref-
erence by the City as part of the capital
facilities element of the City’s Compre-
hensive Plan. The rates to be charged
are listed in the City of Renton Fee
Schedule.
c. Adjustment by Council: The City
Council may adjust the fees, as it sees fit,
to take into account local conditions such
as, but not limited to, price differentials
throughout each respective school dis-
trict in the cost of new housing, school oc-
cupancy levels, and the percent of each
school district’s capital facilities budget,
which will be expended locally.
d. Classification by Dwelling Type:
Separate fees shall be calculated for sin-
gle family and multi-family dwellings, and
separate student generation rates must
be determined by each school district for
each type of dwelling. For purposes of
this Section, mobile homes shall be
treated as single family dwellings; du-
plexes and accessory dwelling units shall
be treated as multi-family dwellings.
e. Credit for Tax Contributions: The
formula in Attachment A to Ordinance
4808 provides a credit for the anticipated
tax contributions that would be made by
the development based on historical lev-
els of voter support for bond issues in a
school district.
3. Changes in Use or Tenancy: When an
impact fee applies to a change of use permit,
the impact fee shall be the applicable impact
fee for the land use category of the new use,
less any impact fee previously paid for the
land use category of the prior use. If the prior
use paid impact fees based on an Indepen-
dent Fee Calculation that was approved by
the City, the new use shall pay based on the
new land use category, less the impact fee
paid by the prior use identified in the Indepen-
dent Fee Calculation. For purposes of this
provision, a change of use should be re-
viewed based on the land use category pro-
vided in the Rate Study that best captures the
broader use of the property under develop-
ment. Changes in use or tenancy, if consis-
tent with the general character of the building
or building aggregations (i.e., “industrial
park,” or “specialty retail”) should not be con-
sidered a change in use that is subject to an
impact fee. Further, minor changes in tenan-
cies that are consistent with the general char-
acter of the included structure, building, or
previous use should not be considered
changes in use subject to an impact fee. If no
impact fee was paid for the prior use, the im-
4-1-190G
(Revised 7/20)1 - 30
pact fee for the new use shall be reduced by
an amount equal to the current impact fee
rate for the prior use. Vacant buildings shall
be assessed as if in the most recent legally
established use as shown on a locally owned
business license or development permit doc-
uments.
4. Vacant Structures or Buildings: There is
not a limit on the number of years a single
family dwelling unit is vacant to be eligible to
use an impact fee deduction. After December
31, 2020, the following applies:
a. When an existing structure or building
or portion thereof has been vacant for
less than two (2) years and six (6)
months, the impact fee shall be the appli-
cable impact fee for the land use cate-
gory of the new use, less any impact fee
previously paid for the land use category
of the prior use.
i. If no impact fee was paid for the
prior use, the impact fee for the new
use shall be reduced by an amount
equal to the current impact fee rate
for the prior use.
b. When an existing structure or building
or portion thereof has been vacant for
more than two (2) years and six (6)
months, but less than five (5) years, the
impact fee shall be the applicable impact
fee of the new use, less fifty percent
(50%) of the amount paid for the land use
category of the prior use.
i. If no impact fee was paid for the
prior use, the impact fee for the new
use shall be reduced by an amount
equal to fifty percent (50%) of the
current impact fee rate for the prior
use.
c. When an existing structure or building
or portion thereof has been vacant for a
period of five (5) years, the impact fee
shall be the applicable impact fee for the
land use of the new category; there shall
not be a deduction of the impact fee that
was or was not previously paid for the
land use category of the prior use.
5. Mixed Use: For mixed use develop-
ments, impact fees shall be imposed for the
proportionate share of each land use, based
on the applicable measurement in the impact
fee rates in the City of Renton Fee Schedule.
6. Timing of Assessment and Collection:
Impact fees shall be determined at the time
the complete application for a building permit
or a permit for a change in use is submitted
using the impact fees then in effect. Impact
fees shall be due and payable before the
building permit or permit for a change of use
is issued by the City.
7. Documentation of Credit Required:
Feepayers allowed credits prior to the submit-
tal of the complete building permit application
or an application for a permit for a change of
use shall submit, along with the complete ap-
plication, a copy of the letter prepared by the
Administrator, school district superintendent,
or RRFA official setting forth the dollar
amount of the credit allowed. Impact fees, as
determined after the application of any cred-
its, shall be collected from the feepayer no
later than the time a building permit or permit
for a change of use is issued.
8. Deferral for Subdivisions, Short Sub-
divisions, and Planned Unit Develop-
ments: An applicant for residential
subdivision, short subdivision, or planned unit
development may defer payment of impact
fees for all of the dwelling units to be created
in the development until the earlier of the time
of closing of the first sale of a single detached
dwelling unit, condominium unit, or a multi-
family residential building or eighteen (18)
months after the issuance of the original
building permit, but only if before recording
the subdivision or short subdivision, the appli-
cant:
a. Submits to the Administrator a
signed and notarized deferred impact fee
application and acknowledgement form,
which includes the legal description, tax
account number, and address of each in-
dividual in the development;
b. Records at the applicant’s expense a
covenant and lien that complies with the
requirements of subsections G9bi
through vii of this Section; and
c. Pays the applicable nonrefundable
administrative fee.
4-1-190G
1 - 31 (Revised 7/20)
9. Deferral for Single Family, Condo-
minium, and Multi-Family Dwellings: A
building permit applicant may defer payment
of impact fees for a single detached dwelling
unit, condominium unit, or all of the dwelling
units in a multi-family residential building until
the earlier of the time of closing of the first
sale of a single detached dwelling unit, a con-
dominium unit or a multi-family residential
building or eighteen (18) months after issu-
ance of the original building permit, but only if
before issuance of the building permit, the ap-
plicant:
a. Submits to the Administrator a
signed and notarized deferred impact fee
application and acknowledgement form
for each single detached dwelling unit,
condominium unit or all of the dwelling
units in a multi-family residential building
for which the applicant wishes to defer
payment of the impact fees; and
b. Records at the applicant’s expense a
covenant and lien in the amount of the
deferred impact fee(s) and that includes
the legal description, tax account num-
ber, and address of the property that:
i. Requires payment of the impact
fees to the City at the earlier of the
time of closing of the first sale or
eighteen (18) months after issuance
of the original building permit; and
ii. Provides that if the impact fees
are paid through escrow at closing of
sale, in the absence of an agreement
between the buyer and the seller to
the contrary, the impact fees shall be
paid from the seller’s proceeds; and
iii. Provides that the seller bears
strict liability for the payment of the
impact fees; and
iv. Requires the seller or seller’s
agent of property subject to the cov-
enant and lien to provide written dis-
closure of the covenant and lien to a
purchaser or prospective purchaser.
Disclosure of the covenant must in-
clude the amount of impact fees pay-
able and that the fees are to be paid
to the City no later than the closing
date; and
v. Makes the applicant legally liable
for payment of the impact fees if the
fees are not paid by the earlier of the
time of closing of the first sale or
eighteen (18) months after the build-
ing permit has been issued; and
vi. Is signed by all owners of the
property as listed on a current title re-
port, with all signatures acknowl-
edged as required for a deed; and
vii. Is junior and subordinate to one
mortgage for the purpose of con-
struction upon the same real prop-
erty granted by the person who
applied for the deferral of impact
fees.
10. Payment Methods: Payment of impact
fees deferred under this subsection shall be
made by cash, escrow company check, ca-
shier’s check or certified check.
11. Lien Release: Upon receipt of payment
of impact fees deferred under this subsection,
the City shall execute a lien release for each
single detached dwelling unit, condominium
unit, or multi-family residential building for
which the impact fees have been received.
The property owner at the time of the release
shall be responsible for recording the lien re-
lease.
12. Foreclosure by City: If impact fees are
not paid, in accordance with the provisions of
this subsection, the City may institute foreclo-
sure proceedings in accordance with chapter
61.12 RCW.
13. Foreclosure by a School District: If
the City does not institute foreclosure pro-
ceedings for unpaid school impact fees within
forty five (45) days after receiving notice from
a school district requesting that it do so, the
district may institute foreclosure proceedings
with respect to unpaid impact fees.
14. Required Prior to Building Permit Is-
suance: The Department shall not issue the
required building permit or the permit for the
change of use until the impact fees have
been paid or the signed and notarized de-
ferred impact fee application and acknowl-
edgement form and deferral fee have been
received and accepted by the City.
4-1-190H
(Revised 7/20)1 - 32
15. Number of Deferrals Limited: Each
applicant for a single family building permit, in
accordance with his or her contractor regis-
tration number or other unique identification
number, is entitled to annually receive defer-
rals under this subsection for the first twenty
(20) single family building permits issued by
the City to that applicant. (Ord. 5957, 12-9-
2019)
H. INDEPENDENT FEE CALCULATIONS:
1. Calculations by City: If, in the judgment
of the Administrator, none of the fee catego-
ries or fee amounts set forth in the City of
Renton Fee Schedule accurately describes
or captures the impacts of a new develop-
ment on public facilities, the Department may
conduct independent fee calculations and the
Administrator may impose alternative fees on
a specific development based on those cal-
culations. The alternative fees and the calcu-
lations shall be set forth in writing and shall be
mailed to the feepayer.
2. Calculations by Feepayer: A feepayer
may opt not to have the impact fees deter-
mined according to the fee structure in the
City of Renton Fee Schedule, in which case
the feepayer shall prepare and submit to the
Administrator, the RRFA, or school district, as
applicable, an independent fee calculation for
the development activity for which a building
permit is being sought. The documentation
submitted shall show the basis upon which
the independent fee calculation was made.
An independent fee calculation shall use the
same methodology used to establish impact
fees and for transportation, parks, fire, and
school impact fees; they shall be limited to
adjustments in trip generation rates and
lengths for transportation impact fees, per-
sons per dwelling unit for park impact fees,
and fire incident rates for fire impact fees.
3. Consideration and Review: There is a
rebuttable presumption that the calculations
set forth in the Rate Studies and Capital Fa-
cilities Plans and the data used by the City,
RRFA, and school districts are valid.
a. Transportation and Parks Impact
Fees: The Administrator shall consider
the documentation submitted by the fee-
payer, but is not required to accept such
documentation or analysis which the Ad-
ministrator reasonably deems to be inap-
plicable, inaccurate, incomplete, or
unreliable. The Administrator may re-
quire the feepayer to submit additional or
different documentation for consider-
ation. The Administrator is authorized to
adjust the impact fees on a case-by-case
basis based on the independent fee cal-
culation, the specific characteristics of
the development, and/or principles of
fairness. The fees or alternative fees and
the calculations therefor shall be set forth
in writing and shall be mailed to the fee-
payer.
b. School and Fire Impact Fees: A
school district or the RRFA may adjust
the amount of the impact fee assessed if
appropriate and lawful, as demonstrated
by the feepayer to the appropriate school
district’s or the RRFA’s satisfaction. If the
Administrator receives a written decision
from a school district or RRFA approving
an independent fee calculation, the Ad-
ministrator shall apply and collect school
or fire impact fees, as applicable, as ad-
justed by the approved independent fee
calculation.
4. Adjustment from Maximum Amount:
Alternative transportation impact fees calcu-
lated pursuant to this subsection shall be re-
duced in the same manner and to the same
extent that the impact fees in the City of
Renton Fee Schedule are reduced from the
maximum allowable impact fees in the Rate
Study.
5. Appeals: Determinations made by the
Administrator or school district pursuant to
this Section may be appealed to the office of
the Hearing Examiner under the procedures
set forth in subsection L of this Section.
I. EXEMPTIONS:
1. School Impact Fees: The following shall
be exempt from the application of school im-
pact fees:
a. Any form of housing exclusively for
the elderly, including nursing homes and
retirement centers, so long as these uses
are maintained in perpetuity and the nec-
essary covenants or declarations of re-
strictions are recorded on the property to
4-1-190I
1 - 32.1 (Revised 7/20)
ensure that no children will reside in the
development.
b. The replacement of the same num-
ber of dwelling units at the same site or
lot when such replacement occurs within
thirty six (36) months of the demolition or
destruction of the prior structure.
c. Alterations or expansion or enlarge-
ment or remodeling or rehabilitation or
conversion of an existing dwelling unit
where no additional units are created and
the use is not changed.
d. Any development activity that is ex-
empt from the payment of a school im-
pact fee pursuant to RCW 82.02.100,
due to mitigation of the same system im-
provement under the State Environmen-
tal Policy Act.
2. Transportation, Parks, and Fire Impact
Fees: Except as provided for below, the fol-
lowing shall be exempted from the payment
of all transportation, parks, and fire impact
fees:
a. Alteration or replacement of an exist-
ing residential structure that does not cre-
ate an additional dwelling unit or change
the type of dwelling unit.
b. Alteration or replacement of an exist-
ing nonresidential structure that does not
expand the usable space or change the
existing land use.
c. Miscellaneous improvements which
do not generate increased need for pub-
lic facilities, including, but not limited to,
fences, walls, residential swimming
pools, and signs.
(Revised 7/20)1 - 32.2
This page left intentionally blank.
4-1-190J
1 - 33 (Revised 5/18)
d. Demolition or moving of a structure.
e. Projects that have undergone prior
State Environmental Policy Act (SEPA)
review and received a final decision that
includes mitigation requirements on the
condition that the SEPA mitigation obliga-
tion has or will be fulfilled by the time the
impact fees, if applicable, would be due.
f. Housing that qualifies for waived fees
under the provisions of RMC 4-1-210.
g. Temporary manufactured homes for
medical hardships that meet the criteria
identified in RMC 4-9-240.
3. Authority: The Administrator shall be
authorized to determine whether a particular
development activity falls within an exemp-
tion identified in this Section. The Administra-
tor’s determinations shall be in writing and
shall be subject to the appeals procedures
set forth in subsection L of this Section.
J. CREDITS FOR DEDICATIONS,
CONSTRUCTION OF IMPROVEMENTS,
AND PAST TAX PAYMENTS:
1. Criteria for Award of Credits: A fee-
payer may request that a credit or credits for
impact fees be awarded to him/her for the to-
tal value of system improvements, including
dedications of land and improvements,
and/or construction provided by the feepayer.
Requests for credits for transportation and
parks impact fees shall be made to the Ad-
ministrator. Requests for credits for school
impact fees shall be made to the appropriate
school district. Requests for credits for fire im-
pact fees shall be made to RRFA. Credits will
be given only if the land, improvements,
and/or the facility constructed are:
a. Included within the capital facilities
plan or would serve the goals and objec-
tives of the capital facilities plan;
b. Determined by the City, school dis-
trict, or RRFA, as applicable, to be at suit-
able sites and constructed at acceptable
quality;
c. Serve to offset impacts of the fee-
payer’s development activity; and
d. If for a transportation impact fee, are
for one or more of the projects listed in
the Rate Study as the basis for the calcu-
lation.
2. Authority and Process:
a. The Administrator, school district, or
RRFA, as applicable, shall determine if
requests for credits meet the criteria in
subsection J1 of this Section or other ap-
plicable law. The determinations shall be
in writing, and any determination by the
Administrator shall be subject to the ap-
peals procedure set forth in subsection L
of this Section.
b. For each request for a credit or cred-
its for transportation or parks, the Admin-
istrator shall select an appraiser or, in the
alternative, the feepayer may select an
independent appraiser acceptable to the
Administrator.
c. For each request for a credit or cred-
its for school or fire impact fees, the Ad-
ministrator shall defer to the applicable
school district or RRFA for selection of an
appraiser from a list of independent ap-
praisers to determine for the school dis-
trict the value of the dedicated land,
improvements, or construction provided
by the developer on a case-by-case ba-
sis.
d. Unless approved otherwise, the ap-
praiser must be a member of the Ameri-
can Institute of Appraisers and be
licensed in good standing pursuant to
chapter 18.40 RCW et seq. in the cate-
gory for the property or improvement to
be appraised, and shall not have a fidu-
ciary or personal interest in the property
being appraised.
e. The Administrator, school district, or
RRFA, as applicable, will accept or reject
the appraisal, and any decision by the
Administrator may be subject to indepen-
dent review by the Hearing Examiner.
f. The feepayer shall pay the actual
costs for the appraisal and an indepen-
dent review, if required, unless the Ad-
ministrator, school district, or RRFA, as
applicable, determines that payment for
4-1-190K
(Revised 5/18)1 - 34
independent review should not be at the
feepayer’s expense.
g. After considering the appraisal and
the review, the Administrator, school dis-
trict superintendent, or RRFA official, as
applicable, shall provide the applicant
with a written determination setting forth
the dollar amount of any credit, the rea-
son for the credit, the legal description of
the real property dedicated where appli-
cable, and the legal description or other
adequate description of the project or de-
velopment to which the credit may be ap-
plied. The feepayer must sign and date a
duplicate copy of such determination ac-
cepting the terms of the letter or certifi-
cate, and return such signed document to
the Administrator before the impact fee
credit will be awarded. The failure of the
feepayer to sign, date, and return such
document within sixty (60) calendar days
of the date of the determination shall nul-
lify the credit.
h. No credit shall be given for project
improvements.
3. School and Fire Impact Fees Respon-
sibility: Any credit for school or fire impact
fees shall be the responsibility of the respec-
tive school district or RRFA, and shall be in-
dependent of the fees collected by the City.
The burden of establishing such credit shall
be on the party seeking the credit. When es-
tablished as a condition of development ap-
proval or pursuant to the terms of a voluntary
mitigation agreement, the feepayer shall re-
ceive a credit from the appropriate school dis-
trict or RRFA. The fee amount due on the
development activity shall be reduced by the
amount of the credit. Proof shall include such
things as a receipt or cancelled check.
4. Past Tax Payments: A feepayer may re-
quest a credit or credits for impact fees previ-
ously awarded for past tax payments. For
each request for a credit or credits for past tax
payments for transportation impact fees, the
feepayer shall submit receipts and a calcula-
tion of past tax payments earmarked for or
prorated according to the particular system
improvement for which credit is requested.
The Administrator, school district, or RRFA,
as applicable, shall determine the amount of
credits, if any, for past tax payments for sys-
tem improvements.
5. Appeals: The Administrator’s determi-
nations pursuant to this Section shall be sub-
ject to the appeals procedures set forth in
subsection L of this Section.
K. ADJUSTMENTS FOR FUTURE TAX
PAYMENTS AND OTHER REVENUE
SOURCES:
Pursuant to and consistent with the requirements
of RCW 82.02.060 the Rate Studies have pro-
vided adjustments for future taxes to be paid by
the development activity which are earmarked or
prorated according to the same new public facili-
ties which will serve the new development. The
impact fees in the City of Renton Fee Schedule
have been reasonably adjusted for taxes and
other revenue sources which are anticipated to
be available to fund public improvements.
L. APPEALS:
1. Transportation and Parks Impact
Fees: The Administrator’s determinations
with respect to the applicability of the impact
fees to a given development activity, the
availability or value of a credit, the Adminis-
trator’s decision concerning the independent
fee calculation which is authorized in subsec-
tion H of this Section or any other Administra-
tor’s determination pursuant to this Section
may be appealed by the feepayer pursuant to
the provisions of RMC 4-8-110E.
2. (Repealed by Ord. 5865, 11-13-2017).
3. Payment under Protest: During the
pendency of an appeal, the feepayer may pay
the subject fee under protest to avoid delays
in the issuance of building permits or change
of use permits.
4. Process and School District or RRFA
Representation: Appeals to the Hearing Ex-
aminer shall be taken in accord with the pro-
cesses set forth in RMC 4-8-110E. When an
interlocal agreement between the City and
the respective school district or RRFA pro-
vides for an appeal to the Hearing Examiner
of school or fire impact fees, and when there
is such an appeal, the respective school dis-
trict or the RRFA shall provide staffing and le-
gal assistance for such an appeal consistent
4-1-190N
1 - 34.1 (Revised 5/18)
with the applicable interlocal agreement be-
tween the City and the respective school dis-
trict or RRFA.
5. Authority: The Hearing Examiner is au-
thorized to make findings of fact regarding the
applicability of the impact fees to a given de-
velopment activity, the availability or amount
of the credit, or the accuracy or applicability of
an independent fee calculation. There is a
presumption of validity of the Administrator’s,
school district’s, and/or RRFA’s determina-
tion. The feepayer has the burden of proof
during any appeal of the Administrator’s,
school district’s, and/or RRFA’s determina-
tion or decision.
6. Decisions: The Hearing Examiner may,
so long as such action is in conformance with
the provisions of this Section, reverse, affirm,
modify or remand, in whole or in part, the Ad-
ministrator’s, school district’s, and/or RRFA’s
determinations with respect to the amount of
the impact fees imposed or the credit
awarded.
M. ESTABLISHMENT OF IMPACT FEE
ACCOUNTS:
1. Fee Accounts: The City shall establish
the following separate impact fee accounts
for the impact fees collected pursuant to this
Section: Transportation, Parks, Renton Re-
gional Fire Authority, Issaquah School Dis-
trict, Kent School District, and Renton School
District. Funds withdrawn from the accounts
must be used in accordance with the provi-
sions of this Section and applicable State law.
Interest earned on the fees shall be retained
in the accounts and expended for the pur-
poses for which the impact fees were col-
lected. Impact fee receipts shall be
earmarked specifically and deposited in the
appropriate interest-bearing impact fee ac-
counts.
2. Transfer to School Districts and
RRFA:
a. Transfer to School Districts: For
each school district account, when suffi-
cient funds have accumulated to make
transfer of those funds to the appropriate
school district advisable, the Administra-
tive Services Department shall make
such transfer. Such funds shall be trans-
ferred not less than quarterly, if the bal-
ance in the fund is more than five
thousand dollars ($5,000.00).
b. Transfer to RRFA: The Administra-
tive Services Department shall make
transfer to the RRFA from the Renton Re-
gional Fire Authority account such funds
as are required by the applicable interlo-
cal agreement between the City and
RRFA. The timing of such transfers shall
be as specified in the interlocal agree-
ment.
c. Accounting: Annually, the City shall
provide accounting records to each
school district and the RRFA and each
school district and the RRFA shall pre-
pare a report on impact fees showing the
source and amount of all monies col-
lected, earned or received, and capital or
system improvements that were financed
in whole or in part by impact fees.
3. School Fees Encumbered: School im-
pact fees shall be expended or encumbered
within six (6) years of receipt, unless the
Council identifies in written findings extraordi-
nary and compelling reason or reasons for a
school district to hold the fees beyond the six
(6) year period. A school district may petition
the Council for an extension of the six (6) year
period and that school district must set forth
any such extraordinary or compelling reason
or reasons in its petition. Where the Council
identifies the reason or reasons in written
findings, the Council shall establish the pe-
riod of time within which the school impact
fees shall be expended or encumbered, after
consultation with the petitioning school dis-
trict.
4. Transportation, Parks, and Fire Fees
Encumbered: Transportation, parks, and fire
impact fees shall be expended or encum-
bered within ten (10) years of receipt, unless
the Council or RRFA identifies in written find-
ings extraordinary and compelling reasons
for the City or RRFA to hold the fees beyond
the ten (10) year period, pursuant to RCW
82.02.070(3).
N. ADMINISTRATIVE GUIDELINES:
The Administrator is authorized to adopt internal
guidelines for the administration of impact fees,
which may include the adoption of procedural
4-1-190O
(Revised 5/18)1 - 34.2
rules to clarify or further the procedural rules set
forth in this Section.
O. REFUNDS AND OFFSETS:
1. Failure to Expend or Encumber: If
there is a failure by the City, school district, or
RRFA to expend or encumber the respective
impact fees unless extraordinary or compel-
ling reasons are established pursuant to sub-
section M of this Section the current owner of
the property on which impact fees have been
paid may receive a refund of such fees. In de-
termining whether impact fees have been ex-
pended or encumbered, impact fees shall be
considered expended or encumbered on a
first in, first out basis. Potential claimants
shall be notified by first-class mail deposited
with the United States Postal Service at the
last known address of such claimants. A po-
tential claimant must be the current owner of
record of the real property against which the
impact fees were assessed. The City shall
notify potential transportation or parks impact
fee claimants, the applicable school district is
responsible for notifying potential school im-
pact fee claimants, and the RRFA is respon-
sible for notifying potential fire impact fee
claimants.
a. Transportation and parks impact
fees are eligible for a refund if they have
not been expended or encumbered by
the City within ten (10) years of the date
the fees were paid.
b. Fire impact fees are eligible for a re-
fund if they have not been expended or
encumbered by the RRFA within ten (10)
years of the date the fees were paid.
c. School impact fees are eligible for a
refund if they have not been expended or
encumbered by the applicable school
district within six (6) years of receipt of
the funds by the City.
2. Timing of Request: Owners seeking a
refund of impact fees must submit a written
request for a refund of the fees to the Admin-
istrator, school district, or RRFA, as applica-
ble, within one year of the date the right to
claim the refund arises or the date that notice
is given, whichever is later.
3. Fees Not Refunded: Any impact fees for
which no application for a refund has been
made within this one-year period shall be re-
tained by the City, school district, or RRFA, as
applicable, and expended on the system im-
provements for which they were collected.
4. Interest Earned: Refunds of impact fees
under this subsection shall include any inter-
est earned on the impact fees by the City,
school district, or RRFA, as applicable.
5. Termination of Program: When the City
seeks to terminate any or all components of
the impact fee program, all unexpended or
unencumbered funds from any terminated
component or components, including interest
earned and including any school or fire im-
pact fees held by the City, shall be refunded
pursuant to this Section. Upon the finding that
any or all fee requirements are to be termi-
nated, the City shall place notice of such ter-
mination and the availability of refunds in a
newspaper of general circulation at least two
(2) times and shall notify all potential claim-
ants by first-class mail at the last known ad-
dress of the claimants. All funds available for
refund shall be retained for a period of one
year. At the end of one year, any remaining
funds shall be retained by the City, but must
be expended for the public facilities for which
the impact fees were collected. This notice
requirement shall not apply if there are no un-
expended or unencumbered balances within
the account or accounts being terminated.
6. Refunds and Offsets for Development
Not Constructed: The City shall also refund
to the current owner of property for which im-
pact fees have been paid all impact fees paid,
including interest earned on the impact fees,
if the development activity for which the im-
pact fees were imposed did not occur; pro-
vided, however, that, if the City has expended
or encumbered the impact fees in good faith
prior to the application for a refund, the Ad-
ministrator may decline to provide the refund.
If, within a period of three (3) years, the same
or subsequent owner of the property pro-
ceeds with the same or substantially similar
development activity, the owner can petition
the Administrator for an offset in the amount
of the fee originally paid and not refunded.
The petitioner must provide receipts of im-
pact fees previously paid for a development
activity of the same or substantially similar
4-1-190Q
1 - 35 (Revised 2/19)
nature on the same real property or some
portion thereof. The Administrator’s determi-
nations shall be in writing and shall be subject
to the appeals procedures set forth in subsec-
tion L of this Section.
P. USE OF IMPACT FEES:
1. Pursuant to this Section, impact fees:
a. Shall be used for system improve-
ments that will reasonably benefit the
new development activity;
b. Shall not be imposed to make up for
deficiencies in public facilities; and
c. Shall not be used for maintenance or
operation.
2. Transportation, parks, and fire impact
fees:
a. May be spent for system improve-
ments to public streets and roads, public
parks, open space and recreation facili-
ties and fire protection facilities as herein
defined and, including, but not limited to,
planning, land acquisition, right-of-way
acquisition, site improvements, neces-
sary off-site improvements, construction,
engineering, architectural, permitting, fi-
nancing, and administrative expenses,
applicable impact fees or mitigation
costs, and any other expenses which can
be capitalized.
b. May also be used to recoup system
improvement costs previously incurred
by the City or the RRFA to the extent that
new growth and development will be
served by the previously constructed im-
provements or incurred costs.
3. School impact fees: may be expended
by the respective school districts for capital
improvements including but not limited to
school planning; land acquisition; site im-
provements; necessary off-site improve-
ments; construction, engineering,
architectural, permitting, financing, and ad-
ministrative expenses; relocatable facilities,
capital equipment pertaining to educational
facilities; and any other expenses which
could be capitalized, and which are consis-
tent with the respective school district’s capi-
tal facilities plan.
4. Debt Service: In the event that bonds or
similar debt instruments are or have been is-
sued for the advanced provision of system
improvements for which impact fees may be
expended, such impact fees may be used to
pay debt service on such bonds or similar
debt instruments to the extent that the facili-
ties or improvements provided are consistent
with the requirements of this Section.
Q. REVIEW AND ADJUSTMENT OF
RATES:
1. Transportation and Parks Impact
Fees:
a. The fees and rates set forth in the
Rate Study may be reviewed and ad-
justed by the Council as it deems neces-
sary and appropriate in conjunction with
the budget process so that adjustments,
if any, will be effective at the first of the
calendar year subsequent to budget pe-
riod under review.
b. As part of the budget adoption pro-
cess, the fees shall be adjusted by the
same percentage change as in the most
recent annual change of the Construction
Cost Index published in the Engineering
News Record.
2. School and Fire Impact Fees:
a. The school and fire impact fee
schedule established in this Section shall
be reviewed and updated by the Council
on an annual basis after the Council re-
ceives the school district’s or the RRFA’s
plan and data required under subsection
J of this Section. The review may occur in
conjunction with the update of the capital
facilities element of the City’s Compre-
hensive Plan.
b. Unless modified by an applicable in-
terlocal agreement, on an annual basis,
each school district and the RRFA shall
submit to the City an update of the school
district’s or the RRFA’s capital facilities
plan, any applicable rate studies, and a
report on the impact fee account, show-
ing the source and amount of all monies
4-1-190R
(Revised 2/19)1 - 36
collected, earned, or received, and the
public improvements that were financed
in whole or in part by impact fees.
R. ADMINISTRATIVE FEES:
1. Deferred Fees: Each application for a
deferral of payment of residential impact
fees, either under subsection G7 or 8 of this
Section, shall pay a nonrefundable adminis-
trative deferral fee of eighty five dollars
($85.00) for each lot, single detached dwell-
ing unit, or condominium unit and eighty five
dollars ($85.00) for each multi-family residen-
tial building. The fee shall be paid at the time
the application for deferral is submitted to the
City.
2. Independent Fee Calculations: Any
feepayer submitting an independent fee cal-
culation shall pay a fee to cover the cost of re-
viewing the independent fee calculation. The
fee shall be five hundred dollars ($500.00),
unless otherwise established by the Adminis-
trator, school district, or the RRFA, and shall
be paid by the feepayer at submittal of the in-
dependent fee calculation.
3. Appeals: Any feepayer filing an appeal
of impact fees shall pay the fee set by the City
for appeals of administrative interpretations
and decision. The appeal fee shall be paid at
the time of filing of the appeal.
4. Account Established: Administrative
fees shall be deposited into a separate ad-
ministrative fee account within the impact fee
account(s). Administrative fees shall be used
to defray the actual costs associated with the
assessment, collection, administration and
update of the impact fees.
5. Refunds, Waivers, and Credits: Admin-
istrative fees shall not be refundable, shall not
be waived, and shall not be credited against
the impact fees.
S. EXISTING AUTHORITY UNIMPAIRED:
Nothing in this Section shall preclude the City
from requiring the feepayer or the proponent of a
development activity to mitigate adverse environ-
mental impacts of a specific development pursu-
ant to SEPA, chapter 43.21C RCW, based on the
environmental documents accompanying the un-
derlying development approval process, and/or
chapter 58.17 RCW, governing plats and subdivi-
sions. Compliance with this Section and/or pay-
ment of fees under this Section shall not
constitute evidence of a determination of trans-
portation concurrency. (Ord. 5670, 10-8-2012;
Ord. 5794, 4-25-2016; Ord. 5865, 11-13-2017)
4-1-200 EXTRA FEES:
Whenever any application is to be handled under
the terms of any portion of the City’s land use
codes, adopted codes, or the International Build-
ing Code, and that application is so large, compli-
cated or technically complex that it cannot be
handled with existing City staff, then an additional
fee can be charged which is equivalent to the ex-
tra costs incurred by the City of Renton to pay:
A. Overtime costs,
B. The pro rata costs of additional employees
necessary to handle the application,
C. The costs expended to retain the qualified
consultants to handle the project, and
D. Any general administrative costs when di-
rectly attributable to the project.
Such fees shall be charged only to the extent in-
curred beyond that normally incurred for process-
ing an application. (Ord. 4596, 4-8-1996)
When the application or development plans are
modified so as to require additional review by the
City beyond the review normally required for like
projects, at the discretion of the Community and
Economic Development Administrator, an addi-
tional fee may be charged at seventy five dollars
($75.00) per hour. (Ord. 4491, 12-19-1994, Amd.
Ord. 4560, 11-13-1995, Ord. 4613, 6-17-1996;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4-1-210 WAIVED FEES:
A. GENERAL:
The Renton City Council may in its discretion
waive any and all fees authorized under this
Chapter of Title 4. (Ord. 5153, 9-26-2005)
B. AFFORDABLE OWNER-OCCUPIED
HOUSING INCENTIVE:
1. Purpose: To encourage the develop-
ment of new affordable owner-occupied
4-1-210B
1 - 37 (Revised 2/19)
housing in the City by waiving certain devel-
opment and mitigation fees for eligible afford-
able “For Sale” housing projects, subject to
City Council approval.
2. Definitions: In construing the provisions
of this subsection B, the following definitions
shall be applied:
a. “Administrator” means the Depart-
ment of Community and Economic De-
velopment Administrator, or any other
City office, department or agency that
shall succeed to its functions with respect
to this subsection B.
b. “Affordable housing” means, for the
purposes of housing intended for owner-
occupancy, residential housing that is
within the means of, set aside for, and
purchased by moderate-income house-
holds.
c. “Household” means a single person,
family, or unrelated persons living to-
gether.
d. “Median income” means the median
household income adjusted for house-
hold size for King County, as reported by
the United States Department of Housing
and Urban Development (HUD). In the
event that HUD no longer publishes me-
dian income figures for King County, the
City may use or determine such other
method as it may choose to determine
the King County median income, ad-
justed for household size.
e. “Moderate-income household”
means a single person, family, or unre-
lated persons living together whose ad-
justed income is at or below either eighty
percent (80%) or one hundred and
twenty percent (120%) of the median in-
come, as implied by context.
3. Eligibility Criteria: To qualify for waived
fees, projects shall consist entirely of new
construction with all of the housing units plat-
ted or condominium “For Sale” housing, and
meet the following criteria:
a. The project shall include a minimum
of ten (10) units; and
b. The project shall designate and sell
at least fifty percent (50%) of total hous-
ing units as affordable housing for house-
holds at or below eighty percent (80%) of
median income, and designate and sell
any remaining housing units as afford-
able housing for households at or below
one hundred twenty percent (120%) of
median income; and
c. Affordable housing units for house-
holds with income at or below eighty per-
cent (80%) of median income shall
remain as affordable housing in perpetu-
ity through a community land trust or
other similar model acceptable to the
City; and
d. The applicant/owner shall demon-
strate their experience and/or ability to
provide affordable housing and identify a
third-party entity who will document com-
pliance with the affordable housing re-
quirements for the annual reports
described in subsection B9 of this Sec-
tion.
4. Applicable Fees:
a. Fees which may be waived are:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and
wastewater system development
charges;
iv. Public Works plan review and in-
spection fees;
v. Transportation and parks impact
mitigation fees;
vi. Fire impact mitigation fees, to
the extent such waiver is authorized
by interlocal agreement with the
Renton Regional Fire Authority;
vii. Civil plan review and inspection
fees; and
viiii. Technology surcharge fees.
4-1-210B
(Revised 2/19)1 - 38
b. Fees which may not be waived are
all fees not listed in subsection B4a of this
Section, including:
i. Fire plan review and permit fees.
5. Application Process: To apply for
waived fees under this subsection B, the ap-
plicant/owner shall apply by sending a written
letter describing the project and requesting
the fee waiver to the Administrator at the time
of the land use application, unless otherwise
approved by City Council.
6. Restrictive Covenant: If the City Coun-
cil waives fees under this subsection B, all
real property subject to the waiver shall be
encumbered by a restrictive covenant requir-
ing that the real property be platted or re-
stricted to condominium housing, that the
housing units designated as affordable hous-
ing for households at or below eighty percent
(80%) of median income shall be maintained
and sold as affordable housing to households
at or below eighty percent (80%) of median
income in perpetuity, and that the housing
units designated as affordable housing for
households at or below one hundred twenty
percent (120%) of median income shall be
initially sold as affordable housing to house-
holds at or below one hundred twenty percent
(120%) of median income. After review and
approval of the fee waiver by the City Council
and review and approval of the restrictive
covenant by the Administrator, the restrictive
covenant shall be executed and recorded at
the applicant/owner’s expense prior to the is-
suance of any building permit for the project,
unless otherwise approved by City Council. If
the applicant/owner fails to timely execute
and record the covenant, the fee waiver shall
be revoked and the applicant/owner shall pay
all applicable fees plus interest accrued at the
statutory rate from the date of the City Coun-
cil’s fee waiver.
7. Contract: If the City Council waives fees
for a project, the applicant/owner shall enter
into a contract with the City, approved by the
City Council, regarding the terms and condi-
tions of the project under this subsection B.
The contract shall be executed and recorded
against the subject real property at the appli-
cant/owner’s expense before the project is
entitled to issuance of a Certificate of Occu-
pancy. If the applicant/owner fails to timely
execute and record the contract, the fee
waiver shall be revoked and the appli-
cant/owner shall pay all applicable fees plus
interest accrued at the statutory rate from the
date of the City Council’s fee waiver.
8. Cancellation: If the applicant/owner or
project fails to meet any requirement of this
subsection B after the City Council waives
fees, the fee waiver shall be revoked and the
applicant/owner shall pay all applicable fees
plus interest accrued at the statutory rate
from the date of the City Council’s fee waiver.
9. Annual Certification and Report:
Within thirty (30) days after the first anniver-
sary of issuance of the project’s Certificate of
Occupancy and each year thereafter for thirty
(30) years, the applicant/owner shall file an
annual report with the Administrator. The re-
port shall contain such information as the Ad-
ministrator may deem necessary or useful,
and shall at a minimum include the following
information:
a. A certification that the project has
been in compliance with the affordable
housing requirements as described in
subsections B3b and c of this Section
since the date the City issued the proj-
ect’s Certificate of Occupancy and that
the project continues to be in compliance
with the contract with the City and the re-
quirements of this subsection B;
b. A breakdown of the number and spe-
cific housing units sold during the twelve
(12) months ending with the anniversary
date, as applicable, to meet the afford-
able housing requirements in subsec-
tions B3b and c of this Section;
c. The total sale amount of each afford-
able housing unit for households at or be-
low eighty percent (80%) and/or one
hundred twenty percent (120%) of me-
dian income sold during the twelve (12)
months ending with the anniversary date,
as applicable;
d. The income of each purchaser (at
the time of purchase) of an affordable
housing unit for households at or below
eighty percent (80%) and/or one hundred
twenty percent (120%) of median income
during the twelve (12) months ending
4-1-210C
1 - 39 (Revised 2/19)
with the anniversary date, as applicable;
and
e. Documentation that a third-party en-
tity has monitored the project’s compli-
ance with the affordable housing
requirements in subsections B3b and c of
this Section, as applicable.
10. Sunset: The City will accept applica-
tions for waived fees under this subsection B
until close of business on December 31,
2021, unless extended by City Council ac-
tion. (Ord. 4913, 8-27-2001; Amd. Ord. 5095,
9-13-2004; Ord. 5153, 9-26-2005; Ord. 5309,
10-8-2007; Ord. 5524, 2-1-2010; Ord. 5668,
8-20-2012; Ord. 5676, 12-3-2012; Ord. 5760,
6-22-2015; Ord. 5782, 12-7-2015)
C. AFFORDABLE RENTAL HOUSING
INCENTIVE:
1. Purpose: To encourage development of
new affordable rental housing in the City by
waiving certain development and mitigation
fees for eligible affordable rental housing
projects, subject to City Council approval.
2. Definitions: In construing the provisions
of this subsection C, the following definitions
shall be applied:
a. “Administrator” means the Depart-
ment of Community and Economic De-
velopment Administrator, or any other
City office, department or agency that
shall succeed to its functions with respect
to this subsection C.
b. “Affordable housing” means residen-
tial housing that is rented by a low-
income household whose monthly hous-
ing costs, including rent and utilities other
than telephone, do not exceed thirty per-
cent (30%) of the household’s monthly in-
come. However, if the housing project is
funded with federal low-income housing
tax credits (LIHTC) as provided for in
Section 42 of the Internal Revenue Code,
a unit will be considered affordable hous-
ing if it is rented at or below the rental rate
for a household at sixty percent (60%) of
the King County median income under
the LIHTC program rules with a deduc-
tion for utility costs, if applicable. The
King County LIHTC rents are published
annually by the Washington State Hous-
ing Finance Commission and are based
on unit size assuming occupancy of one
person for a studio unit and one and one-
half (1.5) persons per bedroom.
c. “Household” means a single person,
family, or unrelated persons living to-
gether.
d. “Low-income household” means a
single person, family, or unrelated per-
sons living together whose adjusted in-
come is at or below sixty percent (60%) of
the median income.
e. “Median income” means the median
household income adjusted for house-
hold size for King County, as reported by
the United States Department of Housing
and Urban Development (HUD). In the
event that HUD no longer publishes me-
dian income figures for King County, the
City may use or determine such other
method as it may choose to determine
the King County median income, ad-
justed for household size.
f. “Rental housing” means housing that
provides rental accommodation on a
nontransient basis. This definition in-
cludes rental accommodation that is
leased for a period of at least one month
but excludes, for example, hotels and
motels that predominantly offer rental ac-
commodation on a daily or weekly basis.
3. Eligibility Criteria: To qualify for waived
fees, projects shall consist entirely of new
construction and meet the following criteria:
a. The project shall include a minimum
of eight (8) units if in the Residential-1 (R-
1), Residential-4 (R-4), Residential-6 (R-
6), Residential-8 (R-8), Residential-10
(R-10), Residential-14 (R-14), or Resi-
dential Multi-Family (RMF) Zones; or the
project shall include a minimum of thirty
(30) units if in the Center Neighborhood
(CN), Commercial Arterial (CA), Center
Village (CV), Center Downtown (CD), or
Commercial Office (CO) Zone;
b. The project shall designate and rent
one hundred percent (100%) of the hous-
ing units as affordable housing for house-
4-1-210C
(Revised 2/19)1 - 40
holds at or below sixty percent (60%) of
median income;
c. For projects funded by the federal
low-income housing tax credit program
(LIHTC), income averaging is permitted
provided all units are affordable housing
for households with income at or below
eighty percent (80%) of median income,
and the average rent for all housing units
does not exceed the rate affordable for
households with income at or below sixty
percent (60%) of median income;
d. Affordable housing units for house-
holds with income at or below sixty per-
cent (60%) of median income shall
remain as affordable housing for a mini-
mum of thirty (30) years; and
e. The applicant/owner shall demon-
strate experience and/or ability to provide
affordable housing and identify a third-
party entity who will document compli-
ance with the affordable housing require-
ments for the annual reports described in
subsection C9 of this Section.
4. Fees:
a. Fees which may be waived are:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and
wastewater system development
charges;
iv. Public Works plan review and in-
spection fees;
v. Transportation and parks impact
mitigation fees;
vi. Fire impact mitigation fees, to
the extent such waiver is authorized
by interlocal agreement with the
Renton Regional Fire Authority;
vii. Civil plan review and inspection
fees; and
viii. Technology surcharge fees.
b. Fees which may not be waived are
all fees not listed in subsection C4a of
this Section, including:
i. Fire plan review and permit fees.
5. Application Process: To apply for the
waived fees under this subsection C, the ap-
plicant/owner shall apply by sending a written
letter describing the project and requesting
the fee waiver to the Administrator at the time
of the land use application, unless otherwise
approved by City Council.
6. Restrictive Covenant: If the City Coun-
cil waives fees under this subsection C, all
real property subject to the waiver shall be
encumbered by a restrictive covenant requir-
ing that the real property shall be maintained
and rented as affordable housing as de-
scribed in subsections C3b, c and d of this
Section. After review and approval of the fee
waiver by the City Council and the review and
approval of the restrictive covenant by the
Administrator, the restrictive covenant shall
be executed and recorded at the appli-
cant/owner’s expense prior to the issuance of
any building permit for the project, unless oth-
erwise approved by City Council. If the appli-
cant/owner fails to timely execute and record
the covenant, the fee waiver shall be revoked
and the applicant/owner shall pay all applica-
ble fees plus interest accrued at the statutory
rate from the date of the City Council’s fee
waiver.
7. Contract: If the City Council waives fees
for a project, the applicant/owner shall enter
into a contract with the City, approved by the
City Council, regarding the terms and condi-
tions of the project under this subsection C.
The contract shall be executed and recorded
against the subject real property at the appli-
cant/owner’s expense before the issuance of
the Certificate of Occupancy. If the appli-
cant/owner fails to timely execute and record
the contract, the fee waiver shall be revoked
and the applicant/owner shall pay all applica-
ble fees plus interest accrued at the statutory
rate from the date of the City Council’s fee
waiver.
8. Cancellation or Modification: If the ap-
plicant/owner or project fails to meet any re-
quirements of this subsection C after the City
Council waives fees, the fee waiver shall be
4-1-220B
1 - 41 (Revised 2/19)
revoked and the applicant/owner shall pay all
applicable fees with interest accrued at the
statutory rate from the date of the City Coun-
cil’s fee waiver. After the City Council waives
fees, the project may not be modified to
owner-occupied “For Sale” housing without
the advance approval of the City Council.
9. Annual Certification and Report:
Within thirty (30) days after the first anniver-
sary of issuance of the project’s Certificate of
Occupancy and each year thereafter for thirty
(30) years, the applicant/owner shall file an
annual report with the Administrator. The re-
port shall contain such information as the Ad-
ministrator may deem necessary or useful,
and shall at a minimum include the following
information:
a. A certification that the property has
been in compliance with the affordable
housing requirements in subsections
C3b, c, and d of this Section, as applica-
ble, since the date the City issued the
Certificate of Occupancy and that the
project continues to be in compliance
with the contract with the City and the re-
quirements of this subsection C;
b. A statement of occupancy and va-
cancy of the dwelling units during the
twelve (12) months ending with the anni-
versary date;
c. A breakdown of the number and spe-
cific housing units rented during the
twelve (12) months ending with the anni-
versary date;
d. The total monthly rent of each hous-
ing unit rented during the twelve (12)
months ending with the anniversary date;
e. The income of each renter house-
hold at the time of initial occupancy
during the twelve (12) months ending
with the anniversary date; and
f. Documentation that a third-party en-
tity has monitored the project’s compli-
ance with the affordable housing
requirements in subsections C3b, c, and
d of this Section, as applicable.
10. Sunset: The City will accept applica-
tions for waived fees under this subsection C
until close of business on December 31,
2021, unless extended by City Council ac-
tion. (Ord. 5617, 8-1-2011; Ord. 5668,
8-20-2012; Ord. 5676, 12-3-2012; Ord. 5750,
1-26-2015; Ord. 5760, 6-22-2015; Ord. 5782,
12-7-2015; Ord. 5912, 12-10-2018)
4-1-220 PROPERTY TAX
EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL
TARGETED AREAS:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the pur-
pose of this Section is to provide limited, eight (8),
ten (10), or twelve (12) year exemptions from ad
valorem property taxation for qualified new multi-
family housing located in designated residential
targeted areas.
B. DEFINITIONS:
In construing the provisions of this Section, the
following definitions shall be applied:
1. “Administrator” means the Department of
Community and Economic Development Ad-
ministrator, or any other City office, depart-
ment or agency that shall succeed to its
functions with respect to this Section.
2. “Affordable housing” means residential
housing that is rented by a low-income
household whose monthly housing costs, in-
cluding rent and utilities other than telephone,
do not exceed thirty percent (30%) of the
household’s monthly income. For the pur-
poses of housing intended for owner occu-
pancy, “affordable housing” means
residential housing that is within the means of
and purchased by low- or moderate-income
households.
3. “Downtown” refers to a geographical
area depicted in the Eligible Areas for Multi-
Family Housing Incentives Map (“Map”),
which shall be maintained in the Office of the
City Clerk, and which was originally adopted
as Attachment A to Ordinance No. 5760. The
boundaries of the Downtown shown on the
Map are hereby made part of this Section,
which shall be read and interpreted in light of
the contents of the Map.
4-1-220C
(Revised 2/19)1 - 42
4. “Household” means a single person,
family, or unrelated persons living together.
5. “Low-income household” means a single
person, family, or unrelated persons living to-
gether whose adjusted income is at or below
sixty percent (60%) of the median income, as
further defined in subsection C1bii(a) of this
Section.
6. “Median income” means the median fam-
ily income adjusted for family size for King
County, as reported by the United States De-
partment of Housing and Urban Development
(HUD). In the event that HUD no longer pub-
lishes median income figures for King
County, the City may use or determine such
other method as it may choose to determine
the King County median income, adjusted for
household size.
7. “Mixed-use” means a multi-family hous-
ing residential project with at least one other
nonresidential use in one or more multi-family
housing buildings in the project, such as re-
tail, office, entertainment, schools, confer-
ence centers or a use approved in writing by
the Administrator. The purpose of the mixed-
use requirement is to implement the intent of
the land use district, maximize the efficient
use of land, support transit use, and encour-
age the development of well-balanced, at-
tractive, convenient, and vibrant urban
residential neighborhoods. The additional
use excludes any accessory functions related
to the residential use. Unless otherwise mod-
ified or waived in writing by the Administrator,
the nonresidential mixed-use shall occupy at
a minimum the ground floor along the street
frontage with a depth of at least thirty feet
(30') for any building in the project.
8. “Moderate-income household” means a
single person, family, or unrelated persons
living together whose adjusted income is at or
below eighty percent (80%) of the median
income, as further defined in subsection
C1bii(b) of this Section.
9. “Multi-family housing” means one or
more new buildings designed for permanent
residential occupancy, each with four (4) or
more dwelling units.
10. “Permanent residential occupancy”
means multi-family housing that provides ei-
ther owner occupancy, or rental accommoda-
tion that is leased for a period of at least one
month but excluding transient rental accom-
modations that predominantly offer accom-
modation on a daily or weekly basis, for
example, hotels and motels.
11. “Sunset Area” refers to a geographical
area depicted in the Eligible Areas for Multi-
Family Housing Incentives Map (“Map”), as it
exists or may be amended, which shall be
maintained in the Office of the City Clerk, and
which was originally adopted as Attachment
A to Ordinance No. 5760. The boundaries of
the Sunset Area shown on the Map are
hereby made part of this Section, which shall
be read and interpreted in light of the con-
tents of the Map. (Ord. 5760, 6-22-2015)
C. TAX EXEMPTION:
1. Duration of Exemption: The value of
improvements qualifying under subsection D
of this Section is exempt from ad valorem
property taxation as follows:
a. For properties for which applications
are submitted before July 22, 2007, the
value is exempt for ten (10) successive
years beginning January 1st of the year
immediately following the calendar year
of issuance of the final certificate of tax
exemption.
b. For properties for which applications
are submitted on or after July 22, 2007,
through December 17, 2018, the value is
exempt:
i. For eight (8) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption; or
ii. For twelve (12) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption, if the property other-
wise qualifies for the exemption and
the applicant/owner rents or sells at
least twenty percent (20%) of the
multi-family housing units as afford-
able housing to low- and moderate-
income households as further de-
4-1-220C
1 - 43 (Revised 7/20)
fined in subsections C1bii(a) and (b)
of this Section.
(a) For rental projects, at least
twenty percent (20%) of the
multi-family housing units in the
project shall be rented through-
out the duration of the twelve
(12) year exemption period as af-
fordable housing to low-income
households at eighty percent
(80%) or less of median income.
(b) For ownership projects, at
least twenty percent (20%) of the
multi-family housing units in the
project shall be sold as afford-
able housing to low- or moder-
ate-income households at one
hundred twenty percent (120%)
or less of median income.
(c) The owner may use any
combination of studio, one bed-
room, two (2) bedroom, and/or
three (3) bedroom units to com-
ply with the minimum twenty per-
cent (20%) requirement in
subsection C1bii(a) or (b) of this
Section.
(d) If, in calculating the mini-
mum twenty percent (20%) of the
multi-family housing units in the
project for affordable housing in
subsection C1bii of this Section,
the number contains a fraction,
then the minimum number of
multi-family housing units for af-
fordable housing shall be
rounded up to the next whole
number.
(e) When the project includes
more than one building with
multi-family housing units, all of
the affordable housing units re-
quired in subsection C1bii of this
Section may not be located in the
same building.
c. For properties for which applications
are submitted on or after December 18,
2018, the value is exempt:
i. For eight (8) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption; or
ii. For twelve (12) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption, if the property other-
wise qualifies for the exemption and
the applicant/owner rents or sells at
least twenty percent (20%) of the
multi-family housing units as afford-
able housing to low- and moderate-
income households as further de-
fined in subsections C1cii(a) and (b)
of this Section.
(a) For rental projects, at least
twenty percent (20%) of the
multi-family housing units in the
project shall be rented through-
out the duration of the twelve
(12) year exemption period as af-
fordable housing to low-income
households at sixty percent
(60%) or less of median income.
(b) For ownership projects, at
least twenty percent (20%) of the
multi-family housing units in the
project shall be sold as afford-
able housing to low or moderate
income households at eighty
percent (80%) or less of median
income.
(c) The owner may use any
combination of studio, one bed-
room, two (2) bedroom, and/or
three (3) bedroom units to com-
ply with the minimum twenty per-
cent (20%) requirement in
subsection C1cii(a) or (b) of this
Section.
(d) If, in calculating the mini-
mum twenty percent (20%) of the
multi-family housing units in the
project for affordable housing in
this subsection C1cii, the num-
ber contains a fraction, then the
minimum number of multi-family
housing units for affordable
4-1-220D
(Revised 7/20)1 - 44
housing shall be rounded up to
the next whole number.
(e) When the project includes
more than one building with
multi-family housing units, all of
the affordable housing units re-
quired in subsection C1cii of this
Section may not be located in the
same building.
2. Limits on Exemption: The exemption
does not apply to the value of land or to the
value of nonhousing-related improvements
not qualifying under RMC 4-1-220D, nor does
the exemption apply to increases in assessed
valuation of land and nonqualifying improve-
ments. This Section also does not apply to in-
creases in assessed valuation made by the
County Assessor on nonqualifying portions of
building and value of land, nor to increases
made by lawful order of a County Board of
Equalization, the Department of Revenue, or
a county, to a class of property throughout the
county or specific area of the county to
achieve the uniformity of assessment or ap-
praisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation
under this Section, the project shall satisfy all of
the following requirements:
1. Location: The property shall be located
in one of the designated “residential targeted
areas” listed below in subsection D1a or b of
this Section which are targeted for low- or
moderate-income housing serving house-
holds at or below eighty percent (80%) of the
median income. If a part of any legal lot is
within a residential targeted area, then the
entire lot shall be deemed to lie within the res-
idential targeted area.
a. Sunset Area: In the Sunset Area
and within the Center Village (CV), Resi-
dential Multi-Family (RMF), or the Resi-
dential-14 (R-14) Zone; or
b. Downtown: In the Downtown and
within the Center Downtown (CD) Zone
or Residential-14 (R-14) Zone.
2. Size and Structure:
a. If the project is located in the Down-
town and within the Residential-14 (R-14)
Zone, or in the Sunset Area and within ei-
ther the Residential Multi-Family (RMF)
Zone or the Residential-14 (R-14) Zone,
the project shall (i) consist of a minimum
total of ten (10) new dwelling units of
multi-family housing, and (ii) be located
within a new residential structure(s) or a
new mixed-use development as allowed
by the RMC for the specific zone. At least
fifty percent (50%) of the space within the
project shall be intended for permanent
residential occupancy.
b. If the project is located in the Down-
town and within the Center Downtown
(CD) Zone, or in the Sunset Area and
within the Center Village (CV) Zone, the
following applies:
i. If the project is located in the
Downtown and within the Center
Downtown (CD) Zone, the project
shall (a) consist of a minimum total of
thirty (30) new dwelling units of multi-
family housing and (b) be a new
structure(s) and (c) be a mixed-use
development, unless the Administra-
tor waives one or more of these re-
quirements. If the Administrator
waives the mixed-use development
requirement, the multi-family housing
shall be located in a new residential
structure(s). At least fifty percent
(50%) of the space within the project
shall be intended for permanent resi-
dential occupancy.
ii. If the project is located in the Sun-
set Area and within the Center Vil-
lage (CV) Zone, the project shall (a)
consist of a minimum total of thirty
(30) new dwelling units of multi-fam-
ily housing and (b) be located in a
new structure(s) and (c) be a mixed-
use development, unless the Admin-
istrator waives the minimum number
of new units requirement or the
mixed-use development require-
ment. The Administrator cannot
waive the new structure(s) require-
ment. If the Administrator waives the
mixed-use development require-
4-1-220E
1 - 44.1 (Revised 7/20)
ment, the multi-family housing shall
be located in a new residential struc-
ture(s). At least fifty percent (50%) of
the space within the project shall be
intended for permanent residential
occupancy.
iii. If one hundred percent (100%) of
the housing units in a homeowner-
ship project are affordable housing,
the project shall (a) consist of a mini-
mum of ten (10) new dwelling units of
multi-family housing and (b) be lo-
cated within a new residential struc-
ture(s) or a new mixed-use
development as allowed by the RMC
for the specific zone. At least fifty per-
cent (50%) of the space within the
project shall be intended for perma-
nent residential occupancy. The proj-
ect shall designate and sell at least
fifty percent (50%) of total housing
units as affordable for households at
or below eighty percent (80%) of me-
dian income, and designate and sell
any remaining housing units as af-
fordable for households at or below
one hundred twenty percent (120%)
of median income. In addition, the
housing units affordable for house-
holds at or below eighty percent
(80%) of median income shall remain
affordable in perpetuity through a
community land trust or other similar
model acceptable to the City.
iv. Market-rate townhome projects
are not eligible for the exemption.
(Ord. 5956, 12-9-2019)
3. Compliance Monitoring: Any appli-
cant/owner with affordable housing units in
the project shall demonstrate experience
and/or ability to provide affordable housing
and provide a third-party entity to document
compliance with the affordable housing re-
quirements for the annual reports further de-
fined in subsection K of this Section.
4. Exception for Existing Residential
Structure: In the case of an existing occu-
pied residential structure that is proposed for
demolition and redevelopment as new multi-
family housing, the project shall provide as a
minimum number of dwelling units in the new
multi-family housing project, the greater of:
a. Replace the existing number of
dwelling units and, unless the existing
residential rental structure was vacant for
twelve (12) months or more prior to dem-
olition, provide for a minimum of four (4)
additional dwelling units in the new multi-
family housing project; or
b. Provide the number of dwelling units
otherwise required in subsection D2 of
this Section.
5. Completion Deadline: The project shall
be completed within three (3) years from the
date of approval of the contract by the City
Council as provided in subsection F2 of this
Section or by any extended deadline granted
by the Administrator as provided in subsec-
tion I of this Section. (Ord. 5760, 6-22-2015)
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for
exemption under this Section shall submit an
application to the Administrator on a form es-
tablished by the Administrator. The owner
shall verify the correctness of the information
contained in the application by his/her signa-
ture and affirmation made under penalty of
perjury under the laws of the State of Wash-
ington. The application shall contain such in-
formation as the Administrator may deem
necessary or useful, which at a minimum
shall include:
a. A completed City application form,
including information setting forth the
grounds for tax exemption and whether
the owner elects to rent or sell at least
twenty percent (20%) of the multi-family
housing units as affordable housing to
low- and moderate-income households
to qualify for the twelve (12) year exemp-
tion defined in subsection C1bii of this
Section;
b. A brief written description of the proj-
ect, and schematic site and floor plans of
the multi-family dwelling units and the
structure(s) in which they are proposed to
be located;
c. Floor and site plans of the proposed
project, which plans may be revised by
the owner provided such revisions are
made and presented to the Administrator
4-1-220F
(Revised 7/20)1 - 44.2
prior to the City’s final action on the ex-
emption application;
d. A statement from the owner acknowl-
edging the potential tax liability when the
property ceases to be eligible for exemp-
tion under this Section.
2. Fee: At the time of initial application un-
der this Section, the owner shall pay to the
City an initial application fee of one thousand
dollars ($1,000.00).
3. Deadline: The application shall be sub-
mitted prior to the issuance of the building per-
mit for the project, unless otherwise approved
by the Council. The Administrator shall ap-
prove or deny an exemption application within
ninety (90) days of receipt of a complete ap-
plication. (Ord. 5427, 11-17-2008)
F. APPLICATION APPROVAL:
1. Approval: The Administrator may ap-
prove an application if he or she finds that:
a. The owner has complied with all of
the requirements of this Section, includ-
ing but not limited to the project eligibility
requirements contained in subsection D
of this Section and the application re-
quirements contained in subsection E of
this Section; and
b. The proposed project is, or will be at
the time of completion, in conformance
with all approved plans, and all applica-
ble requirements of the Renton Municipal
Code or other applicable requirements or
regulations in effect at the time the appli-
cation is approved.
2. Contract Required: If the application is
approved, the owner shall enter into a con-
tract with the City, approved by the City Coun-
cil, regarding the terms and conditions of the
project under this Section.
3. Issuance of Conditional Certificate:
Following Council approval of the contract,
the Administrator shall issue a conditional
certificate of acceptance of tax exemption.
The conditional certificate shall expire three
(3) years from the date of Council approval of
the contract unless an extension is granted
as provided in subsection I of this Section.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an
application if the criteria in subsection F1 of
this Section are not met. The Administrator
shall state in writing the reasons for the denial
and send notice of denial to the owner’s last
known address within ten (10) days of the de-
nial.
2. Appeal: An owner may appeal a denial
of a tax exemption application to the City
Council by filing a notice of appeal with the
City Clerk within thirty (30) calendar days of
receipt of notice of the denial. The appeal be-
fore the City Council shall be based upon the
record before the Administrator, and the Ad-
ministrator’s decision will be upheld unless
the owner can show that there is no substan-
tial evidence on the record to support the Ad-
ministrator’s decision. The City Council’s
decision on appeal is final.
H. AMENDMENT OF CONTRACT:
An owner may request an amendment(s) to the
contract by submitting a request in writing to the
Administrator, together with a fee of five hundred
dollars ($500.00), at any time within three (3)
years of the date of the approval of the contract as
provided for in subsection F3 of this Section. The
date for expiration of the conditional certificate
shall not be extended by contract amendment un-
less all the conditions for extension set forth in
subsection I of this Section are met.
I. EXTENSION OF CONDITIONAL
CERTIFICATE:
1. Application: The conditional certificate
may be extended by the Administrator for a
period not to exceed twenty four (24) consec-
utive months. The owner shall submit a writ-
ten request stating the grounds for the
extension together with a fee of two hundred
fifty dollars ($250.00).
2. Approval: The Administrator may grant
an extension if the Administrator finds that:
a. The anticipated failure to complete
construction within the required time pe-
riod is due to circumstances beyond the
control of the owner;
4-1-220I
1 - 44.2a (Revised 7/20)
b. The owner has been acting, and
could reasonably be expected to con-
tinue to act, in good faith and with due dil-
igence; and
c. All the conditions of the original con-
tract between the owner and the City will
be satisfied upon completion of the proj-
ect.
3. Denial – Appeal: If an extension is de-
nied, the Administrator shall state in writing
the reason for denial and shall send notice to
the owner’s last known address within ten
(10) calendar days of the denial. An owner
may appeal the denial of an extension to the
Hearing Examiner by filing a notice of appeal
with the City Clerk within fourteen (14) calen-
dar days after issuance of the notice of the
denial. The appeal before the Hearing Exam-
iner shall follow the provisions of RMC
(Revised 7/20)1 - 44.2b
This page left intentionally blank.
4-1-220J
1 - 44.3 (Revised 2/19)
4-8-110E. The owner may appeal the Hearing
Examiner’s decision to the King County Su-
perior Court according to the procedures con-
tained in RCW 34.05.510 through 34.05.598,
as provided in RCW 84.14.090(6), within
thirty (30) days of notification by the City to
the owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the
construction as provided in the contract be-
tween the owner and the City, and upon issu-
ance of a temporary certificate of occupancy,
or a permanent certificate of occupancy if no
temporary certificate is issued, the owner
may request a final certificate of tax exemp-
tion. The owner shall pay a fee of one thou-
sand dollars ($1,000.00) and file with the
Administrator such information as the Admin-
istrator may deem necessary or useful to
evaluate eligibility for the final certificate,
which shall at a minimum include:
a. A statement of expenditures made
with respect to each multi-family housing
unit and the total expenditures made with
respect to the entire property;
b. A description of the completed work
and a statement of qualification for the
exemption;
c. The total monthly rent or total sale
amount of each multi-family housing unit
rented or sold to date;
d. The income of each renter house-
hold to date at the time of initial occu-
pancy and the income of each initial
purchaser of owner-occupied multi-fam-
ily housing units to date at the time of pur-
chase;
e. If applicable, a statement that the
project meets the affordable housing re-
quirements in subsection C1bii of this
Section, along with the number, type, and
specific multi-family housing units rented
or sold to date, as applicable, to meet the
affordable housing requirements;
f. Any additional information requested
by the City pursuant to meeting any re-
porting requirements under Chapter
84.14 RCW; and
g. A statement that the work was com-
pleted within the required three (3) year
period or any approved extension.
2. Determination: Within thirty (30) days of
receipt of all materials required for a final cer-
tificate, the Administrator shall determine
whether the completed work is consistent
with the contract between the City and owner,
whether all or a portion of the completed work
is qualified for exemption under this Section
and, if so, which specific improvements sat-
isfy the requirements of this Section.
3. Filing with County Assessor: For proj-
ects that comply with the requirements of
subsection J1 of this Section, the City shall
file a final certificate of tax exemption with the
King County Assessor within ten (10) days of
the expiration of the thirty (30) day period pro-
vided in the prior subsection.
4. Recording: The Administrator is autho-
rized to cause to be recorded, at the owner’s
expense, in the real property records of the
King County Recorder’s Office, the contract
with the City required under subsection F2 of
this Section, as amended under subsection H
of this Section, if applicable, and/or such
other document(s) as will identify such terms
and conditions of eligibility for exemption un-
der this Section as the Administrator deems
appropriate for recording.
5. Denial: The Administrator shall notify the
owner in writing that the City will not file a final
certificate if: (a) the Administrator determines
that the project was not completed within the
required three (3) year period or any ap-
proved extension, or was not completed in
accordance with the contract between the
owner and the City and the requirements of
this Section, or the owner’s property is other-
wise not qualified for the limited exemption
under this Section; or (b) the owner and Ad-
ministrator cannot come to an agreement on
the allocation of the value of the improve-
ments allocated to the exempt portion of the
project.
6. Appeal: The owner may appeal the Ad-
ministrator’s decision to the Hearing Exam-
iner by filing a notice of appeal with the City
Clerk within fourteen (14) calendar days after
issuance of the notice of the denial. The ap-
peal before the Hearing Examiner shall follow
4-1-220K
(Revised 2/19)1 - 44.4
the provisions for appeal contained in RMC
4-8-110E. The owner may appeal the Hearing
Examiner’s decision to the King County Su-
perior Court according to the procedures con-
tained in RCW 34.05.510 through 34.05.598,
as provided in RCW 84.14.090(6), within
thirty (30) days of notification by the City to
the owner of the decision.
K. ANNUAL CERTIFICATION AND
REPORT:
Within thirty (30) days after the first anniversary of
the date the City issued the final certificate of tax
exemption and each year thereafter for the dura-
tion of the tax exemption period, the property
owner shall file an annual report with the Admin-
istrator. For a project with any affordable housing
units, the property owner shall also provide docu-
mentation as part of the annual report that a third-
party entity has verified the project’s compliance
with the affordable housing requirements in sub-
sections C1bii and D2c of this Section, as appli-
cable. Failure to submit the annual report may
result in cancellation of the tax exemption. The
certification shall contain such information as re-
quired by Chapter 84.14 RCW and as the Admin-
istrator may deem necessary or useful, and shall
at a minimum include the following information:
1. A statement of occupancy and vacancy
of the multi-family dwelling units during the
twelve (12) months ending with the anniver-
sary date;
2. A certification that the property has not
changed use and, if applicable, that the prop-
erty has been in compliance with the afford-
able housing requirements as described in
subsection C1bii of this Section since the
date the City issued the final certificate of tax
exemption and that the project continues to
be in compliance with the contract with the
City and the requirements of this Section;
3. A description of any improvements or
changes to the property made after the City
issued the final certificate of tax exemption;
4. The total monthly rent of each multi-fam-
ily housing unit rented or the total sale
amount of each multi-family housing unit sold
to an initial purchaser during the twelve (12)
months ending with the anniversary date;
5. The income of each renter household at
the time of initial occupancy and the income
of each initial purchaser of owner-occupied
multi-family housing units at the time of pur-
chase during the twelve (12) months ending
with the anniversary date;
6. If applicable, a breakdown of the number,
type, and specific multi-family housing units
rented or sold during the twelve (12) months
ending with the anniversary date, as applica-
ble, to meet the affordable housing require-
ments in subsection C1bii of this Section; and
7. Any additional information requested by
the City pursuant to meeting any reporting re-
quirements under Chapter 84.14 RCW.
L. CANCELLATION OF TAX
EXEMPTION:
1. Cancellation: If at any time the Adminis-
trator determines that: (a) the property no lon-
ger complies with the terms of the contract or
with the requirements of this Section; (b) the
use of the property is changed or will be
changed to a use that is other than residen-
tial; (c) the project violates applicable zoning
requirements, land use regulations or build-
ing code requirements; or (d) the property for
any reason no longer qualifies for the tax ex-
emption, the tax exemption shall be canceled
and additional taxes, interest and penalties
imposed pursuant to State law. Upon deter-
mining that a tax exemption shall be can-
celed, the Administrator shall notify the
property owner by certified mail, return re-
ceipt requested.
2. Appeal: The property owner may appeal
the determination by filing a notice of appeal
with the City Clerk, within thirty (30) days after
issuance of the decision by the Administrator,
specifying the factual and legal basis for the
appeal. The appeal before the Hearing Ex-
aminer shall follow the procedures set forth in
RMC 4-8-110E. At the appeal hearing, all af-
fected parties may be heard and all compe-
tent evidence received. The Hearing
Examiner shall affirm, modify, or repeal the
decision to cancel the exemption based on
the evidence received. The Hearing Exam-
iner shall give substantial weight to the Ad-
ministrator’s decision to cancel the
exemption, and the burden of proof and the
burden of overcoming the weight accorded to
the Administrator’s decision shall be upon the
appellant. An aggrieved party may appeal the
4-1-230C
1 - 44.5 (Revised 2/19)
Hearing Examiner’s decision to the King
County Superior Court in accordance with the
procedures in RCW 34.05.510 through
34.05.598, as provided in RCW 84.14.110(2),
within thirty (30) days after issuance of the
decision of the Hearing Examiner.
3. Change of Use: If the owner intends to
convert the multi-family housing to another
use, the owner shall notify the Administrator
and the King County Assessor within sixty
(60) days of the change in use. Upon such
change in use, the tax exemption shall be
canceled and additional taxes, interest and
penalties imposed pursuant to State law.
M. SUNSET OF EXEMPTION FOR
APPLICATIONS FOR CONDITIONAL
CERTIFICATES:
The City shall not accept new applications for
conditional certificates as provided in subsection
E of this Section after the close of business on
December 31, 2021, unless extended by City
Council action. The City shall process (1) pending
complete applications for a conditional certificate
submitted before the close of business on De-
cember 31, 2021, and (2) applications for an ex-
tension of the conditional certificate and/or a final
certificate received after the close of business on
December 31, 2021, as provided in subsections
D through J of this Section. Subsections C and J
through L of this Section shall continue to apply to
all properties that have been or are issued a final
certificate of tax exemption under this Section un-
til expiration, termination or cancellation of the tax
exemption.
Incomplete applications for conditional certifi-
cates as of the close of business on December
31, 2021, shall be denied and/or returned to own-
ers. (Ord. 5061, 12-22-2003; Ord. 5151,
8-1-2005; Ord. 5192, 1-23-2006; Ord. 5249,
12-11-2006; Ord. 5400, 7-14-2008; Ord. 5525,
2-1-2010; Ord. 5669, 8-20-2012; Ord. 5760, 6-22-
2015; Ord. 5781, 12-7-2015; Ord. 5911, 12-10-
2018)
4-1-230 SURETIES AND BONDS:
A. CITY APPROVAL REQUIRED:
All sureties posted with the City shall be approved
as to form by the City Attorney and approved by
the appropriate Administrator as to amount and
adequacy. Sureties for public works construction
permits and future public works street/utility main-
tenance requirements shall be approved by the
Public Works Administrator and all other sureties
shall be approved by the Community and Eco-
nomic Development Administrator. The City’s de-
cision as to the acceptability of the security shall
be conclusive. (Ord. 5676, 12-3-2012)
B. TYPES OF SECURITY ACCEPTED
FOR PUBLIC WORKS CONSTRUCTION
PERMITS AND FUTURE PUBLIC WORKS
STREET/UTILITY MAINTENANCE
REQUIREMENTS:
In order to ensure protection of City-owned facili-
ties and ensure completion of required improve-
ments to City standards, the City requires one of
the following types of security in consideration of
issuance of a public works construction permit:
1. Cash;
2. Letter of credit;
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party;
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval; or
5. Performance or maintenance bond.
C. TYPES OF SECURITY ACCEPTED
FOR ALL OTHER PURPOSES:
The following security devices are acceptable for
the purposes of deferral requests, occupancy
permit requests in advance of installation of re-
quired landscaping or other improvements, criti-
cal areas mitigation performance, critical areas
monitoring/maintenance, and landscaping main-
tenance:
1. Cash;
2. Letter of credit;
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party; or
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval.
4-1-230D
(Revised 2/19)1 - 44.6
5. Performance or maintenance bond ex-
clusively for the purpose of ensuring contin-
ued maintenance of on- or off-site
landscaping. (Ord. 5917, 12-10-2018)
D. SECURITY REQUIREMENTS:
1. Payable to City: Any security device
must be payable to the City upon demand by
the City and not conditioned upon approval or
other process involving the applicant.
2. Security Requirement Binding: The re-
quirement of the posting of any security shall
be binding on the applicant and the appli-
cant’s heirs, successors and assigns.
3. Purpose of Security: Security must be
unequivocally committed to the project being
secured, and cannot be available for any
other purpose.
4. Agreement Required: In case of any
suit or action to enforce any provisions of this
code, the developer shall pay the City all
costs incidental to such litigation including
reasonable attorney’s fees. The applicant
shall enter into an agreement with the City re-
quiring payment of such attorney’s fees and
litigation costs.
5. Effect of Lapse of Security: Any secu-
rity that, according to its terms, lapses upon a
date certain, will cause the associated city
approval (e.g., deferral, temporary occu-
pancy permit, etc.) to lapse on that same date
unless adequate substitute security has been
posted prior to the termination date of the
prior security.
6. Transfer of Responsibility: Whenever
security has been accepted by the City, then
no release of the owner or developer upon
that security shall be granted unless a new
party has been obligated to perform the work
as agreed in writing to be responsible under
the security, and has provided security. In the
instance where security would be provided by
a condominium owners association or prop-
erty owners association, then it shall be nec-
essary for the owners association to have
voted to assume the obligation before the
City may accept the security, and a duly cer-
tified copy of the minutes of the owners asso-
ciation shall be filed with the City along with
the security to the City.
7. City Approval Required Prior to Trans-
fer of Responsibility: The City shall not be
required to permit a substitution of one party
for another on any security if the Administra-
tor feels that the new owner does not provide
sufficient security to the City that the improve-
ments will be installed when required. (Ord.
5676, 12-3-2012)
8. Default: In the event that improvements
are not completed as required or mainte-
nance is not performed satisfactorily, the Ad-
ministrator shall notify the
applicant/developer, property owner and
guarantor in writing. The notice must state the
specific defects that must be remedied and
the date the work shall be completed.
9. Proceeding Against Security: In the
event the applicant, developer, property
owner, and/or guarantor fails to complete all
improvement work required in compliance
with this Title, and the City shall have to com-
plete the improvements, the City reserves the
right, in addition to all other remedies avail-
able to it by law, to proceed against the secu-
rity for funds necessary to complete the
improvements. If the amount of security shall
be less than the expense incurred by the City,
the applicant, developer, and/or property
owner shall be liable to City for the difference.
10. Release of Sureties for Private/On-
Site Improvements: Sureties for completed
or partially completed private/on-site im-
provements shall not be released except
upon written approval of the Administrator.
11. Release of Sureties for Public Im-
provements: Sureties for completed or par-
tially completed public improvements shall
not be released except under the following
conditions:
a. The developer has submitted a
schedule of improvements, the sequence
for completion, and the value of each part
of the public improvement for which a re-
lease of surety shall be sought.
4-1-240B
1 - 45 (Revised 3/17)
b. Each segment of the public improve-
ment shall be useable by itself without the
completion of the remainder of the im-
provement.
c. Each segment of the public improve-
ment shall receive final inspection and
approval of the City before release of the
surety for that part of the improvement.
d. All partial releases on each public im-
provement shall constitute no more than
one hundred percent (100%) of esti-
mated value of the entire completed im-
provement.
e. All releases of surety shall be ap-
proved in writing by the Administrator.
(Ord. 5153, 9-26-2005)
4-1-240 COMMON OPEN SPACE
SUBSTITUTIONS:
A. APPLICABILITY:
This Section is applicable to any development
where common open space or a park is required
by RMC 4-2-115, Residential Design and Open
Space Standards, or RMC 4-3-100, Urban Design
Regulations, or King County vested projects
where tot lots or similar spaces are required.
B. PUBLIC TRAIL OR PARK
IMPROVEMENTS OR FEE-IN-LIEU FOR
COMMON OPEN SPACE:
Improvements to public trails, public parks, or
payment of a fee may occur to reduce common
open space requirements, if approval for such
substitution is accepted by the Community Ser-
vices Administrator.
1. Public Trail Improvement in Lieu of
Common Open Space: The requirements
for open space may be reduced where public
trail improvements are being provided. On-
site public trail improvements may occur as a
substitute to common open space require-
ments on a square footage basis, provided
the trail has been identified in the Renton
Trails and Bicycle Master Plan or the Parks,
Recreation, Open Space, and Natural Re-
sources Plan or an adopted community plan.
Trails shall be constructed by the developer
to standards specified by the Community Ser-
vices Department and dedicated to and ac-
cepted by the City of Renton as a public trail
prior to final plat recording or short plat re-
cording, or building permit final occupancy for
non-subdivision projects.
2. Public Park Improvement in Lieu of
Common Open Space: The requirements
for open space may be reduced where public
park improvements are being provided. On-
site public park improvements may occur as
a substitution to common open space re-
quirements on a square footage basis pro-
vided the park has been identified in the
Parks, Recreation, Open Space, and Natural
Resources Plan or an adopted community
plan. The park shall be constructed by the de-
veloper to standards specified by the Com-
munity Services Department and dedicated
to and accepted by the City of Renton as a
public park prior to final plat recording or short
plat recording, or building permit final occu-
pancy for non-subdivision projects.
3. Fee in Lieu of Common Open Space: A
fee-in-lieu may occur as a substitute to com-
mon open space requirements; provided, that
an off-site public park is within one-quarter
(1/4) mile of the site proposed for develop-
ment, safe and easy pedestrian access is pro-
vided to such public park, and the public park
shall be an integral part of the design ap-
proach of the development.
a. Fee Calculation: The fee shall be
the equivalent of the monetary value of
the required improvements for common
open space plus the monetary value of
the land area required to be placed in
common open space. The project appli-
cant shall provide the City with an esti-
mate of the improvement value and an
appraisal for the value of the land for the
identified intended use with utilities and
other non-structural improvements. The
total monetary value of the fee-in-lieu
shall be approved by the Community Ser-
vices Department.
b. The fee shall be paid prior to final plat
recording or final short plat recording or
building permit issuance for non-subdivi-
sion projects. (Ord. 5591, 2-28-2011;
Ord. 5676, 12-3-2012)
4-1-250A
(Revised 3/17)1 - 46
4-1-250 MARIJUANA
REGULATIONS:
A. PURPOSE:
The City of Renton, in an effort to comply with
state law, has adopted marijuana laws that are in-
tended to be consistent with Chapter 69.50 RCW,
Uniform Controlled Substances Act, and Chapter
69.51A RCW, Medical Cannabis, as they exist or
may be amended. (Ord. 5816, 10-3-2016)
B. AUTHORITY:
The City of Renton derives its authority to act on
marijuana use, production, processing, sales,
and cooperatives within its jurisdiction from
Washington State Constitution Article XI, Section
11, Police and Sanitary Regulations; Chapters
69.50 and 69.51A RCW, as they exist or may be
amended; its authority to regulate zoning within
its jurisdiction; and any and all other authority
granted to Renton by the State Legislature and
the Washington State Liquor and Cannabis
Board. (Ord. 5816, 10-3-2016)
C. COOPERATIVES AND
TRANSPORTERS:
Marijuana cooperatives are not allowed in the
City and marijuana transporters shall not be li-
censed in the City. (Ord. 5816, 10-3-2016)
D. BUSINESS REGULATION:
By accepting a license issued pursuant to this
chapter and/or Chapter 5-5 RMC, Business Li-
censes, as they exist or may be amended, a
licensee, jointly and severally, if more than one,
agrees to indemnify and defend the City, its offi-
cers, elected officials, employees, attorneys,
agents, insurers, and self-insurance pool, if any,
against all liability, claims and demands, on ac-
count of injury, loss or damage, including, without
limitation, claims arising from bodily injury, per-
sonal injury, sickness, disease, death, property
loss or damage, or any other loss of any kind
whatsoever, which arise out of or are in any man-
ner connected with the operation of the mari-
juana-related business that is the subject of the
license. The licensee further agrees to investi-
gate, handle, respond to, and to provide defense
for and defend against, any such liability, claims,
or demands at its expense, and to bear all other
costs and expenses related thereto, including
court costs and attorney fees. The Administrative
Services Administrator may require a licensee to
execute a written instrument confirming the provi-
sions of this chapter. (Ord. 5816, 10-3-2016)
E. LICENSE REQUIREMENT:
All business licenses related to marijuana shall
contain language that substantially conforms to
the following:
1. Renton shall not be responsible or liable
for any claim, defense, or anything related to
the operation of a marijuana-related business
activity.
2. By signing the business license applica-
tion, the licensee accepts, agrees and ac-
knowledges that it shall not have any claim
against Renton related to any claim, defense,
or loss related to the operation of a mari-
juana-related business activity, and that the
applicant shall hold Renton absolutely harm-
less for any such claim, defense or loss. This
Section shall govern the licensee’s responsi-
bilities in the event of a claim, defense, or loss
related to the operation of a marijuana-re-
lated business activity.
3. By signing the business license applica-
tion, the licensee accepts, agrees and ac-
knowledges that under federal law, and more
specifically the Supremacy Clause of the
United States Constitution, Article VI, Para-
graph 2, federal law generally takes prece-
dence over Washington State laws, and even
the Washington State Constitution.
4. Based on the supremacy clause and fed-
eral law in general, the applicant may still be
subject to arrest, prosecution, imprisonment,
and/or fines for violating federal law, Renton
shall have no duty, responsibility, or liability
based on any of those events, and that
Renton may be the entity to arrest, prosecute,
imprison or fine the applicant. (Ord. 5816, 10-
3-2016)
F. PROCEDURE FOR OBTAINING CITY
LICENSE FOR MARIJUANA USE:
1. Any marijuana retailer, producer, or pro-
cessor must obtain and maintain a valid
Washington State Liquor and Cannabis
Board license or endorsement to sell, pro-
duce or process marijuana in the City of
Renton at the State approved location.
2. Upon timely obtaining a marijuana li-
cense or endorsement from the State and
complying with the City Zoning Code and
4-1-260D
1 - 47 (Revised 5/18)
other applicable City codes, and upon appli-
cation and payment of all appropriate taxes
and/or fees, a City business license may be
issued. (Ord. 5767, 9-21-2015; Ord. 5816,
10-3-2016)
G. LOCATION:
1. Marijuana zoning can be found in RMC 4-
2-060.
2. As defined and measured in WAC 314-
55 and as authorized under RCW 59.50.331,
marijuana retailers, producers, and proces-
sors shall not be located within one thousand
feet (1,000') of any child care center, elemen-
tary or secondary school, game arcade, li-
brary, playground, public park, public transit
center, or recreation center or facility. (Ord.
5816, 10-3-2016)
H. MAXIMUM NUMBER OF MARIJUANA
RETAIL LICENSES:
The City will issue no more than five (5) business
licenses to marijuana retailers. The licenses shall
be issued to the first five (5) applicants that hold
valid licenses from the Washington State Liquor
and Cannabis Board and comply with City zoning
and development requirements. The date appli-
cations are received by the City shall be used for
the purpose of determining order. (Ord. 5707,
3-24-2014; Ord. 5767, 9-21-2015; Ord. 5816, 10-
3-2016)
4-1-260 LANDMARK DESIGNATION
AND PRESERVATION:
A. PURPOSE:
The purpose of this Section is to designate, pre-
serve, protect, enhance, and perpetuate those
sites, buildings, districts, structures, and objects
which reflect significant elements of Renton’s cul-
tural, ethnic, social, economic, political, architec-
tural, aesthetic, archaeological, engineering,
historic, and other heritage; to foster civic pride in
the beauty and accomplishments of the past; to
stabilize and improve the economic values and vi-
tality of landmarks; to protect and enhance
Renton’s tourist industry by promoting heritage-
related tourism; to assist, encourage, and provide
incentives to public and private owners to pre-
serve, restore, rehabilitate, and use landmark
buildings, sites, districts, structures, and objects;
and to work cooperatively with other jurisdictions
to identify, evaluate, and protect historic re-
sources in furtherance of the purposes of this
chamber.
B. NOMINATION APPROVAL:
No historic resource may proceed through the
nomination procedure of King County Code
20.62.050 until the City has approved the historic
resource for nomination. Approval shall be from
the Mayor, subject to confirmation by the Council.
Documentation of City approval shall be provided
as part of the nomination submitted to King
County.
C. FEE RECOVERY:
The City may require payment from the property
owner or applicant for fees paid by the City to
King County for service(s) conducted on behalf of
a property owner or applicant by King County.
D. INCORPORATION OF KING COUNTY
PROVISIONS:
The following sections of Chapter 20.62 King
County Code (“KCC”) are incorporated by refer-
ence herein and made part of this chapter:
1. KCC 20.62.020, Definitions, except as
follows:
a. Subsection H is changed to read:
“Director” is the Administrator of the De-
partment of Community and Economic
Development, or designee.
b. Add subsection Z: “Council” is the
City of Renton City Council.
2. KCC 20.62.040, Designation Criteria, ex-
cept that the reference to King County is
changed to read City of Renton.
3. KCC 20.62.050, Nomination Procedure,
except that subsection A is amended to add
a sentence at the end of the paragraph to
read: All nomination requests shall include
property owner written consent and City of
Renton approval, without such consent and
approval King County will not accept the
nomination request.
4. KCC 20.62.070, Designation Procedure,
except that references to King County are
changed to City of Renton.
4-1-260E
(Revised 5/18)1 - 48
5. KCC 20.62.080, Certificate of Appropri-
ateness Procedure, except the last sentence
of subsection A.
6. KCC 20.62.100, Evaluation of Economic
Impact.
7. KCC 20.62.110, Appeal Procedure, ex-
cept that appeals shall be filed with the City of
Renton City Clerk for decision by the Renton
Hearing Examiner.
8. KCC 20.62.130, Penalty for Violation of
Section 20.62.080.
9. KCC 20.62.140 Special Valuation for
Historic Properties, except that the reference
to King County in subsection C is changed to
City of Renton.
E. LANDMARKS COMMISSION
AUTHORIZED:
1. The King County Landmarks Commis-
sion (“Commission”), established pursuant to
Chapter 20.62 KCC, is hereby designated
and empowered to act as the landmarks com-
mission for the City of Renton pursuant to the
provisions of this section.
2. The Mayor with Council confirmation
shall appoint the special member of the Com-
mission, provided for in KCC 20.62.030. The
special member shall have a demonstrated
interest and competence in historic preserva-
tion. The appointment shall be made for a
three (3) year term. The special member shall
serve until his or her successor is duly ap-
pointed and confirmed. In the event of a va-
cancy, an appointment shall be made to fill
the vacancy in the same manner and with the
same qualifications as if at the beginning of
the term, and the person appointed to fill the
vacancy shall hold the position for the re-
mainder of the unexpired term. The special
member may be reappointed but may not
serve more than two (2) consecutive, three
(3) year terms. A special member shall be
deemed to have served one full term, if that
special member resigns at any time after ap-
pointment or if the special member serves
more than two (2) years of an unexpired term.
The special member of the Commission shall
serve without compensation (except for out of
pocket expenses incurred in connection with
Commission meetings or programs). The City
will reimburse expenses incurred by the
member.
3. The Commission shall file its rules and
regulations, including procedures consistent
with this section, with the City Clerk. (Ord.
5855, 8-14-17)
2 - i (Revised 7/20)
Chapter 2
ZONING DISTRICTS – USES AND STANDARDS
CHAPTER GUIDE: Chapter 4-2 RMC contains zone-related land use regulations, and zone-related de-
velopment standards, primarily in tabular form. Chapter 4-2 RMC additionally includes provisions for in-
terpreting the Zoning Map that delineate the zoning and overlay districts and provisions for determining
the permissibility of unclassified uses. Chapter 4-2 RMC does not contain procedural information. Re-
lated permit processes (e.g., site development plan review, variance, conditional use permit, etc.) are
located in chapters 4-8 and 4-9 RMC. In contrast, chapter 4-3 RMC applies to any property in the City
that contains certain environmental characteristics, and chapter 4-3 RMC also applies to overlay dis-
tricts that may or may not include more than one zone in order to apply special use restrictions and/or
standards. Chapter 4-4 RMC applies regulations to property City-wide, regardless of zone district. (Ord.
5028, 11-24-2003)
This Chapter last amended by Ord. 5966, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED . . . . . . . . . . . . . . . . . . . . 1
A.Comprehensive Plan Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Zones Implementing Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.Additional Restrictions on Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS . . . . . . . . . . . . . . . . . . . . . 2
A.General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Resource Conservation Zone (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Residential-1 (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Residential-4 (R-4) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E. Residential-6 (R-6) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
F.Residential-8 (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Residential Manufactured Home Park (RMH) . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H.Residential-10 (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
I.Residential-14 (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
J.Residential Multi-Family (RMF) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
K.Commercial Neighborhood Zone (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
L.Center Village Zone (CV) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Scale and Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
M.Commercial Arterial Zone (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
N.Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
O.Commercial Office Zone (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
P.Commercial Office Residential Zone (COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Q.Light Industrial Zone (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
R.Medium Industrial Zone (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
S.Heavy Industrial Zone (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
T.Urban Center (UC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4-2-030 ZONING MAP INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
A.Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)2 - ii
B.Differences in Street Layout . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C.Conflict Between Zoning Map and Chapter Text . . . . . . . . . . . . . . . . . . . . . . . . 5
D.Conflict Between Zoning Map and Legal Description of Rezone Ordinance . . . 5
E.Designation of Special Zoning Categories and Time Limitations . . . . . . . . . . . . 6
F.Annual Map Update . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-2-040 ZONING REGULATION INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A.Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Entire Lot Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Installation Not Considered an Expansion of Nonconformity . . . . . . . . . . . . 7
4-2-050 PERMITTED LAND USES ESTABLISHED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A.Categories of Uses Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Zoning Use Tables Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Interpretation of Zoning Use Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Legend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Other Requirements Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Additional Use-Related Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Accessory Use Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Rules of Interpretation for Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . 9
5. Prohibited Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
6. Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Criteria for Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
7. Use Table Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
8. Existing Legal Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-2-060 ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS . . 11
A. Agriculture and Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Animals and Related Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D. Other Residential, Lodging and Home Occupations . . . . . . . . . . . . . . . . . . . . . 11
E. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
F. Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
G. Other Community and Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
H. Office and Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
I. Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
J. Entertainment and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
K. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
L. Vehicle Related Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
M. Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
N. Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
O. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
P. Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Q. General Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-2-070 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES . . . . . . . . . . . . 21
A.Subject to the Following Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
B.(Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
C.(Deleted by Ord. 5357, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
D.Downtown Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
SECTION PAGE
NUMBER NUMBER
2 - iii (Revised 7/20)
E. Arterial Streets Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
F. (Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-2-090 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-2-100 ZONING STANDARDS TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
A.Standards Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
B.Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
C.Interpretation of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . . 31
A. Development Standards for Residential Zoning Designations
(Primary Structures) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
B. Development Standards for Residential Development
(Detached Accessory Buildings) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
C. Development Standards for Residential Development
(Accessory Dwelling Units) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
D. Development Standards for Residential Manufactured Home
Park Zoning Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
E. Conditions Associated with Development Standards Table
for Residential Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
F. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
G. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
H. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
I. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS . . . . . . . . . . . . . 55
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
E. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
1. Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
2. Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
3. Residential Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
4-2-116 ACCESSORY DWELLING UNIT RESIDENTIAL DESIGN STANDARDS . . 65
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
C. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . . 99
A. Development Standards for Commercial Zoning
Designations (CN, CV, CA, & UC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
B. Development Standards for Commercial
Zoning Designations (CD, CO, & COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107
C. Conditions Associated with Development Standards Tables
for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113
D. (Repealed by Ord. 5355, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
E. (Repealed by Ord. 5759, 6-22-2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
F. (Repealed by Ord. 5759, 6-22-2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)2 - iv
4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . 116
A. Development Standards for Industrial Zoning Designations . . . . . . . . . . . . . . 117
B. Conditions Associated with Development Standards
Table for Industrial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 119
4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 120
4-2-010D
2 - 1 (Revised 8/16)
4-2-010 ZONES AND MAP
DESIGNATIONS ESTABLISHED:
A. COMPREHENSIVE PLAN
DESIGNATIONS:
The City has been divided into Comprehensive
Plan land use designations:
(Ord. 5759, 6-22-2015)
B. ZONING MAP:
This Chapter shall consist of this text as well as
that certain map on file in the Office of the City
Clerk designated as the Zoning Map of the City.
The boundaries of the various districts shall be
shown on the Zoning Map and are hereby made
a part of the Renton Municipal Code (RMC). This
Title is to be read and interpreted in light of the
contents of the Zoning Map. (Ord. 5759, 6-22-
2015)
C. ZONING DISTRICTS:
The City is divided into the following types of zon-
ing districts and the following map symbols are
established:
(Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)
D. ZONES IMPLEMENTING
COMPREHENSIVE PLAN:
The Comprehensive Plan Designations are im-
plemented by certain zones:
(Ord. 5286, 5-14-2007; Ord. 5332, 12-10-2007;
Ord. 5355, 2-25-2008; Ord. 5744, 1-12-2015;
Ord. 5759, 6-22-2015)
COMPREHENSIVE PLAN
LAND USE DESIGNATION
MAP
SYMBOL
Residential Low Density (LD)
Residential Medium Density (MD)
Residential High Density (HD)
Commercial & Mixed Use (CMU)
Commercial Office Residential (COR)
Employment Area (EA)
ZONE
MAP
SYMBOL
Resource Conservation (RC)
Residential-1 (R-1)
Residential-4 (R-4)
Residential-6 (R-6)
Residential-8 (R-8)
Residential Manufactured Home (RMH)
Residential-10 (R-10)
Residential-14 (R-14)
Residential Multi-Family (RMF)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Neighborhood (CN)
Commercial Office (CO)
Commercial Office Residential (COR)
Urban Center (UC)
COMPREHENSIVE PLAN
DESIGNATION IMPLEMENTING ZONES
Residential Low Density
(LD)
Resource Conservation
(RC)
Residential-1 (R-1)
Residential-4 (R-4)
Residential Manufactured
Home Park (RMH)
Residential Medium
Density
Residential-6 (R-6)
Residential-8 (R-8)
Residential Manufactured
Home Park (RMH)
Residential High Density
(RHD)
Residential-10 (R-10)
Residential-14 (R-14)
Residential Manufactured
Home Park (RMH)
Residential Multi-Family
(RMF)
Commercial
Neighborhood (CN)
Commercial & Mixed Use
(CMU)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Office (CO)
Urban Center (UC)
Commercial Office
Residential (COR)
Commercial Office
Residential (COR)
Employment Area (EA)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Resource Conservation
(RC)
ZONE
MAP
SYMBOL
4-2-010E
(Revised 8/16)2 - 2
E. ADDITIONAL RESTRICTIONS ON
LAND USE:
(Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977;
Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995;
Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004;
Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008;
Ord. 5437, 12-8-2008; Ord. 5571, 11-15-2010;
Ord. 5759, 6-22-2015; Ord. 5804, 5-23-2016)
4-2-020 PURPOSE AND INTENT OF
ZONING DISTRICTS:
A. GENERAL:
Approval of projects in the zones is contingent
upon the determination that the proposed devel-
opments are consistent with the purpose of the
zone and the purpose and intent of the land use
designations and guiding policies of the Compre-
hensive Plan.
The Comprehensive Plan Land Use Element pol-
icies for each corresponding zone classification
and all the Elements of the Comprehensive Plan
shall be used together with the purpose state-
ments for each zone and map designation set
forth in the following sections to guide interpreta-
tion and application of land use regulations within
the zones and designations and any changes to
the range of permitted uses within each zone
through amendments to the code. (Ord. 5676,
12-3-2012)
B. RESOURCE CONSERVATION ZONE
(RC):
The Resource Conservation Zone (RC) is estab-
lished to provide a very low-density residential
zone that endeavors to provide some residential
use of lands characterized by extensive critical
areas or lands with agricultural uses. It is in-
tended to implement the Low Density Residential
Comprehensive Plan designation. This zone pro-
motes uses that are compatible with the functions
and values of designated critical areas and allows
for continued production of food and agricultural
products. No minimum density is required.
The Resource Conservation Zone is also in-
tended to provide separation between areas of
more intense urban uses and critical lands or ag-
ricultural uses; encourage or preserve very low-
density residential uses; reduce the intensity of
uses in accordance with the extent of environ-
mentally sensitive areas such as floodplains, wet-
lands and streams, aquifers, wildlife habitat,
steep slopes, and other geologically hazardous
areas; allow for small-scale farming to commence
or continue; and provide viable uses within urban
separators. (Ord. 5759, 6-22-2015)
C. RESIDENTIAL-1 (R-1):
The Residential-1 Zone (R-1) is established to
provide and protect suitable environments for res-
idential development of lands characterized by
pervasive critical areas where limited residential
development will not compromise critical areas. It
is intended to implement the Low Density Resi-
dential Comprehensive Plan designation. The
zone provides for suburban estate single family
and clustered single family residential dwellings,
at a maximum density of one dwelling unit per net
acre, and allows for small scale farming associ-
ated with residential use. Density bonus provi-
sions, of up to eighteen (18) dwelling units per
acre, are intended to allow assisted living to de-
velop with higher densities within the zone. It is
further intended to protect critical areas, provide
separation between neighboring jurisdictions
through designation of urban separators as ad-
opted by the Countywide Policies, and prohibit
the development of incompatible uses that may
be detrimental to the residential or natural envi-
ronment. (Ord. 5590, 2-28-2011; Ord. 5759, 6-22-
2015)
D. RESIDENTIAL-4 (R-4):
The Residential-4 Zone (R-4) is established to
promote urban single family residential neighbor-
TYPE OF LAND USE
RESTRICTION
ZONING MAP
SYMBOL
Automall Restrictions Dot Pattern
TYPE OF LAND USE
RESTRICTION
REFERENCE OR
CODE SECTION NO.
Airport Related Height and
Use Restrictions RMC 4-3-020
Critical Areas Regulations RMC 4-3-050
Automall District RMC 4-3-040
Downtown Business District RMC 4-2-080D
Planned Urban Development RMC 4-9-150
Restrictive Covenants See Property Title
Report
Urban Design Regulations
(Areas “A,” “B,” “C,” and “D”)RMC 4-3-100
4-2-020J
2 - 3 (Revised 8/17)
hoods serviceable by urban utilities and contain-
ing open space amenities. It is intended to
implement the Residential Low Density Compre-
hensive Plan designation. The Residential-4 (R-
4) allows a maximum density of four (4) dwelling
units per net acre. The R-4 designation serves as
a transition between rural designation zones and
higher density residential zones. It is intended as
an intermediate lower density residential zone.
(Ord. 5355, 2-25-2008; Ord. 5759, 6-22-2015;
Ord. 5842, 6-12-2017)
E. RESIDENTIAL-6 (R-6):
The Residential-6 Zone (R-6) is established for
single family dwellings and is intended to imple-
ment the Residential Medium Density Compre-
hensive Plan designation. The R-6 zone allows a
range of three (3) to six (6) dwelling units per net
acre. Development in the R-6 zone is intended to
be single family residential at moderate density.
(Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)
F. RESIDENTIAL-8 (R-8):
The Residential-8 Zone (R-8) is established for
single family residential dwellings allowing a
range of four (4) to eight (8) dwelling units per net
acre. It is intended to implement the Residential
Medium Density Comprehensive Plan designa-
tion. Development in the R-8 Zone is intended to
create opportunities for new single family residen-
tial neighborhoods and to facilitate high-quality in-
fill development that promotes reinvestment in
existing single family neighborhoods. It is in-
tended to accommodate uses that are compatible
with and support a high-quality residential envi-
ronment and add to a sense of community. (Ord.
5744, 1-12-2015; Ord. 5759, 6-22-2015)
G. RESIDENTIAL MANUFACTURED
HOME PARK (RMH):
The Residential Manufactured Home Park Zone
(RMH) is established to promote development
that is single family in character and developed to
offer a choice in land tenancy. Standards provide
for safe and high-quality manufactured home
neighborhoods. It is intended to implement the
Residential Low Density Comprehensive Plan
designation. The RMH Zone is intended to protect
established manufactured home parks and to ex-
pand the variety of affordable housing types avail-
able within the City. (Ord. 5332, 12-10-2007; Ord.
5744, 1-12-2015; Ord. 5759, 6-22-2015)
H. RESIDENTIAL-10 (R-10):
The Residential-10 Zone (R-10) is established for
high-density residential development that will pro-
vide a mix of residential styles including small lot
detached dwellings or attached dwellings such as
townhouses and small-scale flats. Development
promoted in the zone is intended to increase op-
portunities for detached dwellings as a percent of
the housing stock, as well as allow some small-
scale attached housing choices and to create
high-quality infill development that increases den-
sity while maintaining the single family character
of the existing neighborhood. Allowable base
densities range from five (5) to ten (10) dwelling
units per net acre. The zone serves as a transition
to higher density multi-family zones. (Ord. 5286,
5-14-2007; Ord. 5520, 12-14-2009; Ord. 5744, 1-
12-2015; Ord. 5759, 6-22-2015)
I. RESIDENTIAL-14 (R-14):
The purpose of the Residential-14 Zone (R-14) is
to encourage development, and redevelopment,
of residential neighborhoods that provide a mix of
detached and attached dwelling structures orga-
nized and designed to combine characteristics of
both typical single family and small-scale multi-
family developments. Densities range from seven
(7) to fourteen (14) units per net acre with oppor-
tunities for bonuses up to eighteen (18) dwelling
units per net acre. Structure size is intended to be
limited in terms of bulk and scale so that the vari-
ous unit types allowed in the zone are compatible
with one another and can be integrated together
into a quality neighborhood. Project features are
encouraged, such as yards for private use, com-
mon open spaces, and landscaped areas that en-
hance a neighborhood and foster a sense of
community. Civic and limited commercial uses
may be allowed when they support the purpose of
the designation. (Ord. 5286, 5-14-2007; Ord.
5520, 12-14-2009; Ord. 5744, 1-12-2015; Ord.
5759, 6-22-2015)
J. RESIDENTIAL MULTI-FAMILY (RMF):
The RMF Zone provides suitable environments
for multi-family dwellings. It is further intended to
conditionally allow uses that are compatible with
and support a multi-family environment. The RMF
allows for the development of both infill parcels in
existing multi-family districts with compatible proj-
ects and other multi-family development. Densi-
ties range from ten (10) to twenty (20) du/acre
with opportunities for bonuses up to twenty five
(25) dwelling units per net acre. (Amd. Ord. 4971,
6-10-2002; Ord. 5286, 5-14-2007; Ord. 5573,
4-2-020K
(Revised 8/17)2 - 4
11-15-2010; Ord. 5744, 1-12-2015; Ord. 5759, 6-
22-2015)
K. COMMERCIAL NEIGHBORHOOD
ZONE (CN):
The purpose of the Commercial Neighborhood
Zone (CN) is to provide for small-scale conve-
nience retail/commercial areas offering incidental
retail and service needs for the surrounding area.
Uses serving a larger area may be appropriate if
they also serve the residents of the immediate
area and are compatible with the scale and char-
acter of the neighborhood. This designation is the
smallest and least intensive of the City’s commer-
cial zones. (Ord. 5676, 12-3-2012; Ord. 5744, 1-
12-2015)
L. CENTER VILLAGE ZONE (CV):
1. Purpose: The purpose of the Center Vil-
lage Zone (CV) is to provide an opportunity
for concentrated mixed-use residential and
commercial redevelopment designed to ur-
ban rather than suburban development stan-
dards that supports transit-oriented
development and pedestrian activity. Use al-
lowances promote commercial and retail de-
velopment opportunities for residents to shop
locally. Uses and standards allow comple-
mentary, high-density residential develop-
ment, and discourage garden-style, multi-
family development.
2. Scale and Character: The Center Vil-
lage Zone (CV) is intended to provide suitable
environments for district-scaled retail and
commercial development serving more than
one neighborhood, but not providing City-
wide services. (Ord. 5286, 5-14-2007; Ord.
5744, 1-12-2015)
M. COMMERCIAL ARTERIAL ZONE (CA):
The purpose of the Commercial Arterial Zone
(CA) is to evolve from “strip commercial” linear
business districts to business areas character-
ized by enhanced site planning and pedestrian
orientation, incorporating efficient parking lot de-
sign, coordinated access, amenities and boule-
vard treatment with greater densities. The CA
Zone provides for a wide variety of retail sales,
services, and other commercial activities along
high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-
use buildings. The zone includes the designated
Automall District. (Ord. 5191, 12-12-2005; Ord.
5355, 2-25-2008; Ord. 5437, 12-8-2008; Ord.
5744, 1-12-2015)
N. CENTER DOWNTOWN (CD):
The purpose of the Center Downtown Zone (CD)
is to provide a mixed-use urban commercial cen-
ter serving a regional market as well as high-den-
sity residential development. Uses include a wide
variety of retail sales, services, multi-family resi-
dential dwellings, and recreation and entertain-
ment uses. (Ord. 5744, 1-12-2015)
O. COMMERCIAL OFFICE ZONE (CO):
The Commercial Office Zone (CO) is established
to provide areas appropriate for professional, ad-
ministrative, and business offices and related
uses, offering high-quality and amenity work envi-
ronments. In addition, a mix of limited retail and
service uses may be allowed to primarily support
other uses within the zone, subject to special con-
ditions. Limited light industrial activities, which
can effectively blend in with an office environ-
ment, are allowed, as are medical institutions and
related uses. (Ord. 5355, 2-25-2008; Ord. 5744,
1-12-2015)
P. COMMERCIAL OFFICE RESIDENTIAL
ZONE (COR):
The purpose of the Commercial Office Residen-
tial Zone (COR) is to provide for a mix of intensive
office, hotel, convention center, and residential
activity in a high-quality, master-planned develop-
ment that is integrated with the natural environ-
ment. Commercial retail and service uses that are
architecturally and functionally integrated are per-
mitted. Also, commercial uses that provide high
economic value may be allowed if designed with
the scale and intensity envisioned for the COR
Zone. The scale and location of these sites will
typically denote a gateway into the City and
should be designed accordingly. (Amd. Ord.
5001, 2-10-2003; Ord. 5369, 4-14-2008; Ord.
5744, 1-12-2015; Ord. 5759, 6-22-2015)
Q. LIGHT INDUSTRIAL ZONE (IL):
The purpose of the Light Industrial Zone (IL) is to
provide areas for low-intensity manufacturing, in-
dustrial services, distribution, storage, and techni-
cal schools. Uses allowed in this zone are
generally contained within buildings. Material
and/or equipment used in production are not
stored outside. Activities in this zone do not gen-
4-2-030D
2 - 5 (Revised 9/15)
erate external emissions such as smoke, odor,
noise, vibrations, or other nuisances outside the
building. Compatible uses that directly serve the
needs of other uses in the zone are also allowed.
(Ord. 5744, 1-12-2015)
R. MEDIUM INDUSTRIAL ZONE (IM):
The purpose of the Medium Industrial Zone (IM)
is to provide areas for medium-intensity industrial
activities involving manufacturing, processing,
assembly, and warehousing. Uses in this zone
may require some outdoor storage and may cre-
ate some external emissions of noise, odor, glare,
vibration, etc., but these are largely contained on-
site. Compatible uses that directly serve the
needs of other uses permitted within the district
are also allowed zone-wide. Additionally, within
the Employment Area designation, an even wider
variety of commercial and service uses may be
permitted. (Ord. 5650, 12-12-2011; Ord. 5744, 1-
12-2015; Ord. 5759, 6-22-2015)
S. HEAVY INDUSTRIAL ZONE (IH):
The purpose of the Heavy Industrial Zone (IH) is
to provide areas for high-intensity industrial activ-
ities involving heavy fabrication, processing of
raw materials, bulk handling and storage, con-
struction, and heavy transportation. Uses in this
zone may require large outdoor areas in which to
conduct operations. Environmental impacts may
be produced that affect off-site areas, requiring
isolation of the industrial activity from more sensi-
tive land uses. Compatible uses that directly
serve the needs of other uses permitted within the
district are also allowed. (Ord. 5355, 2-25-2008;
Ord. 5744, 1-12-2015)
T. URBAN CENTER (UC):
The Urban Center Zone (UC) is established to
provide an area for pedestrian-scale urban
mixed-use development that supports the resi-
dential and employment goals of Renton’s Urban
Center. The UC Zone is intended to attract a wide
range of office, technology, commercial, and res-
idential uses. The overall mix and intensity of
uses within both zones will develop over time.
Consequently, decisions made in early phases of
redevelopment will need to take into consider-
ation the potential for further infill and intensifica-
tion of uses. The overall mix and intensity of uses
is intended to create an urban rather than subur-
ban character. The form of development is ex-
pected to use urban development standards and
therefore, setbacks, heights, landscaping, park-
ing, and design standards are to be urban in scale
and configured in a layout utilizing the street sys-
tem to create a human-scale, pedestrian-oriented
new center. Uses that support urban center de-
velopment are allowed. Development is expected
to include amenities such as gateways, water ac-
cess, and open space. High-quality development
is anticipated, encompassing a mix of residential
neighborhoods, shopping, and employment dis-
tricts and public facilities. The designation is also
intended to allow continuation of airplane manu-
facturing and accessory airplane manufacturing
uses, as land area formerly occupied by those
uses is transformed to combinations of retail, ser-
vice, office, residential, and civic uses. (Ord.
3722, 4-25-1983; Ord. 4404, 6-7-1993; Ord.
4473, 9-12-1994; Ord. 4502, 3-13-1995; Ord.
4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord.
4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord.
4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord.
4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002;
Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004;
Ord. 5450, 3-2-2009; Ord. 5744, 1-12-2015; Ord.
5759, 6-22-2015)
4-2-030 ZONING MAP
INTERPRETATION:
A. BOUNDARIES:
The district boundaries are, unless otherwise in-
dicated, the centerlines of streets, centerlines of
alleys or lot lines as shown on the maps.
B. DIFFERENCES IN STREET LAYOUT:
Where the street layout actually on the ground
varies from that shown on the Zoning District
Maps, the designations shown on the maps shall
be applied to the street as actually laid out so as
to carry out the intent and purpose of the zoning
plan of that district.
C. CONFLICT BETWEEN ZONING MAP
AND CHAPTER TEXT:
If any conflict exists between the Zoning District
Map and the text of this Chapter, the text of the
Chapter will prevail.
D. CONFLICT BETWEEN ZONING MAP
AND LEGAL DESCRIPTION OF REZONE
ORDINANCE:
If any conflict exists between the adopting Zoning
Map of the City and the text of any rezone ordi-
nance for any particular parcel of property, the
text of the rezone ordinance will govern. Once
any conflict is shown to exist, the City Council
4-2-030E
(Revised 9/15)2 - 6
shall ask the Administration to determine the
source of the conflict and to make a recommen-
dation for any future action by the Council. The
Council will hold a public hearing to determine if it
wishes to take any action to resolve the conflict.
Notification of the public hearing will be given to
the property owners and parties of record to the
rezone. (Ord. 5450, 3-2-2009)
E. DESIGNATION OF SPECIAL ZONING
CATEGORIES AND TIME LIMITATIONS:
Properties having a zoning category subject to a
time limitation, such as a Planned Urban Devel-
opment approval or reversionary zoning, and
those properties under contract rezone shall be
specially designated on the Zoning Map to indi-
cate their special nature and give notice to the
public that further inquiry into their zoning status
is necessary. (Ord. 5153, 9-26-2005)
F. ANNUAL MAP UPDATE:
The Zoning Map of the City of Renton shall be up-
dated quarterly to reflect changes in the City
boundary and any zoning ordinances adopted
since the prior quarter. The official Zoning Map
shall list the ordinance number and indicate effec-
tive date on the face of the map. This shall be pre-
sented to the Council for adoption by the Council
as the formal and legal zoning classification for
the properties within the corporate limits of the
City. (Ord. 5450, 3-2-2009)
(Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977;
Ord. 4302, 12-17-1990; Amd. Ord. 4963,
5-13-2002)
4-2-050C
2 - 7 (Revised 6/09)
4-2-040 ZONING REGULATION
INTERPRETATION:
A. WIRELESS COMMUNICATION
FACILITIES:
1. Entire Lot Considered: For purposes of
determining whether the installation of a
tower or antenna complies with zoning devel-
opment regulations, including but not limited
to setback requirements, lot coverage re-
quirements and other such requirements, the
dimensions of the entire lot shall control, even
though antennas or towers may be located on
leased parcels within such lots.
2. Installation Not Considered an Expan-
sion of Nonconformity: Towers constructed
and antennas installed in accordance with the
provisions of this Chapter shall not be
deemed to constitute the expansion of a non-
conforming use or structure. A different exist-
ing use of an existing structure on the same
lot shall not preclude the installation of an an-
tenna or tower on such lot.
(Ord. 4689, 11-24-1997; Amd. Ord. 4963,
5-13-2002)
4-2-050 PERMITTED LAND USES
ESTABLISHED:
A. CATEGORIES OF USES
ESTABLISHED:
This Section establishes permitted, conditional,
accessory and prohibited uses, by zone, for all
properties within the Renton City Limits. All uses
in a given zone are one of six (6) types:
PERMITTED USES: Land uses allowed out-
right within a zone.
CONDITIONAL USES (ADMINISTRATIVE):
Land uses which may be permitted within a
zoning district following review by the Devel-
opment Services Division Director to estab-
lish conditions mitigating impacts of the use
and to assure compatibility with other uses in
the district.
CONDITIONAL USES (HEARING EXAM-
INER): Uses with special characteristics that
may not generally be appropriate within a
zoning district, but may be permitted subject
to review by the Hearing Examiner to estab-
lish conditions to protect public health, safety
and welfare.
ACCESSORY USES: Uses customarily inci-
dental and subordinate to the principal use
and located upon the same lot occupied by
the principal use or on an abutting/adjacent
lot that is under the same ownership as the
principal lot. Some accessory uses are spe-
cifically listed, particularly where a use is only
allowed in an accessory form, whereas other
accessory uses are determined by the Devel-
opment Services Division on a case-by-case
basis per RMC 4-2-050C4 and C6, Acces-
sory Use Interpretations and Unclassified
Uses.
PROHIBITED USES: Any use which is not
specifically enumerated or interpreted by the
City as allowable in that district. Any use not
specifically listed as a permitted, conditional,
or accessory use is prohibited, except those
uses determined to be unclassified and per-
mitted by the Development Services Division
Director pursuant to RMC 4-2-040C6. Any
prohibited use is illegal and is a misdemeanor
punishable under RMC 1-3-1.
UNCLASSIFIED USE: A use which does not
appear in a list of permitted, conditionally per-
mitted, or accessory uses, but which is inter-
preted by the Development Services Division
Director as similar to a listed permitted, con-
ditionally permitted or accessory use, and not
otherwise prohibited, pursuant to RMC
4-2-050C6, Unclassified Uses. (Ord. 5159,
10-17-2005; Ord. 5356, 2-25-2008)
B. ZONING USE TABLES ESTABLISHED:
The following tables establish whether a specific
use is permitted in a zoning district and whether
the use is allowed as “permitted,” “conditional,” or
“accessory” use. The zone is located on the hori-
zontal row and the specific use is located on the
vertical column of these tables.
C. INTERPRETATION OF ZONING USE
TABLES:
1. Legend: The following letters have the
following meanings when they appear in the
box at the intersection of the column and the
row:
4-2-050C
(Revised 6/09)2 - 8
2. Other Requirements Applicable: The
above uses are subject to the review proce-
dures specified in chapter 4-9 RMC, Permits
– Specific, the development standards of
chapters 4-3, Environmental Regulations and
Overlay Districts, 4-4, City-Wide Property De-
velopment Standards, and 4-6, Street and
Utility Standards, and may be subject to addi-
tional conditions as noted in subsection C3 of
this Section. The Aquifer Protection Regula-
tions of RMC 4-3-050, Critical Areas Regula-
tions, further restrict usage of those
properties located within the Aquifer Protec-
tion Area Boundary shown in RMC 4-3-050Q,
Maps.
3. Additional Use-Related Conditions: If
a number also appears at the intersection of
the column and the row, the use is also sub-
ject to the additional requirements as listed
immediately following the use table in RMC
4-2-080, Conditions Associated with Zoning
Use Tables. All applicable requirements shall
govern a use whether specifically identified in
this Chapter or not.
4. Accessory Use Interpretations: The
Development Services Division Director may
determine if an unclassified use or a classi-
fied use, even if not specifically listed as ac-
cessory (AC), is permitted as an accessory
use in a zone. Upon inquiry by an applicant,
an administrative interpretation shall be
made by the Development Services Division
Director to determine if a proposed use is al-
lowed as an accessory use utilizing the rules
of interpretation in subsection C4a of this
Section. If the applicant does not concur with
the interpretation of whether a use is acces-
sory or with the permit type applied to a use,
appeal may be made pursuant to RMC
4-8-110. Interpretations made by the Devel-
opment Services Division Director shall be
documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “accessory use” inter-
pretations upon approval by the legislative
authority.
P Permitted Use
AD Conditional Use – Administrative
H Conditional Use – Hearing Examiner
AC Accessory Use
4-2-050C
2 - 9 (Revised 9/15)
a. Rules of Interpretation for Acces-
sory Uses: To determine whether a use
is permitted as accessory, the Develop-
ment Services Division Director shall uti-
lize the following rules of interpretation:
i. If a use is allowed or conditionally
allowed in a zone as a “permitted”
use, accessory uses associated with
the primary use that are determined
to be incidental, necessary and com-
monly found with the permitted use
may be allowed with the same permit
type as the primary use, unless spe-
cifically stated otherwise.
ii. If a use is permitted or condition-
ally permitted as a primary use, sub-
ject to location restrictions, the listed
use, even as an accessory use, is
also subject to the same location re-
strictions as the primary use, unless
specifically stated otherwise. For ex-
ample, if a use is restricted to a loca-
tion within the Employment Area
(EA) land use designation, then the
accessory form of the use is only per-
mitted in the EA, unless specifically
stated otherwise.
iii. Required parking, required site
utilities/facilities, and other develop-
ment standards required in order to
establish or operate a use on a site
according to the RMC are consid-
ered accessory.
5. Prohibited Uses: If no symbol appears
in the box at the intersection of the column
and the row, the use is prohibited in that dis-
trict unless otherwise determined by the De-
velopment Services Division Director,
pursuant to this subsection C6 of this Section,
Unclassified Uses, or subsection C4, Acces-
sory Use Interpretations.
6. Unclassified Uses: Upon inquiry by an
applicant, an administrative interpretation
shall be made by the Development Services
Division Director to determine if a proposed
use not specifically listed is allowed utilizing
the criteria in subsection C6a of this Section.
Should interpretation be made that a pro-
posed, unlisted use not be allowed in a spe-
cific zoning district, the Director shall indicate
which zones, if any, do permit the use. If the
Development Services Division Director’s in-
terpretation indicates that an unlisted use is
not consistent with the permitted, conditional
or accessory uses in any district, or if a party
does not concur with the permit type applied
to a use, appeal may be made pursuant to
RMC 4-8-110. Interpretations made by the
Development Services Division Director shall
be documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “unclassified use” inter-
pretations upon approval by the legislative
authority.
a. Criteria for Unclassified Uses: In
order to make a determination that an un-
classified use is permitted, conditionally
permitted or accessory, the Development
Services Division Director must find that
the use is:
i. In keeping with the purpose and
intent of the zone, and consistent
with the Renton Comprehensive
Plan policies; and
ii. Similar in nature to, and no more
intense than, a specifically listed per-
mitted, conditional or accessory use;
and
iii. Consistent with subsection C4 of
this Section, if determined to be per-
missible as an accessory use.
7. Use Table Conflicts: In the event of a
conflict between RMC 4-2-060, the Master
Zoning Use Table and any other individual
zoning use tables, RMC 4-2-070A through
4-2-070S, the provisions of RMC 4-2-060
shall have priority.
8. Existing Legal Nonconforming Uses:
Where the term “existing” follows a listed use
type within the table(s) (e.g., horticulture
nurseries, existing), then those who can doc-
ument that their nonconforming uses were le-
gal at the time the nonconforming uses were
established will be permitted to continue
those nonconforming uses and given all the
rights of other permitted uses within the dis-
trict. In addition, these uses may be rebuilt
“as is, where is” should they suffer damage.
These uses may be remodeled without limita-
tion on value and may be enlarged subject to
current code requirements (e.g., height limits,
4-2-050C
(Revised 9/15)2 - 10
lot coverage, density limits, setbacks, park-
ing, etc.), unless otherwise specifically condi-
tioned in RMC 4-2-080.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995,
2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595,
4-8-1996; Ord. 4851, 8-7-2000; Ord. 4782,
5-24-1999; Ord. 4963, 5-13-2002; Ord. 5647,
12-12-2011; Ord. 5759, 6-22-2015)
4-2-060D
2 - 11 (Revised 7/20)4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations:USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCA. AGRICULTURE AND NATURAL RESOURCESAgricultureP35 P35Home agricultureAC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35Natural resource extraction/recoveryHHHHHHHHHHHHHHHHHHResearch – Scientific (small scale)PPPPPPPPPPPPPPPPPPPB. ANIMALS AND RELATED USESBeekeepingAC AC AC AC AC AC AC AC ACKennelsADP37 P37 P37AD AD ADADStables, commercialAD ADPet day careP37P37P37ADADADADADADAD82Veterinary offices/clinicsPAD42P P PP112 P P P29 P P82C. RESIDENTIALDetached dwellingPPPPP PPAttached dwellings – FlatsP P PP6P6P6P6P16P6P6Attached dwellings – Garden style apartmentsPP6Attached dwellings – TownhousesPPP13P6P6Attached dwellings – Carriage housesPPP13P6P6Manufactured HomesManufactured homesP50 P50 P50 P50 P50 P P50 P50D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONSAccessory dwelling unitAC7 AC7 AC7 AC7 AC7 AC7 AC7Blank=Not Allowed P#=Permitted AD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060E
(Revised 7/20)2 - 12Adult family homePPPPPPPPPP P3Assisted livingADAD P PPP3 P40 P P96Caretaker’s residenceACAC AC ACAC AC ACCongregate residenceADPP3Group homes IAD H3Group homes II for 6 or lessADPPPPPPPPP P3 PGroup homes II for 7 or moreHHHHHHHHPHH3 ADHome occupations (RMC 4-9-090)AC AC AC AC AC AC AC AC ACAC AC AC ACAC ACLive-work unitADADADE. SCHOOLSK-12 educational institution(public or private)H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87Other higher education institutionP29 P29 P29P P P P21 AD87Schools/studios, arts and craftsPP29P29 P P P PTrade or vocational schoolPPHHH77F.PARKSParks, neighborhoodPPPPPPPPPPPPPPPPPPPParks, regional/community, existingPPPPPPPPPPPPPPPPPPPParks, regional/community, newAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD PG.OTHER COMMUNITY AND PUBLIC FACILITIESCemeteryHHHHHHHHHHHH HHHHReligious institutionsHHHHHHHHHHHHHHHHHHHSocial service organizationsHHHHHHHHHH12H21H82USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060I
2 - 13 (Revised 9/19)Private club, fraternal organizationsHHHHHHHHHHHHHHHH12H21H82City government officesAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD ADCity government facilitiesHHHHHHHHHHHHHHHHHHHCommunity health engagement location (CHEL)Jails, existing municipalPDiversion facility and diversion interim service facilityH71 H71Secure community transition facilitiesH71 H71Other government offices and facilitiesHHHHHHHHHHHHHHHHHHHH. OFFICE AND CONFERENCEConference centersPPP HPPPP21P18Medical and dental officesAD42 PPPADP112PPPPP92Offices, generalAD42 PPPADP112PPPPP92I.RETAILAdult retail use (RMC 4-3-010)PPP PPPP12Wholesale retailPPPP29P79Drive-in/drive-through, retailAC80 AC80 AC80 AC80 AC61 AC80 AC61AC82Eating and drinking establishmentsP1 P1 P1 P1 P1 P1 P1 AD33P P P P22 P P P P12 P82 P82Fast food restaurantsP29P61 P P61P82Horticultural nurseries, existingAD AD AD AD AD AD AD AD AD AD AD AD ADAD AD AD AD ADHorticultural nurseries, newADAD29Marijuana retail (RMC 4-1-250)AD P ADP21 P82USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060J
(Revised 9/19)2 - 14Mobile food vendingP10 P10 P10 P10 P10 P10 P10 P10 P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 P10Retail salesAD33 AD AC AC AC P22 P P P P54 P21 P82Retail sales, outdoorP15 P30 P30 P30 P15 P15 P15 P15 P15TavernsAD P20 ADP21 P82Vehicle sales, largeP29 P29 P29P29Vehicle sales, smallPPPP68J. ENTERTAINMENT AND RECREATIONEntertainmentAdult entertainment business (RMC 4-3-010)PPPPPP12Card roomP52 P52 P52P52Cultural facilitiesH H H H H H H H H ADADADADADADADADADADDance clubsP29 P29 P29AD P20 AD P29 ADDance hallsP29 P29 P29AD P20 AD P29 ADGaming/gambling facilities, not-for-profitH29 H29 H29H20H29Movie theatersP29 P29 P29AD P20 P P12P82Sports arenas, auditoriums, exhibition halls, indoorP29 P29 P29P20 PH18Sports arenas, auditoriums, exhibition halls, outdoorP29 P29 P29AD20H18RecreationGolf courses (existing)PPPPPPPGolf courses, newHPHHHHHMarinasPP21 HRecreational facilities, indoor, existingHP33P29 P29 P29P P P P54 P21 P82USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060L
2 - 15 (Revised 9/19)Recreational facilities, indoor, newHP29P4 P P P92 P12 P21 P82Recreational facilities, outdoorP29 P29 P29H20H29H83K. SERVICESServices, GeneralBed and breakfast house, accessoryAD AD AD AD ADAD AD ADADPBed and breakfast house, professionalAD ADAD5ADPHotelP29 P29 P29P P20 P P P P18MotelP29 P29 P29P P20Off-site servicesP29 P29 P29P29On-site servicesAD33 P29 P29 P29 P22 P P P P54 P21 P82Drive-in/drive-through serviceAC61 AC61 AC61 AC80 AC61 AC80 AC61 AC61 AC61 AC82Vehicle rental, smallPPPAD P20Vehicle and equipment rental, largeP29 P29 P29Day Care ServicesAdult day care IAC AC AC AC AC AC AC AC AC P P P P P P P P P P100Adult day care IIHHHHHHHPPPPPPPP12P21P100Day care centersH25H25H25H25H25H25H25PPPPPPPPP21P100Family day careAC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC ACHealthcare ServicesConvalescent centersHH H HP AD P3 P40 AD AD96Medical institutionsHHHHHHHHH56H56H56HHHHP40HHL.VEHICLE RELATED ACTIVITIESCar washesPPPAD2 P2USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060L
(Revised 9/19)2 - 16Express transportation servicesAD P AD20Fuel dealersH59 PIndustrial engine or transmission rebuildP28 P28 P28Parking garage, structured, commercial or publicPPP PP20P3PPP92Parking, surface, commercial or publicP29 P29 P29 P20 P3 ADPark and ride, dedicatedP107 P107 P107 P107 P107 P107 P107 P107Park and ride, shared-usePPPPPPPPPP P107P109P107P P107Railroad yardsPTaxi standPADADTow truck operation/auto impoundment yardP36 H59 P AD36Transit centersH29 H29 H29 P H20 P H29 PTruck terminalsPVehicle fueling stationsPPP PP P29Vehicle fueling stations, existing legalPPPADPP P29Vehicle service and repair, largeAD2 P PVehicle service and repair, smallP2 P2 P2 AD2 AD2 AD2Wrecking yard, autoH59 HAir Transportation UsesAirplane manufacturingH59 P78Airplane manufacturing, accessory functionsAC P78Airplane sales and repairPUSES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory UseP=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060N
2 - 17 (Revised 7/20)Airport, municipalPAirport-related or aviation-related usesACHelipadsP111 H29 H29 H29 H H H78Helipads, commercialHH78M. STORAGEBulk storageP29 P29 P29Hazardous material storage, on site or off site, including treatmentH24 H24 H24Indoor storageP P P AC11 AC11 AC11 AC11 AC11 AC11Outdoor storage, existingP29 P29 P29 P64Outdoor storage, newP29 P29 P29 P64Self-service storageAD29 P59 P H22 H22Vehicle storageAD29 AD29 AD29WarehousingPPPN. INDUSTRIALIndustrial, GeneralAssembly and/or packaging operationsPPP P86Commercial laundries, existingP29 P29 P29 P4Commercial laundries, newP29 P29 P29Construction/contractor’s officePPPCraft distilleries with tasting rooms, small wineries, and micro-breweriesP PPPPPPIndustrial, heavyP14USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory UseP=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060O
(Revised 7/20)2 - 18Laboratories: light manufacturingP29 P29 P29AD P20 P3 AD54 P86Laboratories: research, development and testingP28 P PH P20 AD3 AD H P86Manufacturing and fabrication, heavyH59 P67Manufacturing and fabrication, mediumP67 P67Manufacturing and fabrication, lightPPPPSolid Waste/RecyclingRecycling collection and processing centerP28 P28 P28P29Recycling collection stationPPPPPPPPPSewage disposal and treatment plantsH59 HWaste recycling and transfer facilitiesH59 PO.UTILITIESCommunication broadcast and relay towersHHHHHHHHHH29H29H29HHHHHHElectrical power generation and cogenerationH H66 H66 H66 H66 H66 H66 H66 H66 H66Utilities, smallP5 P5 P5 P5 P5 P5 P5 P5 P5 P P P P P P P P P PUtilities, mediumAD5AD5AD5AD5AD5AD5AD5AD5AD5ADADADADADADADADADADUtilities, largeH5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H HP.WIRELESS COMMUNICATION FACILITIESAmateur radio antennaAD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8AD8 AD8 AD8 AD8 AD8 AD8USES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-060Q
2 - 19 (Revised 7/20)(Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5-8-2000; Ord. 4857, 8-21-2000; Ord. 4915, 8-27-2001; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5190, 12-12-2005; Ord. 5191, 12-12-2005; Ord. 5201, 4-17-2006; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5381, 5-12-2008; Ord. 5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord. 5437, 12-8-2008; Ord. 5439, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5466, 7-13-2009; Ord. 5469, 7-13-2009; Ord. 5473, 7-13-2009; Ord. 5519, 12-14-2009; Ord. 5520, 12-14-2009; Ord. 5522, 12-14-2009; Ord. 5577, 11-15-2010; Ord. 5578, 11-15-2010; Ord. 5589, 2-28-2011; Ord. 5639, 12-12-2011; Ord. 5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5707, 3-24-2014; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759 (Att. A), 6-22-2015; Ord. 5790 (Att. A), 4-25-2016; Ord. 5798, 4-25-2016; Ord. 5837 (Atts. A, B), 6-12-2017; Ord. 5839 (Atts. A, B, C), 6-12-2017; Ord. 5867 (Att. A), 12-11-2017; Ord. 5872 (Att. A), 12-11-2017; Ord. 5876 (Att. A), 1-22-2018; Ord. 5899 (Att. A), 11-19-2018; Ord. 5908 (Atts. A, B), 12-10-2018; Ord. 5910 (Att. A), 12-10-2018; Camouflaged WCFAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADConcealed WCFAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADMajor alterations to existing WCF structuresAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADMinor alterations to existing WCF structuresPPPPPPPPPPPPPPPPPPPMonopole I support structuresH47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47Monopole II support structuresH47H47 H47 H47 H47 H47 H47 H47 H47 H47 H47Small cells complying with a preferred concealment techniquePPPPPPPPPPPPPPPPPPPSmall cells submitting a concealment element planAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADStealth towerAD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD ADQ. GENERAL ACCESSORY USESAccessory uses per RMC 4-2-050 and as defined inchapter 4-11 RMC, where nototherwise listed in Use TableAC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC ACUSES:RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONSRC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UCBlank=Not AllowedP#=PermittedAD=Administrative Conditional UseAC=Accessory UseP=Permitted Useprovided condition can be metH=Hearing Examiner Conditional Use#=Condition(s)Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
4-2-070
(Revised 7/20)2 - 20
Ord. 5917 (Att. A), 12-10-2018; Ord. 5926 (Att.
A), 5-6-2019; Ord. 5960 (Att. A), 12-9-2019, Ord.
5963 (Att. A), 3-2-2020)
4-2-070 (Reserved)
(Ord. 5387, 6-9-2008)
4-2-080A
2 - 21 (Revised 7/20)
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES:
A. SUBJECT TO THE FOLLOWING
CONDITIONS:
1. Specified uses are limited to locations
within an existing or new golf course or
regional park.
2. All operations shall be conducted entirely
within an enclosed structure.
a. Vehicles shall only be held on the
property while being serviced and
shall have an active repair or service
invoice that shall be made available to
the City upon the City’s request.
b. Vehicle storage before or after service
shall not be allowed. Vehicles held on
the site shall be subject to the screen-
ing and landscaping provisions in
RMC 4-4-120, Storage Lots – Outside,
unless enclosed within a building.
c. Vehicle holding areas shall count
toward the maximum lot coverage
standard of the zone.
d. Any overnight vehicle parking acces-
sory to this use shall not be located in
the front setback or in a side setback
along a street. Additionally, in the CN
or CV Zone, this use shall be associ-
ated with a gas station.
3. These uses shall not be located on the
ground floor of buildings in the Downtown
Business District depicted in RMC 4-2-
080D. (Ord. 5804, 5-23-2016)
4. Existing commercial laundry uses may be
continued and may be re-established for
purposes of rebuilding upon unintentional
destruction of property. Existing commer-
cial laundry uses may not expand beyond
their existing building footprint plus abutting
easements, loading, or parking areas. Ren-
ovations or alterations within the existing
building footprint are permitted. Existing
commercial laundry uses may add to the
height of buildings provided that the height
of the building not exceed forty two feet
(42'), and that additional height be used for
accessory office to support the commercial
laundry uses. Existing offsite warehousing
uses accessory to existing commercial
laundry uses may be continued but shall
not be expanded beyond their existing
building footprint.
5. Aboveground public utility facilities, such as
water towers, reservoirs, water treatment
facilities, and pump stations shall be
treated with public art, subject to approval
by the Arts Commission. (Ord. 5790, 4-25-
2016)
6. Specified residential use(s) are not allowed
within one thousand feet (1,000') of the
centerline of Renton Municipal Airport run-
way. Attached dwellings are not permitted
in the CA or CN Zone within the Benson,
Cedar River, Talbot, or Valley Community
Planning Areas.
Where not prohibited, attached dwelling
units are permitted subject to the following
conditions and standards in addition to
RMC 4-4-150, Residential Mixed-Use
Development Standards:
a. Standalone Residential – Where
Allowed: Standalone residential build-
ings are permitted:
i. In the CD Zone outside of the
Downtown Business District,
provided residential amenity
space and/or lobby space is pro-
vided on the ground floor along
the street frontage;
ii. In the CV Zone where not abut-
ting NE Sunset Blvd. east of Har-
rington Avenue NE;
iii. In the CA Zone where abutting a
residential zone if at least one
vertical mixed building is con-
structed along the street front-
age(s) with a minimum of two (2)
residential stories above com-
mercial, the standalone residen-
tial building(s) are sited closest
to the abutting residential zone
and, if townhouses, limited to
three (3) stories;
iv. In the UC Zone along streets not
designated as pedestrian-ori-
ented streets through the Master
Site Plan process; and
4-2-080A
(Revised 7/20)2 - 22
v. In the COR Zone as determined
through the Master Site Plan pro-
cess.
Where standalone residential build-
ings are not allowed, dwelling units
shall be integrated into a vertically
mixed use building with ground floor
commercial.
b. Commercial Uses: Commercial uses
in residential mixed-use developments
are limited to retail sales, on-site ser-
vices, eating and drinking establish-
ments, taverns, daycares, preschools,
indoor recreational facilities, pet day-
cares, craft distilleries/small wineries/
micro-breweries with tasting rooms,
general offices not located on the
ground floor, and similar uses as
determined by the Administrator.
Uses normal and incidental to a build-
ing including, but not limited to, interior
entrance areas, elevators, waiting/
lobby areas, mechanical rooms, mail
areas, garbage/recycling/compost
storage areas, vehicle parking areas,
and areas/facilities for the exclusive
use of the residents are not consid-
ered commercial uses.
c. Timing of Development: A building
permit shall not be issued for any
standalone residential building(s) prior
to the issuance of a building permit for
any required standalone commercial
or vertically mixed use building(s) and
no certificate of occupancy shall be
issued for any standalone residential
building(s) prior to the issuance of a
certificate of occupancy for any
required standalone commercial or
vertically mixed use building(s). (Ord.
5899, 11-19-2018)
7. Accessory dwelling units (ADUs) may be
allowed as an accessory use to a detached
single-family dwelling. ADUs shall be con-
sistent with the architectural character of
the primary structure.
Unless owner occupancy is not required as
a result of the conditional use permit pro-
cess (see RMC 4-9-030H), prior to the issu-
ance of building permits the property owner
shall (a) file an affidavit affirming that the
owner will live on site, occupying the pri-
mary dwelling or ADU; and (b) record a
notice on the property title bearing the nota-
rized signature of all property owners listed
on the property title and including: the legal
description of the property, a copy of the
approved site/floor plan, and the applicabil-
ity of the restrictions and limitations regard-
ing ADUs in RMC Title IV. (Ord. 5960, 12-9-
2019)
8. A building-mounted amateur radio antenna
that is six feet (6') or less in height or a free-
standing, vertical monopole amateur radio
antenna that is forty five feet (45') or less in
height is permitted without a Conditional
Use Permit.
9. Development consistent with a Master Plan
approved pursuant to RMC 4-9-200, Mas-
ter Plan and Site Plan Review, is consid-
ered to be a permitted use. Other activities
that are permitted include the addition of up
to four (4) new portables, or changes in
facilities not exceeding ten percent (10%)
of gross floor area. Other proposed activi-
ties require a Hearing Examiner Condi-
tional Use Permit.
10. Specified uses are allowed consistent with
the provisions of RMC 4-9-240, Temporary
Use Permits.
11. Storage of products shall be limited to prod-
ucts related to retail, service, or office uses
and shall not be located along the building
street frontage or in areas visible to the
public.
12. Specified use(s) shall be developed as part
of a general offices building or a residential
mixed use building, yet shall not occupy
more than twenty five percent (25%) per
building.
13. Specified use(s) shall be subject to the
standards of RMC 4-2-115, Residential
Design and Open Space Standards, appli-
cable to the R-10 and R-14 Zones, in lieu of
the design district standards of RMC 4-3-
100. (Ord. 5899, 11-19-2018)
14. Marijuana producers and processors shall
be located entirely within a permanently
enclosed structure with a roof.
15. In the CD and CO Zones, outdoor retail
sales are limited to farmer’s markets. In the
RMF Zone, outdoor retail sales are limited
to vending machines and retail product
lockers. In all other zones, outdoor retail
4-2-080A
2 - 23 (Revised 7/20)
sales are limited to farmer’s markets, build-
ing, hardware and garden products, vend-
ing machines, and retail product lockers.
Vending machines and retail product lock-
ers shall comply with the following stan-
dards:
a. No more than two (2) units shall be
permitted outside of a building;
b. The maximum width of the combined
units shall be no more than twelve feet
(12');
c. The units shall not block any openings
(e.g., windows, doors, etc.);
d. The units shall not impede ADA acces-
sibility; and
e. The units shall not be located within a
surface parking area or landscaped
area, and shall be situated such that it
abuts a building facade. (Ord. 5841, 6-
12-2017)
16. Attached dwelling units may be allowed
through a Planned Urban Development
pursuant to RMC 4-9-150, Planned Urban
Development Regulations, and in confor-
mance with the following:
a. Mass Transit Facilities: At least fifty
percent (50%) of the lot shall be
located within one-quarter (1/4) mile
(as the crow flies) of at least one of the
following:
i. Bus Stop: An official bus service
stop that offers levels of service
comparable to all of the following:
(a) Service at least every ten
(10) minutes during peak
morning and evening travel
times;
(b) Fifteen (15) minute service
during off-peak periods;
(c) Scheduled service for late
night/early mornings;
(d) Full service seven (7) days a
week.
ii. Dedicated Park and Ride: A
Park and Ride, as defined in RMC
4-11-160, Definitions P.
iii. Commuter Rail: A passenger rail
station.
b. Mixed Use Building: Dwelling units
are allowed only within a vertically
mixed use building with ground floor
commercial and a minimum of eight
(8) stories that is designed and devel-
oped pursuant to RMC 4-4-150, Resi-
dential Mixed Use Development
Standards. Commercial uses on the
ground floor shall be limited to retail
sales, on-site services, eating and
drinking establishments, taverns, day-
cares, preschools, indoor recreational
facilities, pet daycares, craft distill-
eries/small wineries/micro-breweries
with tasting rooms and similar uses as
determined by the Administrator.
c. Structured Parking: Required park-
ing for the dwelling units shall be pro-
vided entirely within an attached
structured parking facility. If not pro-
vided within a structured parking
garage, surface parking lots serving
commercial uses shall be located to
the rear and/or side of the building.
d. Prohibited Locations: The lot shall
not be located within one thousand
feet (1,000') of an adult retail or enter-
tainment business located within the
City of Renton. (Ord. 5899, 11-19-
2018)
17. Reserved.
18. Specified use(s) are not allowed within one
thousand feet (1,000') of the centerline of
Renton Municipal Airport runway. (Ord.
5778, 11-16-2015; Ord. 5899, 11-19-2018)
19. Reserved.
20. Specified use(s) are not permitted within
the Commercial and Mixed Use land use
designation along Northeast Sunset Boule-
vard, Northeast Fourth (4th) Street, or
South Puget Drive.
21. Except for marinas, the use shall be
housed in a structure containing one or
more of the following uses: offices, resi-
dences, hotels, convention centers, and/or
research and development facilities.
The requirements in this Section may be
adjusted through the Master Plan process.
22. Self-service storage shall be part of a
mixed use development. Retail sales uses
in the CN Zone are limited to: flowers/plants
4-2-080A
(Revised 7/20)2 - 24
and floral supplies; mini-marts; crafts,
including supplies and finished products;
gift shops; specialty markets; and other
similar small scale, low-intensity commer-
cial uses that serve nearby residents, as
determined by the Community and Eco-
nomic Development Administrator.
23. Mobile food vendors shall comply with all of
the following conditions, unless otherwise
allowed via the temporary use permit pro-
cess per RMC 4-9-240, Temporary Use
Permits:
a. A maximum of one mobile food vend-
ing unit is allowed per lot.
b. The mobile food vendor shall keep the
Renton Regional Fire Authority permit
approval and King County Health
Department approval on the mobile
vending facility at all times, and copies
of these approvals shall be made
available to the City upon the City’s
request.
c. The site occupied by the mobile food
vendor shall be restored to the original
or better condition upon each removal
of the vending unit.
d. The mobile food vendor shall remove
the unit from the permitted location
between 12:00 a.m. (midnight) and
5:00 a.m. on a daily basis, except for in
the case of a special event where the
unit is allowed at the same location for
up to seventy two (72) hours.
e. The mobile food vendor shall maintain
a distance of fifty feet (50') from any lot
zoned residential.
f. The mobile food vendor shall not
obstruct any drive aisles or ingress/
egress within the site.
g. Within the Downtown Business Dis-
trict, as depicted in subsection D of
this Section, mobile food vendors are
allowed within the public right-of-way,
subject to permit approval from the
Administrator. (Ord. 5908, 12-10-
2018)
24. Use requires a Hearing Examiner Condi-
tional Use Permit, unless that use is acces-
sory in which case it is outright permitted.
Use is not permissible in the area south of I-
405 and north of SW 16th Street, unless
accessory, in which case it is outright per-
mitted. Explosives and natural gas storage
are not permissible in the IL Zone.
25. A preschool or day care center, when
accessory to a public or community facility
listed in RMC 4-2-060G, as it exists or may
be amended, is considered a permitted
use.
26. Reserved.
27. Reserved.
28. Industrial engine and transmission rebuild
uses shall be conducted entirely indoors. In
the CA Zone, body shops shall be con-
ducted entirely indoors. For all other uses
and zones, an Administrative Conditional
Use Permit is required if operations are
conducted outdoors.
29. Specified use(s) are only allowed in the
Employment Area (EA) land use designa-
tion west of Rainier Avenue South/ SR-167,
provided:
a. Gambling facilities, vehicle and equip-
ment rental, and communication
broadcast and relay towers are prohib-
ited within the area south of I-405 and
north of SW 16th Street.
b. Outdoor storage (existing and new),
vehicle storage, and large vehicle
sales are only allowed in the area
south of I-405 and west of Rainier Ave-
nue South/SR-167. Outdoor storage is
allowed as an accessory use in all
industrial zones.
c. Bulk storage shall be subject to the
special permits provisions of RMC 4-9-
220. Bulk storage is only allowed at
least one hundred feet (100') from any
residential zoning designations. Bulk
storage shall be consistent with the
provisions of RMC 4-4-110, Storage,
Bulk. (Ord. 5841, 6-12-2017; Ord.
5867, 12-11-2017; Ord. 5963, 3-2-
2020)
30. Except farmer’s markets, which are permit-
ted in all industrial zones, the use is not
allowed in the area south of I-405 and north
of SW 16th Street. Lumberyards are not
permitted in the IL Zone.
31. Reserved.
32. Reserved.
4-2-080A
2 - 24.1 (Revised 7/20)
33. a. For lots zoned R-14 within the Sunset
Area, as defined by Ordinance 5610
establishing a Planned Action for the
Sunset Area, retail uses, eating/drink-
ing establishments, and on-site ser-
vice uses are prohibited unless they
are accessory to a school, park, or
entertainment and recreational use as
allowed in RMC 4-2-060E, F and J.
(Revised 7/20)2 - 24.2
This page left intentionally blank.
4-2-080A
2 - 25 (Revised 2/19)
Commercial uses shall not be greater
than five thousand (5,000) square feet
of gross floor area.
b. Specified uses are only permitted on
the ground-floor level as part of a resi-
dential project on R-14 zoned proper-
ties fronting on South 7th Street. (Ord.
5839, 6-12-2017)
34. Reserved.
35. Sale of agricultural products is allowed as
an accessory use, provided the conditions
of RMC 4-4-015, Standards for Home Agri-
cultural Sales and Agricultural Sales, are
met.
36. Vehicles that have been towed shall be
kept in a building. When not in use, towing
trucks shall be kept in a building. Tow
trucks are limited to Class A, B, and/or E. In
the CA Zone, impound yards are prohibited
and tow truck operations shall be a mixed
use with either an auto body shop and/or a
vehicle service and repair business.
37. Specified use(s) are prohibited in the area
south of I-405 and north of SW 16th Street.
(Ord. 5837, 6-12-2017)
38. Reserved.
39. Reserved.
40. Specified use(s) are permitted when
located within the Commercial and Mixed
Use (CMU) land use designation. For
assisted living facilities, the subject prop-
erty shall be south of I-405, east of SR 167,
and west of SR 515. (Ord. 5917, 12-10-
2018)
41. Reserved.
42. Specified uses are only permitted for prop-
erties located along South 4th Street.
(Amd. Ord. 4971, 6-10-2002; Ord. 5839, 6-
12-2017)
43. Reserved.
44. Reserved.
45. Reserved.
46. Reserved.
47. Monopoles are prohibited if located within
three hundred feet (300') of residentially
zoned property, unless the Administrator
determines that all residentially zoned
property within three hundred feet (300') of
the proposed facility is undevelopable due
to RMC 4-3-050, Critical Areas Regula-
tions.
48. Reserved.
49. Reserved.
50. Manufactured homes shall be allowed only
if in compliance with the Residential Design
and Open Space Standards in RMC
4-2-115, as it exists or may be amended.
51. Reserved.
52. Card rooms are permitted when accessory
to a permitted use where food and bever-
ages are served on the premises and
located in an area with an Employment
Area (EA) land use designation and located
south of I-405. In the case of the IM Zone,
the location is further limited to IM-zoned
areas south of SW 16th Street. Should any
court of competent jurisdiction find that the
City zoning for card rooms is unconstitu-
tional or illegal, the City elects to permit the
existing card rooms to continue operation
as nonconforming legal uses and otherwise
bans card rooms.
53. Reserved.
54. Specified use(s) are allowed outright in the
Employment Area (EA) land use designa-
tion. Outside the EA, the use shall be devel-
oped as part of a mixed use building yet
shall not occupy more than twenty five per-
cent (25%) of a building whose primary use
is general office or residential, and no more
than twenty five percent (25%) of any one
floor of an indoor recreation facility.
55. Reserved.
56. Specified use(s) are prohibited within the
Employment Area (EA).
57. Reserved.
58. Reserved.
59. The specified uses shall be prohibited
within the area south of I-405 and north of
SW 16th Street.
60. Reserved.
61. No drive-through service shall be permit-
ted, except for financial institutions, and
multi-story buildings in the CV and CD
Zones, and uses permitted within the IL,
IM, or IH Zones. Financial institutions are
permitted a maximum of three (3) acces-
4-2-080A
(Revised 2/19)2 - 26
sory drive-up windows that shall be part of
the exterior wall of the financial institution
structure. Drive-through lanes shall not be
located between the street and the main
pedestrian access to the buildings. These
requirements may be adjusted through the
site plan review process.
62. Reserved.
63. Reserved.
64. Specified use(s) are limited to storage in
association with rental services. An Admin-
istrative Conditional Use Permit is required
within twelve hundred feet (1,200') of NE
4th Street. Use is prohibited within twelve
hundred feet (1,200') of Sunset Boulevard.
65. Reserved.
66. Electrical power generation and co-genera-
tion is permitted as an accessory use when
located more than one hundred feet (100')
from any property zoned for residential use,
and producing less than ten (10) mega-
watts of electricity. In the CO Zone, the use
shall be accessory to a medical institution.
67. Chemical and allied products manufactur-
ing operations, or operations that are con-
ducted predominantly out of doors, require
a Hearing Examiner issued Conditional
Use Permit in the IM Zone, and an Admin-
istrative Conditional Use Permit in the IH
Zone, except that these uses are not per-
missible in the area south of I-405 and
north of SW 16th Street.
68. The use is permitted if conducted wholly
within an enclosed building, or if the use is
located within an Automall District pursuant
to RMC 4-3-040 or an Industrial Zone (IL,
IM, or IH).
69. Reserved.
70. Reserved.
71. Specified use(s) are only allowed south of
I-405.
72. Reserved.
73. Reserved. (Ord. 5899, 11-19-2018)
74. Reserved.
75. Reserved.
76. Reserved.
77. Specified use(s) are only permitted north of
N. 8th Street and east of Logan Avenue
North as part of a mixed use structure, lim-
ited to training related to research and
development, arts, computer sciences,
business, culinary arts, medical-related
fields and/or other knowledge-based indus-
tries.
78. Specified use(s) are permitted in locations
that are south of Gene Coulon Memorial
Park, north of North Park Drive or west of
Logan Avenue North, and east of the Cedar
River. (Ord. 5867, 12-11-2017)
79. a. Wholesale retail shall function as an
anchor to larger retail developments
that are planned as part of an inte-
grated and cohesive center.
b. Wholesale retail shall be connected to
additional structures within a shopping
center with supporting retail or service
use structures with common walls, or
plazas, or other similar features,
excluding pushcarts/kiosks.
c. Buildings oriented along Park Avenue
shall have one or more pedestrian
entries on Park Avenue. (Ord. 5917,
12-10-2018)
80. Specified use(s) are permitted provided the
use is:
a. Located on the same lot with another
building/use; or
b. Structurally integrated into another
building/use; or
c. Located on its own lot with some
amount of indoor customer seating to
qualify the drive-through as “acces-
sory” to the eating/drinking establish-
ment.
81. Reserved.
82. Specified use(s) are permitted provided all
of the following conditions are met:
a. All development shall be architectur-
ally and functionally integrated into the
overall shopping center or mixed use
development. Buildings shall be mixed
use except for retail buildings with
more than seventy five thousand
(75,000) square feet, structured park-
ing, and a maximum building footprint
of sixty five thousand (65,000) square
feet, or structures smaller than five
thousand (5,000) square feet. Single-
4-2-080A
2 - 27 (Revised 7/20)
use retail buildings are not allowed
east of Lake Washington Boulevard
North; and
b. In the UC Zone, buildings adjacent to
pedestrian-oriented streets, as desig-
nated via Master Plan or a similar doc-
ument approved by the City, shall have
ground-floor commercial uses. Where
required, commercial space shall be
provided on the ground floor at thirty
feet (30') in depth along any street
frontage. Averaging the minimum
depth may be permitted through the
site plan review process, provided no
portion of the depth is reduced to less
than twenty feet (20'). All commercial
space on the ground floor shall have a
minimum floor-to-ceiling height of fif-
teen feet (15'); and
c. Buildings oriented along Park Avenue
shall have one or more pedestrian
entries on Park Avenue.
83. Specified use(s) are permitted provided the
following conditions are met:
a. Either:
i. All development shall be archi-
tecturally and functionally inte-
grated into the overall shopping
center or mixed use develop-
ment; or
ii. A development shall identify a
minimum of twenty percent
(20%) or two and one-half (2.5)
acres of vacant concentrated
land area, whichever is greater,
designated for future develop-
ment and is consistent with a
Master Plan approved pursuant
to RMC 4-9-200, Master Plan
and Site Plan Review. The Mas-
ter Plan shall identify how the
developed and undeveloped
portions of the site would be
designed to support a function-
ally integrated mixed use devel-
opment; and
b. Buildings adjacent to pedestrian-ori-
ented streets, as designated via Mas-
ter Plan or a similar document
approved by the City, shall have
ground-floor commercial uses. Where
required, commercial space shall be
provided on the ground floor at thirty
feet (30') in depth along any street
frontage. Averaging the minimum
depth may be permitted through the
site plan review process, provided no
portion of the depth is reduced to less
than twenty feet (20'). All commercial
space on the ground floor shall have a
minimum floor-to-ceiling height of fif-
teen feet (15'); and
c. Buildings oriented along Park Avenue
North shall have one or more pedes-
trian entries on Park Avenue North.
84. Reserved.
85. Reserved.
86. Specified uses are limited to airplane man-
ufacturing, biotechnology, life science,
information technology (i.e., hardware,
software, computer components), or other
high technology industry. Except airplane
manufacturing and associated uses, build-
ings adjacent to pedestrian-oriented
streets, designated as such via Master
Plan or similar document approved by the
City, shall have ground-floor commercial
uses within them.
87. Specified use(s) are not allowed within one
thousand feet (1,000') of the centerline of
Renton Municipal Airport runway.
88. Reserved.
89. Reserved.
90. Reserved.
91. Reserved.
92. Specified use(s) shall be located within a
mixed use structure. In the UC Zone, build-
ings adjacent to pedestrian-oriented
streets, designated as such via Master
Plan or similar document approved by the
City, shall have ground-floor commercial
uses. Where required, commercial space
shall be provided on the ground floor at
thirty feet (30') in depth along any street
frontage. Averaging the minimum depth
may be permitted through the site plan
review process, provided no portion of the
depth is reduced to less than twenty feet
(20'). All commercial space on the ground
floor shall have a minimum floor-to-ceiling
height of fifteen feet (15').
93. Reserved.
4-2-080A
(Revised 7/20)2 - 28
94. Reserved.
95. Reserved.
96. Specified entertainment and sports uses
shall not be permitted within one thousand
feet (1,000') of the centerline of Renton
Municipal Airport runway. Buildings adja-
cent to pedestrian-oriented streets, desig-
nated as such via Master Plan or similar
document approved by the City, shall have
ground-floor commercial uses within them.
Convalescent centers are permitted only
south of N. 8th Street, east of Logan Ave-
nue North, north of North 6th Street, and
west of Park Avenue North.
97. Reserved.
98. Reserved.
99. Reserved.
100. Specified day care service uses shall not
be permitted within one thousand feet
(1,000') of the centerline of Renton Munici-
pal Airport runway. Specified day care ser-
vice uses must be located within a mixed
use structure and be architecturally and
functionally integrated into the overall
shopping center or mixed use develop-
ment.
101. Reserved.
102. Reserved.
103. Reserved.
104. Reserved.
105. Reserved.
106. Reserved.
107. Park and rides shall provide parking within
a structured parking garage if located west
or north of I-405.
108. Reserved.
109. Specified vehicle uses shall not be permit-
ted in the area bounded by SW 7th Street,
Shattuck Avenue, Airport Way and Hardie
Avenue except when part of a mixed-use
transit oriented development with struc-
tured parking.
110. Reserved.
111. Helipad use is only permitted if the use and
operation of the helipad is accessory to the
primary residential use and it complies with
all of the following conditions:
a. There shall be only one aircraft use
per single family residence.
b. The use shall be limited to properties
abutting Lake Washington with a mini-
mum lake frontage of seventy five feet
(75') as measured at the ordinary high
water mark.
c. The weight of the aircraft in use on the
site shall not exceed six thousand
(6,000) pounds.
d. The helipad shall be approved by the
Federal Aviation Administration (FAA),
documented with a letter stating “no
objection” or “no objection if certain
conditions are met” for the establish-
ment of the helipad site as the result of
an FAA Aeronautical Study. If the FAA
approval states “no objection if certain
conditions are met,” the property
owner shall maintain documentation
that the conditions have been met and
shall obtain the proper permits or
approvals to meet those conditions, if
required by federal, state, or local reg-
ulation. Under no circumstances shall
a helipad be permitted if the result of
the FAA Aeronautical Study is “objec-
tionable.”
e. The helipad shall be approved by the
FAA for arrivals and departures from
the water side only.
f. Arrival or departure of the aircraft shall
occur between the hours of 7:00 a.m.
and 10:00 p.m. except in case of
emergency. A flight log shall be kept to
document the time of all flights arriving
or departing from the helipad.
g. Documentation of compliance with the
above conditions shall be provided to
the City by the property owner, at the
property owner’s expense, at the
City’s request.
112. In the CV Zone, no office and conference
uses are allowed for parcels fronting or tak-
ing primary access from Edmonds Avenue
NE.
(Ord. 4186, 11-14-1988; Ord. 4404, 6-7-1993;
Ord. 4432, 12-20-1993; Ord. 4466, 8-22-1994;
Ord. 4631, 9-9-1996; Ord. 4736, 8-24-1998; Ord.
4-2-080C
2 - 28a (Revised 7/20)
4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord.
4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord.
4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord.
4840, 5-8-2000; Ord. 4847, 6-19-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord.
5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord.
5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord.
5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord.
5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord.
5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord.
5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord.
5381, 5-12-2008; Ord. 5392, 6-23-2008; Ord.
5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord.
5432, 12-8-2008; Ord. 5436, 12-8-2008; Ord.
5437, 12-8-2008; Ord. 5466, 7-13-2009; Ord.
5471, 7-13-2009; Ord. 5473, 7-13-2009; Ord.
5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord.
5577, 11-15-2010; Ord. 5639, 12-12-2011; Ord.
5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord.
5707, 3-24-2014; Ord. 5746, 1-12-2015; Ord.
5749, 1-12-2015; Ord. 5759, 6-22-2015; Ord.
5926, 5-6-2019)
B. (Deleted by Ord. 5675, 12-3-2012)
(Ord. 4722, 5-11-1998; Amd. Ord. 4963,
5-13-2002; Ord. 5355, 2-25-2008; Ord. 5437,
12-8-2008)
C. (Deleted by Ord. 5357, 2-25-2008)
(Ord. 4963, 5-13-2002)
(Revised 7/20)2 - 28b
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4-2-080D
2 - 28.1 (Revised 5/18)Conflicts: See RMC 4-1-080.D. DOWNTOWN BUSINESS DISTRICT:(Amd. Ord. 4963, 5-13-2002; Ord. 5357, 2-25-2008; Ord. 5804, 5-23-2016; Ord. 5851, 8-7-17)
(Revised 5/18)2 - 28.2
This page left intentionally blank.
4-2-080E
2 - 29 (Revised 8/17)
E. ARTERIAL STREETS MAP:
The map below is a conceptual arterial streets classification map provided for reference. The official Arterial
Streets Map, which is on file in the Office of the City Clerk, is updated and adopted annually.
(Ord. 4963, 5-13-2002; Ord. 5759 (Att. B), 2015)
4-2-080F
(Revised 8/17)2 - 30
F. (Deleted by Ord. 5675, 12-3-2012)
(Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005)
4-2-090 (Reserved)
4-2-100 ZONING STANDARDS
TABLES:
A. STANDARDS ESTABLISHED:
The following tables contain density, dimension
standards, and other limitations for the various
zones. Additional development requirements
found in these tables not related to zoning will
also apply.
B. TABLES:
There are four (4) separate tables dealing with
the following general land use categories and
zones:
RESIDENTIAL (RC, R-1, R-4, R-6, R-8, R-10,
R-14)
RESIDENTIAL MULTI-FAMILY (RMF)
COMMERCIAL (CN, CV, CA, CD, CO, COR, UC)
INDUSTRIAL (IL, IM, IH)
(Ord. 5518, 12-14-2009; Ord. 5744, 1-12-2015;
Ord. 5841, 6-12-2017)
C. INTERPRETATION OF TABLES:
Development standards are listed under each ap-
plicable heading and the zones are listed at the
left of each standard. The table cells contain the
minimum and, in some cases, maximum require-
ments of the zone. The small numbers (super-
script) in a cell indicate additional requirements or
detailed information which is not able to fit in the
table format. A blank cell indicates there are no
specific requirements. (Ord. 5518, 12-14-2009)
4-2-110
2 - 31 (Revised 7/20)
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS
4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING
DESIGNATIONS (PRIMARY STRUCTURES)
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(DETACHED ACCESSORY BUILDINGS)
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(ACCESSORY DWELLING UNITS)
4-2-110D DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED
HOME PARK ZONING DESIGNATION
4-2-110E CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS
TABLE FOR RESIDENTIAL ZONING DESIGNATIONS
4-2-110F ILLUSTRATIONS
4-2-110G (Deleted by Ord. 5518, 12-14-2009)
4-2-110H (Deleted by Ord. 5518, 12-14-2009)
4-2-110I (Deleted by Ord. 5518, 12-14-2009)
4-2-110A
(Revised 7/20)2 - 324-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES) RCR-132R-410, 32R-6R-8R-10R-14RMFMinimum Net Density (per Net Acre)1, 15None 3 dwelling units4 dwelling units5 dwelling units307 dwelling units3010 dwelling units30Maximum Net Density (per Net Acre, Except per Net 10 Acres in RC)2, 14, 151 dwelling unit1 dwelling unit7, 364 dwelling units6 dwelling units8 dwelling units3810 dwelling units2914 dwelling units2920 dwelling units29Maximum Number of Dwellings (per Legal Lot)21 dwelling with 1 accessory dwelling unit1 dwelling with 1 accessory dwelling unit71 dwelling with 1 accessory dwelling unit1 dwelling with 1 accessory dwelling unitDetached dwellings: 1 dwelling with 1 accessory dwelling unitAttached dwellings: n/aPer Maximum Net DensityMinimum Lot Size28, 3110 acres 1 acre39,000 sq. ft.347,000 sq. ft.345,000 sq. ft.34Detached dwellings: 4,000 sq. ft.Attached dwellings: n/aDetached dwellings: 3,000 sq. ft.Attached dwellings: n/an/aMinimum Lot Width31150 ft. 100 ft. 70 ft. 60 ft. 50 ft. 40 ft. 30 ft. Townhouses: 25 ft.Other Attached Dwellings: 50 ft.Minimum Lot Width31 (Corner Lots)175 ft. 110 ft. 80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30 ft.Other Attached Dwellings: 60 ft.Minimum Lot Depth31300 ft. 200 ft.3100 ft. 90 ft. 80 ft. 70 ft. 60 ft. Townhouses: 50 ft.Other Attached Dwellings: 65 ft.Minimum Front Yard4, 5, 3130 ft. 30 ft. 30 ft.3325 ft. 20 ft. except when all vehicle access is taken from an alley, then 15 ft.3915 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39Townhouses: 10 ft.11Other Attached Dwellings: 20 ft.Minimum Rear Yard4, 22, 3135 ft. 30 ft. 25 ft.3325 ft. 20 ft.3915 ft.21, 3910 ft.21, 39Townhouses: 10 ft.13, 39Other Attached Dwellings: 15 ft.39
4-2-110A
2 - 33 (Revised 7/20)Minimum Side Yard4, 3125 ft. 15 ft. Combined 20 ft. with not less than 7.5 ft. on either side.Combined 15 ft. with not less than 5 ft. on either side.5 ft. Detached Units: 4 ft.Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).23Detached Units: 4 ft.Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).235 ft. for unattached side(s), 0 ft. for the attached side(s).13Minimum Secondary Front Yard4, 5, 31 (applies to Corner Lots)30 ft. 30 ft. 30 ft.3325 ft. 15 ft.1115 ft.1115 ft.11Townhouses: 10 ft.11Other Attached Dwellings: 20 ft.Maximum Building Coverage (including Primary and Accessory)10% 20% 35% 40% 50% 55% 65% Townhouses: 70%Other Attached Dwellings: 35%A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process.Maximum Impervious Surface Area15% 25% 50% 55% 65% 70% 80% 75%Maximum Number of Stories32 3Maximum Wall Plate Height8, 9, 12, 18, 1932 ft. 24 ft. 24 ft., increase up to 32 ft. possible subject to administrative conditional use permit approval.32 ft.20Maximum Number of Units per Buildingn/a No more than 4 units per building.No more than 6 units per building.n/aMinimum Tree Density2 significant trees per 5,000 sq. ft.See RMC 4-4-130.Attached units: 4 significant trees per 5,000 sq. ft.See RMC 4-4-130.n/aRCR-132R-410, 32R-6R-8R-10R-14RMF
4-2-110A
(Revised 7/20)2 - 34(Ord. 4869, 10-23-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153, 9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5383, 6-2-2008; Ord. 5387, 6-9-2008; Ord. 5401, 7-14-2008; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5526, 2-1-2010; Ord. 5528, 3-8-2010; Ord. 5529, 3-8-2010; Ord. 5531, 3-8-2010; Ord. 5590, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759 (Att. C), 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5791 (Att. A), 4-25-2016; Ord. 5798 (Att. A), 4-25-2016; Ord. 5841 (Att. A), 6-12-2017; Ord. 5867 (Att. B), 12-11-2017; Ord. 5899 (Att. B), 11-19-2018; Ord. 5960 (Att. B), 12-9-2019) Minimum Freeway Frontage Setback10 ft. landscaped setback from the street property line.Maximum Wireless Communication Facilities Height (including Amateur Radio Antennas)See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits.Design StandardsSee RMC 4-2-115, Residential Design and Open Space Standards.LandscapingSee RMC 4-4-070, Landscaping.Exterior LightingSee RMC 4-4-075, Lighting, Exterior On-Site.ScreeningSee RMC 4-4-095, Screening and Storage Height/Location Limitations.Exception for Pre-Existing Legal LotsSee RMC 4-10-010, Nonconforming Lots.RCR-132R-410, 32R-6R-8R-10R-14RMF
4-2-110B
2 - 35 (Revised 7/20)
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(DETACHED ACCESSORY BUILDINGS)
MAXIMUM NUMBER AND SIZE
General
RC, R-1, R-4, R-6, R-8, R-
10, R-14 and RMF
Accessory structures shall only be allowed on lots in conjunction with a
primary use.
The total floor area of all accessory buildings shall not be greater than
the floor area of the primary residential uses.
The lot coverage of the primary residential structure combined with all
accessory buildings shall not exceed the maximum lot coverage of the
Zoning District.17
RC and R-1 2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
In addition, 1 barn or stable – max. 2,000 sq. ft., provided the lot is 5
acres or more.
R-4, R-6, and R-8 2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
R-10 and R-14 1 structure per residential unit – max. 400 sq. ft.; provided, that they are
architecturally consistent with the principal structure.
Except greenhouses, sheds, or other similar accessory structures –
max. 150 sq. ft.
MAXIMUM WALL PLATE HEIGHT18, 19
RC 12 ft.
R-1, R-4, R-6, and R-8 12 ft.
Animal husbandry or agricultural related structures are subject to the
maximum wall plate height of subsection A of this Section, and
associated conditions. Additionally, the structure shall not be taller than
the primary dwelling.
R-10 and R-14 12 ft.
Agricultural related structures are subject to the maximum wall plate
height of subsection A of this Section, and associated conditions, except
that the structure shall not be taller than the primary dwelling.
RMF 25 ft.
20, except that the structure shall not be taller than the primary
building(s).
Maximum Height for Public Facilities shall be determined through site plan review.
Maximum Height for Wireless Communication Facilities (Including Amateur Radio
Antennas)
RC, R-1, R-4, R-6, R-8, R-
10, R-14, and RMF
See RMC 4-4-140, Wireless Communication Facilities. Freestanding
vertical monopole amateur radio antennas are allowed a maximum
height of 45 ft. without a Conditional Use Permit. Taller structures will
have maximum height determined pursuant to RMC 4-9-030,
Conditional Use Permits.
LOCATION
General
RC, R-1, R-4, R-6, R-8, R-
10, R-14 and RMF
6 ft. from any residential structure. If sited closer than 6 ft., the structure
will be considered to be attached.
4-2-110B
(Revised 7/20)2 - 36
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450,
3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord.
5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-
2017; Ord. 5917, 12-10-2018; Ord. 5960, 12-9-2019)
R-14 For any lot that abuts an alley, vehicular access to garages or carports
shall be through the alley. When lots do not abut an alley, all garages and
carports shall be located in the rear yard or side yard.
MINIMUM SETBACKS
Front Yard
RC, R-1, R-4, R-6, R-8, R-
10, R-14 and RMF
Setbacks applied to the primary structure also apply to accessory
structures. Accessory structures shall not be located between the
primary structure and a street.4
Side Yards for Accessory Buildings
RC and R-1 5 ft., unless located between the rear of the house and the rear property
line, then 0 ft. side yard is allowed.
R-4, R-6, R-8, R-10, R-14
and RMF
3 ft., unless located between the rear of the house and the rear property
line, then 0 ft. side yard is allowed.
Rear Yards for Accessory Buildings
RC 5 ft.
R-1, R-4, R-6, R-8, R-10, R-
14 and RMF
3 ft., unless located between the rear of the house and the rear property
line, then 0 ft. rear yard is allowed.
When located within 10 ft. of the rear property line, at least 25% of the
lineal length of the rear yard shall remain unoccupied from accessory
structures, except when the rear property line abuts an alley.
Except for garages/carports accessed through alleys: to ensure
adequate vehicular maneuvering area, garages and carports that are
accessed through alleys shall be set back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the
alley, or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the
alley.
Special Setbacks for Animal Husbandry or Agricultural Related Structures
RC, R-1, R-4, R-6, R-8, R-
10, and R-14
Agricultural related structures – 50 ft. from any property line.
Stables and other animal husbandry related structures, see RMC
4-4-010, Animal Keeping and Beekeeping Standards.
RMF n/a
Clear Vision Area
RC, R-1, R-4, R-6, R-8, R-
10, R-14 and RMF
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.
CRITICAL AREAS
General
RC, R-1, R-4, R-6, R-8, R-
10, and R-14
See RMC 4-3-050, Critical Areas Regulations, and 4-3-090, Shoreline
Master Program Regulations.
4-2-110C
2 - 37 (Revised 7/20)
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(ACCESSORY DWELLING UNITS)
MAXIMUM NUMBER AND SIZE
General17
RC, R-1, R-4, R-6, R-8, R-
10, and R-14
1 ADU is permitted per legal lot.
Unit size shall be determined by lot size and the size of the primary
structure; the total square footage of the ADU shall not exceed the size
stated in the Maximum Unit Size section of this table or 75% of the total
square footage of the primary structure, whichever is smaller.41
MAXIMUM UNIT SIZE
Lot Area:Maximum ADU Size40, 41
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft. or less 700 sq. ft.
5,000 – 6,999 sq. ft. or less 800 sq. ft.
7,000 – 8,999 sq. ft. or less 900 sq. ft.
Greater than 9,000 sq. ft. 1,000 sq. ft.
MAXIMUM WALL PLATE HEIGHT18, 19, 41
RC, R-1, R-4, R-6, R-8, R-
10 and R-14
ADUs are subject to the maximum wall plate height of RMC 4-2-110A,
and associated conditions, except that the ADU shall not be taller than
the primary structure.
LOCATION41
General
RC, R-1, R-4, R-6, R-8, R-
10 and R-14 ADUs shall be located at least 6 ft. from any residential structure.
MINIMUM SETBACKS4, 41
Front Yard and Secondary Front Yard
RC, R-1, R-4, R-6, R-8, R-
10 and R-14
The ADU shall be set back an additional 5 ft. parallel to and measured
from the front facade of the primary structure and shall comply with the
setbacks applied to the primary structure, as identified in RMC 4-2-
110A, Development Standards for Residential Zoning Designations.
ADUs shall not be permitted between the primary structure and the
street unless approved in the Conditional Use Permit process.
Side Yard
RC and R-1 25 ft.
R4, R-6 and R-8 5 ft.
R-10 and R-14 4 ft.
Rear Yard
RC, R-1, R-4, R-6, R-8, R-
10 and R-14
5 ft.
When located within 10 ft. of the rear property line, at least 25% of the
lineal length of the rear yard shall remain unoccupied from accessory
dwellings, except when the rear property line abuts an alley.
Clear Vision Area
RC, R-1, R-4, R-6, 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.
4-2-110C
(Revised 7/20)2 - 38
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450,
3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord.
5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-
2017; Ord. 5917, 12-10-2018; Ord. 5960 (Att. C), 12-9-2019)
CRITICAL AREAS
General
RC, R-1, R-4, R-6, R-8, R-
10 and R-14
See RMC 4-3-050, Critical Areas Regulations, and 4-3-090, Shoreline
Master Program Regulations.
4-2-110D
2 - 39 (Revised 7/20)4-2-110DDEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATIONNEW PARKDevelopment or RedevelopmentINDIVIDUAL MANUFACTURED HOME SPACESPrimary and Attached Accessory StructuresDETACHED ACCESSORY STRUCTURES5PARK AREA AND DENSITY1 (Net Density in Dwelling Units Per Net Acre)Minimum Park Site Area2 net acres.2NA NAMinimum Housing Density5 units per net acre.2NA NAMaximum Housing Density10 units per net acre.2NA NANUMBER OF RESIDENTIAL STRUCTURESMaximum NumberThe only permanent dwelling allowed on the mobile home park shall be the single family dwelling of the owner or manager.No more than 1 primary residential dwelling is allowed on each approved manufactured home space.On parcels at least 3,000 sq. ft. in size, only 1 detached building or structure is allowed; provided, the lot coverage requirement is not exceeded.LOT DIMENSIONSMinimum “Lot” Size for lots created after July 11, 19933,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft.Minimum “Lot” Width for lots created after July 11, 199340 ft. for interior lots.50 ft. for corner lots.NA NAMinimum “Lot” Depth for lots created after July 11, 199375 ft. NA NAGeneral DesignEach lot shall be laid out so as to opti-mize view, privacy and other ameni-ties. Each lot shall be clearly defined.It shall be illegal to allow or permit any mobile home to remain in the mobile home park unless a proper space is available for it. NASETBACKS4Minimum Front YardNA 10 ft. 10 ft.Minimum Secondary Front YardNA 10 ft. 10 ft.
4-2-110D
(Revised 7/20)2 - 40SETBACKS4 (Continued)Minimum Side YardNA 5 ft. for interior lots. 5 ft. for interior lots provided, that garages and carports shall be set back from the property “line” a suffi-cient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accessway.Minimum Rear YardNA 5 ft. 5 ft. provided, that garages and car-ports shall be set back from the property line a sufficient distance to provide a minimum of 24 ft. of back-out room either on-site or counting the accessway.Minimum Freeway Frontage Setback10 ft. landscaped setback from the street property line.10 ft. landscaped setback from the street property line.10 ft. landscaped setback from the street property line.Setbacks for Mobile Home Parks Constructed Before 8-1-2010NAYard abutting a public street: 20 ft.Any yard abutting an exterior property boundary of the mobile home park: 5 ft.Minimum distance between mobile homes: 15 ft.Minimum distance between canopy and mobile home on an abutting lot: 5 ft.Setbacks from all other “lot lines”: 0 ft. (see RMC 4-2-110F)Yard abutting a public street: 20 ft.Any yard abutting an exterior property boundary of the mobile home park: 5 ft.Minimum distance between struc-ture and mobile home on an abut-ting lot: 5 ft.Setbacks from all other “lot lines”: 0 ft.Setbacks for Other UsesTo be determined through the land use review process.NA NADEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATIONNEW PARKDevelopment or RedevelopmentINDIVIDUAL MANUFACTURED HOME SPACESPrimary and Attached Accessory StructuresDETACHED ACCESSORY STRUCTURES5
4-2-110D
2 - 41 (Revised 7/20)SETBACKS4 (Continued)Clear Vision AreaIn no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030.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.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.PRIVATE STREET IMPROVEMENTSOn-Site Private Streets, Curbs and SidewalksAsphaltic or concrete streets and con-crete curbings shall be provided to each lot. The minimum width of streets shall be 30 ft. Concrete sidewalks of at least 5 ft. in width shall be placed along at least 1 side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. Sidewalks shall be made of per-meable material to the extent required by the Surface Water Design Manual.NA NAIllumination: A street lighting plan shall be approved if it provides suffi-cient illumination between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park.NA NABUILDING STANDARDSMaximum Building Height and Maximum Number of Stories30 ft. 30 ft. 15 ft.DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATIONNEW PARKDevelopment or RedevelopmentINDIVIDUAL MANUFACTURED HOME SPACESPrimary and Attached Accessory StructuresDETACHED ACCESSORY STRUCTURES5
4-2-110D
(Revised 7/20)2 - 42Maximum Height for Wireless Communication FacilitiesSee RMC 4-4-140. See RMC 4-4-140. See RMC 4-4-140.BUILDING STANDARDS (Continued)Maximum Building Coverage(Including the primary manu-factured home and all enclosed accessory struc-tures and required deck or patio)NA 60%. The building coverage of the pri-mary residential structure along with all accessory buildings shall not exceed the maximum building cov-erage of this Zoning District.LANDSCAPINGGeneralSee RMC 4-4-070. See RMC 4-4-070. NARECREATION AREAGeneralA minimum of 10% of the total area of the park shall be reserved and shall be used solely and exclusively for a play-ground-recreation area.NA NAPARKINGMinimum RequirementsSee RMC 4-4-080.Each mobile home lot shall have a minimum of 2 off-street automobile parking spaces.Attached and detached garages and car-ports shall be set back from the property “line” a sufficient distance to provide a mini-mum of 24 ft. of backout room either on-site or counting the accessway.Each mobile home lot shall have a minimum of 2 off-street automobile parking spaces.Attached and detached garages and carports shall be set back from the property “line” a sufficient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accessway.DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATIONNEW PARKDevelopment or RedevelopmentINDIVIDUAL MANUFACTURED HOME SPACESPrimary and Attached Accessory StructuresDETACHED ACCESSORY STRUCTURES5
4-2-110D
2 - 43 (Revised 7/20)(Ord. 3902, 4-22-1985; Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord. 5528, 3-8-2010; Ord. 5575, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5746, 1-12-2015; Ord. 5828, 12-12-2016; Ord. 5841 (Att. B), 6-12-2017; Ord. 5960 (Att. C), 12-9-2019)PATIO OR DECKGeneralNAA concrete patio or deck of not less than 125 sq. ft. with a minimum width of 8 ft. shall be provided for each mobile home park lot cre-ated after the effective date of this Section (9-19-1983). These structures will be counted toward the maximum lot coverage.A concrete patio or deck of not less than 125 sq. ft. with a minimum width of 8 ft. shall be provided for each mobile home park lot created after the effective date of this Sec-tion (9-19-1983). These structures will be counted toward the maximum lot coverage.SIGNSGeneralSee RMC 4-4-100. NA NAEXCEPTIONSPre-Existing “Lots”NANothing herein shall be determined to pro-hibit the construction of single family dwell-ing or manufactured home and its accessory building on a previously approved manufac-tured home “lot” provided that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied and provisions of RMC 4-3-050, Critical Areas, can be met.Nothing herein shall be determined to prohibit the construction of single family dwelling or manufactured home and its accessory building on a previously approved manufac-tured home “lot” provided that all setback, lot coverage, height limits, infrastructure, and parking require-ments for this zone can be satisfied and provisions of RMC 4-3-050, Critical Areas Regulations, can be met.CRITICAL AREASGeneralSee RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090.DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATIONNEW PARKDevelopment or RedevelopmentINDIVIDUAL MANUFACTURED HOME SPACESPrimary and Attached Accessory StructuresDETACHED ACCESSORY STRUCTURES5
4-2-110E
(Revised 7/20)2 - 44
4-2-110E
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
RESIDENTIAL ZONING DESIGNATIONS
1. a. Phasing, shadow platting, or land
reserves may be used to satisfy the
minimum density requirements if the
applicant can demonstrate that the
current development would not pre-
clude the provision of adequate
access and infrastructure to future
development and would allow for the
eventual satisfaction of minimum den-
sity requirements through future
development. Within the Urban Cen-
ter, surface parking may be consid-
ered a land reserve.
b. In the event the applicant can show
that minimum density cannot be
achieved due to lot configuration, lack
of access, environmental or physical
constraints, minimum density require-
ments may be waived.
2. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
3. Within designated urban separators, clus-
tering 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 Over-
lay 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 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 sep-
arator pursuant to RMC
4-3-050M12b, Evaluation Criteria,
and RMC 4-3-050M12c, Wetlands
Chosen for Enhancement. Enhance-
ment 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 Com-
munity and Economic Development
Administrator. In the absence of either
wetlands or legal nonconforming uses
on the site, public access and trails
shall be provided and approved by the
Community and Economic Develop-
ment Administrator.
4. Allowed Projections into Setbacks:
a. Fireplace Structures, Windows: Fire-
place structures, bay or garden win-
dows, enclosed stair landings, and
similar structures as determined by
the Zoning Administrator may project
twenty four inches (24") into any set-
back; provided, such projections are:
i. Limited to two (2) per facade.
ii. Not wider than ten feet (10').
b. Fences, Rockeries, and Retaining
Walls: See RMC 4-4-040, Fences,
Hedges, and Retaining Walls.
c. Steps and Decks: Uncovered steps
and decks not exceeding eighteen
inches (18") above the finished grade
4-2-110E
2 - 45 (Revised 7/20)
may project to any property line.
Uncovered steps and decks having no
roof covering and not exceeding forty
two inches (42") high may be built
within the front yard setback.
d. Eaves: Eaves and cornices may proj-
ect up to twenty four inches (24") into
any required setback.
e. Porches and Stoops: May project into
front setbacks up to eight feet (8') and
into side setbacks along a street up to
five feet (5').
f. Overhead Weather Protection: Roofs
and awnings situated above pedes-
trian entryways may extend up to five
feet (5') into a required setback and
may extend no wider than three feet
(3') on either side of the entryway.
g. Accessibility Ramps: Ramps required
for barrier free access, and meeting
all Building Code requirements includ-
ing slope and handrails, may intrude
into required setbacks. This exemp-
tion will be limited to the extent neces-
sary to meet the Building Code
requirements.
h. Cisterns and Rain Barrels: Rain bar-
rels, cisterns, and other rainwater
catchment systems may intrude into a
required setback as follows:
i. Elements are not permitted in the
front setback.
ii. Elements which are less than fifty
four inches (54") above finished
grade and contain up to six hun-
dred (600) gallons may intrude
into a side or rear setback a dis-
tance no greater than twenty per-
cent (20%) of that setback, but
must maintain at least three feet
(3') of undisturbed setback.
iii. Elements which are greater than
fifty four inches (54") above fin-
ished grade or contain over six
hundred (600) gallons shall not
intrude upon side and rear set-
back requirements.
i. Arbor, Pergola or Trellis: Allowed in
required yard setbacks if they meet
the following provisions:
i. The length of any side shall not
exceed twelve feet (12') and the
footprint shall not exceed eighty
(80) square feet, inclusive of
eaves;
ii. A maximum height from finished
grade to the top of the structure of
ten feet (10');
iii. Both sides and roof shall be at
least fifty percent (50%) open, or,
if latticework is used, there shall
be a minimum opening of two
inches (2") between crosspieces.
iv. Limited to two (2) such structures
per lot.
j. Heating, Ventilation, and Air Condi-
tioning (HVAC) Systems: HVAC Sys-
tems may extend into any side or rear
yard setback. (Ord. 5833, 4-3-2017)
5. The minimum front yard and secondary
front yard setback for lots that abut
required turnarounds (cul-de-sacs and
hammerheads) may be reduced, excluding
garage setbacks, to no less than five feet
(5'), subject to the following:
a. The maximum building coverage can-
not be attained without a reduction of
the front yard and/or secondary front
yard setback; and
b. The setback reduction is the minimum
necessary to attain the allowed build-
ing coverage; and
c. If a setback reduction is approved
under this provision the exceptions to
setbacks pursuant to subsection D4
of this Section (Allowed Projections
into Setbacks) shall apply unless the
proposed projection is closer than five
feet (5') to the property line/easement,
except for eaves, which may
encroach the minimum five feet (5')
setback as specified in subsection D4
of this Section.
d. The setback reduction may com-
mence at a right angle to the point at
which the right-of-way, tract or ease-
ment begins to expand to form the
turnaround. (Ord. 5841, 6-12-2017)
6. Reserved. (Ord. 5841, 6-12-2017; Ord.
5867, 12-11-2017)
4-2-110E
(Revised 7/20)2 - 46
7. In the R-1 zone, assisted living facilities
are eligible for bonus density pursuant to
RMC 4-9-065, Density Bonus Review. The
maximum number of assisted living dwell-
ing units per lot is equal to maximum net
density of the zone coupled with any
approved density bonus pursuant to RMC
4-9-065, Density Bonus Review.
8. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Federal Aviation Admin-
istration Airport Zones designated under
RMC 4-3-020.
9. The allowed height of public facilities shall
be determined through site plan review.
10. Reserved. (Ord. 5842, 6-12-2017)
11. Except for alley-accessed garages con-
forming to subsection D39 of this Section,
the vehicle entry for a garage or carport
shall be set back twenty feet (20') from the
property line where vehicle access is pro-
vided; all other facades of a garage shall
be subject to the applicable zone’s mini-
mum setback.
12. Roofs of Modulated Facades: Wall
plates of a modulated portion of a building
may exceed the maximum wall plate
height if the roof surface does not exceed
the ridgeline of the primary roof surface.
Such facade modulations shall be no wider
than ten feet (10') or twenty five percent
(25%) of the building elevation, whichever
is greater.
13. If the lot abuts a single family residential
zone (RC through R-14) a fifteen foot (15')
setback shall be required along the abut-
ting side(s) of the property.
14. For plats that create lots of a size large
enough to allow future division under cur-
rent lot size minimums and allow the
potential to exceed current density maxi-
mums, 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.
15. Accessory dwelling units shall not be
included in density calculations.
16. The square foot calculation shall not
include porches, exterior stairs, or
garages.
17. The lot coverage of accessory dwelling
units shall not be calculated towards maxi-
mum building/lot coverage.
18. Vertical Projections from Wall Plates:
a. Roofs with a pitch equal to or greater
than 4:12 may project an additional
six (6) vertical feet from the maximum
wall plate height. If the height of wall
plates on a building are less than the
stated maximum the roof may project
higher to account for the difference,
yet the combined height of both fea-
tures shall not exceed the combined
maximums (e.g., if the maximum wall
plate height of a zone is twenty-four
feet (24') and the wall plates of a
structure are no taller than twenty feet
(20'), the roof may project up to ten
feet (10') instead of six feet (6')). Com-
mon rooftop features, such as chim-
neys, may project an additional four
(4) vertical feet from a roof surface.
b. The topmost surface of roofs pitched
less than 4:12 and rooftop decks shall
be below the maximum wall plate
height unless such surfaces are
stepped back one and one-half (1.5)
horizontal feet from each minimum
building setback line for each one ver-
tical foot above the maximum wall
plate height, in which case they may
extend up to six (6) vertical feet above
the maximum wall plate height. Deck
enclosures (i.e., railings) located
above the maximum wall plate height
and not stepped back shall be con-
structed of transparent tempered
glass or its equivalent, as determined
by the Administrator. (Ord. 5841, 6-
12-2017)
19. Shed Roofs: Wall plates supporting a pri-
mary roof surface that has only one slop-
ing plane (e.g., shed roof) may exceed the
stated maximum if the average of wall
plate heights is equal to or less than the
maximum wall plate height allowed.
20. An additional ten feet (10') of maximum
wall plate height and an additional story for
a residential dwelling structure may be
obtained through the provision of addi-
4-2-110E
2 - 47 (Revised 7/20)
tional amenities such as additional recre-
ation facilities, underground parking, and
additional landscaped open space areas;
as determined through the site develop-
ment plan review process and depending
on the compatibility of the proposed build-
ings with adjacent or abutting existing resi-
dential development. The maximum wall
plate height of a residential structure shall
not exceed forty two feet (42').
21. The Community and Economic Develop-
ment Administrator or designee may mod-
ify this provision through the site
development plan review process where it
is determined that specific portions of the
required on-site perimeter landscaping
strip may be developed and maintained as
a usable public open space with an open-
ing directly to a public entrance.
22. Corner lots required to have a front yard
and a secondary front yard are relieved of
the requirement to have a rear yard; in
place of a rear yard setback, the side yard
setback of the zone shall apply. (Ord.
5841, 6-12-2017)
23. Reserved.
24. Reserved.
25. Reserved.
26. Reserved.
27. Reserved.
28. For lots created after November 10, 2004.
29. A density bonus may be granted for devel-
opments that satisfy the criteria and stan-
dards of RMC 4-9-065, Density Bonus
Review.
30. Minimum density requirements shall not
apply to the renovation or conversion of an
existing structure. Additionally, in the R-l
zone only, minimum density requirements
shall not apply to the subdivision or devel-
opment of a legal lot one-half (1/2) gross
acre or less in size as of March 1, 1995.
31. In order to meet the variation requirements
of RMC 4-2-115, lot dimensions and set-
backs are allowed to be decreased and/or
increased; provided, that when averaged
the applicable lot standards of the zone
are met. The minimum front and rear yard
setback reduction shall be limited to two
and one-half feet (2.5') or ten percent
(10%), whichever is greater. The minimum
lot width and lot area reduction shall be
limited to ten percent (10%) of the lot width
and lot area of the zone. The variation
requirements of RMC 4-2-115 do not
require variations to the lot depth require-
ments; therefore the averaging provision is
not applicable to the minimum lot depth
requirements. (Ord. 5841, 6-12-2017)
32. Reserved. (Ord. 5842, 6-12-2017)
33. In the R-4 zone, the following exceptions
apply:
a. When parking is provided in the rear
yard of the lot with access from a pub-
lic right-of-way or alley the minimum
front yard shall be twenty feet (20').
b. The Administrator may reduce the
setback by a maximum of fifty percent
(50%) of the required setback when
all of the following conditions apply:
i. The setback that was required at
the time of initial construction was
less than the current requirement;
ii. A reduced setback is appropriate
given the character of the imme-
diate neighborhood; and
iii. There are no other alternative
locations that can reasonably
accommodate the request with-
out encroaching into a setback.
34. For short plats of parcels smaller than one
acre, one parcel may be allowed to be
smaller than the required minimum lot size
indicated in subsection A of this Section,
Residential Development Standards. If all
other parcels meet the required minimum
lot size standard of the zone, one parcel
may be allowed to meet the following
reduced minimum lot size (not applicable
for cluster development):
a. R-4: Eight thousand (8,000) square
feet.
b. R-6: Six thousand two hundred fifty
(6,250) square feet.
c. R-8: Four thousand five hundred
(4,500) square feet. (Ord. 5841, 6-12-
2017)
35. Reserved.
4-2-110E
(Revised 7/20)2 - 48
36. For parcels that are in designated urban
separators in the R-1 zone, up to one unit
per gross acre may be permitted subject to
conditions in RMC 4-3-110, Urban Separa-
tor Overlay Regulations.
37. Reserved.
38. For parcels in the R-8 zone, the maximum
density shall be six (6) dwelling units per
net acre when alleys are not part of the
proposed or existing street configuration,
and alleys are considered practical, as
specified in RMC 4-7-150E5, Alley Access.
39. In the R-8, R-10, R-14, and RMF zones: To
ensure adequate vehicular maneuvering
area, garages and carports that are
accessed through alleys shall be set back
as follows:
a. Nine-foot (9') garage doors shall be at
least twenty six feet (26') from the
back edge of the alley; or
b. Sixteen-foot (16') garage doors shall
be at least twenty four feet (24') from
the back edge of the alley.
40. The square foot calculation shall not
include porches or exterior stairs. Garages
attached to accessory dwellings shall be
included in the square foot calculation,
except for when the accessory dwelling is
located above a garage.
41. Conversion of accessory buildings to
ADUs shall be exempted if the accessory
building was constructed prior to January
1, 2020.
(Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355,
2-25-2008; Ord. 5383, 6-2-2008; Ord. 5473,
7-13-2009; Ord. 5518, 12-14-2009; Ord. 5528,
3-8-2010; Ord. 5531, 3-8-2010; Ord. 5573,
11-15-2010; Ord. 5590, 2-28-2011; Ord. 5650,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5726,
10-20-2014; Ord. 5744, 1-12-2015; Ord. 5749,
1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-
25-2016; Ord. 5791, 4-25-2016; Ord. 5798, 4-25-
2016; Ord. 5960 (Att. C), 12-9-2019)
4-2-110F
Exceptions and additional standards are located in RMC 4-2-080.2 - 49 (Revised 7/20)
4-2-110F ILLUSTRATIONS:
4-2-110F
(Revised 7/20)2 - 50 Exceptions and additional standards are located in RMC 4-2-080.
4-2-110F
Exceptions and additional standards are located in RMC 4-2-080.2 - 51 (Revised 7/20)
4-2-110F
(Revised 7/20)2 - 52 Exceptions and additional standards are located in RMC 4-2-080.
4-2-110F
Exceptions and additional standards are located in RMC 4-2-080.2 - 53 (Revised 7/20)
4-2-110F
(Revised 7/20)2 - 54 Exceptions and additional standards are located in RMC 4-2-080.(Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009; Ord. 5518, 12-14-2009; Ord.
5575, 11-15-2010; Ord. 5960 (Att. C), 12-9-2019)
4-2-115B
2 - 55 (Revised 7/20)
4-2-110G(Deleted by Ord. 5518,
12-14-2009)
4-2-110H (Deleted by Ord. 5518,
12-14-2009)
4-2-110I (Deleted by Ord. 5518,
12-14-2009)
4-2-115 RESIDENTIAL DESIGN AND
OPEN SPACE STANDARDS:
A. PURPOSE:
1. These Residential Design and Open
Space Standards are conceived to implement
policies established in the Land Use Element
of the Comprehensive Plan, enhance quality
of life by encouraging new residential devel-
opment to produce beautiful neighborhoods
of well-designed homes, and to mitigate ad-
verse impacts of density for the neighborhood
and the surrounding community. These stan-
dards are divided into three (3) areas:
a. Site Design: Quality neighborhoods
are characterized by well landscaped,
safe, pedestrian oriented streets fronted
by a variety of housing types. These
qualities are enhanced by lots in a variety
of sizes and widths and by homes which
vary in scale and massing, each with a
prominent entry and generous fenestra-
tion facing the street. Garages, while a
necessity to today’s lifestyles, should not
visually dominate the streetscape.
b. Open Space: In order to provide res-
idents with a livable community, private
and public open space shall be provided.
Public open spaces shall be located so
that a hierarchy and/or variety of open
spaces throughout the neighborhood is
created.
c. Residential Design: Key character-
istics of attractive neighborhoods include
variety of housing architectural styles,
enhanced by attention to selection of ex-
terior materials, colors, and architectural
detailing.
2. This Section lists elements that are re-
quired to be included in all residential devel-
opment in the zones stated in subsection B of
this Section. Each element includes both
standards and guidelines. Standards are pro-
vided for predictability. These standards
specify a prescriptive manner in which the re-
quirement can be met. Guidelines for each el-
ement are provided for flexibility. These
guidelines provide direction for those who
seek to meet the required element in a man-
ner that is different from the standards.
a. The determination as to the satisfac-
tion of the requirement through the use of
the guidelines is to be made by the Com-
munity and Economic Development Ad-
ministrator when no other permit or
approval requires Hearing Examiner re-
view.
b. When it has been determined that
the proposed manner of meeting the de-
sign requirement through guidelines is
sufficient, the applicant shall have satis-
fied that design requirement. (Ord. 5676,
12-3-2012; Ord. 5759, 6-22-2015)
B. APPLICABILITY:
1. This Section shall apply to all new pri-
mary and attached dwelling units in the fol-
lowing zones: Resource Conservation (RC),
Residential-1 (R-1), Residential-4 (R-4), Res-
idential-6 (R-6), Residential-8 (R-8), Resi-
dential-10 (R-10), and Residential-14 (R-14),
and unit lot subdivisions within the RMF zone.
The standards of the Site Design subsection
are required to be addressed at the time of
subdivision application. The standards of the
Residential Design subsection are required
to be addressed at the time of application for
building permits. The standards of Residen-
tial Design are required to be addressed for
the building for which the building permit is
being issued. (Ord. 5744, 1-12-2015; Ord.
5759, 6-22-2015; Ord. 5818, 10-17-2016)
2. Additions and/or expansions to detached
or attached dwellings that are valued at fifty
thousand dollars ($50,000.00) or more, or at
fifty percent (50%) or greater of the most re-
cent assessment or appraisal shall require
that the entire dwelling or structure comply
with the standards of the Residential Design
subsection.
4-2-115C
(Revised 7/20)2 - 56
3. When new dwelling units are created in
the Residential Ten Dwelling Units per Acre
(R-10) and Residential Fourteen Dwelling
Units per Acre (R-14) zones, any existing
dwelling units included in the development
shall comply with the standards of this Sec-
tion. (Ord. 5649, 12-12-2011; Ord. 5675,
12-3-2012; Ord. 5726, 10-20-2014; Ord.
5960, 12-9-2019)
C. EXEMPTIONS:
The design regulations shall not apply to interior
remodels of existing buildings or structures pro-
vided the alterations do not modify the building fa-
cade.
D. ADMINISTRATION:
1. Review Process: Applications subject to
these design regulations shall be processed
as a component of the governing land use
process.
2. Authority: The Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based upon the pro-
visions of these design regulations when no
other permit or approval requires Hearing Ex-
aminer review. Proposals will be considered
on the basis of individual merit, the overall in-
tent of the standards and guidelines, and cre-
ative design alternatives will be encouraged
in order to achieve the purposes of the design
regulations. (Ord. 5676, 12-3-2012; Ord.
5726, 10-20-2014)
E. REQUIREMENTS:
1. Site Design:
LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing
stock and helps minimize perceptions of monotony.
Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual
relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the
privacy of individuals. Lots shall be configured to encourage variety within the development. To the
maximum extent practicable as defined by the Surface Water Design Manual, retain soils with potential for
infiltration.
Standards:
RC, R-1,
and R-4 n/a
R-6 and R-
8
One of the following is required of preliminary plat applications:
1. Lot width variation of ten feet (10') minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet
size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5') minimum for at least every
four (4) abutting street fronting lots.
All zones
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltrating LID facilities is optimized, consistent with
the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are preserved to
the maximum extent practicable as defined by the Surface Water Design Manual.
4-2-115E
2 - 57 (Revised 7/20)
R-10 and
R-14
Developments of more than four (4) structures shall incorporate a variety of home sizes,
lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
GARAGES: The minimization of the visual impact of garages contributes to creating communities that
are oriented to people and pedestrians, as opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the
emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of
the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used,
shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
If an attached garage is wider than twenty six feet (26'), at least one garage door shall
be recessed a minimum of four feet (4') from the other garage door. Additionally, one of
the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5'), and is a
minimum of twelve feet (12') wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of the
garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width of the
front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural
detailing (e.g., trim and hardware), and are recessed from the front facade a
minimum of five feet (5'), and from the front porch a minimum of seven feet (7').
R-10 and
R-14
Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5'), and is a
minimum of twelve feet (12') wide, or
2. The garage is detached and set back from the front of the house and/or porch at
least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other
homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all of
the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from any
of the housing units to which it is assigned, and
4-2-115E
(Revised 7/20)2 - 58
(Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5828, 12-12-2016; Ord. 5841, 6-12-2017)
2. Open Space:
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
OPEN SPACE: Open space is a significant element in the development of livable communities and
creates opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees particularly native conifers, native
deciduous trees, and other native vegetation consistent with RMC 4-4-070, Landscaping. Except for Native
Growth Protection Areas, all common open space areas shall be designed to accommodate both active and
passive recreational opportunities and be visible and open to the street. Pocket parks shall be designed to
serve four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees,
planting beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards.
Landscaping:
R-10 and
R-14 See RMC 4-4-070, Landscaping.
Standards for Parks:
R-10 and
R-14
For developments that are less than ten (10) net acres: No park is required, but is
allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Standards for Common Open Space:
R-10 and
R-14
Developments of three (3) or fewer dwelling units: No requirement to provide com-
mon open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gar-
dens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of common
open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket park,
or pedestrian entry easement in the development and shall include picnic areas,
space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the develop-
ment and accessible to all dwellings. For sites one acre or smaller in size, open
space(s) shall be at least thirty feet (30') in at least one dimension. For sites larger
than one acre in size, open space(s) shall be at least forty feet (40') in at least one
dimension. For all sites, to allow for variation, open space(s) of less than the min-
imum dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; pro-
vided, that when all of a site’s open spaces are averaged, the applicable
dimension requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5')
of sidewalk is provided.
4-2-115E
2 - 59 (Revised 7/20)
6. Pea-patches shall be at least one thousand (1,000) square feet in size with indi-
vidual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the
pea-patch shall include a tool shed and a common area with space for compost
bins. Water shall be provided to the pea-patch. Fencing that meets the standards
for front yard fencing shall surround the pea-patch with a one foot (1') landscape
area on the outside of the fence. This area is to be landscaped with flowers, plants,
and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance requirement
for emergency vehicle access but shall not be used for personal vehicle access or
to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Standards for Private Yards:
R-10 and
R-14
Developments of three (3) or fewer dwelling units: Each individual dwelling shall
have a private yard that is at minimum six hundred (600) square feet in size. Backyard
patios and reciprocal use easements may be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no di-
mension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Common Open Space or Park Substitutions:
R-10 and
R-14
See RMC 4-1-240.
Sidewalks, Pathways, and Pedestrian Easements:
R-10 and
R-14
All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may dis-
connect from the road, provided it continues in a logical route throughout the de-
velopment. Permeable pavement sidewalks shall be used where feasible,
consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3') and
a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket parks
to residential access streets, limited residential access streets, or other pedestrian
connections. They may be used to provide access to homes and common open
space. They shall be a minimum three feet (3') in width and made of paved as-
phalt, concrete, or porous material such as: porous paving stones, crushed gravel
with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways
for parks and green spaces shall be located at the edge of the common space to
allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are
required along all pedestrian easements to provide shade and spaced twenty feet
(20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the
easement and shall be spaced no further than thirty six inches (36") on center.
4-2-115E
(Revised 7/20)2 - 60
(Ord. 5591, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5828,
12-12-2016; Ord. 5841, 6-12-2017; Ord. 5966, 3-2-2020)
3. Residential Design:
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are at
least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is
oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social
interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the
appearance of bulk by breaking up the facade.
Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors
shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e.,
at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the street or open space on both
sides.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
The entry shall include a porch or stoop with a minimum depth of five feet (5') and min-
imum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
R-10 and
R-14
Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and
minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
4-2-115E
2 - 61 (Revised 7/20)
FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as
visual breaks that help to create visual interest.
Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include
articulation along public frontages; the articulation may include the connection of an open porch to the
building, a dormer facing the street, or a well-defined entry element.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in
depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street-facing fa-
cade.
R-10 and
R-14
Both of the following are required:
1. The primary building elevation oriented toward the street or common green shall
have at least one articulation or change in plane of at least two feet (2') in depth;
and
2. A minimum of one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural charac-
ter of a home and when they incorporate architectural elements of the home, they contribute to the overall
balance and integration of the building form. Additionally, when they represent a significant amount of the
facade of a home, they amplify the sense that the community is oriented to people.
Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary
windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined
together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale
with the home. All doors shall be of the same character as the home.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
Windows and doors shall constitute twenty five percent (25%) of all facades facing street
frontage or public spaces.
R-10 and
R-14
All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three
and one-half inches (3 1/2") minimum head and jamb trim around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or pe-
destrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
4-2-115E
(Revised 7/20)2 - 62
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes
that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the char-
acter of homes helps to minimize visual monotony while helping to foster a perception of uniqueness of
place.
Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a
variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and
character.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
A variety of elevations and models that demonstrate a variety of floor plans, home sizes,
and character shall be used. All of the following are required:
1. A variety of elevations and models that demonstrate a variety of home sizes, char-
acter, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural eleva-
tions.
R-10 and
R-14
All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are allowed, and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single family dwellings, no more than two (2) of the same model and elevation
shall be built on the same block frontage and the same model and elevation shall
not be abutting, adjacent, or diagonal.
ROOFS: Roof forms and profiles are an important component in the architectural character of homes
and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create
variety, especially for homes of the same model.
Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel
and/or a reflective material, is discouraged.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
A variety of roof forms appropriate to the style of the home shall be used.
R-10 and
R-14
Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof mate-
rial shall be fire retardant; and
2. Single family residential subdivisions shall use a variety of roof forms appropriate
to the style of the home.
4-2-115E
2 - 63 (Revised 7/20)
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a
home. When sized adequately and used consistently, they work to create desirable shadows that help to
create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face of
all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the surface
of exterior siding materials.
R-10 and
R-14
The following is required: Eaves shall be at least twelve inches (12") with horizontal fas-
cia or fascia gutter at least five inches (5") deep on the face of all eaves.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home
and the community. It helps to create a desirable human scale and a perception of a quality, well-designed
home.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the
home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
If one siding material is used on any side of the dwelling that is two stories or greater in
height, a horizontal band that measures at least eight inches (8") is required between
the first and second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum trim surrounds all windows and details
all doors, or
2. A combination of shutters and three and one-half inches (3 1/2") minimum trim de-
tails all windows, and three and one-half inches (3 1/2") minimum trim details all
doors.
R-10 and
R-14
All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and de-
tails all doors, and
2. At least one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If shutters
are used, they shall be proportioned to the window size to simulate the ability to
cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the home's
architectural style. Six inches by six inches (6" x 6") posts may be allowed if cham-
fered and/or banded. Exposed four inches by four inches (4" x 4") and six inches
by six inches (6" x 6") posts are prohibited.
4-2-115E
(Revised 7/20)2 - 64
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of
diversity of housing stock in the community.
Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety
of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse
palette of colors shall be used to reduce monotony of color or tone.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
For subdivisions and short plats, abutting, adjacent, and diagonal homes shall be of dif-
fering color. Color palettes for all new dwellings, coded to the home elevations, shall be
submitted for approval. Where masonry siding is proposed at the edge of a facade, it
shall also extend along the adjoining facade no less than twenty four inches (24"), mea-
sured horizontally from the corner of the structure.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color trim is
acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles, sid-
ing and masonry or masonry-like material, etc.) is used on the home. One alterna-
tive siding material must comprise a minimum of thirty percent (30%) of the street-
facing facade.
R-10 and
R-14
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone,
and standard sized brick three and one-half inches by seven and one-half inches
(3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches
(3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail
homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at an
exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to
vibrant primary colors, shall be the dominant colors. Color palettes for all new
structures, coded to the home elevations, shall be submitted for approval, and
4. Gutters and downspouts shall be integrated into the color scheme of the home and
be painted, or of an integral color, to match the trim color.
MAIL AND NEWSPAPERS
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be
architecturally compatible with the homes.
R-10 and
R-14
All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical of
the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
4-2-116B
2 - 65 (Revised 7/20)
(Ord. 5518, 12-14-2009; Ord. 5649, 12-12-2011; Ord. 5744, 1-12-2015; Ord. 5790, 4-25-2016; Ord. 5841,
6-12-2017; Ord. 5917, 12-10-2018)
4-2-116 ACCESSORY DWELLING
UNIT RESIDENTIAL DESIGN
STANDARDS:
A. PURPOSE:
Accessory dwelling units (ADUs) are in-
tended to create affordable, flexible housing
opportunities that take advantage of the
City’s existing infrastructure while addressing
the need for increased housing choices that
reflect changing lifestyles and environmental
concerns.
The purpose of this Section is to encourage
development that enhances quality of life by
encouraging new residential development to
produce neighborhoods of well-designed
homes and promote and facilitate ADU con-
struction in new and existing developed ar-
eas, while preserving neighborhood
character and ensuring minimal disruption to
surrounding property owners.
This Section lists elements that are required
to be included in all ADU development in the
zones stated in subsection B of this Section.
Each element includes both standards and
guidelines. Standards are provided for pre-
dictability. These standards specify a pre-
scriptive manner in which the requirement
can be met. Guidelines for each element are
provided for flexibility. These guidelines pro-
vide direction for those who seek to meet the
required element in a manner that is different
from the standards.
1. The determination as to the satisfaction of
the requirement through the use of the guide-
lines is to be made by the Community and
Economic Development Administrator when
no other permit or approval requires Hearing
Examiner review.
2. When it has been determined that the pro-
posed manner of meeting the design require-
ment through guidelines is sufficient, that
design requirement shall be considered satis-
fied.
B. APPLICABILITY:
1. This Section shall apply to ADUs in the fol-
lowing zones: Residential-4 (R-4), Residen-
tial-6 (R-6), Residential-8 (R-8), Residential-
10 (R-10), and Residential-14 (R-14).
HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT
Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact
neighbors.
R-10 and
R-14
Hot tubs and pools shall only be located in back yards and designed to minimize sight
and sound impacts to adjoining property. Pool heaters and pumps shall be screened
from view and sound insulated. Pool equipment must comply with codes regarding fenc-
ing.
UTILITIES
R-10 and
R-14
Utility boxes that are not located in alleyways or away from public gathering spaces shall
be screened with landscaping or berms.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA
R-10 and
R-14
Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal impact
on residents and their neighbors and so that they are not visible to the general pub-
lic; 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.
4-2-116C
(Revised 7/20)2 - 66
2. If the primary structure where the ADU is
proposed does not comply with the adopted
architectural detailing standards (RMC 4-2-
115E3), the primary structure shall be
brought to compliance prior to the issuance of
ADU building permits.
C. REQUIREMENTS:
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character
of a home and, when they incorporate architectural elements of the home, they contribute to the over-
all balance and integration of the building form. Additionally, when they represent a significant amount
of the facade of a home, they amplify the sense that the community is oriented to people.
Guidelines: Windows and doors shall serve as an integral part of the character of the home. Primary
windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined
together to create a larger window area. Front doors shall be a focal point of the dwelling and be in
scale with the home. All doors shall be of the same character as the home and architecturally
consistent with the doors on the primary structure.
Standards:
R-10 and
R-14
All of the following are required for new ADU construction:
1. Primary windows shall be proportioned vertically, rather than horizontally;
2. Vertical windows may be combined together to create a larger window area;
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed
with three and one-half inches (3 1/2") minimum head and jamb trim around
the door;
4. Sliding glass doors are not permitted along a frontage elevation or an eleva-
tion facing a pedestrian easement.
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes
that have appropriate scale and bulk to contribute to the sense of orientation to people.
Guidelines: The ADU shall visually demonstrate that it is accessory, or subordinate, to the primary
structure by its reduced scale and bulk.
Standards:
R-4, R-6,
R-8, R-10,
and R-14
The ADU shall be architecturally compatible with significant architectural details of
the primary structure, dominating forms, and design elements, such as eaves, roof
pitch, roof form, porches, principal dormers, materials, and other significant archi-
tectural features.
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of
a home. When sized adequately and used consistently, they work to create desirable shadows that
help to create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the
home.
Standards:
R-4, R-6,
and R-8
Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches
(12") with horizontal fascia or fascia gutter at least five inches (5") deep on
the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
R-10 and
R-14
The following is required: Eaves shall be at least twelve inches (12") with horizontal
fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
4-2-116C
2 - 67 (Revised 7/20)
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home
and the community. It helps create a desirable human scale and a perception of a quality, well-
designed home.
Guidelines: The ADU shall visually demonstrate a clear relationship with the primary structure so
that the two (2) structures are architecturally compatible. Architectural detail shall be provided that is
consistent with the architectural character of the primary structure; detailing like materials and color,
fenestration, trim, columns, eaves, and/or corner boards shall reflect the architectural character of the
primary structure.
Standards:
R-4, R-6,
and R-8
If one siding material is used on any side of the dwelling that is two (2) stories or
greater in height, a horizontal band that measures at least eight inches (8") is
required between the first and second story.
Additionally, one of the following is required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors; or
2. A combination of shutters and three and one-half inches (3 1/2") minimum
trim details all windows, and three and one-half inches (3 1/2") minimum
trim details on all doors.
R-10 and
R-14
All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors;
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns;
3. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them; and
4. If columns are used, they shall be round, fluted, or strongly related to the
home’s architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4"
x 4") and six inches by six inches (6" x 6") posts are prohibited.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of
diversity of housing stock in the community.
Guidelines: The ADU shall have a consistent design with the primary structure, including but not lim-
ited to the use of the same building materials and color.
R-4, R-6,
and R-8
The ADU shall be of the same building material and color as the primary structure.
Where masonry siding is proposed at the edge of a facade, it shall also extend
along the adjoining facade no less than twenty four inches (24"), measured horizon-
tally from the corner of the structure.
Additionally, one of the following is required:
1. A minimum of two (2) colors (body with different color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shin-
gles, siding and masonry or masonry-like material, etc.). One alternative sid-
ing material must comprise a minimum of thirty percent (30%) of the street-
facing facade.
4-2-116C
(Revised 7/20)2 - 68/98
(Ord. 5960, 12-9-2019)
GARAGES: The minimization of the visual impact of garages contributes to creating communities
that are oriented to people and pedestrians, as opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be
the emphasis of the front of the home. Garages shall be located in a manner that minimizes the pres-
ence of the garage and shall not be located at the end of view corridors. Alley access is encouraged.
If used, shared garages shall be within an acceptable walking distance to the housing unit it is
intended to serve.
Standards:
R-4, R-6,
R-8, R-10,
and R-14
To ensure adequate vehicular maneuvering area, ADUs that incorporate a garage/
carport shall have an obstruction-free area (inclusive of an alley) for a length based
on the width of the garage doors:
1. Nine-foot (9') garage doors shall be at least twenty-six feet (26') from the
adjacent property line; or
2. Sixteen-foot (16') garage doors shall be at least twenty-four feet (24') from
the adjacent property line.
R-4, R-6,
and R-8
If an attached garage is wider than twenty six feet (26'), at least one garage door
shall be recessed a minimum of four feet (4') from the other garage door.
The garage doors contain a minimum of thirty percent (30%) glazing, architectural
detailing (e.g., trim and hardware), and are recessed from the front facade a mini-
mum of five feet (5'), and from the front porch a minimum of seven feet (7').
4-2-120
2 - 99 (Revised 2/19)
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS
4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING
DESIGNATIONS (CN, CV, & CA)
4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING
DESIGNATIONS (CD, CO, & COR)
4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS
TABLES FOR COMMERCIAL ZONING DESIGNATIONS
4-2-120D (Repealed by Ord. 5355, 2-25-2008)
4-2-120E (Repealed by Ord. 5759, 6-22-2015)
4-2-120F (Repealed by Ord. 5759, 6-22-2015)
4-2-120A
(Revised 2/19)2 - 100 Conflicts: See RMC 4-1-080.4-2-120ADEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) CNCVCAUCLOT DIMENSIONSMinimum Lot Size for lots created after Nov. 10, 20045,000 sq. ft. 25,000 sq. ft. 5,000 sq. ft.Residential Plats: n/aAll Other Plats: 25 acres.Minimum lot size can be amended through Mas-ter Plan and Site Plan Review, RMC 4-9-200.Minimum Lot Width/Depth for lots created after Nov. 10, 2004NoneResidential Plats: width shall be 14 ft., depth shall be 65 ft.All Other Plats: NoneLOT COVERAGEMaximum Lot Coverage for Buildings65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage.90% of total area or 100% if parking is pro-vided within the building or within a parking garage.DENSITY (Dwelling Units per Net Acre)Minimum Net Residential Density9None 20 dwelling units per net acre.20 dwelling units per net acre.20 dwelling units per net acre except for mixed use development.
4-2-120A
2 - 101 (Revised 2/19)Maximum Net Residential Density94 dwelling units per structure.80 dwelling units per net acre.1, 2160 dwelling units per net acre in the City Center and Highlands Commu-nity Planning Areas.30 dwelling units per net acre in the East Plateau and Kennydale Commu-nity Planning Areas.85 du/acre (150 du/acre) if ground floor commer-cial is provided.1, 21SETBACKSMinimum Front Yard14,1815 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced set-back.Determined through site plan review4,5,8Maximum Front Yard1820 ft.15Determined through site plan review4,5,8Minimum Secondary Front Yard14,1815 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced set-back.Determined through site plan review4,5,8Maximum Secondary Front Yard1820 ft. Determined through site plan review4,5,8Minimum Freeway Frontage Setback10 ft. landscaped setback from the property line. n/aMinimum Rear Yard18None, except 15 ft. if lot abuts a lot zoned residential. Determined through site plan review4,5,8Minimum Side Yard18None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential. Determined through site plan review4,5,8Clear Vision AreaIn no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120A
(Revised 2/19)2 - 102BUILDING LIMITATIONSMaximum Gross Floor Area of Any Single Commercial Use on a Site5,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit.2,9 These restrictions do not apply to residential uses subject to net density limitations.NoneMaximum Gross Floor Area of Any Single Office Use on a Site2, 93,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit.2,9 These restrictions do not apply to residential uses subject to net density limitations.NoneBuilding OrientationAll commercial uses shall have their primary entrance and shop dis-play window oriented toward the street front-age.See urban design regu-lations in RMC 4-3-100.Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot.Except for unit lot subdi-visions, the front entry of residential only uses shall be oriented to a public street.See urban design regulations in RMC 4-3-100.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120A
2 - 103 (Revised 7/20)LANDSCAPINGGeneralSee RMC 4-4-070HEIGHTMaximum Building Height,6 except for Public Facilities6, 2035 ft. 50 ft., except 70 ft. for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit.50 ft., except 70 ft. for vertically mixed use buildings (commercial and residential).Heights may exceed the Zone’s maximum height with a Conditional Use Permit.10 stories along primary and secondary arterials.6 stories along residen-tial/minor collectors.Maximum Height for Wireless Communication Facilities6See RMC 4-4-140SCREENINGOutdoor, Loading, Repair, Maintenance, Work, or Storage Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment)See RMC 4-4-095Refuse or RecyclablesSee RMC 4-4-090PARKINGGeneralSee RMC 10-10-13 and 4-4-080DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120A
(Revised 7/20)2 - 104Required Location for Parking Businesses Located in Single Family Dwell-ings or Duplexes: Parking may not occur in front of the building and/or in the area between the front lot line and the front building line; park-ing must occur at the side or rear of the prop-erty. Parking may be accommodated off site in accordance with RMC 4-4-080E2 or at joint use facilities in accordance with RMC 4-4-080E3.Residential Uses: Required parking shall be located underground or under building (on the first floor of the struc-ture), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a struc-tured parking garage.Commercial Uses: Parking may not be located between the building and the public street unless located within a structured park-ing garage.Mixed Use: Joint park-ing is required subject to RMC 4-4-080E3.Parking for residential units shall be enclosed within the same building as the unit it serves.On a Pedestrian-Ori-ented Street: Parking shall not be located between buildings and pedestrian-oriented streets unless located within a structured park-ing garage.On Other Arterials, Local Streets, and Internal Streets: All res-idential parking shall be structured parking except parking required for guests. Parking for all uses shall be located consistent with RMC 4-3-100, Urban Design Regulations. Site plan-ning must demonstrate feasible future location of structured parking to accommodate infill development.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120A
2 - 105 (Revised 7/20)ACCESSPedestrianA pedestrian connection shall be provided from a public entrance to the street, in order to pro-vide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail proper-ties.See Urban Design Regulations in RMC 4-3-100VehicularNone A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street.A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting UC lots without the need to use a street. Access may comprise the aisle between rows of parking stalls.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120A
(Revised 7/20)2 - 106 (Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4803, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 5018, 9-22-2003; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005; Ord. 5191, 12-12-2005; Ord. 5286, 5-14-2007; Ord. 5330, 12-10-2007; Ord. 5331, 12-10-2007; Ord. 5387, 6-9-2008; Ord. 5437, 12-8-2008; Ord. 5528, 3-8-2010; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759 (Att. D), 6-22-2015; Ord. 5778 (Att. A), 11-16-2015; Ord. 5791 (Att. B), 4-25-2016; Ord. 5795 (Att. A), 4-25-2016; Ord. 5841 (Att. C), 6-12-2017; Ord. 5899 (Att. C), 11-19-2018; Ord. 5917 (Att. B), 12-10-2018; Ord. 5922 (Att. A), 2-25-2019; Ord. 5965, 3-2-2020) SIGNSGeneralSee RMC 4-4-10011See RMC 4-4-100.Pole signs and roof signs are prohibited. Signs are subject to Urban Design Regula-tions (RMC 4-3-100).LOADING DOCKSLocation within SiteSee RMC 4-4-080.Shall not be permitted on the side of the lot adjacent to or abutting a lot zoned residential.3Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets.DUMPSTER/RECYCLING COLLECTION AREASize and Location of Refuse or Recycling AreasSee RMC 4-4-090CRITICAL AREASGeneralSee RMC 4-3-050DESIGN REGULATIONSGeneraln/a See Urban Design Regulations in RMC 4-3-100.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC) (Continued)CNCVCAUC
4-2-120B
2 - 107 (Revised 7/20)4-2-120BDEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) CDCOCORLOT DIMENSIONSMinimum Lot Size for lots created after July 11, 1993None 25,000 sq. ft. NoneMinimum Lot Width/Depth for lots created after July 11, 1993NoneLOT COVERAGEMaximum Lot Coverage for BuildingsNone 65%19 of total lot area or 75%19 if parking is provided within the building or within a parking garage.DENSITY (Dwelling Units per Net Acre)Minimum Net Residential Density25 dwelling units per net acre.9The minimum density requirements shall not apply to the subdivision and/or development of a legal lot 1/2 acre or less in size as of March 1, 1995.75 dwelling units per net acre.22Where a development involves resi-dential, the minimum density shall be 30 dwelling units per net acre.9The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restric-tive covenants to ensure the maxi-mum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance.
4-2-120B
(Revised 7/20)2 - 108Maximum Net Residential Density9100 dwelling units per net acre.Density may be increased to 150 dwelling units per net acre subject to conditional use permit approval.1, 21150 dwelling units per net acre.Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval.1, 2150 dwelling units per net acre.1, 21The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restric-tive covenants to ensure the maxi-mum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance.SETBACKSMinimum Front Yard14,18NoneResidential Mixed Use Buildings: 0 ft.Buildings less than 25 ft. in height: 15 ft.19Buildings 25 ft. to 80 ft. in height: 20 ft.13,19Buildings over 80 ft. in height: 30 ft.13,19Determined through site plan review.Maximum Front Yard1815 ft. – for buildings 25 ft. or less in height.None – for that portion of a building over 25 ft. in height.Residential Mixed Use Buildings: 15 ft.All Other Buildings: NoneDetermined through site plan review.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) (Continued)CDCOCOR
4-2-120B
2 - 109 (Revised 7/20)Minimum Secondary Front Yard14,18None 0 ft.19 for Residential Mixed use Build-ings15 ft.19 – for buildings less than 25 ft. in height.20 ft.13,19 – for buildings 25 ft. to 80 ft. in height.30 ft.13,19 – for buildings over 80 ft. in height.Determined through site plan review.Maximum Secondary Front Yard1815 ft. – for buildings 25 ft. or less in height.None – for that portion of a building over 25 ft. in height.Residential Mixed Use Buildings: 15 ft.15All Other Buildings: NoneDetermined through site plan review.Minimum Freeway Frontage Setback10 ft. landscaped setback from the property line.Minimum Rear Yard14,18None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary.None required, except, 15 ft. if abut-ting a lot zoned residential.Determined through site plan review.Minimum Side Yard18None None required, except 15 ft. if abut-ting or adjacent to a residential zone.Determined through site plan review.Clear Vision Arean/a 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.LANDSCAPINGGeneralSee RMC 4-4-070HEIGHTMaximum Building Height95 ft. Heights may exceed the Zone’s maximum height with a conditional use permit.6250 ft.610 stories and/or 125 ft.6DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) (Continued)CDCOCOR
4-2-120B
(Revised 7/20)2 - 110Maximum Building Height When a Lot Is Abutting a Lot Designated as Residential20 ft. more than the maximum height allowed in the abutting residential zone. Heights may exceed the maxi-mum height with a Hearing Examiner conditional use permit.620 ft. more than the maximum height allowed in the abutting residential zone.6Determined through site plan review.Maximum Height for Wireless Communication Facilities6See RMC 4-4-140SCREENINGMinimum Required for Outdoor Loading, Repair, Maintenance, Storage or Work Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment)See RMC 4-4-095Refuse or RecyclingSee RMC 4-4-090PARKING AND LOADINGGeneralSee RMC 4-4-080 and RMC 10-10-13 See RMC 4-4-080 and RMC 10-10-13. Direct arterial access to individual structures shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible.Required Location for ParkingAll parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking require-ment.n/aDEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) (Continued)CDCOCOR
4-2-120B
2 - 111 (Revised 7/20)PEDESTRIAN ACCESSGeneraln/a A pedestrian connection shall be pro-vided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedes-trian.Determined through site plan review.SIGNSGeneralSee RMC 4-4-100LOADING DOCKSLocationFor permitted manufacturing and fab-rication uses, parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets.Not permitted on the side of the lot adjacent or abutting to a lot zoned residential.3Determined through site plan review.DUMPSTER/RECYCLING COLLECTION AREASize and Location of Refuse or Recycling AreasSee RMC 4-4-090CRITICAL AREASGeneralSee RMC 4-3-050 and 4-3-090SPECIAL DEVELOPMENT STANDARDSDesign RegulationsSee RMC 4-3-100, Urban Design RegulationsDesign District D of RMC 4-3-100, Urban Design Regulations, shall apply to all residential mixed use buildings.Urban Design Regulations are not applicable to other buildings.See RMC 4-3-100, Urban Design Regulations.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) (Continued)CDCOCOR
4-2-120B
(Revised 7/20)2 - 112 (Ord. 4466, 8-22-1994; Ord. 4631, 9-9-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord. 4854, 8-14-2000; Ord. 4900, 3-19-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 5001, 2-10-2003; Ord. 5028, 11-24-2003; Ord. 5153, 9-26-2005; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5387, 6-9-2008; Ord. 5503 (Att. A), 11-16-2009, eff. 11-21-2009; Ord. 5528, 3-8-2010; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5791 (Att. C), 4-25-2016; Ord. 5841 (Att. D), 6-12-2017; Ord. 5899 (Att. D), 11-19-2018; Ord. 5917, 12-10-2018; Ord. 5965 (Att. A), 3-2-2020) Upper Story SetbacksSee RMC 4-3-100, Urban Design RegulationsResidential mixed use buildings: buildings or portions of buildings that exceed one hundred feet (100') in height shall include upper story set-backs as follows: The minimum set-back for a seventh (7th) story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story, or an equivalent standard that adds interest and quality to the building.Buildings or portions of buildings that exceed fifty feet (50') in height shall include upper story setbacks as fol-lows: The minimum setback for a fifth story and succeeding stories shall be ten feet (10') minimum from the pre-ceding story, applicable to each story or an equivalent standard that adds interest and quality to the building.Roofline and Facade ModulationSee RMC 4-3-100, Urban Design RegulationsResidential mixed use buildings: buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equiva-lent standard that adds interest and quality to the building.Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equiva-lent standard that adds interest and quality to the building.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) (Continued)CDCOCOR
4-2-120C
2 - 113 (Revised 7/20)
4-2-120C
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
1. A density bonus may be granted for devel-
opments that satisfy the criteria and stan-
dards of RMC 4-9-065, Density Bonus
Review.
2. The following table indicates the maximum
requested size/standard change that may
be allowed by an Administrative Condi-
tional Use Permit. Increases above these
levels may not be achieved by a variance
or the conditional use permit process.
3. These provisions may be modified through
the site plan review process where the
applicant can show that the same or better
result will occur because of creative design
solutions, unique aspects or use, etc., that
cannot be fully anticipated at this time.
4. UC Zone Upper-Story Setback: Buildings
or portions of buildings that exceed fifty
feet (50') in height and are located within
one hundred feet (100') of a shoreline shall
include upper story setbacks for the facade
facing the shoreline and for facades facing
publicly accessible plazas as follows: The
minimum setback for a fifth story and suc-
ceeding stories shall be ten feet (10') mini-
mum from the preceding story, applicable
to each story. Projects not meeting the
upper story setbacks defined above may
be approved through the modification pro-
cedure pursuant to RMC 4-9-250D, when
superior design is demonstrated the deci-
sion criteria are met.
5. Shoreline Master Plan Setbacks in the
UC Zone: In the UC Zone, where the
applicable Shoreline Master Program set-
back is less than fifty feet (50'), the City
may increase the setback up to one hun-
dred percent (100%) if the City determines
additional setback area is needed to
ensure adequate public access, emer-
gency access or other site planning or
environmental considerations.
6. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Airport Influence Area
and Safety Compatibility Zones designated
under RMC 4-3-020.
7. Reserved.
8. UC Zone Architectural Requirement:
Buildings that are immediately adjacent to
or abutting a public park, open space, or
trail shall incorporate building articulation
and textural variety, in addition to at least
one of the following features:
a. Incorporate building modulation to
reduce the overall bulk and mass of
buildings; or
b. Provide at least one architectural pro-
jection for each dwelling unit of not
less than two feet (2') from the wall
plane and not less than four feet (4')
wide; or
c. Provide vertical and horizontal modu-
lation of roof lines and facades of not
less than two feet (2') at a minimum
interval of forty feet (40') per building
face, or an equivalent standard that
adds interest and quality to the proj-
ect.
9. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
10. Reserved.
APPLICABLE
ZONE STANDARD CHANGE REQUEST
CN
Uses restricted to 3,000 gross sq. ft. –
increases:
Between 3,000 – 5,000 sq. ft.
CN
Uses restricted to 5,000 gross sq. ft. –
increases up to:
20% or 1,000 gross sq. ft.
All of the CV
Zone
Uses restricted to 65,000 gross sq. ft.
– increases up to:
40% or 26,000 gross sq. ft.
4-2-120C
(Revised 7/20)2 - 114
11. Freestanding signs are restricted to monu-
ment signs in the Commercial Arterial (CA)
Zone along Rainier Avenue North.
12. Reserved.
13. A reduced minimum setback of no less
than fifteen feet (15') may be allowed for
structures in excess of twenty-five feet
(25') in height through the site plan review
process.
14. The vehicle entry for a personal garage
(not structured parking) or carport shall be
set back twenty feet (20') from any public
right-of-way where vehicle access is pro-
vided; all other facades of a garage shall
be subject to the applicable zone’s mini-
mum setback.
15. Maximum Setback:
a. The maximum setback may be modi-
fied through the site plan review if the
applicant can demonstrate that the
proposed development meets the fol-
lowing criteria:
i. Orients development to the
pedestrian through such mea-
sures as providing pedestrian
walkways beyond those required
by the Renton Municipal Code
(RMC), encouraging pedestrian
amenities and supporting alterna-
tives to single occupant vehicle
(SOV) transportation; and
ii. Creates a low-scale streetscape
through such measures as foster-
ing distinctive architecture and
mitigating the visual dominance
of extensive and unbroken park-
ing along the street front; and
iii. Promotes safety and visibility
through such measures as dis-
couraging the creation of hidden
spaces, minimizing conflict
between pedestrian and traffic,
and ensuring adequate setbacks
to accommodate required parking
and/or access that could not be
provided otherwise.
b. Alternatively, the maximum setback
requirement may be modified if the
applicant can demonstrate that the
preceding criteria cannot be met by
addressing the criteria below. How-
ever, those criteria that can be met
shall be addressed in the site devel-
opment plan.
i. Due to factors including but not
limited to the unique site design
requirements or physical site con-
straints such as critical areas or
utility easements, the maximum
setback cannot be met; or
ii. One or more of the above criteria
would not be furthered or would
be impaired by compliance with
the maximum setback; or
iii. Any function of the use which
serves the public health, safety or
welfare would be materially
impaired by the required setback.
16. Reserved.
17. Reserved.
18. Allowed Projections into Setbacks:
a. Steps and decks having no roof and
being not over forty-two inches (42")
in height may be built within a front
yard setback.
b. Eaves and cornices may project up to
twenty-four inches (24") into any
required setback.
c. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty feet (30’) from the rear
lot line may also occupy the side yard
setback of an inside lot line.
d. Where below-grade structures are
permitted to have zero (0) front yard/
street setbacks, structural footings
may minimally encroach into the pub-
lic right-of-way, subject to approval of
the Community and Economic Devel-
opment Administrator.
19. Specified development standards may be
modified with an approved Master Plan.
20. Public facilities are allowed the follow-
ing height bonus: Publicly owned struc-
tures shall be permitted an additional
fifteen feet (15') in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for at
least sixty percent (60%) or more of the
roof surface of both primary and accessory
structures. In addition, in zones where the
4-2-120F
2 - 115 (Revised 7/20)
maximum permitted building height is less
than seventy-five feet (75'), the maximum
height of a publicly owned structure may
be increased as follows, up to a maximum
height of seventy-five feet (75') to the high-
est point of the building:
a. When abutting a public street, one (1)
additional foot of height for each addi-
tional one and one-half feet (1-1/2') of
perimeter building setback beyond the
minimum street setback required at
street level unless such setbacks are
otherwise discouraged; and
b. When abutting a common property
line, one additional foot of height for
each additional two feet (2') of perime-
ter building setback beyond the mini-
mum required along a common
property line; and
c. On lots four (4) acres or greater, five
(5) additional feet of height for every
one percent (1%) reduction below a
twenty percent (20%) maximum lot
area coverage by buildings for public
amenities such as recreational facili-
ties, and/or landscaped open space
areas, etc., when these are open and
accessible to the public during the day
or week.
21. Assisted living facilities are eligible for
bonus density pursuant to RMC 4-9-065,
Density Bonus Review.
22. Minimum density requirements do not
apply to assisted living facilities in the CO
zone. (Ord. 5917, 12-10-2018)
23. Reserved.
24. Reserved.
25. Reserved.
(Ord. 1472, 2-18-1953; Ord. 1905, 8-15-1961;
Ord. 4404, 6-7-1993; Ord. 4593, 4-1-1996; Ord.
4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord.
4803, 10-25-1999; Ord. 4854, 8-14-2000; Amd.
Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003;
Ord. 5100, 11-1-2004; Ord. 5156, 9-26-2005;
Ord. 5191, 12-12-2005; Ord. 5357, 2-25-2008;
Ord. 5369, 4-14-2008; Ord. 5437, 12-8-2008;
Ord. 5450, 3-2-2009; Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015;
Ord. 5759, 6-22-2015; Ord. 5791, 4-25-2016;
Ord. 5965, 3-2-2020)
4-2-120D(Repealed by Ord. 5355,
2-25-2008)
4-2-120E (Repealed by Ord. 5759,
6-22-2015)
4-2-120F (Repealed by Ord. 5759,
6-22-2015)
4-2-130
(Revised 7/20)2 - 116
4-2-130 INDUSTRIAL
DEVELOPMENT STANDARDS
4-2-130A DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING
DESIGNATIONS
4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS
TABLE FOR INDUSTRIAL ZONING DESIGNATIONS
4-2-130A
2 - 117 (Revised 7/20)
4-2-130A
DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS
IL IM IH
LOT DIMENSIONS
Minimum Lot Size for
lots created after
September 1, 1985
35,000 sq. ft.
Minimum Lot Width/
Depth for lots created
after September 1,
1985
None
LOT COVERAGE
Maximum Lot Cover-
age for Buildings
65% of total lot area or
75% if parking is
provided within the
building or within a
parking garage
None
HEIGHT
Maximum Building
Height5, except for
Public Facilities5,13
50 ft., except 100 ft. if
lot is located in the
Employment Area
(EA). Heights may
exceed the Zone’s
maximum height with a
Conditional Use
Permit.4,13
None
Maximum Height for
Wireless Communi-
cation Facilities5
See RMC 4-4-140.
SETBACKS8,11
Minimum Front Yard Principal Arterial
streets:12 20 ft.
Other streets: 15 ft.;
provided, that 20 ft. is
required if a lot is
adjacent to or abutting
a lot zoned residential.
Principal Arterial
streets:12 20 ft.
Other streets: 15 ft.
Except 50 ft. is required
if a lot is adjacent to or
abutting a lot zoned
residential.
Principal Arterial
streets:12 20 ft.
Other streets: 15 ft.
Minimum Secondary
Front Yard
Principal Arterial streets:12 20 ft.
Other streets: 15 ft. Except 50 ft. is required if a
lot is adjacent to or abutting a lot zoned
residential.
Principal Arterial
streets:12 20 ft.
Other streets: 15 ft.
Minimum Freeway
Frontage Setback
10 ft. landscaped setback from the property line.
4-2-130A
(Revised 7/20)2 - 118
(Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005; Ord. 5528, 3-8-2010; Ord. 5574,
11-15-2010; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759, 6-22-2015;
Ord. 5841, 6-12-2017; Ord. 5965, 3-2-2020)
Minimum Rear and
Side Yards11
None, except 20 ft. if lot
is adjacent to or
abutting a lot zoned
residential; which may
be reduced to 15 ft.
through the Site Plan
development review
process.
None, except 50 ft. if lot
is adjacent to or
abutting a lot zoned
residential.
None, except 50 ft. if lot
abuts a lot zoned
residential.
20 ft. if lot abuts a lot
zoned CN, CV, CA, CD,
CO, COR, or lot with
Public Facilities.
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear
vision area defined in RMC 4-11-030.
LANDSCAPING
General See RMC 4-4-070
SCREENING
Minimum Required
for Outdoor Loading,
Repair, Maintenance
or Work Areas; Out-
door Storage, Refuse
or Dumpster Areas
See RMC 4-4-095
Special Screening
Requirements for
Tow Truck Opera-
tions and Impound-
ment Yards
NA 6 to 10 ft. high solid wall or sight-obscuring fence
required.
LOADING DOCKS
Location Not permitted on the side of the lot that is
adjacent to or abutting a lot zoned residential.2
NA
DUMPSTER/RECYCLING COLLECTION STATION OR CENTER
Location of Refuse or
Recycling Areas
See RMC 4-4-090
PARKING
General See RMC 4-4-080 and 10-10-13
SIGNS
General See RMC 4-4-100
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090
DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS (Continued)
IL IM IH
4-2-130B
2 - 119 (Revised 7/20)
4-2-130B
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
INDUSTRIAL ZONING DESIGNATIONS
1. Reserved.
2. These provisions may be modified through
the site development plan review where
the applicant can show that the same or
better result will occur because of creative
design solutions, unique aspects or use,
etc., which have not been fully planned at
the time of site plan development review.
3. Reserved.
4. Reserved.
5. For uses located within the Airport Influ-
ence Area and Safety Compatibility Zones
designated under RMC 4-3-020, Airport
Related Height and Use Restrictions, in no
case shall building height exceed the max-
imum allowed by that Section.
6. Reserved.
7. Reserved.
8. Specified development standards may be
modified by an Administrative Conditional
Use Permit in the Employment Area, or by
a Hearing Examiner Conditional Use Per-
mit outside the Employment Area.
9. Reserved.
10. Reserved.
11. Allowed Projections into Setbacks:
a. Eaves and cornices may extend over
the required setback for a distance of
up to twenty-four inches (24").
b. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty feet (30') from the rear
lot line may also occupy the side yard
setback of an inside lot line.
c. Steps and decks having no roof and
not exceeding forty-two inches (42")
high may be built within a front set-
back.
12. References to “principal arterial streets”
include principal arterials as defined in the
Arterial Street Plan and depicted in RMC
4-2-080E. (Ord. 5804, 5-23-2016)
13. Public facilities are allowed the following
height bonus: publicly owned structures
shall be permitted an additional fifteen feet
(15') in height above that otherwise permit-
ted in the zone if “pitched roofs,” as
defined herein, are used for at least sixty
percent (60%) or more of the roof surface
of both primary and accessory structures.
In addition, in zones where the maximum
permitted building height is less than sev-
enty-five feet (75'), the maximum height of
a publicly owned structure may be
increased as follows, up to a maximum
height of seventy-five (75') to the highest
point of the building:
a. When abutting a public street, one
additional foot of height for each addi-
tional one and one-half feet (1-1/2') of
perimeter building setback beyond the
minimum street setback is required at
street level unless such setbacks are
otherwise discouraged (e.g., inside
the Center Downtown Zone);
b. When abutting a common property
line, one additional foot of height for
each additional two feet (2') of perime-
ter building setback beyond the mini-
mum is required along a common
property line; and
c. On lots four (4) acres or greater, five
(5) additional feet of height for every
one percent (1%) reduction below a
twenty percent (20%) maximum lot
area coverage for public amenities
such as recreational facilities, and/or
landscaped open space areas, etc.,
when these are open and accessible
to the public during the day or week,
is permitted.
(Amd. Ord. 4963, 5-13-2002; Ord. 5519,
12-14-2009; Ord. 5574, 11-15-2010; Ord. 5607,
6-6-2011; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-
2015; Ord. 5759, 6-22-2015; Ord. 5965, 3-2-
2020)
4-2-140
(Revised 7/20)2 - 120
4-2-140 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Amd. Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
3 - i (Revised 7/20)
Chapter 3
ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
CHAPTER GUIDE: Regulations restricting or governing development of environmentally sensitive ar-
eas, including shorelines of the state, are contained in chapter 4-3 RMC. These regulations are applied
based on whether an environmentally sensitive or shoreline of the state are present within or nearby a
property, irrespective of zoning district. Overlay districts unrelated to zoning boundaries are also in-
cluded, and may restrict uses or apply special development standards. This Chapter does not contain
procedural information. Related permit processes (i.e., shoreline permit procedures, aquifer permit pro-
cedures) are located in chapters 4-8 and 4-9 RMC.
This Chapter last amended by Ord. 5964, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS. . . . . . . . . . . . . . . . 1
A. Prohibited in Certain Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Measurement Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
F. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Amortization Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Extension Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
a. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
c. Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
d. Maximum Extension Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
e. Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS . . . . . . . . . . . . . . . 2
A. Airport Influence Area Established. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Height Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Use Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Hazard Marking and Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2.1
E. Safety Verification and Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2.1
F. Airport Influence Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G. Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace . . . . 5
H. Renton Municipal Airport Annual Average Noise Exposure Map . . . . . . . . . . . . 6
4-3-030 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-3-040 AUTOMALL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Applicability – Renton Automall District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Automall Area B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Automall Area C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C. Uses Permitted in the Renton Automall District . . . . . . . . . . . . . . . . . . . . . . . . . . 8
(Revised 7/20)3 - ii
SECTION PAGE
NUMBER NUMBER
D. Development Standards for Uses Located within the Renton Automall
– Areas A, B and C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
E. Potential Waiver of Street Vacation Fees for Dealerships Located
within the Renton Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
F. (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
G. Map of Automall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-3-050 CRITICAL AREAS REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Lands to Which These Regulations Apply and Non-regulated Lands . . . . . 10
2. Activities to Which These Regulations Apply. . . . . . . . . . . . . . . . . . . . . . . . 13
C. Exempt, Prohibited and Nonconforming Activities . . . . . . . . . . . . . . . . . . . . . . . 13
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Development or Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Operating and Closure Permits – Wellhead Protection Areas . . . . . . . . 14
2. Letter of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. Flood Hazard Areas, Geologically Hazardous Areas, Habitat
Conservation Areas, Streams and Lakes, Wellhead Protection Areas,
Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Applicability of Requirements to Exempt Activities. . . . . . . . . . . . . . . . . 14
c. Reports and Mitigation Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . 14
d. Administrator Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Exemptions – Critical Areas and Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. Conservation, Enhancement, Education and Related Activities . . . . . . 15
b. Research and Site Investigation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
c. Agricultural, Harvesting, Vegetation Management. . . . . . . . . . . . . . . . . 15
d. Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
e. Roads, Parks, Public and Private Utilities . . . . . . . . . . . . . . . . . . . . . . . 15
f. Temporary Wetland Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
g. Maintenance and Construction – Existing Uses and Facilities. . . . . . . . 16
h. Emergency Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
i. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Exemptions – In Buffers Only. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
a. Activities in Critical Area Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
5. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
a. Floodways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
b. Streams/Lakes and Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
c. Wellhead Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Nonconforming Activities or Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
D. Administration and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Relationship to Other Agencies and Regulations. . . . . . . . . . . . . . . . . . 22
2. Duties of Administrator. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
c. Finding of Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3 - iii (Revised 9/15)
SECTION PAGE
NUMBER NUMBER
4. Wellhead Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Annual Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Potential to Degrade Groundwater – Zone 2 . . . . . . . . . . . . . . . . . . . . . 23
c. Finding of Conformance Required – Wellhead Protection Areas. . . . . . 23
5. Review Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
c. Geologically Hazardous Areas, Habitat Conservation Areas,
Streams and Lakes, and Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
E. Maps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
1. Maps Show Approximate Location of Critical Areas. . . . . . . . . . . . . . . . . .24.1
2. Map Updates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
3. Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
a. Basic Map and Documentation Identifying Hazards. . . . . . . . . . . . . . .24.1
b. When Federal Insurance Study is Not Available . . . . . . . . . . . . . . . . .24.1
4. Steep Slope Delineation Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
5. Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
a. Reclassification. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
b. Salmonid Migration Barriers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
6. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.1
F. Submittal Requirements and Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.2
1. Preapplication Consultation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.2
2. Plans and Studies Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.2
a. Geologically Hazardous Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.2
b. Habitat Conservation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
c. Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
d. Wellhead Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
e. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
f. Period of Validity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
3. Testing Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
a. Pipeline Requirements – Zone 1, As Identified in Subsection G8
of This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.3
b. Pipeline Requirements – Zone 2, As Identified in Subsection G8
of This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.4
4. Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.4
5. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.4
6. Independent Secondary Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.4
a. All Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.4
b. Additional Requirements for Geologically Hazardous Areas . . . . . . . .24.4
7. Waiver of Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
a. Habitat Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
b. Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
c. Wetland Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
G. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.5
2. Critical Area Buffers and Structure Setbacks from Buffers. . . . . . . . . . . . .24.5
(Revised 9/15)3 - iv
SECTION PAGE
NUMBER NUMBER
3. Native Growth Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.7
a. Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.7
b. May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.7
c. Application as Condition of Approval When Otherwise Not Required . 24.8
d. Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.8
e. Method of Creation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.8
f. Marking Prior to and During Construction . . . . . . . . . . . . . . . . . . . . . . 24.8
g. Permanent Fencing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.8
h. Signage Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.8
i. Responsibility for Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.8
j. Maintenance Covenant and Note Required . . . . . . . . . . . . . . . . . . . . . 24.9
4. Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.9
a. Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.9
b. Data to Be Used for Existing and Future Flow Conditions . . . . . . . . . . 24.9
c. General Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.9
d. Specific Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.10
e. Additional Restrictions within Floodways . . . . . . . . . . . . . . . . . . . . . . 24.12
f. Critical Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.12
g. Compensatory Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.12
5. Geologically Hazardous Areas Defined . . . . . . . . . . . . . . . . . . . . . . . . . . 24.13
a. Steep Slope Types. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.13
b. Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.13
c. Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.13
d. Seismic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.14
e. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.14
f. Protected Slopes, as defined in subsection G5aii of this Section . . . 24.14
g. Sensitive Slopes – Medium, High and Very High Landslide
Hazards – High Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.14
h. Very High Landslide Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.14
i. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.14
6. Habitat Conservation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
a. Classification of Critical Habitats . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
b. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
c. Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
d. Alterations Require Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
7. Streams and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
a. Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.15
b. Non-regulated. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.16
c. Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.16
d. Stream/Lake Buffer Width Requirements. . . . . . . . . . . . . . . . . . . . . . 24.16
e. Criteria for Permit Approval – Type F, Np, and Ns. . . . . . . . . . . . . . . 24.17
f. Incentives for Restoration of Streams Located in an Underground
Pipe or Culvert . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.17
8. Wellhead Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.18
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.18
b. Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.19
c. Limited Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.22
3 - v (Revised 9/15)
SECTION PAGE
NUMBER NUMBER
d. Use of Pesticides and Nitrates – All Wellhead Protection Areas . . . .24.24
e. Wastewater Disposal Requirements – Zones 1 and 2 . . . . . . . . . . . .24.24
f. Surface Water Requirements – Zones 1 and 2 . . . . . . . . . . . . . . . . .24.24
g. Pipeline Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.24
h. Construction Activity Standards – Zones 1 and 2. . . . . . . . . . . . . . . .24.25
i. Fill Material Requirements – Zones 1 and 2. . . . . . . . . . . . . . . . . . . .24.25
j. Regulations for Existing Solid Waste Landfills – Zones 1 and 2. . . . .24.25
k. Fuel Oil Heating Systems – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . .24.25
9. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.25
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.25
b. Delineation of Regulatory Edge of Wetlands . . . . . . . . . . . . . . . . . . .24.25
c. Wetland Categorization or Categorization System. . . . . . . . . . . . . . .24.26
d. Wetland Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.26
e. Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee
Programs, or Special Area Management Programs (SAMP) . . . . . . .24.27
H. Alterations to Critical Areas and/or Buffers – General Requirements . . . . . .24.28
1. General Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.28
2. Authority and Documentation of Required Findings. . . . . . . . . . . . . . . . .24.28
3. Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.28
4. Surety, Mitigation, and Monitoring Required . . . . . . . . . . . . . . . . . . . . . .24.29
5. Corrective Actions Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.29
6. Public Notice Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.29
I. Alterations to Critical Areas Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.29
1. Maximum Permissible Administrative Alterations to Critical Areas
Buffers – Alteration of Critical Area Buffers . . . . . . . . . . . . . . . . . . . . . . .24.29
2. Streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.29
a. Criteria for Reduction of Degraded Stream Buffer Width with
Enhancement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.29
b. Criteria for Approval of Averaged Stream Buffer . . . . . . . . . . . . . . . .24.30
c. Criteria for Approval of Reduced Buffer for Type Np and Ns Streams
to be Daylighted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.30
3. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.30
a. Criteria for Reduction of Wetland Buffer Width with Enhancement . .24.30
b. Criteria for Averaging of Wetland Buffer Width. . . . . . . . . . . . . . . . . .24.31
J. Alterations to Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.31
1. Criteria for Modifying Geologically Hazardous Area Standards . . . . . . . .24.31
2. Alterations Within Streams and Lakes or Associated Buffers . . . . . . . . .24.32
a. Criteria for Administrative Approval of Transportation Crossings
in Stream/Lake or Buffer Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.32
b. Criteria for Administrative Approval of Utilities in Stream/Lake
or Buffer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.32
c. Administrative Approval of In-Water Structures or In-Water Work . . .24.33
d. Administrative Approval of Dredging . . . . . . . . . . . . . . . . . . . . . . . . .24.33
e. Administrative Approval of Stream Relocation . . . . . . . . . . . . . . . . . .24.33
3. Criteria for Modifying Wellhead Protection Area Standards. . . . . . . . . . .24.34
4. Criteria for Approving Wetland Alterations . . . . . . . . . . . . . . . . . . . . . . . .24.34
K. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.35
(Revised 9/15)3 - vi
SECTION PAGE
NUMBER NUMBER
L. Mitigation, Maintenance and Monitoring . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.35
1. Mitigation Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.35
a. Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.35
b. Mitigation Sequencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.36
c. Based on Best Available Science. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.36
d. Mitigation Alternatives and Location. . . . . . . . . . . . . . . . . . . . . . . . . . 24.36
e. Timing of Mitigation Plan – Final Submittal and Mitigation
Commencement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.37
f. Timing of Construction and/or Building Permit Issuance . . . . . . . . . . 24.37
g. When Stream or Lake Mitigation Plan Is Required . . . . . . . . . . . . . . 24.37
2. Surety Devices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.38
a. Required for Mitigation Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.38
b. Time Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.38
3. Monitoring. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.38
M. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
2. Record Required – Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
N. Unauthorized Alterations and Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
1. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
2. Requirement and Timing for Restoration Plan and Site Restoration . . . . 24.39
3. Minimum Performance Standards for Restoration. . . . . . . . . . . . . . . . . . 24.39
a. Wellhead Protection Areas, Flood Hazard Areas, Wetlands, and
Habitat Conservation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
b. Geologic hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.39
4. Site Investigations Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
5. Penalties. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
4-3-060 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
4-3-070 PIPELINE NOTICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
A. Purpose and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
B. Required Notice on Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
4-3-080 (Repealed by Ord. 5759, 6-22-2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS . . . . . . . . . . . . . . . . 24.40
A. Program Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.40
B. Regulated Shorelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
1. Shorelines of Statewide Significance. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
2. Shorelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
3. The Jurisdictional Area Includes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
C. Shorelines Overlay Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
1. Natural Environment Overlay District. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
a. Designation of the Natural Environment Overlay District . . . . . . . . . . 24.41
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
2. Urban Conservancy Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
a. Designation of the Shoreline Urban Conservancy Environment
Overlay District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.41
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.42
3 - vii (Revised 9/15)
SECTION PAGE
NUMBER NUMBER
3. Single Family Residential Overlay District . . . . . . . . . . . . . . . . . . . . . . . .24.42
a. Designation of the Single Family Residential Overlay . . . . . . . . . . . .24.42
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.42
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.42
4. Shoreline High Intensity Overlay District . . . . . . . . . . . . . . . . . . . . . . . . .24.42
a. Designation of the High Intensity Overlay District. . . . . . . . . . . . . . . .24.42
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.42
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.42
5. Shoreline High Intensity – Isolated Lands – Overlay District . . . . . . . . . .24.42
a. Designation of the High Intensity – Isolated Lands – Overlay
District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.42
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
6. Aquatic Shoreline Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
a. Designation of the Aquatic Overlay District . . . . . . . . . . . . . . . . . . . .24.43
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
D. General Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.43
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24.43
2. Environmental Effects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. No Net Loss of Ecological Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Burden on Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
c. Critical Areas within Shoreline Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . 25
d. Wetlands within Shoreline Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Development Standards for Aquatic Habitat . . . . . . . . . . . . . . . . . . . . . 35
3. Use Compatibility and Aesthetic Effects. . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. View Obstruction and Visual Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
c. Community Disturbances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
d. Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
e. Screening Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4. Public Access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Physical or Visual Access Required for New Development . . . . . . . . . . 37
b. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Criteria for Modification of Public Access Requirements . . . . . . . . . . . . 37
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This page left intentionally blank.
3 - xi (Revised 12/11)
SECTION PAGE
NUMBER NUMBER
d. Design Criteria for Public Access Sites . . . . . . . . . . . . . . . . . . . . . . . . . 38
e. Public Access Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . 39
f. Public Access Requirements by Reach . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Building and Development Location – Shoreline Orientation. . . . . . . . . . .40.3
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.3
b. Design and Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . .40.3
6. Archaeological, Historical, and Cultural Resources . . . . . . . . . . . . . . . . . .40.4
a. Detailed Cultural Assessments May Be Required . . . . . . . . . . . . . . . .40.4
b. Coordination Encouraged. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
c. Detailed Cultural Assessments Required. . . . . . . . . . . . . . . . . . . . . . .40.4
d. Work to Stop Upon Discovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
e. Access for Educational Purposes Encouraged . . . . . . . . . . . . . . . . . .40.4
7. Standards for Density, Setbacks, and Height. . . . . . . . . . . . . . . . . . . . . . .40.4
a. Shoreline Bulk Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
b. City-Wide Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . .40.9
c. Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.9
d. Activities Exempt from Buffers and Setbacks. . . . . . . . . . . . . . . . . . . .40.9
8. Private Property Rights. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
9. Treaty Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
E. Use Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.10
1. Shoreline Use Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
2. Aquaculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
a. No Net Loss Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
b. Aesthetics. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
c. Structure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
3. Boat Launching Ramps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
a. Boat Launching Ramps Shall Be Public. . . . . . . . . . . . . . . . . . . . . . .40.16
b. No Net Loss Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
c. Consideration of Impacts on Adjacent Uses. . . . . . . . . . . . . . . . . . . .40.16
d. Water and Shore Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
e. Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
f. Design to Ensure Minimal Impact. . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
g. Surface Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
h. Shore Facilities Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
4. Commercial and Community Services . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
a. Use Preference and Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
b. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
c. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
d. Scenic and Aesthetic Qualities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
5. Industrial Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
a. Use Preferences and Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
b. Clustering of Non-Water-Oriented . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
c. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
d. Materials Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
e. No Discharge Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
f. Offshore Log Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.20
g. Scenic and Aesthetic Qualities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.20
(Revised 12/11)3 - xii
SECTION PAGE
NUMBER NUMBER
6. Marinas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
b. Lake Washington . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
c. Location Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
d. Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
e. Operation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.21
7. Piers and Docks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.22
a. General Criteria for Use and Approval of All New or Expanded
Piers and Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.22
b. Additional Criteria for New or Expanded Residential Docks. . . . . . . . 40.22
c. Design Criteria – General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.24
d. Design Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.25
e. Maintenance and Repair of Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.28
f. Buoy and Float Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
g. Variance to Dock and Pier Dimensions . . . . . . . . . . . . . . . . . . . . . . . 40.29
8. Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
a. When Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
b. Location Relative to the Shoreline . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
c. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
d. Public Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
e. Private Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
9. Residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
a. Single Family Priority Use and Other Residential Uses . . . . . . . . . . . 40.31
b. General Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
c. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
d. Shoreline Stabilization Prohibited. . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
e. Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
f. Vegetation Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
g. New Private Docks Restricted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
h. Floating Residences Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
10. Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
a. General Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
b. Roads. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
c. Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
d. Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
e. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
f. Aviation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.34
11. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.35
a. Criteria for All Utilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.35
b. Special Considerations for Pipelines . . . . . . . . . . . . . . . . . . . . . . . . . 40.37
c. Major Utilities – Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.37
d. Local Service Utilities, Specifications. . . . . . . . . . . . . . . . . . . . . . . . . 40.38
F. Shoreline Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.40
1. Vegetation Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.40
a. Standard Vegetation Conservation Buffer Width . . . . . . . . . . . . . . . . 40.40
b. Vegetation Conservation Buffer Widths by Reach . . . . . . . . . . . . . . . 40.40
3 - xiii (Revised 5/18)
SECTION PAGE
NUMBER NUMBER
c. Alternative Vegetated Buffer Widths and Setbacks for
Existing Single Family Lots. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.40
d. Reduction of Vegetated Buffer or Setback Width. . . . . . . . . . . . . . . .40.41
e. Increased Buffer Widths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
f. Averaging of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
g. Buffer Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
h. Exemption Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
i. Vegetation Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.44
j. Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.45
k. Off-Site Vegetation Conservation Fund . . . . . . . . . . . . . . . . . . . . . . .40.45
l. Vegetation Conservation Buffer Standards by Reach . . . . . . . . . . . .40.45
2. Landfill and Excavation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
a. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
b. Criteria for Allowing Landfills and Excavations Below
Ordinary High Water Mark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
c. Review Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
d. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
e. Shoreline Conditional Use Required . . . . . . . . . . . . . . . . . . . . . . . . .40.49
3. Dredging. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
b. Dredging Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
c. Dredging Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.50
d. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.50
e. Shoreline Conditional Use Required . . . . . . . . . . . . . . . . . . . . . . . . .40.51
4. Shoreline Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.52
a. General Criteria for New or Expanded Shoreline
Stabilization Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.52
b. Design Criteria for New or Expanded Shoreline
Stabilization Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.55
c. Existing Shoreline Stabilization Structures. . . . . . . . . . . . . . . . . . . . .40.55
5. Flood Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
a. Permitted Flood Control Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
b. Prohibited Flood Control Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
c. Long-Term Compatibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
d. Criteria for Allowing Flood Control Projects . . . . . . . . . . . . . . . . . . . .40.56
e. Native Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
f. Consideration of Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
g. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
6. Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
a. Definition of Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
b. Alterations to Be Minimized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
c. Allowed if No Feasible Alternative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
d. Allowed for Flood Hazard Reduction . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
e. Prohibited Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
f. Detriment to Adjacent Parcels Prohibited. . . . . . . . . . . . . . . . . . . . . . . . 41
g. Applicant’s Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
h. Professional Design Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
(Revised 5/18)3 - xiv
SECTION PAGE
NUMBER NUMBER
i. Impacts to Aquatic Life to Be Minimized . . . . . . . . . . . . . . . . . . . . . . . . 41
j. Flow Levels to Be Maintained . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
k. Conditional Use Required in a Channel Migration Zone (CMZ). . . . . . . 41
4-3-095 (Deleted by Ord. 5286, 5-14-2007). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4-3-100 URBAN DESIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
B. Applicability and Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Interior Remodels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Aircraft Manufacturing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
E. Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Site Design and Building Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Parking and Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
3. Pedestrian Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
4. Recreation Areas and Common Open Space . . . . . . . . . . . . . . . . . . . . . . . 61
5. Building Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
6. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
7. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
F. Modification of Minimum Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
G. Exceptions for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
H. Variance (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
I. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4-3-105 (Deleted by Ord. 4992, 12-9-2002). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS . . . . . . . . . . . . . . . . . . . . . 73
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
C. Urban Separators Maps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. May Valley Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Talbot Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3. Soos Creek Urban Separator. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74.1
4. Lake Desire Urban Separator. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74.2
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
2. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
E. Urban Separator Overlay Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
1. Contiguous Open Space Corridor Established. . . . . . . . . . . . . . . . . . . . . . . 75
2. Dedication of Open Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
3. Uses Allowed in Contiguous Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . 75
4. Uses in Portions of the Urban Separator Outside the Established
Contiguous Open Space Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
5. Standards Within Entire Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . 76
6. Modification of Mapped Contiguous Open Space . . . . . . . . . . . . . . . . . . . . 77
3 - xv (Revised 3/13)
SECTION PAGE
NUMBER NUMBER
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 77
A. Enforcement Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
B. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
C. Tests. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
4-3-010D
3 - 1 (Revised 9/15)
4-3-010 ADULT RETAIL AND
ENTERTAINMENT REGULATIONS:
(Amd. Ord. 4827, 1-24-2000)
A. PROHIBITED IN CERTAIN AREAS:
Adult motion picture theaters, peep shows, pan-
orams, adult retail uses, and places of adult enter-
tainment are prohibited:
1. Within one thousand feet (1,000') of any
residential zone or any single family or multi-
ple family residential use; and
2. Within one thousand feet (1,000') of any
public or private elementary or secondary
school; and
3. Within one thousand feet (1,000') of any
family day care, day care center for children,
nursery, or preschool; and
4. Within one thousand feet (1,000') of any
facility or institution used primarily for reli-
gious purposes; and
5. Within one thousand feet (1,000') of any
public park with the exclusion of public parks
which solely consist of a public trail; and
6. Within one thousand feet (1,000') of any
other established adult motion picture the-
ater, peep show, panoram, adult retail use, or
place of adult entertainment; and
7. Within one thousand feet (1,000') of an
alcohol-serving tavern, bar, dance hall,
restaurant or similar business; and
8. The City retains the discretion, when rare
circumstances exist, to permit a use closer
than the delineated setback distance if natu-
ral features such as a wetland, natural area or
creek or a built feature such as a major road
creates an actual setback that is greater than
the direct line setback. (Amd. Ord. 4773,
3-22-1999; Ord. 4828, 1-24-2000; Ord. 5597,
4-25-2011)
B. EXCEPTIONS:
Adult retail uses and adult entertainment busi-
nesses, as defined herein, shall be permitted pro-
vided the following geographic criteria can be
met:
1. Located within those zones west of State
Route 167 and south of Interstate 405;
2. Located south of and not facing SW 16th
Street;
3. Located west of and not facing East Val-
ley Highway;
4. Not located within one thousand feet
(1,000') of any established adult motion pic-
ture theater, peep show, panoram, adult retail
use, or place of adult entertainment;
5. Not located on a parcel that shares the
same street frontage of any established adult
motion picture theater, peep show, panoram,
adult retail use, or place of adult entertain-
ment; and
a. Parcels located along or taking pri-
mary access from the same street with-
out a bisecting primary arterial shall be
considered to share the same street
frontage.
b. Parcels located within five hundred
feet (500') of a street intersection shall be
considered to have street frontage along
both intersecting streets.
6. Not located on or between SW 43rd and
SW 41st Streets; and
7. Not located within one thousand feet
(1,000') of the Boeing “Longacres” property.
(Ord. 5597, 4-25-2011; Ord. 5759, 6-22-
2015)
C. MEASUREMENT PROCEDURE:
The distances provided in this Section shall be
measured by following a straight line, without re-
gard to intervening buildings, from the nearest
point of the property parcel upon which the pro-
posed use is to be located to the nearest point of
the parcel of property, street or land use district
boundary line from which the proposed land use
is to be separated. (Ord. 5597, 4-25-2011)
D. LIABILITY:
Nothing in this Section is intended to authorize,
legalize or permit the establishment, operation or
maintenance of any business, building or use
which violates any City regulation or statute of the
State of Washington regarding public nuisances,
sexual conduct, lewdness or obscene or harmful
4-3-010E
(Revised 9/15)3 - 2
matter or the exhibition or public display thereof.
(Ord. 5597, 4-25-2011)
E. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Violation of this Section on adult retail and enter-
tainment regulations is declared to be a public
nuisance per se, which may be abated by the City
by way of civil abatement procedures, RMC
1-3-3, or RMC 1-3-2, Civil Penalties, or both, and
not by criminal prosecution. (Ord. 4261,
2-26-1990; Ord. 5159, 10-17-2005; Ord. 5597,
4-25-2011)
F. NONCONFORMING USES:
1. Amortization Schedule: Any adult en-
tertainment, activity, use, or retail use located
within the City limits on the effective date of
Ordinance No. 4827 (February 27, 2000) that
is made nonconforming by this Section shall
be terminated within one year.
2. Extension Requests.
a. Timing: Such termination date may
be extended upon the approval of an ap-
plication filed with the City within one
hundred twenty (120) days of the effec-
tive date of the ordinance codified in this
Section requesting an extension to such
one-year amortization period.
b. Decision Criteria: The administra-
tive decision on whether or not to ap-
prove any extension period and the
length of such period shall be based
upon the applicant demonstrating a sig-
nificant economic hardship that is based
on an irreversible financial investment or
commitment unique to that location made
prior to the effective date of the ordinance
codified in this Section including, but not
limited to, fixed assets and tenant im-
provements. A determination of signifi-
cant economic hardship shall be based
upon the degree to which the require-
ments of this Section diminish the viabil-
ity of the business or precludes
reasonable alternative uses of the sub-
ject property.
c. Process: The extension request
shall be processed as a Type V proce-
dure pursuant to RMC 4-8-080G.
d. Maximum Extension Period: No
extension period shall be greater than
one year.
e. Appeals: Rights to appeal the deci-
sion are governed by the provisions of
RMC 4-8-110E8 and F6. (Ord. 4828,
1-24-2000; Ord. 5597, 4-25-2011)
4-3-020 AIRPORT RELATED HEIGHT
AND USE RESTRICTIONS:
A. AIRPORT INFLUENCE AREA
ESTABLISHED:
In order to regulate the use of property in the vi-
cinity of the airport, all of the land within Safety
Zones 1 through 6 of the Renton Municipal Airport
shall be known as the Airport Influence Area, as
shown in subsection F of this Section. (Ord. 5029,
11-24-03)
B. HEIGHT LIMITS:
Except as otherwise provided in this Code, no
structure or tree shall penetrate the Federal Avia-
tion Regulation Part 77 Objects Affecting Naviga-
ble Airspace, as shown in subsection G of this
Section. (Ord. 1542, 4-17-1956; Ord. 1829,
5-17-1960; Amd. Ord. 5029, 11-24-03)
C. USE RESTRICTIONS:
1. Notwithstanding any other provisions of
this Code, no use may be made of land within
Airport Safety Zones 1 through 4, as shown in
subsection F of this Section, in such a man-
ner as to create electrical interference with ra-
dio communication between the airport and
aircraft, making it difficult for fliers to distin-
guish between airport lights and others, result
in glare in the eyes of fliers using the airport,
impair visibility in the vicinity thereof, or other-
wise endanger the landing, taking off, or ma-
neuvering of aircraft.
2. Places of public assembly in the Airport
Influence Area, as shown in subsection F of
this Section, may be conditioned in terms of
frequency of use, time of use, and number of
people assembled.
3. Residential uses may be conditioned in
relation to residential density in the Airport In-
fluence Area, as shown in subsection F of this
Section.
4-3-020E
3 - 2.1 (Revised 8/11)
4. Nonresidential uses may be conditioned
in relation to intensity of use in the Airport In-
fluence Area, as shown in subsection F of this
Section.
5. Bird attractants, such as uncovered
refuse dumpsters, and uses that produce
smoke, dust, glare, vapor, gasses or other
emissions may be restricted in the Airport In-
fluence Area, as shown in subsection F of this
Section.
6. Noise-sensitive uses shall be prohibited
from locating within the 65 DNL (or higher)
noise contour of the Renton Municipal Air-
port, as shown in subsection H of this Sec-
tion. (Ord. 5029, 11-24-03)
D. HAZARD MARKING AND LIGHTING:
Any permit or variance granted as provided in this
Section and affecting Airport Safety Zones 1
through 4, as shown in subsection F of this Sec-
tion, shall be so conditioned as to require the
owner of the structure or tree in question to install,
operate and maintain thereon, at the owner’s own
expense, such markers and lights as may be nec-
essary to give adequate notice to aircraft of the
presence of such airport hazard.
E. SAFETY VERIFICATION AND
NOTIFICATION:
1. Land Use Permit Master Applications for
proposed projects to be located within the Air-
port Influence Area shall require one of the
following:
a. A certificate from an engineer or land
surveyor, that clearly states that the pro-
posed use will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section); or
b. The maximum elevation of proposed
buildings or structures based on the es-
tablished airport elevation reference da-
tum will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section). Elevations
shall be determined by an engineer or
land surveyor.
2. Within the Airport Influence Area, as
shown in subsection F of this Section, disclo-
sure notice shall be placed on land title when
(Revised 8/11)3 - 2.2
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4-3-020E
3 - 3 (Revised 1/05)
property is subdivided, or as part of approval
of conditional use permits, special use per-
mits, building permits, or other SEPA nonex-
empt projects. Such notice may relate to
noise, low overhead flights, aviation opera-
tions that create high levels of noise, or avia-
tion operations at night when there is greater
sensitivity to noise.
3. Prior to approval of residential land use
or other land uses where noise-sensitive ac-
tivities may occur within the Airport Influence
Area, as shown in subsection F of this Sec-
tion, an avigation easement shall be granted
to the City of Renton. The avigation ease-
ment shall be approved by the City Attorney
prior to recording.
4. Prior to approval of land uses where avi-
ation overflight may occur within the Airport
Influence Area, as shown in subsection F of
this Section, an avigation easement shall be
granted to the City of Renton. The avigation
easement shall be approved by the City Attor-
ney prior to recording.
5. Applicants for projects located within the
Airport Influence Area shall submit a descrip-
tion of construction and a construction sched-
ule prior to issuance of building permits to
prevent construction equipment, such as
cranes, from penetrating the airspace without
prior notification to responsible parties.
(Ord. 1542, 4-17-1956; Amd. Ord. 5029, 11-24-
03; Ord. 5100, 11-1-04)
4-3-020F
(Revised 1/05)3 - 4
F. AIRPORT INFLUENCE AREA MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-020G
3 - 5 (Revised 1/05)
G. FEDERAL AVIATION REGULATION PART 77 OBJECTS AFFECTING NAVIGABLE
AIRSPACE:
(Ord. 5100, 11-1-04)
4-3-020H
(Revised 1/05)3 - 6
H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-040B
3 - 7 (Revised 5/18)
4-3-030 (Reserved)
4-3-040 AUTOMALL DISTRICT:
A. PURPOSE:
These regulations establish development stan-
dards to implement the Renton Automall Im-
provement Plan by guiding the redevelopment of
the Automall District.
(Ord. 5191, 12-12-2005; Ord. 5437, 12-8-2008;
Ord. 5759, 6-22-2015)
B. APPLICABILITY – RENTON
AUTOMALL DISTRICT:
1. Automall Area A: Those properties
within the areas bounded by South Grady
Way on the north, Rainier Avenue South (SR-
167) on the east, I-405 on the south, and
Seneca Avenue South on the west, and that
area bounded by SW Grady Way on the
north, Raymond Avenue SW on the west,
Seneca Avenue SW on the east, and the al-
ley midway between SW Grady Way and SW
12th Street on the south.
2. Automall Area B: Those properties the
majority of which fall within the following de-
scribed areas: That area along the south side
of SW Grady Way defined by the alley be-
tween SW Grady Way and SW 12th Street on
the north, Seneca Avenue SW on the east,
Raymond Avenue SW on the west, and I-405
on the south;
That area along the south side of SW Grady
Way west of Raymond Avenue South be-
tween SW Grady Way on the north, Raymond
Avenue South on the east, a north/south line
approximately four hundred feet (400') west
of Raymond Avenue SW on the west, and I-
405 on the south;
That area along the north side of SW Grady
Way west of Lind Avenue South bounded by
SW Grady Way on the south, Oakesdale Av-
enue SW on the west, SW 10th Street and its
southwesterly extension on the north, and
Lind Avenue SW on the east;
That area along the north side of SW Grady
Way between Lind Avenue to the west and
Rainier Avenue South on the east. Beginning
at a point approximately four hundred feet
(400') north of SW Grady Way along the east
side of Lind Avenue SW on the west, then
east for a distance of approximately three
hundred twenty five feet (325'), then south to
a point approximately one hundred eighty
feet (180') north of SW Grady Way, then east
from this point parallel to SW Grady Way to a
point approximately ninety feet (90') west of
Rainier Avenue South, then north from this
point approximately sixty feet (60'), then west
approximately fifty feet (50'), and then north
approximately two hundred fifteen feet (215')
and then east approximately one hundred
sixty feet (160') to Rainier Avenue South on
the east;
That area north of South 7th Street and west
of Hardie Avenue generally described as the
area beginning at the northwest corner of
South 7th Street and Hardie Avenue South
and then proceeding west approximately four
hundred twenty five feet (425'), then north ap-
proximately four hundred fifty feet (450') to
the southern edge of the Burlington Northern
Railroad right-of-way, then east along the rail-
road right-of-way approximately two hundred
thirty five feet (235') to Hardie Avenue and
then south along Hardie Avenue to the begin-
ning point;
That area north of South 7th Street between
Hardie Avenue on the west, the Burlington
Northern Railroad right-of-way on the north,
and Rainier Avenue on the east;
That area north of South 7th Street between
Rainier Avenue South on the west, a line ap-
proximately one hundred ninety feet (190')
north of and parallel to South 7th Street on
the north, and Shattuck Avenue South on the
east;
The triangular area on the south side of South
7th Street between Hardie Avenue on the
west and Rainier Avenue on the east;
The larger area north of South Grady Way
between Rainier Avenue on the west and
Shattuck Avenue South on the east between
South 7th Street on the north and South
Grady Way on the south;
That area north of South Grady Way between
Shattuck Avenue South on the west, the
northern edge of the former railroad right-of-
4-3-040C
(Revised 5/18)3 - 8
way approximately one hundred fifty feet
(150') north of S. Grady Way, and Talbot
Road/Smithers Avenue S. on the east; and
That area along the south side of S. Grady
Way east of Talbot Road bounded by Talbot
Road on the west, S. Grady Way on the
northwest, Renton City Hall on the north/
northeast, Benson Road S. on the east/
southeast, and the I-405 right-of-way on the
south.
Together with those properties and portions
thereof zoned Commercial Arterial (CA)
within the area between SR-167/Rainier Ave-
nue South on the west, South Grady Way on
the north, Talbot Road South on the east and
I-405 on the south.
3. Automall Area C: Those properties
bounded by SR-167 on the east, Lind Avenue
SW on the west, SW 41st Street on the south,
and the approximate course of Panther
Creek on the north. (Ord. 5191, 12-12-2005;
Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008;
Ord. 5675, 12-3-2012; Ord. 5759, 6-22-2015)
C. USES PERMITTED IN THE RENTON AUTOMALL DISTRICT:
The following use provisions take precedence over the underlying zoning:
D. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE RENTON AUTOMALL
– AREAS A, B AND C:
All permitted uses in Area A and all auto sales and related uses in Areas B and C of the Renton Automall
shall comply with the following development standards:
1. USES ALLOWED IN AREA A
Only the following uses are permitted within Automall Area A
2. USES ALLOWED IN
AREAS B AND C
Within the CA Zone: Small vehicle sales;
Secondary uses including: Licensing bureaus, car rentals, public
parking, and other uses determined by the Administrator to directly
support dealerships;
Within the IM Zone: Small vehicle sales, and existing office;
Secondary uses including: Licensing bureaus, car rentals, public
parking, off-site parking consistent with RMC 4-4-080E2 and other uses
determined by the Administrator to directly support dealerships.
All uses permitted by the under-
lying zoning
ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN
AREAS B AND C
SERVICE AREA
ORIENTATION
Service areas shall not face public street frontage.
LANDSCAPING – STREET
FRONTAGE LANDSCAPING
REQUIREMENTS
for lots that abut Lind Avenue
S.W., S.W. Grady Way, Talbot
Road S. (SR-515), East Valley
Road, or Rainier Avenue S.
A 15-foot-wide landscape strip along these street frontages. This frontage
requirement is in lieu of the frontage requirement listed for the zone in
chapter 4-2 RMC.
Unimproved portions of the right-of-way may be used in combination with
abutting private property to meet the required 15-foot landscape strip
width.
The landscaping shall include a minimum 30-inch-high berm and red
maples (Acer rubrum), or other equivalent tree species required or
approved by the Administrator on the City’s Approved Tree List per RMC
4-4-070L, planted 25 feet on center.
4-3-040G
3 - 9 (Revised 5/18)
(Amd. Ord. 5355, 2-25-2008; Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
E. POTENTIAL WAIVER OF STREET
VACATION FEES FOR DEALERSHIPS
LOCATED WITHIN THE RENTON
AUTOMALL AREA A:
All street vacation fees and compensation for the
right-of-way may be waived by the Council for de-
veloping properties in Area A, provided:
1. The properties are designated to be va-
cated on the Automall Improvement Plan
Map,
2. The application for street vacation con-
forms to RMC 9-14-10, Administrative Proce-
dure for Right-of-Way Vacations, and
3. The uses proposed conform to subsec-
tion C of this Section. (Amd. Ord. 4749,
10-19-1998)
F. Reserved.
(Amd. Ord. 5331, 12-10-2007; Ord. 5437,
12-8-2008)
G. MAP OF AUTOMALL OVERLAY
DISTRICTS:
The Automall Overlay is identified in the City of
Renton’s COR Maps, the City’s online interactive
mapping application available through the City’s
website. (Amd. Ord. 5355, 2-25-2008; Ord. 5675,
12-3-2012; Ord. 5759, 6-22-2015; Ord. 5867, 12-
11-2017)
LANDSCAPING – MINIMUM
AMOUNT AND LOCATION
Minimum 2.5% of the gross site area shall be provided as on-site
landscaping. Landscaping shall be consolidated and located at site
entries, building fronts, or other visually prominent locations as approved
through the site plan development review process. Minimum landscaping
may be reduced to 2% of the gross site area where bioretention,
permeable paving, or other low impact development techniques
consistent with the Surface Water Design Manual are integrated.
LANDSCAPE
MAINTENANCE AND TREE
REMOVAL
All landscaping is subject to maintenance pursuant to RMC 4-4-070P.
WHEEL STOPS If frontage landscaping is relocated, then permanent wheel stops or
continuous curbs must be installed a minimum of 2.5 feet from sidewalks
to prevent bumper overhang of sidewalks. Where these requirements
differ from the requirements of the parking, loading and driveway
regulations of chapter 4-4 RMC, these requirements shall govern.
CUSTOMER PARKING Customer parking shall be designated and striped near entry drives and
visible from public streets. Where possible, customer parking shall be
combined with abutting dealership customer parking and shared access.
Where these requirements differ from the requirements of the parking,
loading and driveway regulations of chapter 4-4 RMC, these requirements
shall govern.
AUTOMALL RIGHT-OF-WAY
IMPROVEMENT PLAN
COORDINATION
Development shall be coordinated with the adopted right-of-way
improvement plan which addresses gateways, signage, landscaping, and
shared access.
AUTOMALL IMPROVEMENT
PLAN COMPLIANCE
All development shall coordinate with the Automall Improvement Plan
adopted by Resolution No. 3457. The plan addresses potential street
vacations, right-of-way improvements, area gateways, signage,
landscaping, circulation, and shared access.
ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN
AREAS B AND C
4-3-050A
(Revised 5/18)3 - 10
4-3-050 CRITICAL AREAS
REGULATIONS:
4-3-050A PURPOSE
4-3-050B APPLICABILITY
4-3-050C EXEMPT, PROHIBITED AND
NONCONFORMING ACTIVITIES
4-3-050D ADMINISTRATION AND
INTERPRETATION
4-3-050E MAPS
4-3-050F SUBMITTAL REQUIREMENTS
AND FEES
4-3-050G DEVELOPMENT STANDARDS
4-3-050H ALTERATIONS TO CRITICAL
AREAS AND/OR BUFFERS –
GENERAL REQUIREMENTS
4-3-050I ALTERATIONS TO CRITICAL
AREAS BUFFERS
4-3-050J ALTERATIONS TO CRITICAL
AREAS
4-3-050K VARIANCES
4-3-050L MITIGATION, MAINTENANCE AND
MONITORING
4-3-050M APPEALS
4-3-050N UNAUTHORIZED ALTERATIONS
AND ENFORCEMENT
A. PURPOSE:
The purposes of this Section are to:
1. Manage development activities to protect
environmental quality, promote diversity of
species, and habitat within the City;
2. Ensure that activities in or affecting criti-
cal areas do not threaten public safety, cause
nuisances, or destroy or degrade critical area
functions and values;
3. Prevent the loss of critical area acreage
and functions and strive for a net gain over
present conditions through restoration where
feasible;
4. Assist or further the implementation of
the policies of the Growth Management Act,
the State Environmental Policy Act, and the
City Comprehensive Plan;
5. Provide City officials with information to
evaluate, approve, condition or deny public or
private development proposals with regard to
critical area impacts;
6. Protect the public life, health, safety, wel-
fare, and property by minimizing and manag-
ing the adverse environmental impacts of
development within and abutting critical ar-
eas;
7. Protect the public from:
a. Avoidable monetary losses due to
maintenance and replacement of public
facilities and utilities, property damage,
public mitigation of avoidable impacts,
and public emergency rescue and relief
operations; and
b. Potential litigation on improper con-
struction practices occurring in critical ar-
eas;
8. Reduce the potential for damage to life
and property from abandoned coal mines,
and return the land to productive uses;
9. Maintain, to the extent practicable, a sta-
ble tax base by providing for the sound use
and development of areas of flood hazard ar-
eas so as to minimize future flood blight ar-
eas; and
10. Protect riparian habitat in order to pro-
vide for bank and channel stability, sustained
water supply, flood storage, recruitment of
woody debris, leaf litter, nutrients, sediment
and pollutant filtering, shade, shelter, and
other functions that are important to both fish
and wildlife.
B. APPLICABILITY:
1. Lands to Which These Regulations
Apply and Non-regulated Lands: The fol-
lowing critical areas are regulated by this
Section. Multiple development standards
may apply to a site feature based upon over-
lapping critical area(s) and/or critical area
classifications:
a. Flood hazard areas.
b. Steep slopes (must have a minimum
vertical rise of fifteen feet (15')), landslide
hazards, erosion hazards, seismic haz-
ards, and/or coal mine hazards or on
sites within fifty feet (50') of steep slopes,
landslide hazards, erosion hazards, seis-
mic hazards, and/or coal mine hazards
classified under RMC 4-3-050G5a which
are located on abutting or adjacent sites.
4-3-050B
3 - 11 (Revised 5/18)
c. Habitat Conservation Areas.
d. Streams and Lakes. All applicable
requirements of this Section apply to
Class F, Np, and Ns water bodies, as de-
fined in subsection G7 of this Section or
on sites within one hundred feet (100') of
Class F, Np, and Ns water bodies, except
Type S water bodies, inventoried as
“Shorelines of the State,” are not subject
to this Section, and are regulated in RMC
4-3-090, Shoreline Master Program Reg-
ulations, and RMC 4-9-190, Shoreline
Permits.
e. Wellhead Protection Areas.
f. Wetlands, Categories I, II, III, and IV
or on sites within two hundred feet (200')
of Category I, II, III, and IV wetlands.
Wetlands created or restored as a part of a miti-
gation project are regulated wetlands. Regulated
(Revised 5/18)3 - 12
This page left intentionally blank.
4-3-050C
3 - 13 (Revised 9/15)
wetlands do not include those artificial wetlands
intentionally created from nonwetland sites, in-
cluding, but not limited to, irrigation and drainage
ditches, grass-lined swales, canals, detention fa-
cilities, wastewater treatment facilities, farm
ponds, and landscape amenities, or those wet-
lands created after July 1, 1990, that were unin-
tentionally created as a result of the construction
of a road, street, or highway.
g. Sites Separated from Critical Ar-
eas, Nonregulated: As determined by
the Administrator, these regulations may
not apply to development proposed on
sites that are separated from critical ar-
eas by pre-existing, intervening, and law-
fully created structures, roads, or other
substantial existing improvements. For
the purposes of this Section, the inter-
vening lots/parcels, roads, or other sub-
stantial improvements shall be found to:
i. Separate the subject upland
property from the critical area due to
their height or width; and
ii. Substantially prevent or impair
delivery of most functions from the
subject upland property to the critical
area. Such determination and evi-
dence shall be included in the appli-
cation file. Public notification shall be
given as follows:
(a) For applications that are not
subject to notices of application
pursuant to Chapter 4-8 RMC,
notice of the buffer determination
shall be given by posting the site
and notifying parties of record, if
any, in accordance with Chapter
4-8 RMC.
(b) For applications that are
subject to notices of application,
the buffer determination or re-
quest for determination shall be
included with notice of applica-
tion. Upon determination, notifi-
cation of parties of record, if any,
shall be made.
2. Activities to Which These Regulations
Apply: The provisions of this Section shall
apply to any regulated activity that potentially
affects a critical area or its buffer unless oth-
erwise exempted by these regulations.
Where a regulated activity would be partly
within and partly outside a critical area or its
buffer, the entire activity shall be reviewed
pursuant to the requirements of this Section.
Applicable activities are as follows:
a. Removing, excavating, disturbing, or
dredging soil, sand, gravel, minerals, or-
ganic matter or materials of any kind.
b. Dumping, discharging, or filling with
any material.
c. Draining, flooding, or disturbing the
water level or water table, or diverting or
impeding water flow.
d. Driving pilings or placing obstruc-
tions.
e. Constructing, substantially recon-
structing, demolishing, or altering the
size of any structure or infrastructure.
f. Destroying or altering vegetation
through clearing, grading, harvesting,
shading, or planting vegetation that
would negatively affect the character of a
critical area.
g. Changing, significantly, water tem-
perature, physical or chemical character-
istics of water sources, including quantity
and pollutants by any activity.
h. Affecting, potentially, a critical area
or buffer by any other activity not other-
wise exempt from the provisions of this
Section as determined by the depart-
ment.
C. EXEMPT, PROHIBITED AND
NONCONFORMING ACTIVITIES:
1. Permit Required:
a. Development or Alteration: Prior to
any development or alteration of a prop-
erty containing a critical area as defined
in subsection B of this Section, entitled
Applicability, the owner or designee must
obtain a development permit, critical area
permit, and/or letter of exemption. No
separate critical area permit is required
for a development proposal which re-
4-3-050C
(Revised 9/15)3 - 14
quires development permits or which has
received a letter of exemption.
b. Operating and Closure Permits –
Wellhead Protection Areas: Wellhead
Protection Areas operating permit and
closure permit requirements are con-
tained in RMC 4-9-015, Aquifer Protec-
tion Areas Permits.
2. Letter of Exemption:
a. Flood Hazard Areas, Geologically
Hazardous Areas, Habitat Conserva-
tion Areas, Streams and Lakes, Well-
head Protection Areas, Wetlands:
Except in the case of public emergen-
cies, all other exemptions in this subsec-
tion C may require that a letter of
exemption be obtained from the Adminis-
trator prior to construction or initiation of
activities.
b. Applicability of Requirements to
Exempt Activities: Exempt activities
provided with a letter of exemption may
intrude into the critical area or required
buffer subject to any listed conditions or
requirements. Exempt activities do not
need to comply with mitigation ratios of
subsection J of this Section unless re-
quired in exemption criteria.
c. Reports and Mitigation Plans Re-
quired: A critical area report, and/or en-
hancement or mitigation plan shall be
required pursuant to subsections F and L
of this Section, unless otherwise waived
by the Administrator.
d. Administrator Findings: In deter-
mining whether to issue a letter of ex-
emption for activities listed in this
subsection C, the Administrator shall find
that:
i. The activity is not prohibited by
this or any other provision of the
Renton Municipal Code or State or
Federal law or regulation;
ii. The activity will be conducted us-
ing best management practices as
specified by industry standards or
applicable Federal agencies or sci-
entific principles;
iii. Impacts are minimized and,
where applicable, disturbed areas
are immediately restored;
iv. Where water body or buffer dis-
turbance has occurred in accordance
with an exemption during construc-
tion or other activities, revegetation
with native vegetation shall be re-
quired;
v. If a hazardous material, activity,
and/or facility that is exempt pursu-
ant to this Section has a significant or
substantial potential to degrade
groundwater quality, then the Admin-
istrator may require compliance with
the Wellhead Protection Area re-
quirements of this Section otherwise
relevant to that hazardous material,
activity, and/or facility. Such determi-
nations will be based upon site and/
or chemical-specific data.
3. Exemptions – Critical Areas and Buf-
fers: Exempt activities are listed in the follow-
ing table. If an “X” appears in a box, the listed
exemption applies in the specified critical
area and required buffer. If an “X” does not
appear in a box, then the exemption does not
apply in the particular critical area or required
buffer. Where utilized in the following table
the term “restoration” means returning the
subject area back to its original state or better
following the performance of the exempt ac-
tivity. Activities taking place in critical areas
and their associated buffers and listed in the
following table are exempt from the applica-
ble provisions of this Section, provided a let-
ter of exemption has been issued. Whether
the exempted activities are also exempt from
permits will be determined based upon appli-
cation of chapters 4-8 and 4-9 RMC, or other
applicable sections of the Renton Municipal
Code.
4-3-050C
3 - 15 (Revised 9/15)
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND
ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Flood
Hazard
Areas
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Type
F, Np, & Ns
Wellhead
Protection
Areas
Wetlands
a. Conservation, Enhancement, Education and Related Activities:
i. Natural Resource/Habitat
Conservation or Preservation2 XX X X X
1 X
ii. Enhancement activities as
defined in Chapter 4-11 RMC XX X X X
iii. Approved Restoration/
Mitigation3 XX X X X
1 X
b. Research and Site Investigation:
i. Nondestructive Education
and Research XX X X X
1 X
ii. Site Investigative Work
4 XX X X X
1 X
c. Agricultural, Harvesting, Vegetation Management:
i. Harvesting Wild Foods
5 XX X X X
1 X
ii. Existing/Ongoing Agricultural
Activities6 XX X X X
iii. Dangerous Trees
7 XX X X
8 X1 X8
d. Surface Water:
i. New Surface Water
Discharges9 XX X
ii. Modification of existing
Regional Stormwater Facilities10 X
iii. Flood Hazard Areas
Reduction11 XX
iv. Storm Drainage Piping
12 X
e. Roads, Parks, Public and Private Utilities
18:
i. Relocation of Existing Utilities
out of Critical Area and Buffer13 XX X X X
1 X
ii. New trails, existing Parks,
Trails, Roads, Facilities, and
Utilities – Maintenance,
Operation, Repair, and the
Construction of New Trails14
XX X X
iii. Utilities, Traffic Control,
Walkways, Bikeways Within
Existing, Improved Right-of-Way
or Easements15
XX X X
iv. Modification of Existing
Utilities and Streets by Ten
Percent (10%) or Less16
XX17 X17
f. Temporary Wetland Impacts:
i. Temporary Wetland
Impacts19 XX
4-3-050C
(Revised 9/15)3 - 16
Footnotes:
1. If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant
or substantial potential to degrade groundwater quality, then the Administrator may require compliance
with the Wellhead Protection Area requirements of this Section otherwise relevant to that hazardous
material activity and/or facility.
2. Conservation or preservation of soil, water, vegetation, fish and other wildlife.
3. Any critical area and/or buffer restoration or other mitigation activities which have been approved by the
City.
4. Site investigative work necessary for land use application submittals such as surveys, soil logs, perco-
lation tests and other related activities. Investigative work shall not disturb any more than five percent
(5%) of the critical area and required buffer. In every case, impacts shall be minimized and disturbed
areas shall be immediately restored at a one-to-one (1:1) ratio.
5. The harvesting of wild foods in a manner that is not injurious to natural reproduction of such foods and
provided the harvesting does not require tilling of soil, planting of crops or alteration of the critical area.
6. Existing and ongoing agricultural activities including farming, horticulture, aquaculture and/or mainte-
nance of existing irrigation systems. Activities on areas lying fallow as part of a conventional rotational
cycle are part of an ongoing operation; provided, that the agricultural activity must have been conducted
within the last five (5) years. Activities that bring a critical area into agricultural use are not part of an
ongoing operation. Maintenance of existing legally installed irrigation, ditch and pipe systems is allowed;
new or expanded irrigation, ditch, outfall or other systems are not exempt. If it is necessary to reduce
the impacts of agricultural practices to critical areas, a farm management plan may be required based
on the King County Conservation District’s Farm Conservation and Practice Standards, or other best
management practices.
7. Removal of non-native invasive ground cover or weeds listed by King County Noxious Weed Board or
other government agency or dangerous trees, as defined in Chapter 4-11 RMC which have been ap-
proved by the City and certified dangerous by a licensed landscape architect, or certified arborist, se-
lection of whom to be approved by the City based on the type of information required.
g. Maintenance and Construction – Existing Uses and Facilities:
i. Remodeling, Replacing,
Removing Existing Structures,
Facilities, and Improvements20
XX X X
ii. Maintenance and Repair –
Any Existing Public or Private
Use21
XX X X
iii. Modification of an Existing
Single Family Dwelling22 XX X X
iv. Existing Activities
23 XX X X X
h. Emergency Activities:
i. Emergency Activities
24, 25, 26,
27 XX X X X
1 X
i. Hazardous Materials:
i. Federal or State
Preemption28 X1
ii. Use of Materials with No
Risk29 X1
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND
ASSOCIATED BUFFERS (Continued)
EXEMPT ACTIVITY
Flood
Hazard
Areas
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Type
F, Np, & Ns
Wellhead
Protection
Areas
Wetlands
4-3-050C
3 - 17 (Revised 5/18)
8. Limited to cutting of dangerous trees; such hazardous trees shall be retained as large woody debris in
critical areas and/or associated buffers, where feasible.
9. New surface water discharges in the form of dispersion trenches, outfalls and bioswales are allowed
within the outer twenty five percent (25%) of the buffer of a Category III or IV wetland only provided that:
the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC
4-6-030); no other location is feasible; and will not degrade the functions or values of the wetland or
stream. Where differences exist between these regulations and RMC 4-6-030, these regulations will
take precedence.
10. Modifications to existing regional stormwater management facilities operated and maintained under the
direction of the City Surface Water Utility that are designed consistent with the current version of the
Washington State Department of Ecology Wetlands and Stormwater Management Guidelines or meet-
ing equivalent objectives.
11. Implementation of public flood hazard areas reduction and public surface water projects, where habitat
enhancement and restoration at a one-to-one (1:1) ratio are provided, and appropriate Federal and/or
State authorization has been received.
12. Installation of new storm drainage lines in any geologic hazard area when a geotechnical report clearly
demonstrates that the installation would comply with the criteria listed in RMC 4-3-050.J.1 and that the
installation would be consistent with each of the purposes of the critical area regulations listed in RMC
4-3-050.A. Also, to qualify for the exemption, the report must propose appropriate mitigation for any po-
tential impacts identified in the report.
13. Relocation out of critical areas and required buffers of natural gas, cable, communication, telephone
and electric facilities, lines, pipes, mains, equipment and appurtenances (not including substations),
with an associated voltage of fifty five thousand (55,000) volts or less, only when required by a local
governmental agency, and with the approval of the City. Disturbed areas shall be restored.
14. Normal and routine maintenance, operation and repair of existing parks and trails, or the construction
of new trails, streets, roads, rights-of-way and associated appurtenances, facilities and utilities where
no alteration or additional fill materials will be placed other than the minimum alteration and/or fill
needed to restore those facilities or to construct new trails to meet established safety standards. The
use of heavy construction equipment shall be limited to utilities and public agencies that require this type
of equipment for normal and routine maintenance and repair of existing utility structures and rights-of-
way. In every case, critical area and required buffer impacts shall be minimized and disturbed areas
shall be restored during and immediately after the use of construction equipment.
15. Within existing and improved public road rights-of-way or easements, installation, construction, replace-
ment, operation, overbuilding or alteration of all natural gas, cable, communication, telephone and elec-
tric facilities, lines, pipes, mains, equipment or appurtenances, traffic control devices, illumination,
walkways and bikeways. If activities exceed the existing improved area or the public right-of-way, this
exemption does not apply. Where applicable, restoration of disturbed areas shall be completed.
16. Overbuilding (enlargement beyond existing project needs) or replacement of existing utility systems and
replacement and/or rehabilitation of existing streets, provided:
a. The work does not increase the footprint of the structure, line or street by more than ten percent
(10%) within the critical area and/or buffer areas, and occurs in the existing right-of-way bound-
ary or easement boundary.
b. Restoration shall be conducted where feasible. Compensation for impacts to buffers shall in-
clude enhancement of the remaining buffer area along the impacted area where there is en-
hancement opportunity.
c. The Administrator determines that, based on best judgment, a person would not: (i) be able to
meaningfully measure, detect, or evaluate insignificant effects; or (ii) expect discountable ef-
fects to occur.
d. This exemption allows for ten percent (10%) maximum expansion total, life of the project. After
the ten percent (10%) expansion cap is reached, future improvements are subject to all appli-
cable provisions of this Section.
17. Exemption is not allowed in Category I wetlands.
18. Maintenance activities, including routine vegetation management and essential tree removal, and re-
moval of non-native invasive vegetation or weeds listed by the King County Noxious Weed Board or
other government agency, for public and private utilities, road rights-of-way and easements, and parks.
4-3-050C
(Revised 5/18)3 - 18
19. Temporary disturbances of a wetland due to construction activities that do not include permanent filling
may be permitted; provided, that there are no permanent adverse impacts to the critical area or required
buffer, and areas temporarily disturbed are restored at a one-to-one (1:1) ratio. Category I wetlands and
Category II forested wetlands shall be enhanced at a two-to-one (2:1) ratio in addition to being restored.
For Habitat Conservation Areas, this exemption applies only to Category I wetlands.
20. Remodeling, restoring, replacing or removing structures, facilities and other improvements in existence
or vested on the date this Section becomes effective and that do not meet the setback or buffer require-
ments of this Section provided the work complies with the criteria in RMC 4-10-090.
21. Normal and routine maintenance and repair of any existing public or private uses and facilities where
no alteration of the critical area and required buffer or additional fill materials will be placed. The use of
heavy construction equipment shall be limited to utilities and public agencies that require this type of
equipment for normal and routine maintenance and repair of existing utility or public structures and
rights-of-way. In every case, critical area and required buffer impacts shall be minimized and disturbed
areas shall be restored during and immediately after the use of construction equipment.
22. Additions and alterations of an existing single family residence and/or garage (attached or detached);
provided, that the addition/alteration does not increase the footprint of the structure lying within the crit-
ical area or buffer; and provided, that no portion of the addition/alteration occurs closer to the critical
area or required buffers than the existing structure unless the structure or addition can meet required
buffers. Existing or rebuilt accessory structures associated with single family dwelling and rebuilt with
the same footprint such as fences, gazebos, storage sheds, and play houses are exempt from this Sec-
tion. New accessory structures may be allowed when associated with single-family dwellings such as
fences, gazebos, storage sheds, play houses and when built on and located in a previously legally al-
tered area.
23. Existing activities which have not been changed, expanded or altered, provided they comply with the
applicable requirements of chapter 4-10 RMC.
24. Emergency activities are those which are undertaken to correct emergencies that threaten the public
health, safety and welfare. An emergency means that an action must be undertaken immediately or
within a time frame too short to allow full compliance with this Section, to avoid an immediate threat to
public health or safety, to prevent an imminent danger to public or private property, or to prevent an im-
minent threat of serious environmental degradation.
25. Emergency tree and/or ground cover removal by any City department or agency and/or public or private
utility involving immediate danger to life or property, substantial fire hazards, or interruption of services
provided by a utility.
26. Emergency activities in Wellhead Protection Areas: Public interest emergency use, storage, and han-
dling of hazardous materials by governmental organizations.
27. Temporary emergency exemptions shall be used only in extreme cases and not to justify poor planning
by an agency or applicant. Issuance of an emergency permit by the City does not preclude the necessity
to obtain necessary approvals from appropriate Federal and State authorities. Notwithstanding the pro-
visions of this Section or any other City laws to the contrary, the Administrator may issue a temporary
emergency exemption letter if the action meets the requirements:
a. An unacceptable threat to life or severe loss of property will occur if an emergency permit is not
granted;
b. The anticipated threat or loss may occur before a permit can be issued or modified under the
procedures otherwise required by this Section and other applicable laws;
c. Any emergency exemption letter granted shall incorporate, to the greatest extent practicable
and feasible but not inconsistent with the emergency situation, the standards and criteria re-
quired for nonemergency activities under this Section.
The emergency exemption shall be consistent with the following procedural and time requirements:
a. The emergency shall be limited in duration to the time required to complete the authorized
emergency activity; provided, that no emergency permit be granted for a period exceeding
ninety (90) days except as specified in RMC 4-3-050C.
b. Any critical area altered as a result of the emergency activity must be restored within the ninety
(90) day period, except that if more than ninety (90) days from the issuance of the emergency
permit is required to complete restoration, the emergency permit may be extended to complete
this restoration. For the purposes of this paragraph, restoration means returning the affected
area to its state prior to the performance of the emergency activity.
4-3-050C
3 - 19 (Revised 9/15)
c. Notice of the issuance of the emergency permit and request for public comments shall be
posted at the affected site(s) and City Hall no later than ten (10) days after the issuance of the
emergency permit. If significant comments are received, the City may reconsider the permit.
d. Expiration of Exemption Authorization: The emergency exemption authorization may be termi-
nated at any time without process upon a determination by the Administrator that the action was
not or is no longer necessary to protect human health or the environment.
28. Cleanups, monitoring and/or studies undertaken under supervision of the Washington Department of
Ecology or the U.S. Environmental Protection Agency.
29. Use, storage, and handling of specific hazardous materials that do not present a risk to the aquifer as
determined and listed by the Department.
4. Exemptions – In Buffers Only: The ac-
tivities listed in the following table are allowed
within critical area buffers, and are exempt
from the applicable provisions of this Section,
provided a letter of exemption has been is-
sued pursuant to this subsection C. If an “X”
appears in a box, the listed exemption applies
in the specified buffer. If an “X” does not ap-
pear in a box, then the exemption does not
apply in the required buffer. Whether the ex-
empted activities are also exempt from per-
mits will be determined based upon
application of chapters 4-8 and 4-9 RMC, or
other applicable sections of the Renton Mu-
nicipal Code.
Footnotes:
1. Walkways and trails, and associated open space in critical area buffers located on public property, or
where easements or agreements have been granted for such purposes on private property. All of the
following criteria shall be met:
a. The trail, walkway, and associated open space shall be consistent with the Parks, Recreation,
and Natural Areas Plan. The City may allow private trails as part of the approval of a site plan,
subdivision or other land use permit approvals.
b. Trails and walkways shall be located in the outer twenty five percent (25%) of the buffer, i.e.,
the portion of the buffer that is farther away from the critical area. Exceptions to this requirement
may be made for:
i. Trail segments connecting to existing trails where an alternate alignment is not practi-
cal.
ii. Public access points to water bodies spaced periodically along the trail.
c. Enhancement of the buffer area is required where trails are located in the buffer. Where en-
hancement of the buffer area abutting a trail is not feasible due to existing high quality vegeta-
tion, additional buffer area or other mitigation may be required.
d. Trail widths shall be a maximum width of twelve feet (12'). Trails shall be constructed of perme-
able materials which protect water quality, allow adequate surface water and ground water
movements, do not contribute to erosion, are located where they do not disturb nesting, breed-
ing, and rearing areas, and designed to avoid or reduce the removal of trees. Impervious ma-
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Flood
Hazard
Areas
Geologic
Hazard
Area
Habitat
Conservation
Areas
Streams
and Lakes:
Types F,
Np, & Ns
Wellhead
Protection
Areas
Wetlands
a. Activities in Critical Area Buffers:
i. Trails and Open Space
1 XX X X
ii. Stormwater Treatment and
Flow Control Facilities in Buffer2 X
iii. Stormwater Conveyance in
Buffer3 XX X
4-3-050C
(Revised 9/15)3 - 20
terials may be allowed if pavement is required for handicapped or emergency access, or safety,
or is a designated nonmotorized transportation route or makes a connection to an already ded-
icated trail, or reduces potential for other environmental impacts.
e. Any crossing over a stream or wetland shall be generally perpendicular to the critical area and
shall be accomplished by bridging or other technique designed to minimize critical area distur-
bance. It shall also be the minimum width necessary to accommodate the intended function or
objective.
2. Stormwater management facilities shall not be built within a critical area buffer except as allowed in Ref-
erence 5, Wetlands Protection Guidelines of the City’s Surface Water Design Manual and shall require
buffer enhancement or buffer averaging when they are sited in areas of forest vegetation, provided the
standard buffer zone area associated with the critical area classification is retained pursuant to RMC
4-3-050G2, and is sited to reduce impacts between the critical area and surrounding activities.
3. Necessary conveyance systems including stormwater dispersion outfall systems designed to minimize
impacts to the buffer and critical area, where the site topography requires their location within the buffer
to allow hydraulic function, provided the standard buffer zone area associated with the critical area clas-
sification is retained pursuant to RMC 4-3-050G2, and is sited to reduce impacts between the critical
area and surrounding activities.
5. Prohibited Activities: Prohibited activi-
ties are identified below for each critical area
governed by this Section. No action shall be
taken by any person, company, agency, or
applicant which results in any alteration of a
critical area except as consistent with the pur-
pose, objectives, and requirements of this
Section.
a. Floodways: Encroachments, includ-
ing fill, new construction, substantial im-
provements, and construction or
reconstruction of residential structures is
prohibited within designated floodways,
unless it meets the provisions of subsec-
tion G4e of this Section, Additional Re-
strictions within Floodways.
b. Streams/Lakes and Wetlands:
Grazing of animals is not allowed within a
stream, lake, wetland or their associated
buffers.
c. Wellhead Protection Areas:
i. All Wellhead Protection Areas
– Pesticides and Fertilizers: The
application of hazardous materials
such as pesticides or fertilizers con-
taining nitrates within one hundred
feet (100') of a well or two hundred
feet (200') of a spring.
ii. Zone 1, as identified in sub-
section G8 of this Section:
(a) Changes in land use and
types of new facilities in which
any of the following will be on the
premises:
(1) More than five hundred
(500) gallons of hazardous mate-
rial;
(2) More than one hundred fifty
(150) gallons of hazardous mate-
rial in containers that are opened
and handled;
(3) Containers exceeding five
(5) gallons in size; or
(4) Tetrachloroethylene (e.g.,
dry-cleaning fluid);
(b) Surface impoundments (as
defined in Chapters 173-303 and
173-304 WAC);
(c) Hazardous waste treat-
ment, storage, and disposal facil-
ities;
(d) All types of landfills, includ-
ing solid waste landfills;
(e) Transfer stations;
(f) Septic systems;
4-3-050C
3 - 21 (Revised 9/15)
(g) Recycling facilities that han-
dle hazardous materials;
(h) Underground hazardous
material storage and/or distribu-
tion facilities;
(i) New heating systems using
fuel oil except for commercial
uses when the source of fuel oil
is an existing above-ground
waste oil storage tank;
(j) Petroleum product pipe-
lines;
(k) Hazardous materials use on
the site in quantities greater than
that allowed for new facilities as
provided in subsection C5ciia of
this Section, changes in land use
and types of new facilities, of this
subsection, once a facility is
closed, relocated, or the use of
hazardous materials is termi-
nated, reinstatement of the use
of hazardous materials shall be
prohibited;
(l) Facility closure, sale, trans-
fer or temporary or permanent
abandonment in a Wellhead Pro-
tection Area without complying
with the requirements of RMC
4-9-015F, Closure Permit, and
permit conditions of this Section;
and
(m) Facility changes in opera-
tions that increase the aggregate
quantity of hazardous materials
stored, handled, treated, used,
or produced with the following
exception: An increase in the
quantity of hazardous materials
is allowed up to the amount al-
lowed for a new facility as pro-
vided by subsection C5ciia of
this Section, changes in land use
and types of new facilities, of this
Section.
iii. Zone 2, as identified in
subsection G8 of this Section:
(a) Surface impoundments (as
defined in Chapters 173-303 and
173-304 WAC);
(b) Recycling facilities that han-
dle hazardous materials;
(c) Hazardous waste treat-
ment, storage, and disposal facil-
ities;
(d) Solid waste landfills;
(e) Transfer stations;
(f) New heating systems using
fuel oil stored in underground
storage tanks; and
(g) Petroleum product pipe-
lines.
iv. Zone 1 Modified, as identified
in subsection G8 of this Section:
The prohibitions of Zone 1 Modified
are the same as Zone 1 with the ex-
ceptions as follows:
(a) Hazardous Materials In-
ventory: Existing facilities are
not subject to the five hundred
(500) gallons maximum hazard-
ous material quantity limitation in
Zone 1 and therefore don’t have
to reduce inventory or relocate.
Proposed facilities are subject to
the maximum quantity.
(b) Septic Tanks: Existing
septic tanks are allowed to re-
main and new septic tanks are
allowed if City sewers are not
available.
(c) Surface Water Manage-
ment: Infiltration of runoff is al-
lowed and pipe materials are not
subject to Zone 1 specifications.
(d) Site Improvements: An
existing facility that was in com-
pliance with improvements re-
4-3-050D
(Revised 9/15)3 - 22
quired at the installation of the
facility is not subject to new site
improvements (groundwater
monitoring, paving, runoff con-
trol, etc.).
6. Nonconforming Activities or Struc-
tures: Regulated activities legally in exis-
tence prior to the passage of this Section, but
which are not in conformity with the provi-
sions of this Section, are subject to the provi-
sions of RMC 4-10-090, Critical Areas
Regulations – Nonconforming Activities and
Structures.
D. ADMINISTRATION AND
INTERPRETATION:
1. Interpretation: The Administrator shall
have the power to render interpretations of
this Section and to adopt and enforce rules
and regulations supplemental to this Section
as he/she may deem necessary in order to
clarify the application of the provisions of this
code. Such interpretations, rules and regula-
tions shall be in conformity with the intent and
purpose of this Section. Provisions contained
within this Section are considered the mini-
mum requirements and will not limit or repeal
other provisions under State statute.
a. Relationship to Other Agencies
and Regulations:
i. These critical areas regulations
shall be in addition to zoning and
other regulations adopted by the City.
Compliance with other regulations
does not exempt the applicant from
critical areas regulations. In the
event of any conflict between these
regulations and any other City regu-
lations, those regulations which pro-
vide the greater protection to critical
areas shall apply.
ii. Any individual critical area ad-
joined by another type of critical area
shall have the buffer and meet the re-
quirements that provide the most
protection to the critical areas in-
volved. When any provision of this
Section or any existing regulation, or
easement, covenant, or deed restric-
tion granted to any governmental
body conflicts with this Section, that
which provides more protection to
the critical areas shall apply.
iii. Compliance with the provisions
of this Section does not constitute
compliance with other Federal, State,
and local regulations and permit re-
quirements that may be required (for
example, shoreline substantial de-
velopment or conditional use per-
mits, shoreline variances, the
Washington State Department of
Fish and Wildlife hydraulic project
approval (HPA), Army Corps of Engi-
neers Section 404 permits, Depart-
ment of Ecology 401 Water Quality
Certifications and National Pollution
Discharge Elimination System
(NPDES) permits). The applicant is
responsible for complying with these
requirements, apart from the process
established in this Section.
2. Duties of Administrator: The Adminis-
trator shall have the power and authority to is-
sue decisions relative to and enforce the
provisions of this Section.
a. Compliance: The City shall not
grant any approval or permit any regu-
lated activity in a critical area or associ-
ated buffer prior to fulfilling the
requirements of this Section.
b. Review: The Administrator shall re-
view all development permits to deter-
mine that the requirements of this
Section have been satisfied.
c. Finding of Conformance Re-
quired: Conformance with these critical
area regulations shall be a finding in any
approval of a development permit or
aquifer protection area permit, and such
finding shall be documented in writing in
the project file.
3. Flood Hazard Areas:
Information to be Provided by Appli-
cant: The applicant shall provide the Ad-
ministrator the following information:
4-3-050D
3 - 23 (Revised 9/15)
i. The actual elevation, in relation to
mean sea level, the North American
Vertical Datum of 1988 (NAVD 88), of
the lowest floor (including basement)
of all new or substantially improved
structures, and whether or not the
structure contains a basement where
base flood elevation data is provided
through the flood insurance study or
required.
ii. For all new or substantially im-
proved floodproofed structures:
(a) The applicant shall verify
and have recorded the actual el-
evation in relation to mean sea
level, the North American Verti-
cal Datum of 1988 (NAVD 88);
and
(b) Flood elevation certificates
shall be submitted by an appli-
cant to the Development Ser-
vices Division prior to the
building’s finished floor construc-
tion. Finished floor elevation
should be verified by a precon-
struction elevation certificate at
the time of construction of a sub-
stantial structural element of the
finished floor (i.e., foundation
form for the concrete floor). An
as-built elevation certificate will
be provided prior to issuance of
final occupancy.
4. Wellhead Protection Areas:
a. Annual Inspections: All permitted
facilities in a Wellhead Protection Area
will be subject to a minimum of one in-
spection per year by a Department in-
spector.
b. Potential to Degrade Groundwater
– Zone 2:
i. Potential for Impacts Equal to
Facility in Zone 1: If the Administra-
tor determines that an existing or pro-
posed facility located in Zone 2 of a
Wellhead Protection Area has a po-
tential to degrade groundwater qual-
ity which equals or exceeds that of a
permitted facility in Zone 1, then the
Administrator may require that facility
to fully comply with requirements for
Zone 1 contained in RMC
4-3-050C5c and 4-3-050G8.
ii. Criteria: Criteria used to make
the determination in this subsection
D4 shall include but not be limited to
the present and past activities con-
ducted at the facility; types and quan-
tities of hazardous materials stored,
handled, treated, used or produced;
the potential for the activities or haz-
ardous materials to degrade ground-
water quality; history of spills at the
site, and presence of contamination
on site.
c. Finding of Conformance Required
– Wellhead Protection Areas: No
changes in land use shall be allowed nor
shall permits for development be issued if
the Department finds that the proposed
land use, activity, or business is likely to
impact the long-term, short-term or cu-
mulative quality of the aquifer. The find-
ing shall be based on the present or past
activities conducted at the site; hazard-
ous materials that will be stored, handled,
treated, used or produced; and the po-
tential for the land use, activity, or busi-
ness to degrade groundwater quality.
5. Review Authority: The Administrator
shall have the authority to interpret, apply,
and enforce this Section to accomplish the
stated purpose. Based upon site-specific re-
view and analysis, the City may withhold,
condition, or deny development permits or
activity approvals to ensure that the proposed
action is consistent with this Section.
a. General: The Administrator is autho-
rized to make the following administrative
allowances and determinations:
i. Issue a critical areas permit for
proposals not otherwise requiring a
development permit.
ii. Issue written letters of exemp-
tion.
iii. Allow temporary emergency ex-
emptions.
4-3-050D
(Revised 9/15)3 - 24
iv. Interpret critical areas regula-
tions.
v. Approve the use of alternates in
accordance with RMC 4-9-250E.
vi. Waive report content or submit-
tal requirements provided criteria to
waive studies are met.
vii. Grant administrative variances
to those specified code sections
listed in RMC 4-9-250B.
viii. Require tests for proof of com-
pliance.
ix. Grant modifications pursuant to
RMC 4-9-250D.
b. Conditions of Approval: The Ad-
ministrator is authorized, through condi-
tions of approval, to modify the proposal,
including, but not limited to, construction
techniques, design, drainage, project
size/configuration, or seasonal con-
straints on development. Upon review of
a special study, the development permit
shall be conditioned to mitigate adverse
environmental impacts and to assure that
the development can be safely accom-
modated on the site and is consistent
with the purposes of this Section. A miti-
gation plan may be required consistent
with subsection L1 of this Section.
c. Geologically Hazardous Areas,
Habitat Conservation Areas, Streams
and Lakes, and Wetlands: The Admin-
istrator is authorized, pursuant to subsec-
tion H of this Section, entitled Alterations
To Critical Areas And/Or Buffers – Gen-
eral Requirements, to make the following
administrative allowances and determi-
nations:
i. Geologically Hazardous Areas:
(a) Waive independent review
of geotechnical reports.
(b) Increase or decrease re-
quired buffer for very high land-
slide hazard areas.
(c) Grant a modification for cre-
ated slopes.
ii. Streams and Lakes:
(a) Approve proposals for buf-
fer width reductions.
(b) Approve proposals for buf-
fer width averaging.
iii. Wellhead Protection Areas:
(a) Issue operating and closure
permits.
(b) Determine pipeline require-
ments.
(c) Determine if Zone 1 require-
ments should apply in Zone 2 of
a Wellhead Protection Area.
iv. Wetlands:
(a) Determine whether wet-
lands are unregulated.
(b) Extend the valid period of a
wetland delineation.
(c) Approve proposals for buf-
fer width reductions of up to
twenty five percent (25%).
(d) Approve proposals for buf-
fer width averaging.
(e) Authorize other category
level for created or restored wet-
lands.
(f) Waive requirements of this
Section upon determination that
all impacts on wetlands would be
mitigated as part of an approved
area-wide wetlands plan that,
when taken as a whole over an
approved schedule or staging of
plan implementation, will meet or
exceed the requirements of this
Section.
4-3-050E
3 - 24.1 (Revised 9/15)
E. MAPS:
1. Maps Show Approximate Location of
Critical Areas: The approximate location
and extent of critical areas within the City are
shown on the critical areas inventory maps.
The City supports a website, Maps and GIS
Data, which supports mapping applications, a
map gallery, and downloadable GIS data.
These maps shall be used for informational
purposes and as a general guide only, for the
assistance of property owners and other in-
terested parties; the boundaries and loca-
tions shown are generalized. The actual
presence or absence, type, extent, boundar-
ies, and classification of critical areas on a
specific site shall be identified in the field by a
qualified consultant and confirmed by the De-
partment, according to the procedures, defi-
nitions, and criteria established by this
Section. In the event of any conflict between
the critical area location or designation
shown on the City’s maps and the criteria or
standards of this Section, the criteria and
standards shall prevail.
2. Map Updates: The Department updates
critical area maps based on critical area re-
ports prepared for permit applications.
3. Flood Hazard Areas:
a. Basic Map and Documentation
Identifying Hazards: Flood hazard ar-
eas are identified by the Federal Insur-
ance Administration in a scientific and
engineering report entitled the Flood In-
surance Study for the City of Renton,
dated September 29, 1989, and any sub-
sequent revision, with accompanying
flood insurance maps which are hereby
adopted by reference and declared to be
a part of this Section. The flood insurance
study is on file at the Public Works De-
partment.
b. When Federal Insurance Study is
Not Available: The Applicant shall ob-
tain, for City review, and reasonably utili-
zation any base flood elevation and
floodway data available from a Federal,
State or other source, in the following in-
stances:
i. To administer subsection G of this
Section when base flood elevation
data has not been provided in accor-
dance with this subsection E.
ii. To identify flood hazard areas
that will be regulated; until a new
Flood Insurance Rate Map is issued
which incorporates the data utilized
under subsection D of this Section.
4. Steep Slope Delineation Procedure:
The boundaries of a regulated steep sensi-
tive or protected slope are determined to be
in the location identified on the City of
Renton’s COR Maps, the City’s online inter-
active mapping application available through
the City’s website. An applicant’s qualified
professional may substitute boundaries inde-
pendently derived from survey data for the
City’s consideration in determining the
boundaries of sensitive or protected steep
slopes. All topographic maps shall utilize two
foot (2') contour intervals or the standard uti-
lized in the City of Renton Steep Slope Atlas.
5. Streams and Lakes: Water class shall
be determined in accordance with subsection
G7a of this Section.
a. Reclassification: The reclassifica-
tion of a water body to a lower class (i.e.,
F to Np, or Np to Ns, etc.) requires Ad-
ministrator acceptance of a stream or
lake study, followed by a legislative
amendment to the map in this subsection
E prior to its effect. The reclassification of
a water body to a higher class (i.e., Ns to
Np, Np to F, or F to S) requires either: Ad-
ministrator acceptance of a stream or
lake study or consultation with the Wash-
ington Department of Fish and Wildlife,
followed by a legislative amendment to
the map in this Section.
b. Salmonid Migration Barriers: For
the purposes of classifying or reclassify-
ing water bodies, features determined by
the Administrator to be salmonid migra-
tion barriers pursuant to the definition in
RMC 4-11-190 shall be mapped. The Ad-
ministrator shall prepare and update the
map as appropriate.
6. Wetlands: Categorization of wetlands
shall be determined in accordance with sub-
4-3-050F
(Revised 9/15)3 - 24.2
section G9 of this Section, and also refer to
the City of Renton Wetland and Stream Cor-
ridors Critical Areas Inventory.
F. SUBMITTAL REQUIREMENTS AND
FEES:
1. Preapplication Consultation: Any per-
son intending to develop properties known or
suspected to have critical areas present is
strongly encouraged to meet with the appro-
priate City department representative during
the earliest possible stages of project plan-
ning before major commitments have been
made to a particular land use and/or project
design. Effort put into a preapplication con-
sultation and planning will help applicants
create projects which will be more quickly and
easily processed due to a better understand-
ing on the part of applicants of regulatory re-
quirements.
2. Plans and Studies Required: When an
application is submitted for any building per-
mit or land use review and/or to obtain ap-
proval of a use, development or construction,
the location of the critical areas and buffers
on the site shall be indicated on the plans
submitted based upon an inventory provided
by a qualified specialist.
a. Geologically Hazardous Areas:
i. Whenever a proposed develop-
ment requires a development permit
and a geologic hazard is present on
the site of the proposed development
or on abutting or adjacent sites within
fifty feet (50') of the subject site, geo-
technical studies by licensed profes-
sionals, such as a geotechnical
engineer and/or engineering geolo-
gist, shall be required. Specifically,
geotechnical studies are required for
developments proposed on sites with
any of the following geologically haz-
ardous areas:
(a) Sensitive and protected
slopes;
(b) Medium, high, or very high
landslide hazards;
(c) High erosion hazards;
(d) High seismic hazards;
(e) Medium or high coal mine
hazards.
ii. The required studies shall
demonstrate the following review cri-
teria can be met:
(a) The proposal will not in-
crease the threat of the geologi-
cal hazard to adjacent or
abutting properties beyond pre-
development conditions; and
(b) The proposal will not ad-
versely impact other critical ar-
eas; and
(c) The development can be
safely accommodated on the
site.
iii. A mitigation plan may be re-
quired consistent with subsection L
of this Section.
iv. Sensitive Slopes – Medium,
High and Very High Landslide Haz-
ards – High Erosion Hazards: De-
velopment applications shall submit
erosion control plans consistent with
chapter 4-8 RMC, Permits – General
and Appeals.
v. Coal Mine Hazards:
(a) Medium Hazard – Report
Required: Reports consistent
with chapter 4-8 RMC, Permits –
General and Appeals, shall be
prepared for development pro-
posed within medium coal mine
hazard areas and for develop-
ment proposed within two hun-
dred feet (200') of a medium coal
mine hazard area.
(b) High Hazard – Report Re-
quired: Reports consistent with
chapter 4-8 RMC, Permits –
General and Appeals, shall be
prepared for development pro-
posed within high coal mine haz-
ard areas and for development
4-3-050F
3 - 24.3 (Revised 9/15)
proposed within five hundred
feet (500') of a high coal mine
hazard area.
b. Habitat Conservation Areas:
Based upon subsection G6 of this Sec-
tion, Habitat Conservation Areas, the City
shall require a habitat/wildlife assess-
ment for activities that are located within
or abutting a critical habitat, defined in
RMC 4-11-030, or that are adjacent to a
critical habitat, and have the potential to
significantly impact a critical habitat. The
assessment shall determine the extent,
function and value of the critical habitat
and potential for impacts and mitigation
consistent with report requirements in
RMC 4-8-120D.
c. Streams and Lakes: The applicant
shall be required to conduct a stream or
lake study pursuant to RMC 4-8-120 if a
site contains a water body or buffer area
and changes to buffer requirements or al-
terations of the water body or its associ-
ated buffer are proposed, either
administratively or via a variance re-
quest. A stream or lake study is also re-
quired when the project area is within one
hundred feet (100') of a water body even
if the water body is not located on the
subject property.
d. Wellhead Protection Areas: The
City may require an applicant to prepare
a hydrogeologic study if the proposal has
the potential to significantly impact
groundwater quantity or quality, and suffi-
cient information is not readily available.
Such a report shall be prepared by a
qualified professional at the applicant’s
expense. Report content requirements
may be specified by the City in accor-
dance with State or Federal guidelines or
tailored to the particular development ap-
plication. Peer review of the applicant’s
report may be required in accordance
with this subsection F.
e. Wetlands:
i. Wetland Categorization: The
applicant shall be required to con-
duct a study to determine the catego-
rization of the wetland if the subject
property or project area is within two
hundred feet (200') of a wetland even
if the wetland is not located on the
subject property but it is determined
that alterations of the subject prop-
erty are likely to impact the wetland in
question or its buffer. If there is a po-
tential Category I or II wetland within
three hundred feet (300') of a pro-
posal, the City may require an appli-
cant to conduct a study even if the
wetland is not located on the subject
property but it is determined that al-
terations of the subject property are
likely to impact the wetland in ques-
tion or its buffer.
ii. Wetland Delineation: A wetland
delineation using the methods identi-
fied in the approved federal delinea-
tion manual and applicable regional
supplement, as required by WAC
173-22-035, is required for any por-
tion of a wetland on the subject prop-
erty that will be impacted by the
permitted activities.
iii. Wetland Assessment: The ap-
plicant shall prepare a wetland as-
sessment pursuant to RMC
4-8-120D23a through j.
f. Period of Validity: Studies submitted
and reviewed are valid for five (5) years
from date of study completion unless the
Administrator determines that conditions
have changed significantly. The Adminis-
trator may extend the period of validity,
provided on-site conditions have not
changed.
3. Testing Authorized:
a. Pipeline Requirements – Zone 1,
As Identified in Subsection G8 of This
Section: If the Department has reason to
believe that the operation or proposed
operation of an existing non-potable wa-
ter pipeline, defined in RMC 4-11-160, in
Zone 1 of a Wellhead Protection Area,
may degrade groundwater quality, the
Department may require leakage testing
of the existing pipeline in accordance
with subsection G of this Section; and in-
stallation, sampling, and sample analysis
4-3-050F
(Revised 9/15)3 - 24.4
of monitoring wells. Routine leakage test-
ing of existing pipelines in Zone 1 may be
required by the Department. Criteria for
this determination are specified in sub-
section D of this Section.
Should pipeline leakage testing reveal
any leakage at any level, then the Depart-
ment shall require immediate repairs to
the pipeline to the satisfaction of the De-
partment such that no infiltration of water
into the pipeline or exfiltration of sub-
stances conveyed in the pipeline shall
occur. Any repairs which are made shall
be tested for leakage pursuant to subsec-
tion G of this Section.
b. Pipeline Requirements – Zone 2,
As Identified in Subsection G8 of This
Section: If the Department has reason to
believe that the operation or proposed
operation of an existing pipeline in Zone
2 of a Wellhead Protection Area may de-
grade groundwater quality, the Depart-
ment may require leakage testing in
accordance with subsection G of this
Section; installation, sampling, and sam-
ple analysis of groundwater monitoring
wells; repair of the pipeline to the satis-
faction of the Department such that deg-
radation of groundwater quality is
minimized or eliminated. Criteria for this
determination are specified under sub-
section D of this Section.
4. Submittal Requirements: In order to be
accepted for review, studies shall include all
information as required in chapter 4-8 RMC.
5. Fees: See the currently adopted City of
Renton Fee Schedule brochure available at
the City’s website or in the City Clerk’s Office.
6. Independent Secondary Review: The
City may require independent review of an
applicant’s report as follows:
a. All Critical Areas: When appropri-
ate due to the type of critical areas, habi-
tat, or species present, project area
conditions, project scope, or potential for
negative impacts to critical areas, or lack
of substantial documentation of impact
avoidance in first study, the applicant
may be required to prepare and/or fund
analyses or activities, including, but not
limited to:
i. An evaluation by an independent
qualified professional regarding the
applicant’s analysis and the effec-
tiveness of any proposed mitigating
measures or programs, to include
any recommendations as appropri-
ate. This shall be paid at the appli-
cant’s expense, and the
Administrator shall select the third-
party review professional; and/or
ii. A request for consultation with
the Washington Department of Fish
and Wildlife, Washington State De-
partment of Ecology, or the local Na-
tive American Tribe or other
appropriate agency; and/or
iii. Detailed surface and subsurface
hydrologic features both on and
abutting the site.
b. Additional Requirements for Geo-
logically Hazardous Areas: Indepen-
dent secondary review shall be
conducted in accordance with the follow-
ing:
i. Required – Sensitive and Pro-
tected Slopes, and Medium, High,
or Very High Landslide Hazards:
All geotechnical reports submitted in
accordance with this subsection F,
and chapter 4-8 RMC, Permits –
General and Appeals, shall be inde-
pendently reviewed by qualified spe-
cialists selected by the City, at the
applicant’s expense. An applicant
may request that independent review
be waived by the Department Admin-
istrator in accordance with subsec-
tion D of this Section.
ii. Required for Critical Facilities
in High Erosion, High Seismic, Me-
dium Coal Mine, or High Coal Mine
Hazards: The City shall require inde-
pendent review of a geotechnical re-
port addressing a critical facility,
defined in RMC 4-11-030, by quali-
fied specialists selected by the City,
at the applicant’s expense. An appli-
cant may request that independent
4-3-050G
3 - 24.5 (Revised 9/15)
review be waived by the Department
Administrator in accordance with
subsection D of this Section.
iii. At City’s Discretion – High
Erosion, High Seismic, Medium
Coal Mine, or High Coal Mine Haz-
ards: For any proposal except criti-
cal facilities, the City may require
independent review of an applicant’s
geotechnical report by qualified spe-
cialists selected by the City, at the
applicant’s expense.
7. Waiver of Submittal Requirements: An
applicant may request that the Administrator
waive the report requirement pursuant to
subsection D of this Section, where it has
been determined through field documenta-
tion that critical areas are not present or as
specified below:
a. Habitat Assessment: In cases
where a proposal is not likely to signifi-
cantly impact the critical habitat and there
is sufficient information to determine the
effects of a proposal, an applicant may
request that this report be waived by the
Administrator.
b. Streams and Lakes:
i. Stream or Lake Study: This re-
port may only be waived by the Ad-
ministrator when the applicant
provides satisfactory evidence that:
(a) A road, building or other
barrier exists between the water
body and the proposed activity,
or
(b) The water body or required
buffer area does not intrude on
the applicant’s lot, and based on
evidence submitted, the pro-
posal will not result in significant
adverse impacts to nearby water
bodies regulated under this Sec-
tion; or
(c) Applicable data and analy-
sis appropriate to the proposed
project exists and an additional
study is not necessary.
ii. Stream or Lake Mitigation
Plan: This plan may only be waived
when no impacts have been identi-
fied through a stream or lake study.
c. Wetland Assessment: The wetland
assessment shall be waived by the Ad-
ministrator when the applicant provides
satisfactory evidence that a road, build-
ing or other barrier exists between the
wetland and the proposed activity, when
the buffer area, determined with a wet-
land categorization, needed or required
will not intrude on the applicant’s lot, or
when applicable data and analysis ap-
propriate to the project proposed exists
and an additional report is not necessary.
G. DEVELOPMENT STANDARDS:
1. General: No proposal shall result in a
loss of critical area functions or values. If the
application of these provisions would deny all
reasonable use of the property, the applicant
may apply for a variance as identified in RMC
4-9-250.
2. Critical Area Buffers and Structure
Setbacks from Buffers: The following criti-
cal area buffers and structure setbacks from
buffers are established for each critical area.
Critical Area Category or Type Critical Area Buffer Width
Structure Setback
beyond Buffer1
Flood Hazard Areas
Flood Hazard Areas None None
Geologically Hazardous Areas
Steep Slopes:2
Sensitive Slopes None
3 None3, 4
4-3-050G
(Revised 9/15)3 - 24.6
Protected Slopes5 None3 15 ft.1
Landslide Hazards:2
Low None
3 None3, 4
Medium None
3 None3, 4
High None
3 None3, 4
Very High5 50 ft. 15 ft.
1
Erosion Hazards:
Low None None
High None None
Seismic Hazards:
Low None None
High None None
Coal Mine Hazards:
Low None
3 None3
Medium None
3 None3
High None
3 None3
Habitat Conservation Areas
Critical Habitats Established by Administrator per
RMC 4-3-050G 15 ft.1
Streams and Lakes5
Type F 115 ft. 15 ft.
1
Type Np 75 ft. 15 ft.
1
Type Ns 50 ft. 15 ft.
1
Wellhead Protection Areas
Zones 1 and 2 None None
Wetlands6
Low Impact Land Uses:7
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs & Natural
Heritage Wetlands 175 ft.
Category I – All Others 175 ft. 125 ft. 75 ft. 75 ft.
Category II 150 ft. 100 ft. 75 ft. n/a
Category III 100 ft. 75 ft. 50 ft. n/a
Category IV 40 ft. n/a
Critical Area Category or Type Critical Area Buffer Width
Structure Setback
beyond Buffer1
4-3-050G
3 - 24.7 (Revised 9/15)
Footnotes:
1. The following may be allowed in the building setback area:
a. Landscaping;
b. Uncovered decks, less than eighteen inches (18") above grade;
c. Building overhangs, if such overhangs do not extend more than twenty four inches (24") into the
setback area; and
d. Impervious ground surfaces, such as driveways and patios, provided that such improvements
may be subject to water quality regulations and maximum impervious surface limitations.
2. Buffers shall be established from the top, toe, and sides of slopes.
3. Based upon the results of a geotechnical report and/or independent review, conditions of approval for
developments may include buffers and/or setbacks from buffers.
4. Unless required pursuant to the adopted building code or Building Official.
5. When a required stream/lake buffer falls within a protected slope or very high landslide hazard area,
the stream/lake buffer width shall extend to the boundary of the protected slope of very high landslide
hazard area.
6. Areas that are functionally and effectively disconnected from the wetland by a permanent road or
other substantially developed surface of sufficient width and with use characteristics such that buffer
functions are not provided shall not be counted toward the minimum buffer unless these areas can be
feasibly removed, relocated or restored to provide buffer functions.
7. Low intensity land uses include but are not limited to the following: unpaved trails, low intensity open
space (hiking, bird-watching, preservation of natural resources, etc.) and utility corridor without a
maintenance road and little or no vegetation management.
3. Native Growth Protection Areas:
a. Required: A native growth protec-
tion area shall be instituted to protect a
critical area from any proposed develop-
ment for a non-exempt activity as follows:
i. Protected slopes and their asso-
ciated buffers.
ii. Very high landslide hazard areas
and their associated buffers.
iii. Class F, Np, and Ns, as defined
in subsection G7 of this Section,
streams or lakes and their associ-
ated buffers.
iv. Category I, II, III, or IV wetlands,
as defined in subsection G9c of this
Section, and their associated buffers.
b. May Be Required: Native growth
protection areas may be required for high
landslide hazard area buffers, or for criti-
cal habitats and their buffers.
All Other Land Uses:
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs & Natural
Heritage Wetlands 200 ft.
Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Critical Area Category or Type Critical Area Buffer Width
Structure Setback
beyond Buffer1
4-3-050G
(Revised 9/15)3 - 24.8
c. Application as Condition of Ap-
proval When Otherwise Not Required:
A proposal may be conditioned to provide
for native growth protection areas.
d. Standards:
i. Trees, shrubs, and ground cover
shall be retained in designated native
growth protection areas.
ii. Any activities in native growth
protection areas shall be consistent
with applicable critical area regula-
tions.
iii. The City may require enhance-
ment of native growth protection ar-
eas to improve functions and values,
reduce erosion or landslide potential,
or to meet another identified purpose
of these critical area regulations.
e. Method of Creation: Native growth
protection areas shall be established by
one of the following methods, in order of
preference:
i. Tract and Deed Restriction:
The applicant shall create a tract via
the subdivision and record a perma-
nent and irrevocable covenant run-
ning with the land or deed restriction
on the property title of any critical
area management tract or tracts cre-
ated as a condition of a permit. Such
covenant or deed restriction(s) shall
prohibit development, alteration, or
disturbance within the tract except
for purposes of habitat enhancement
as part of an enhancement project
which has received prior written ap-
proval from the City, and from any
other agency with jurisdiction over
such activity. A covenant running
with the land shall be placed on the
tract restricting its separate sale.
Each abutting lot owner or the home-
owners’ association shall have an
undivided interest in the tract.
ii. Conservation Easement: The
applicant shall, subject to the City’s
approval, convey to the City or other
public or nonprofit entity specified by
the City, a recorded easement for the
protection of the critical area and/or
its buffer.
iii. Protective Easement: The ap-
plicant shall establish and record a
permanent and irrevocable ease-
ment on the property title of a parcel
or tract of land containing a critical
area and/or its buffer created as a
condition of a permit. Such protective
easement shall be held by the cur-
rent and future property owner, shall
run with the land, and shall prohibit
development, alteration, or distur-
bance within the easement except
for purposes of habitat enhancement
as part of an enhancement project
which has received prior written ap-
proval from the City, and from any
other agency with jurisdiction over
such activity.
f. Marking Prior to and During Con-
struction: The location of the outer ex-
tent of the critical area buffer and areas
not to be disturbed pursuant to an ap-
proved plan shall be marked with high
visibility orange construction fencing and
silt fencing in the field to prevent distur-
bance by individuals and equipment
during the development or construction
of the approved activity.
g. Permanent Fencing Required:
Permanent fencing of the native growth
protection area containing critical area
and buffers is required, except when
studies document to the satisfaction of
the reviewing official that such fencing
will adversely impact habitat connectivity.
h. Signage Required: The common
boundary between a native growth pro-
tection area and the abutting land must
be permanently identified. This identifica-
tion shall include permanent wood or
metal signs on treated or metal posts.
Sign locations and size specifications
shall be approved by the City. Suggested
wording is as follows: “Protection of this
natural area is in your care. Alteration or
disturbance is prohibited by law.”
i. Responsibility for Maintenance:
Responsibility for maintaining the native
4-3-050G
3 - 24.9 (Revised 9/15)
growth protection easements or tracts
shall be held by a homeowners’ associa-
tion, abutting lot owners, the permit appli-
cant or designee, or other appropriate
entity, as approved by the City.
j. Maintenance Covenant and Note
Required: The following note shall ap-
pear on the face of all plats, short plats,
PUDs, or other approved site plans con-
taining separate native growth protection
easements or tracts, and shall also be re-
corded as a covenant running with the
land on the title of record for all affected
lots on the title: “MAINTENANCE RE-
SPONSIBILITY: All owners of lots cre-
ated by or benefiting from this City action,
abutting or including a native growth pro-
tection easement [tract] are responsible
for maintenance and protection of the
easement [tract]. Maintenance includes
ensuring that no alterations occur within
the tract and that all vegetation remains
undisturbed unless the express written
authorization of the City has been re-
ceived.”
4. Flood Hazard Areas:
a. Classification: Flood hazard areas
are defined as the land in the floodplain
subject to one percent (1%) or greater
chance of flooding in any given year.
Designation on flood maps always in-
cludes the letters A or V.
b. Data to Be Used for Existing and
Future Flow Conditions: The City shall
determine the components of the flood
hazard areas after obtaining, reviewing
and utilizing base flood elevations and
available floodplain data for a flood hav-
ing a one percent (1%) chance of being
equaled or exceeded in any given year,
often referred to as the “one hundred
(100) year flood.” The City may require
projections of future flow conditions for
proposals in unmapped potential flood
hazard areas.
c. General Standards: In all flood haz-
ard areas, the following standards are re-
quired:
i. Anchoring – All New Construc-
tion: All new construction and sub-
stantial improvements shall be
anchored to prevent flotation, col-
lapse, or lateral movement of the
structure.
ii. Anchoring – Manufactured
Homes: All manufactured homes
must likewise be anchored to prevent
flotation, collapse or lateral move-
ment, and shall be installed using
methods and practices that minimize
flood damage. Anchoring methods
may include, but are not limited to,
use of over-the-top or frame ties to
ground anchors (reference FEMA’s
Manufactured Home Installation in
Frequently Flooded Areas guidebook
for additional techniques).
iii. Construction Materials and
Methods:
(a) All new construction and
substantial improvements shall
be constructed with materials
and utility equipment resistant to
flood damage.
(b) All new construction and
substantial improvements shall
be constructed using methods,
statutes, codes, rules, regula-
tions and practices that minimize
flood damage.
(c) Electrical, heating, ventila-
tion, plumbing, and air-condition-
ing equipment and other service
facilities shall be designed and/
or otherwise elevated or located
so as to prevent water from en-
tering or accumulating within the
components during conditions of
flooding.
iv. Utilities:
(a) All new and replacement
water supply systems shall be
designed to minimize or elimi-
nate infiltration of flood waters
into the system. A proposed wa-
ter well shall be located on high
4-3-050G
(Revised 9/15)3 - 24.10
ground that is not in the floodway
(WAC 173-160-171).
(b) New and replacement sani-
tary sewage systems shall be
designed to minimize or elimi-
nate infiltration of flood waters
into the systems and discharge
from the systems into flood wa-
ters.
(c) On-site waste disposal sys-
tems shall be located to avoid
impairment to them or contami-
nation from them during flooding.
v. Subdivision Proposals:
(a) All subdivision proposals
shall be consistent with the need
to minimize flood damage;
(b) All subdivision proposals
shall have public utilities and fa-
cilities such as sewer, gas, elec-
trical, and water systems located
and constructed to minimize
flood damage;
(c) All subdivision proposals
shall have adequate drainage
provided to reduce exposure to
flood damage; and
(d) All subdivision proposals
shall show the flood hazard ar-
eas information and boundary on
the subdivision drawing includ-
ing the nature, location, dimen-
sions, and elevations of the
subdivided area.
vi. Project Review:
(a) Where elevation data is not
available either through the flood
insurance study or from another
authoritative source, i.e., sub-
section D of this Section, appli-
cations for building permits shall
be reviewed to assure that pro-
posed construction will be rea-
sonably safe from flooding. The
test of reasonableness includes
use of historical data, high water
marks, photographs of past
flooding, etc., where available.
Failure to elevate at least two
feet (2') above grade in these
zones may result in higher insur-
ance rates.
(b) Where base flood elevation
data has not been provided or is
not available from another au-
thoritative source, it shall be gen-
erated by the applicant.
d. Specific Standards: In all flood haz-
ard areas, the following provisions are re-
quired:
i. Residential Construction:
(a) New construction and sub-
stantial improvement of any resi-
dential structure shall have the
lowest floor, including basement,
elevated a minimum of one foot
(1') above base flood elevation.
(b) Fully enclosed areas below
the lowest floor that are subject
to flooding are prohibited, or
shall be designed to automati-
cally equalize hydrostatic flood
forces on exterior walls by allow-
ing for the entry and exit of flood
waters. Designs for meeting this
requirement must either be certi-
fied by a registered professional
engineer or architect or must
meet or exceed the following
minimum criteria:
(1) A minimum of two (2) open-
ings having a total net area of not
less than one square inch for ev-
ery square foot of enclosed area
subject to flooding shall be pro-
vided; and
(2) The bottom of all openings
shall be no higher than one foot
(1') above grade; and
(3) Openings may be equipped
with screens, louvers, or other
coverings or devices; provided,
4-3-050G
3 - 24.11 (Revised 9/15)
that they permit the automatic
entry and exit of flood waters.
ii. Manufactured Homes:
(a) All manufactured homes to
be placed or substantially im-
proved within Zones A1-A30,
AH, and AE on the community’s
Flood Insurance Rate Map, shall
be elevated on a permanent
foundation such that the lowest
floor of the manufactured home
is elevated a minimum of one
foot (1') above the base flood el-
evation and be secured to an ad-
equately anchored foundation
system to resist flotation, col-
lapse and lateral movement.
(b) Manufactured homes to be
placed or substantially improved
on sites in an existing manufac-
tured home park or subdivision
within Zones A1-30, AH, and AE
on the community’s Flood Insur-
ance Rate Map that are not sub-
ject to the above manufactured
home provisions shall be ele-
vated so that either the lowest
floor of the manufactured home
is elevated a minimum of one
foot (1') above the base flood el-
evation or the manufactured
home chassis is supported by re-
inforced piers or other foundation
elements of at least equivalent
strength that are no less than
thirty six inches (36") in height
above grade and be secured to
an adequately anchored founda-
tion system to resist flotation,
collapse, and lateral movement.
iii. Nonresidential Construction:
New construction or substantial im-
provement of any commercial, indus-
trial or other nonresidential structure
shall have the lowest floor, including
basement, elevated a minimum of
one foot (1') above the level of the
base flood elevation, or, together
with attendant utility and sanitary fa-
cilities, shall:
(a) Be floodproofed so that be-
low the minimum elevation re-
quired in this subsection G the
structure is watertight with walls
substantially impermeable to the
passage of water;
(b) Have structural compo-
nents capable of resisting hydro-
static and hydrodynamic loads
and effects of buoyancy;
(c) Be certified by a registered
professional engineer or archi-
tect so that the design and meth-
ods of construction are in
accordance with accepted stan-
dards of practice for meeting pro-
visions of this subsection based
on their development and/or re-
view of the structural design,
specifications and plans. Such
certifications shall be provided to
the Administrator;
(d) Nonresidential structures
that are elevated, but not flood-
proofed, must meet the same
standards for space below the
lowest floor as described in this
subsection G.
iv. Recreational Vehicles: Recre-
ational vehicles placed on sites
within Zones A1-30, AH, and AE on
the community’s Flood Insurance
Rate Map not including recreational
vehicle storage lots shall either:
(a) Be on the site for fewer than
one hundred eighty (180) con-
secutive days;
(b) Be fully licensed and ready
for highway use, on its wheels or
jacking system, attached to the
site only by quick disconnect
type utilities and security de-
vices, and have no permanently
attached additions; or
(c) Meet the requirements of
this subsection G and the eleva-
tion and anchoring requirements
for manufactured homes.
4-3-050G
(Revised 9/15)3 - 24.12
e. Additional Restrictions within
Floodways: Floodways, defined in RMC
4-11-060, are located within flood hazard
areas established in subsection D of this
Section. Since the floodway is an ex-
tremely hazardous area due to the veloc-
ity of flood waters which carry debris,
potential projectiles, and erosion poten-
tial, the following provisions apply:
i. Increase in Flood Levels Pro-
hibited: Encroachments, including
fill, new construction, substantial im-
provements, and other development
are prohibited unless certification by
a registered professional engineer
demonstrates through hydrologic
and hydraulic analyses performed in
accordance with standard engineer-
ing practice that:
(a) Encroachments shall not
result in any increase in flood
levels during the occurrence of
the base flood discharge; and
(b) There are no adverse im-
pacts to the subject property or
abutting or adjacent properties;
and
(c) There are no higher flood
elevations upstream; and
(d) The impact due to floodway
encroachment shall be analyzed
using future land use condition
flows.
ii. Residential Construction in
Floodways: Construction or recon-
struction of residential structures is
prohibited within designated flood-
ways, except for:
(a) Repairs, reconstruction, or
improvements to a structure
which do not increase the ground
floor area; and
(b) Repairs, reconstruction or
improvements to a structure, the
cost of which does not exceed
fifty percent (50%) of the market
value of the structure either: (1)
before the repair, reconstruction,
or improvement is started; or (2)
if the structure has been dam-
aged, and is being restored, be-
fore the damage occurred. Work
done on structures to comply
with existing health, sanitary, or
safety codes or to structures
identified as historic places may
be excluded in the fifty percent
(50%).
iii. Compliance Requirements: If
this subsection G is satisfied, all new
construction and substantial im-
provements shall comply with all ap-
plicable flood hazard areas reduction
provisions of this Section.
iv. Bridges Crossing Floodways:
In mapped or unmapped flood haz-
ard areas, future flow conditions shall
be considered for proposed bridge
proposals crossing floodways.
f. Critical Facility: Construction of new
critical facilities, as defined in RMC
4-11-030, shall be, to the extent possible,
located outside the limits of flood hazard
areas (one hundred (100) year) flood-
plain. Construction of new critical facili-
ties shall be permissible within flood
hazard areas if no feasible alternative
site is available. Critical facilities con-
structed within flood hazard areas shall
have the lowest floor elevated three feet
(3') or more above the level of the base
flood elevation (one hundred (100) year)
at the site. Floodproofing and sealing
measures must be taken to ensure that
toxic substances will not be displaced by
or released into flood waters. Access
routes elevated to or above the level of
the base flood elevation shall be provided
to all critical facilities to the extent possi-
ble.
g. Compensatory Storage:
i. Compensatory Storage Re-
quired: Development proposals and
other alterations shall not reduce the
effective base flood storage volume
of the floodplain. If grading or other
activity will reduce the effective stor-
age volume, compensatory storage
4-3-050G
3 - 24.13 (Revised 9/15)
shall be created on the site or off the
site if legal arrangements can be
made to assure that the effective
compensatory storage volume will be
preserved over time. Compensatory
storage shall be configured so as not
to trap or strand salmonids after flood
waters recede and may be config-
ured to provide salmonid habitat or
high flow refuge whenever suitable
site conditions exist and the configu-
ration does not adversely affect bank
stability or existing habitat. Effective
base flood storage volume shall be
based on the elevations shown in the
flood hazard areas map, identified in
subsection E3 of this Section or as
determined through a study where
no base flood evaluation information
exists.
ii. Determining Finished Floor El-
evations According to FEMA: The
FEMA one hundred (100) year flood
plain elevations shall be used to es-
tablish building finished floor eleva-
tions to comply with other National
Flood Insurance Program require-
ments.
5. Geologically Hazardous Areas De-
fined:
a. Steep Slope Types:
i. Sensitive Slopes: A hillside, or
portion thereof, characterized by: (a)
an average slope of twenty five per-
cent (25%) to less than forty percent
(40%) as identified in the City of
Renton Steep Slope Atlas or in a
method approved by the City; or (b)
an average slope of forty percent
(40%) or greater with a vertical rise of
less than fifteen feet (15') as identi-
fied in the City of Renton Steep Slope
Atlas or in a method approved by the
City; (c) abutting an average slope of
twenty five percent (25%) to forty
percent (40%) as identified in the City
of Renton Steep Slope Atlas or in a
method approved by the City. This
definition excludes engineered re-
taining walls.
ii. Protected Slopes: A hillside, or
portion thereof, characterized by an
average slope of forty percent (40%)
or greater grade and having a mini-
mum vertical rise of fifteen feet (15')
as identified in the City of Renton
Steep Slope Atlas or in a method ap-
proved by the City.
b. Landslide Hazards:
i. Low Landslide Hazard (LL): Ar-
eas with slopes less than fifteen per-
cent (15%).
ii. Medium Landslide Hazard
(LM): Areas with slopes between fif-
teen percent (15%) and forty percent
(40%) and underlain by soils that
consist largely of sand, gravel or gla-
cial till.
iii. High Landslide Hazards (LH):
Areas with slopes greater than forty
percent (40%), and areas with slopes
between fifteen percent (15%) and
forty percent (40%) and underlain by
soils consisting largely of silt and
clay.
iv. Very High Landslide Hazards
(LV): Areas of known mapped or
identified landslide deposits.
c. Erosion Hazards:
i. Low Erosion Hazard (EL): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having slight or moderate
erosion potential, and a slope less
than fifteen percent (15%).
ii. High Erosion Hazard (EH): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having severe or very se-
vere erosion potential, and a slope
more than fifteen percent (15%).
4-3-050G
(Revised 9/15)3 - 24.14
d. Seismic Hazards:
i. Low Seismic Hazard (SL): Ar-
eas underlain by dense soils or bed-
rock. These soils generally have site
classifications of A through D, as de-
fined in the International Building
Code, 2012.
ii. High Seismic Hazard (SH): Ar-
eas underlain by soft or loose, satu-
rated soils. These soils generally
have site classifications E or F, as de-
fined in the International Building
Code, 2012.
e. Coal Mine Hazards:
i. Low Coal Mine Hazards (CL):
Areas with no known mine workings
and no predicted subsidence. While
no mines are known in these areas,
undocumented mining is known to
have occurred.
ii. Medium Coal Mine Hazards
(CM): Areas where mine workings
are deeper than two hundred feet
(200') for steeply dipping seams, or
deeper than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by subsidence.
iii. High Coal Mine Hazard (CH):
Areas with abandoned and improp-
erly sealed mine openings and areas
underlain by mine workings shal-
lower than two hundred feet (200') in
depth for steeply dipping seams, or
shallower than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by collapse or other
subsidence.
f. Protected Slopes, as defined in
subsection G5aii of this Section: De-
velopment is prohibited on protected
slopes. Exceptions to this prohibition may
be granted pursuant to subsection J of
this Section.
g. Sensitive Slopes – Medium, High
and Very High Landslide Hazards –
High Erosion Hazards: During con-
struction, weekly on-site inspections shall
be required at the applicant’s expense.
Weekly reports documenting erosion
control measures shall be required.
h. Very High Landslide Hazards:
i. Prohibited Development: De-
velopment shall not be permitted on
land designated with very high land-
slide hazards. Exceptions to this pro-
hibition may be granted pursuant to
subsection J of this Section.
ii. Buffer Modification: The Ad-
ministrator may increase or decrease
the required buffer based upon the
results of a geotechnical report, and
any increase or decrease based
upon the results of the geotechnical
report shall be documented in writing
and included with the project ap-
proval. The modified standard shall
be based on consideration of the
best available science as described
in WAC 365-195-905; or where there
is an absence of valid scientific infor-
mation, the steps in RMC 4-9-250
shall be followed.
i. Coal Mine Hazards:
i. Mitigation – Additional Engi-
neering Design and Remediation
Specifications: After approval of the
mitigation approach proposed as a
result of RMC 4-3-050D, and prior to
construction, the applicant shall com-
plete engineering design drawings
and specifications for remediation.
Upon approval of the plans and spec-
ifications, the applicant shall com-
plete the remediation. Hazard
mitigation shall be performed by or
under the direction of a licensed geo-
technical engineer or engineering
geologist. The applicant shall docu-
ment the hazard mitigation by sub-
mitting as-builts and a remediation
construction report.
4-3-050G
3 - 24.15 (Revised 9/15)
ii. Hazards Found during Con-
struction: Any hazards found during
any development activities shall be
immediately reported to the Develop-
ment Services Division. Any coal
mine hazards shall be mitigated prior
to recommencing construction based
upon supplemental recommenda-
tions or reports by the applicant’s ge-
otechnical professional.
iii. Construction in Areas with
Combustion: Construction shall not
be permitted where surface or sub-
surface investigations indicate the
possible presence of combustion in
the underlying seam or seams, un-
less the impact is adequately miti-
gated in accordance with the
recommendations of the applicant’s
geotechnical professional.
6. Habitat Conservation Areas:
a. Classification of Critical Habitats:
Habitats that have a primary association
with the documented presence of non-
salmonid or salmonid species (see sub-
section L1 of this Section and RMC
4-3-090, Shoreline Master Program Reg-
ulations, for salmonid species) species
proposed or listed by the Federal govern-
ment or State of Washington as endan-
gered, threatened, sensitive and/or of
local importance.
b. Mapping: Critical habitats are identi-
fied by lists, categories and definitions of
species promulgated by the Washington
State Department of Fish and Wildlife
(Non-game Data System Special Animal
Species) as identified in WAC 232-12-
011; in the Priority Habitat and Species
Program of the Washington State Depart-
ment of Fish and Wildlife; or by rules and
regulations adopted currently or hereaf-
ter by the U.S. Fish and Wildlife Service.
c. Buffers: The Administrator shall re-
quire the establishment of buffer areas
for activities in, or adjacent to, habitat
conservation areas when needed to pro-
tect fish and wildlife habitats of impor-
tance. Buffers shall consist of an
undisturbed area of native vegetation, or
areas identified for restoration, estab-
lished to protect the integrity, functions
and values of the affected habitat. Buffer
widths shall be based on:
i. Type and intensity of human ac-
tivity proposed to be conducted on
the site and adjacent sites.
ii. Recommendations contained
within a habitat assessment report.
iii. Management recommendations
issued by the Washington Depart-
ment of Fish and Wildlife.
d. Alterations Require Mitigation:
The Administrator may approve mitiga-
tion to compensate for adverse impacts
of a development proposal to habitat con-
servation areas through use of a federally
and/or state certified mitigation bank or
in-lieu fee program. See subsection L of
this Section.
7. Streams and Lakes:
a. Classification System: The follow-
ing classification system is hereby ad-
opted for the purposes of regulating
Streams and Lakes in the City. This clas-
sification system is based on the State’s
Permanent Water Typing System WAC
222-16-030. Stream and lake buffer
widths are based on the following rating
system:
i. Type S: Waters inventoried as
“Shorelines of the State” under chap-
ter 90.58 RCW. These waters are
regulated under Renton’s Shoreline
Master Program Regulations, RMC
4-3-090.
ii. Type F: Waters that are known
to be used by fish or meet the physi-
cal criteria to be potentially used by
fish and that have perennial (year-
round) or seasonal flows.
iii. Type Np: Waters that do not
contain fish or fish habitat and that
have perennial (year-round) flows.
Perennial stream waters do not go
dry any time of a year of normal rain-
4-3-050G
(Revised 9/15)3 - 24.16
fall. However, for the purpose of wa-
ter typing, Type Np waters include
the intermittent dry portions of the pe-
rennial channel below the uppermost
point of perennial flow.
iv. Type Ns: Waters that do not
contain fish or fish habitat and have
intermittent flows. These are sea-
sonal, non-fish habitat streams in
which surface flow is not present for
at least some portion of a year of nor-
mal rainfall and are not located
downstream from any stream reach
that is a Type Np Water. Ns Waters
must be physically connected by an
above-ground channel system to
Type S, F, or Np Waters.
b. Non-regulated: Waters that are
considered “intentionally created” not
regulated under this Section include irri-
gation ditches, grass-lined swales and
canals that do not meet the criteria for
Type S, F, Np, or Ns Non-regulated wa-
ters may also include streams created as
mitigation. Purposeful creation must be
demonstrated through documentation,
photographs, statements and/or other
persuasive evidence.
c. Measurement:
i. Stream/Lake Boundary: The
boundary of a stream or lake shall be
considered to be its ordinary high wa-
ter mark (OHWM). The OHWM shall
be flagged in the field by a qualified
consultant when any study is re-
quired pursuant to this subsection
G7.
ii. Buffer: The boundary of a buffer
shall extend beyond the boundaries
of the stream or lake to the width ap-
plicable to the stream/lake class as
noted in subsection G2 of this Sec-
tion, Critical Area Buffers and Struc-
ture Setbacks from Buffers. Where
streams enter or exit pipes, the buffer
in this subsection shall be measured
perpendicular to the OHWM from the
end of the pipe along the open chan-
nel section of the stream.
Figure 4-3-050.G.7.c.ii. Buffer measurement at
pipe opening.
d. Stream/Lake Buffer Width Re-
quirements:
i. Buffers and Setbacks:
(a) Minimum Stream/Lake
Buffer Widths: See subsection
G2 of this Section.
(b) Piped or Culverted
Streams:
(1) Building structures over a
natural stream located in an un-
derground pipe or culvert except
as may be granted by a variance
in RMC 4-9-250 are prohibited.
Transportation or utility cross-
ings or other alterations pursuant
to subsection J of this Section
are allowed. Pavement over a
pre-existing piped stream is al-
lowed. Relocation of the piped
stream system around structures
is allowed. If structure locations
are proposed to be changed or
the piped stream is being relo-
cated around buildings, a hydro-
logic and hydraulic analysis of
existing piped stream systems
will be required for any develop-
ment project site that contains a
piped stream to ensure it is sized
to convey the one hundred (100)
year runoff level from the total
upstream tributary area based
on future land use conditions.
4-3-050G
3 - 24.17 (Revised 9/15)
(2) No buffers are required
along segments of piped or cul-
verted streams. The City shall re-
quire easements and setbacks
from pipes or culverts consistent
with stormwater requirements in
RMC 4-6-030 and the adopted
drainage manual.
ii. Increased Buffer Width:
(a) Areas of High Blow-down
Potential: Where the stream/
lake buffer is in an area of high
blow-down potential for trees as
identified by a qualified profes-
sional, the buffer width may be
expanded an additional fifty feet
(50') on the windward side.
(b) Habitat Corridors: Where
the stream/lake buffer is adja-
cent to high functioning critical
areas (e.g., wetlands, other
streams, other identified habi-
tats), the stream/lake buffer
width shall be extended to the
buffer boundary of the other pro-
tected critical area to establish a
habitat corridor as needed to
protect or establish contiguous
vegetated areas between
streams/lakes and other critical
areas.
e. Criteria for Permit Approval – Type
F, Np, and Ns: Permit approval for proj-
ects on or near regulated Type F, Np and
Ns water bodies shall be granted only if
the approval is consistent with the provi-
sions of this subsection, and complies
with one of the following conditions:
i. A proposed action meets the
standard provisions of this Section
and results in no net loss of regulated
riparian area or shoreline ecological
function in the drainage basin where
the site is located; or
ii. A proposed action meets alterna-
tive administrative standards pursu-
ant to this Section and the proposed
activity results in no net loss of regu-
lated riparian area or shoreline eco-
logical function in the drainage basin
where the site is located; or
iii. A variance process is success-
fully completed and the proposed ac-
tivity results in no net loss of
regulated riparian area or shoreline
ecological function in the drainage
basin where the site is located.
f. Incentives for Restoration of
Streams Located in an Underground
Pipe or Culvert: Daylighting of culverted
watercourses should be encouraged and
allowed with the following modified stan-
dards:
i. Residential Zones: Reduced
setbacks, lot width and lot depth
standards of chapter 4-2 RMC may
be approved without requirement of
a variance for lots that abut the day-
lighted watercourse to accommodate
the same number of lots as if the wa-
tercourse were not daylighted.
ii. Mixed Use, Commercial, and
Industrial Zones: Where greater lot
coverage allowances are provided
for structured parking in chapter 4-2
RMC, lot coverage may be increased
to the limit allowed for structured
parking if instead a stream is day-
lighted. The increase in impervious
surface allowed shall be equal to the
area of stream restoration.
(a) Standard buffers may be re-
duced pursuant to subsection I of
this Section. If reduced buffers in
subsection I of this Section along
with other development stan-
dards of the zone would not al-
low the same development level
as without the watercourse day-
lighting, a modification may be
requested as in subsection I2c of
this Section.
(b) When designed consistent
with the City’s flood regulations
in this subsection G, portions of
the daylighted stream/created
buffer may be considered part of
compensatory storage in flood
hazard areas.
4-3-050G
(Revised 9/15)3 - 24.18
(c) Stream relocation is permit-
ted subject to subsection J of this
Section.
8. Wellhead Protection Areas:
a. Applicability: Developments, facili-
ties, uses and activities discussed in this
subsection shall comply with the applica-
ble provisions and restrictions of this
Section and chapters 4-4, 4-5, 4-6, 4-9,
and 5-5 RMC for the Wellhead Protection
Areas, as classified below, in which the
developments, facilities, uses and activi-
ties are located, except as preempted by
Federal or State law.
i. Wellhead Protection Areas:
Wellhead Protection Areas are the
portion of an aquifer within the zone
of capture and recharge area for a
well or well field owned or operated
by the City.
ii. Wellhead Protection Area
Zones: Zones of a Wellhead Protec-
tion Area are designated to provide
graduated levels of Wellhead Protec-
tion Area recharge. Zone boundaries
are determined using best available
science documented in the City of
Renton Wellhead Protection Plan, an
appendix of the City of Renton Water
System Plan, as periodically up-
dated. The following zones may be
designated:
(a) Zone 1: The land area situ-
ated between a well or well field
owned by the City and the three
hundred sixty five (365) day
groundwater travel time contour.
(b) Zone 1 Modified: The
same land area described for
Zone 1 but for the purpose of
protecting a high-priority well,
wellfield, or spring withdrawing
from a confined aquifer with par-
tial leakage in the overlying or
underlying confining layers.
Uses, activities, and facilities lo-
cated in this area are regulated
as if located within Zone 1 except
as provided by this subsection
G8.
(c) Zone 2: The land area situ-
ated between the three hundred
sixty five (365) day groundwater
travel time contour and the
boundary of the zone of potential
capture for a well or well field
owned or operated by the City. If
the aquifer supplying water to
such a well, well field, or spring is
naturally protected by confining
overlying and underlying geo-
logic layers, the City may choose
not to subdivide a Wellhead Pro-
tection Area into two (2) zones.
In such a case, the entire Well-
head Protection Area will be des-
ignated as Zone 2.
iii. Mapping:
(a) Determination of Loca-
tion within a Zone of a Well-
head Protection Area: In
determining the location of facili-
ties within the zones, the follow-
ing rules shall apply:
(1) Facilities located wholly
within a Wellhead Protection
zone shall be governed by the
restrictions applicable to that
zone.
(2) Facilities having parts lying
within more than one zone of a
Wellhead Protection Area shall
be governed as follows: Each
part of the facility shall be re-
viewed and regulated by the re-
quirements set forth in this
Section for the zone in which that
part of the facility is actually lo-
cated.
(3) Facilities having parts lying
both in and out of a Wellhead
Protection Area shall be gov-
erned as follows:
(A) That portion which is within
a Wellhead Protection Area shall
4-3-050G
3 - 24.19 (Revised 9/15)
be governed by the applicable
restrictions in this Section; and
(B) That portion which is not in
a Wellhead Protection Area shall
not be governed by this Section.
b. Facilities:
i. Hazardous Materials – Use,
Production, Storage, Treatment,
Disposal, or Management: Persons
that store, handle, treat, use, or pro-
duce a hazardous material as de-
fined by RMC 4-11-080, Definitions
H, which are new, existing, or to be
closed, shall be subject to the re-
quirements of this Section, and as
further specified below:
(a) All applications for develop-
ment permits for uses in which
hazardous materials are stored,
handled, treated, used or pro-
duced or which increase the
quantity of hazardous materials
stored, handled, treated, used,
or produced at a location in the
Wellhead Protection Area must
be reviewed for compliance with
this chapter by the Department
prior to approval.
(b) The focus of review for all
permits will be on the hazardous
materials that will be stored, han-
dled, treated, used, or produced;
and the potential for these sub-
stances to degrade groundwater
quality.
(c) An inventory of hazardous
materials on forms provided by
the Department shall be submit-
ted to the Department upon ap-
plication for a development
permit.
(d) Where required by the De-
partment, plans and specifica-
tions for secondary containment
shall be submitted and shall
comply with this subsection G8.
Development permits shall not
be issued until plans and specifi-
cations for secondary contain-
ment, if required, have been
approved by the Department.
ii. New Facilities – Zones 1 and 2:
All proposals for new facilities within
any zone of an Wellhead Protection
Area must be reviewed for compli-
ance with this Section prior to issu-
ance of any development permits for
uses in which hazardous materials
are stored, handled, treated, used or
produced or which increase the
quantity of hazardous materials
stored, handled, treated, used, or
produced.
iii. Prohibited Facilities – Zone 1:
(a) The storage, handling, use,
treatment or production of haz-
ardous materials in aggregate
quantities greater than five hun-
dred (500) gallons shall not be
allowed within Zone 1 of a Well-
head Protection Area. The stor-
age, handling, use, treatment or
production of tetrachloroeth-
ylene (e.g., dry-cleaning fluid)
shall not be allowed within Zone
1 of a Wellhead Protection Area.
(b) No person, persons, corpo-
ration or other legal entity shall
temporarily or permanently
abandon, close, sell, or other-
wise transfer a facility in a Well-
head Protection Area without
complying with the requirements
of RMC 4-9-015F, Closure Per-
mit, and permit conditions of this
Section.
iv. Existing Facilities Change in
Quantities – Zone 1: In Zone 1 of a
Wellhead Protection Area, no
change in operations at a facility shall
be allowed that increases the aggre-
gate quantity of hazardous materials
stored, handled, treated, used, or
produced with the following excep-
tion: An increase in the quantity of
hazardous materials is allowed up to
the amount allowed for a new facility
4-3-050G
(Revised 9/15)3 - 24.20
in Zone 1 as provided by subsection
C of this Section.
v. Existing Facilities – Allow-
ances in Zone 2: The storage, han-
dling, treatment, use or production of
hazardous materials at existing facil-
ities shall be allowed within Zone 2 of
a Wellhead Protection Area upon
compliance with the permit require-
ments, release reporting require-
ments, and closure requirements of
this Section.
vi. Requirements for Facilities –
Zones 1 and 2: The following condi-
tions in subsections G8bvi(a) to (d) of
this Section will be required as part of
any operating permit issued for facil-
ities in Zone 1 of a Wellhead Protec-
tion Area. Conditions in subsections
G8bvi(a) to (c) shall apply to facilities
in Zone 2 of a Wellhead Protection
Area.
(a) Secondary Containment –
Zones 1 and 2:
(1) Materials Stored in Tanks
Subject to DOE – Zones 1 and
2: Hazardous materials stored in
tanks that are subject to regula-
tion by the Washington Depart-
ment of Ecology under chapter
173-360 WAC are exempt from
containment requirements in
subsection G8bvi(a)(2) of this
Section, Secondary Contain-
ment – Zones 1 and 2, but are
subject to applicable require-
ments in RMC 4-5-120, Under-
ground Storage Tank Secondary
Containment Regulations.
(2) Secondary Containment
Devices Required in Zones 1
and 2: Every owner of a facility
shall provide secondary contain-
ment devices adequate in size to
contain on site any unauthorized
release of hazardous materials
from any area where these sub-
stances are either stored, han-
dled, treated, used, or produced.
Secondary containment devices
shall prevent hazardous materi-
als from contacting soil, surface
water, and groundwater and
shall prevent hazardous materi-
als from entering storm drains
and, except for authorized and
permitted discharges, the sani-
tary sewer.
(A) Design requirements for
secondary containment devices
are as follows:
(i) The secondary containment
device shall be large enough to
contain the volume of the pri-
mary container in cases where a
single container is used to store,
handle, treat, use, or produce a
hazardous material. In cases
where multiple containers are
used, the secondary contain-
ment device shall be large
enough to contain the volume of
the largest container. Volumes
specified are in addition to the
design flow rate of the automatic
fire extinguishing system, if pres-
ent, to which the secondary con-
tainment device is subjected.
The secondary containment de-
vice shall be capable of contain-
ing the fire flow for a period of
twenty (20) minutes or more.
(ii) All secondary containment
devices shall be constructed of
materials of sufficient thickness,
density, and composition to pre-
vent structural weakening of the
containment device as a result of
contact with any hazardous ma-
terial. If coatings are used to pro-
vide chemical resistance for
secondary containment devices,
they shall also be resistant to ex-
pected abrasion and impact con-
ditions. Secondary containment
devices shall be capable of con-
taining any unauthorized release
for at least the maximum antici-
pated period sufficient to allow
detection and removal of the re-
lease.
4-3-050G
3 - 24.21 (Revised 8/16)
(iii) Hazardous materials
stored outdoors and their atten-
dant secondary containment de-
vices shall be covered to
preclude precipitation with the
exception of hazardous materi-
als stored in tanks that have
been approved by and are under
permit from the Fire Department.
Secondary containment for such
tanks, if uncovered, shall be able
to accommodate the volume of
precipitation that could enter the
containment device during a
twenty four (24) hour, twenty five
(25) year storm, in addition to the
volume of the hazardous mate-
rial stored in the tank. (Ord.
5806, 6-20-2016)
(iv) Secondary containment
devices shall include monitoring
procedures or technology capa-
ble of detecting the presence of a
hazardous material within twenty
four (24) hours following a re-
lease.
(v) Hazardous materials shall
be removed from the secondary
containment device within twenty
four (24) hours of detection and
shall be legally stored or dis-
posed.
(vi) Areas in which there are
floor drains, catchbasins, or
other conveyance piping that
does not discharge into a sec-
ondary containment device that
meets the requirements of this
chapter shall not be used for sec-
ondary containment of hazard-
ous materials. Closure of
existing piping shall be according
to procedures and designs ap-
proved by the Department.
(vii) Primary containers shall
be impervious to the contents
stored therein, properly labeled,
and fitted with a tight cover which
is kept closed except when sub-
stances are being withdrawn or
used.
(viii) Hazardous materials
stored outdoors when the facility
is left unsupervised must be in-
accessible to the public. Such
techniques as locked storage
sheds, locked fencing, or other
techniques may be used if they
will effectively preclude access.
(ix) Stored hazardous materi-
als shall be protected and se-
cured, as needed, against
impact and earthquake to pre-
vent damage to the primary con-
tainer that would result in release
of hazardous materials that
would escape the secondary
containment area.
(b) Monitoring Required: See
RMC 4-9-015.
(c) Emergency Collection
Devices – Zones 1 and 2: Vac-
uum suction devices, absorbent
scavenger materials, or other de-
vices approved by the Depart-
ment shall be present on site (or
available within an hour by con-
tract with a cleanup company ap-
proved by the Department), in
sufficient quantity to control and
collect the total quantity of haz-
ardous materials plus absorbent
material. The presence of such
emergency collection devices
and/or cleanup contract are the
responsibility and at the expense
of the owner and shall be docu-
mented in the operating permit.
(d) Additional Facility Re-
quirements for Zone 1:
(1) An owner of a facility may,
at their own expense, be re-
quired to institute a program to
monitor groundwater, surface
water runoff, and/or site soils.
The Department may require
that the owner of a facility install
one or more groundwater moni-
toring wells in a manner ap-
proved by the Department in
order to accommodate the re-
4-3-050G
(Revised 8/16)3 - 24.22
quired groundwater monitoring.
Criteria used to determine the
need for site monitoring shall in-
clude, but not be limited to, the
proximity of the facility to the
City’s production or monitoring
wells, the type and quantity of
hazardous materials on site, and
whether or not the hazardous
materials are stored in under-
ground vessels.
(2) An owner may be required
to pave all currently unpaved ar-
eas of their facility that are sub-
ject to any vehicular use or
storage, use, handling, or pro-
duction of hazardous materials.
(3) An owner may be required
to meet the provisions of RMC
4-6-030E4 if the nature of the
business involves the use of haz-
ardous materials outside of fully
enclosed structures, and the City
evaluates the existing stormwa-
ter collection and conveyance
system.
(4) The owner may be required
to test interior wastewater
plumbing and the building side
sewer for tightness according to
subsection G8gi(c) of this Sec-
tion, Pipeline Requirements –
Zone 1, and the City reserves the
right to require that such waste-
water conveyance be repaired or
replaced according to subsec-
tion G8gi of this Section, Pipeline
Requirements – Zone 1.
(5) An owner shall be paid by
the City fifty percent (50%) of
documented capital costs up to
twenty five thousand dollars
($25,000.00) for required instal-
lation and construction of moni-
toring wells, site paving,
wastewater conveyance, and
stormwater improvements as re-
quired in subsections
G8bvi(d)(1) through (4) of this
Section, Groundwater Monitor-
ing and Paving. Payment by the
City shall be made according to
adopted administrative rules.
c. Limited Exemptions: Activities that
are exempt from some, but not all, provi-
sions of this Section are listed below.
Whether the exempted activities are also
exempt from permits will be determined
based upon application of chapters 4-8
and 4-9 RMC, or other applicable sec-
tions of the Renton Municipal Code.
i. Hazardous Materials:
(a) Materials for Sale in Orig-
inal Small Containers: Hazard-
ous materials offered for sale in
their original containers of five
(5) gallons or less shall be ex-
empt from requirements in sub-
section G8bvi of this Section.
(b) Activities Exempt from
Specified Wellhead Protection
Areas Requirements: The fol-
lowing are exempt from require-
ments in subsections G8bvi(a)
through (d) of this Section, the
requirements pertaining to re-
view of proposed facilities in sub-
section C5d of this Section,
Prohibited Changes in Land Use
and Types of New Facilities –
Wellhead Protection Areas, and
the requirements pertaining to
prohibited facilities in subsection
G8biii(a) of this Section:
(1) Hazardous materials use,
storage, and handling in de mini-
mis amounts (aggregate quanti-
ties totaling twenty (20) gallons
or less at the facility or construc-
tion site). Weights of solid haz-
ardous materials will be
converted to volumes for pur-
poses of determining whether de
minimis amounts are exceeded.
Ten (10) pounds shall be consid-
ered equal to one gallon.
(2) Noncommercial residential
use, storage, and handling of
hazardous materials; provided,
that no home occupation busi-
4-3-050G
3 - 24.23 (Revised 9/15)
ness (as defined by chapter 4-11
RMC) that uses, stores, or han-
dles more than twenty (20) gal-
lons of hazardous material is
operated on the premises.
(3) Hazardous materials in fuel
tanks and fluid reservoirs at-
tached to a private or commer-
cial motor vehicle and used
directly in the operation of that
vehicle.
(4) Fuel oil used in existing
heating systems.
(5) Hazardous materials used,
stored, and handled by the City
of Renton in water treatment pro-
cesses and water system opera-
tions.
(6) Fueling of equipment not li-
censed for street use; provided,
that such fueling activities are
conducted in a containment area
that is designed and maintained
to prevent hazardous materials
from coming into contact with
soil, surface water, or groundwa-
ter except for refueling associ-
ated with construction activity
regulated by RMC
4-4-030(C)(8), Construction Ac-
tivity Standards – Zones 1 and 2.
(7) Hazardous materials con-
tained in properly operating
sealed units (transformers, re-
frigeration units, etc.) that are not
opened as part of routine use.
(8) Hazardous materials in fuel
tanks and fluid reservoirs at-
tached to private or commercial
equipment and used directly in
the operation of that equipment.
(9) Hazardous materials in
aerosol cans.
(10) Hazardous materials at
multifamily dwellings, hotels, mo-
tels, retirement homes, conva-
lescent centers/nursing homes,
mobile or manufactured home
parks, group homes, and day-
care family homes or centers
when used by owners and/or op-
erators of such facilities for on-
site operation and maintenance
purposes.
(11) Hazardous materials used
for janitorial purposes at the facil-
ity where the products are
stored.
(12) Hazardous materials used
for personal care by workers or
occupants of the facility at which
the products are stored including
but not limited to soaps, hair
treatments, grooming aids,
health aids, and medicines.
(c) Uses, Facilities, and Ac-
tivities in Zone 1 Modified
Wellhead Protection Areas Ex-
empt from Specified Wellhead
Protection Areas Require-
ments: Facilities located in the
Zone 1 Modified Wellhead Pro-
tection Areas are exempt from
the following:
(1) Prohibited facilities require-
ments in subsection G8biii(a) of
this Section except that the stor-
age, handling, use, treatment,
and production of tetrachloroeth-
ylene (e.g., dry-cleaning fluid)
shall be prohibited;
(2) Additional facility require-
ments in subsection G8bvi(d) of
this Section;
(3) Wastewater requirements
in RMC 4-6-040J1a but shall be
subject to Zone 2 requirements
in RMC 4-6-040J2;
(4) The prohibition of septic
systems; and
(5) Surface water management
requirements of RMC 4-6-030E
except that Zone 2 requirements
contained in RMC 4-6-030E shall
apply.
4-3-050G
(Revised 9/15)3 - 24.24
d. Use of Pesticides and Nitrates –
All Wellhead Protection Areas:
i. Use of Pesticides: The applica-
tion of hazardous materials such as
pesticides shall be allowed in a Well-
head Protection Area, except within
one hundred feet (100') of a City
owned well or two hundred feet
(200') of a City owned spring; pro-
vided, that:
(a) The application is in strict
conformity with the use require-
ments as set forth by the EPA
and as indicated on the contain-
ers in which the substances are
sold.
(b) Persons who are required
to keep pesticide application re-
cords by RCW 17.21.100.1 and
WAC 16-228-190 shall provide a
copy of the required records to
the Department within seventy
two (72) hours of the application.
ii. Fertilizers/Nitrate-Containing
Materials: The application of fertiliz-
ers containing nitrates shall be al-
lowed in a Wellhead Protection Area
except within one hundred feet (100')
of a City owned well or two hundred
feet (200') of a spring; provided, that:
(a) No application of nitrate-
containing materials shall ex-
ceed one-half (0.5) pound of ni-
trogen per one thousand (1,000)
square feet per single application
and a total yearly application of
five (5) pounds of nitrogen per
one thousand (1,000) square
feet; except that an approved
slow-release nitrogen may be
applied in quantities of up to
nine-tenths (0.9) pound of nitro-
gen per one thousand (1,000)
square feet per single application
and eight (8) pounds of nitrogen
per one thousand (1,000) square
feet per year; and
(b) Persons who apply fertilizer
containing nitrates to more than
one contiguous acre of land lo-
cated in the Wellhead Protection
Area either in one or multiple ap-
plication(s) per year shall provide
to the Department within seventy
two (72) hours of any application
the following information:
(1) The name, address, and
telephone number of the person
applying the fertilizer;
(2) The location and land area
of the application;
(3) The date and time of the ap-
plication;
(4) The product name and for-
mulation;
(5) The application rate.
e. Wastewater Disposal Require-
ments – Zones 1 and 2: Refer to RMC
4-6-040J, Sanitary Sewer Standards, Ad-
ditional Requirements that Apply within
Zones 1 and 2 of an Aquifer Protection
Area.
f. Surface Water Requirements –
Zones 1 and 2: Refer to RMC 4-6-030E,
drainage plan requirements and methods
of analysis for additional surface water
requirements applicable within Zones 1
and 2 of a Wellhead Protection Area.
g. Pipeline Requirements:
i. Pipeline Requirements – Zone
1:
(a) Materials: All new and ex-
isting pipelines, as defined by
RMC 4-11-160, in Zone 1 shall
be constructed or repaired in ac-
cordance with material specifica-
tions contained in this Section.
(b) Maintenance Required
for Existing Pipelines: All exist-
ing product pipelines in Zone 1
shall be repaired and maintained
in accordance with best manage-
ment practices and best avail-
able technology.
4-3-050G
3 - 24.25 (Revised 9/15)
(c) Testing Required for New
Pipelines: All new pipelines con-
structed in Zone 1 shall be tested
for leakage in conformance with
the following provisions prior to
being placed into service.
(1) Pipeline leakage testing
shall be conducted in accor-
dance with best available tech-
nology, to the satisfaction of the
Department.
(2) Pipeline leakage testing
methods shall be submitted to
the Department for review prior
to testing and shall include a de-
tailed description of the testing
methods and technical assump-
tions; accuracy and precision of
the test; proposed testing dura-
tions, pressures, and lengths of
pipeline to be tested; and scale
drawings of the pipeline(s) to be
tested.
(3) Upon completion of testing,
pipeline leakage testing results
shall be submitted to the Depart-
ment and shall include: record of
testing durations, pressures, and
lengths of pipeline tested; and
weather conditions at the time of
testing.
(4) Routine leakage testing of
new pipelines constructed in
Zone 1 may be required by the
Department.
h. Construction Activity Standards –
Zones 1 and 2: Persons engaged in con-
struction activities as defined in RMC
4-11-030, Definitions C, shall comply with
subsection G8 of this Section.
i. Fill Material Requirements – Zones
1 and 2: Refer to RMC 4-4-060N4, Fill
Material – Zones 1 and 2, regarding qual-
ity of fill and fill material source statement
requirements within Critical Aquifer Re-
charge Areas.
j. Regulations for Existing Solid
Waste Landfills – Zones 1 and 2:
i. Materials: Earth materials used
as fill or cover at a solid waste landfill
shall meet the requirements of RMC
4-4-060N4, Fill Material.
ii. Groundwater Monitoring: The
Department shall have the authority
to require an owner of a solid waste
landfill to implement a groundwater
monitoring program equal to that de-
scribed by King County Board of
Health Title 10 (King County Solid
Waste Regulations) Section
10.72.020 and a corrective action
program equal to that described by
Section 10.72.030. The Department
shall have the authority ascribed to
the health officer in said regulations.
Quarterly reports shall be provided to
the Department detailing groundwa-
ter monitoring activity during the pre-
ceding three (3) months. Reports
detailing corrective action required
by the Department shall be submitted
according to a written schedule ap-
proved by the Department.
k. Fuel Oil Heating Systems – Zones
1 and 2: Owners of facilities and struc-
tures shall comply with subsections
C5cii(i) and C5ciii(f) of this Section, Pro-
hibited Activities – Wellhead Protection
Areas, Zones 1 and 2, relating to conver-
sion of heating systems to fuel oil and in-
stallation of new fuel oil heating systems.
9. Wetlands:
a. Applicability: Wetland regulations
apply to sites containing or abutting wet-
lands, defined in RMC 4-11-230, as de-
scribed below. The City categorizes
wetlands according to the most current
version of the Washington State Wetland
Rating System for Western Washington.
b. Delineation of Regulatory Edge of
Wetlands:
i. Methodology: For the purpose
of regulation, the exact location of the
wetland edge shall be determined by
the wetlands specialist hired at the
4-3-050G
(Revised 9/15)3 - 24.26
expense of the applicant through the
performance of a field investigation
in accordance with the approved fed-
eral wetland delineation manual and
applicable regional supplements.
ii. Adjustments to Delineation by
City: Where the applicant has pro-
vided a delineation of the wetland
edge, the City shall review and may
render adjustments to the edge delin-
eation. In the event the adjusted
edge delineation is contested by the
applicant, the City shall, at the appli-
cant’s expense, obtain the services
of an additional qualified wetlands
specialist to review the original study
and render a final delineation.
c. Wetland Categorization or Catego-
rization System: The following categori-
zation system is hereby adopted for the
purposes of regulating wetlands in the
City. The City may accept a dual wetland
categorization for a wetland exhibiting a
combination of Category I and II features
or a combination of Category I and III fea-
tures. The City will not accept a dual rat-
ing for a Category II wetland, such as a
combined Category II and III rating. Dual
ratings for a Category I wetland shall be
consistent with the Washington State
Wetland Rating System for Western
Washington – 2014 Update (October
2014), or as amended hereafter. Wet-
lands buffer widths, replacement ratios
and avoidance criteria shall be based on
the following ratings:
i. Category I Wetlands: Category I
wetlands are those wetlands of ex-
ceptional value in terms of protecting
water quality, storing flood and
stormwater, and/or providing habitat
for wildlife as indicated by a rating
system score of twenty three (23)
points or more on the state rating
system referenced above. These are
wetland communities of infrequent
occurrence that often provide docu-
mented habitat for critical, threat-
ened or endangered species, and/or
have other attributes that are very dif-
ficult or impossible to replace if al-
tered.
ii. Category II Wetlands: Category
II wetlands have significant value
based on their function as indicated
by a rating system score of between
twenty (20) and twenty two (22)
points. They do not meet the criteria
for Category I rating but occur infre-
quently and have qualities that are
difficult to replace if altered.
iii. Category III Wetlands: Cate-
gory III wetlands have important re-
source value as indicated by a rating
system score of between sixteen
(16) and nineteen (19) points.
iv. Category IV Wetlands: Cate-
gory IV wetlands are wetlands of lim-
ited resource value as indicated by a
rating system score between nine (9)
and fifteen (15) points. They typically
have vegetation of similar age and
class, lack special habitat features,
and/or are isolated or disconnected
from other aquatic systems or high
quality upland habitats.
d. Wetland Buffers:
i. Standard Buffer Widths: See
subsection G2 of this Section, Criti-
cal Area Buffers and Structure Set-
backs from Buffers.
ii. Independent Buffer Study: The
Administrator shall have the authority
to approve proposed alternate buffer
widths based on a qualified profes-
sional’s wetland study, provided the
criteria below are met. Determina-
tions made by the Administrator pur-
suant to this subsection may be
appealed to the Hearing Examiner.
(a) The applicant funds the
wetland study; and
(b) The wetland study shows
why the standard buffer widths
are unnecessary and how the
proposed alternate buffer will
provide an equivalent ecological
protection as provided by the
City standards; and
4-3-050G
3 - 24.27 (Revised 9/15)
(c) The wetland study demon-
strates how it meets best avail-
able science as identified in
Wetlands in Washington State,
Volume 1: A Synthesis of the Sci-
ence (Ecology Publication No.
05-06-006, March 2005) and
Wetlands in Washington State,
Volume 2: Managing and Pro-
tecting Wetlands (Ecology Publi-
cation No. 04-06-008, April
2005).
iii. Measurement of Buffers: All
buffers shall be measured from the
wetland boundary as surveyed in the
field pursuant to the requirements of
this subsection.
iv. Increased Wetland Buffer
Width: Each applicant shall docu-
ment in the required wetland assess-
ments whether the criteria in this
subsection G9d are or are not met
and increased wetland buffers are
warranted. Based on the applicant’s
report or third party review, increased
standard buffer widths may be re-
quired in unique cases. Such deter-
mination shall be attached as a
condition of project approval. Unique
cases shall include but not be limited
to:
(a) The wetland is used by spe-
cies listed by the Federal or the
State government as threatened,
endangered and sensitive spe-
cies and State-listed priority spe-
cies, essential habitat for those
species or has unusual nesting
or resting sites such as heron
rookeries or raptor nesting trees
or evidence thereof; or
(b) The buffer or adjacent up-
lands have a slope greater than
fifteen percent (15%) or is sus-
ceptible to erosion and standard
erosion control measures will not
effectively prevent adverse wet-
land impacts.
(c) The area is very fragile, or
when a larger buffer is necessary
to protect wetlands functions and
values.
e. Cooperative Wetland Compensa-
tion: Mitigation Banks, In-Lieu Fee
Programs, or Special Area Manage-
ment Programs (SAMP):
i. Applicability: The City encour-
ages and will facilitate and approve
cooperative projects wherein a single
applicant or other organization with
demonstrated capability may under-
take a compensation project under
the following circumstances:
(a) Restoration or creation on
site may not be feasible due to
problems with hydrology, soils,
or other factors; or
(b) Where the cooperative plan
is shown to better meet estab-
lished regional goals for flood
storage, flood conveyance, habi-
tat or other wetland functions.
ii. Process: Applicants proposing
a cooperative compensation project
shall:
(a) Submit a permit application;
(b) Demonstrate compliance
with all standards;
(c) Demonstrate that long-term
management will be provided;
and
(d) Demonstrate agreement for
the project from all affected prop-
erty owners of record.
iii. Mitigation Banks: Mitigation
banks are defined as sites which may
be used for restoration, creation and/
or mitigation of wetland alternatives
from a different piece of property
than the property to be altered within
the same drainage basin. The City of
Renton maintains a mitigation bank.
A list of City mitigation bank sites is
maintained by the Public Works De-
partment. With the approval of Ad-
ministrator and the Public Works
4-3-050H
(Revised 9/15)3 - 24.28
Department, non-City-controlled mit-
igation banks may be established
and utilized. If credits are from a mit-
igation bank are to be used for Fed-
eral or State permits, the bank must
be certified under State rules. If ap-
proved, compensation payments re-
ceived as part of a mitigation or
creation bank must be received prior
to the issuance of an occupancy per-
mit.
iv. In-Lieu Fee Programs: In-lieu
fee mitigation involves the resto-
ration, creation, enhancement, or
preservation of aquatic resources
through funds paid to a governmental
or non-profit natural resources man-
agement entity to satisfy compensa-
tory mitigation for Federal, State, and
local permits. Both the U.S. Army
Corps of Engineers (33 CFR Parts
325 and 332) and Washington State
(WAC 173-700) support the use of in-
lieu fee programs. The City of Renton
is located within the service area of
the King County Mitigation Reserves
In-Lieu Fee Program, which may be
used by applicants with the approval
of the Administrator and Public
Works Department provided the miti-
gation occurs within the City of
Renton and the same drainage ba-
sin.
v. Special Area Management Pro-
grams: Special area management
programs are those wetland pro-
grams agreed upon through an inter-
jurisdictional planning process
involving the U.S. Army Corps of En-
gineers, the Washington State De-
partment of Ecology, any affected
counties and/or cities, private prop-
erty owners and other parties of inter-
est. The outcome of the process is a
regional wetlands permit represent-
ing a plan of action for all wetlands
within the special area.
H. ALTERATIONS TO CRITICAL AREAS
AND/OR BUFFERS – GENERAL
REQUIREMENTS:
1. General Purpose: The typically required
critical area buffers may be reduced to no
less than the minimums set forth in this sub-
section where the City is able to verify that the
proposal will result in no net loss of functions
or values as documented in a study prepared
by a qualified professional. Greater buffer
width reductions require review as a variance
pursuant to subsection K of this Section.
2. Authority and Documentation of Re-
quired Findings: Based upon an applicant’s
request, and the acceptance of a wetland
and/or stream or lake study, mitigation and
enhancement plan, the Administrator may
approve an alteration to the minimum buffer
widths where the applicant can demonstrate
that through enhancing the buffer and the use
of low impact development strategies the re-
duced buffer will function at a higher level
than the standard buffer. Determinations and
evidence shall be included in the application
file. The City shall also evaluate all proposals
using the following criteria, in the order below.
The development plan will:
a. Avoid any disturbances to the critical
area or buffer;
b. Minimize any critical area or buffer
impacts;
c. Compensate for any critical area or
buffer impacts;
d. Restore any critical area or buffer
temporarily impacted or lost;
e. Create new critical areas and buffers
for those lost; and
f. Enhance an existing degraded buffer
to compensate for lost functions and val-
ues in addition to restoring or creating a
critical area.
3. Studies Required: The City’s determi-
nation shall be based on specific site studies
by recognized experts.
4-3-050I
3 - 24.29 (Revised 9/15)
4. Surety, Mitigation, and Monitoring Re-
quired: The City will require long-term moni-
toring of the project pursuant to subsection L3
of this Section.
5. Corrective Actions Required: Correc-
tive actions will be required if adverse im-
pacts to critical areas or buffers are
discovered during the monitoring period.
6. Public Notice Required: Public notifica-
tion shall be given as follows:
a. For applications that are not other-
wise subject to notices of application pur-
suant to chapter 4-8 RMC, notice of the
critical area and/or buffer alteration shall
be given by posting the site and notifying
abutting or adjacent property owners with
the potential to be impacted, in accor-
dance with chapter 4-8 RMC. Upon de-
termination by the Administrator to allow
or disallow an alteration, notification of
parties of record, if any, shall be made.
b. For applications that are subject to
notices of application, the critical area
and/or buffer alteration or request for de-
termination to allow an alteration shall be
included with notice of application. If the
determination to allow or disallow an al-
teration of the mitigation requirements is
not known at the time of the notice of ap-
plication, written notice to abutting or ad-
jacent property owners shall be given
instead at the time of the SEPA determi-
nation. Upon determination to allow or
disallow an alteration, notification of par-
ties of record, if any, shall be made.
I. ALTERATIONS TO CRITICAL AREAS
BUFFERS:
1. Maximum Permissible Administrative
Alterations to Critical Areas Buffers – Al-
teration of Critical Area Buffers: The re-
quired critical area buffers may be reduced to
no less than the minimums set forth in this
subsection. Greater buffer width reductions
require review as a variance pursuant to
RMC 4-9-250.
1. Subject to approval pursuant to the criteria in RMC 4-3-050G5hii.
2. Subject to approval pursuant to the criteria in RMC 4-3-050I2a.
3. Subject to approval pursuant to the criteria in RMC 4-3-050I2b.
2. Streams:
a. Criteria for Reduction of Degraded
Stream Buffer Width with Enhance-
ment: A reduced buffer will be approved
in a degraded stream buffer only if:
i. It will provide an overall improve-
ment in water quality; and
ii. It will provide an overall en-
hancement to fish, wildlife, or their
habitat; and
Critical Area Category or Type Reduced Buffer: Minimum
Widths Possible
Averaged Buffer: Minimum
Widths Possible
Geologically Hazardous Areas
Landslide Hazard Areas:
Very High Based on City acceptance of a
geotechnical report1 N/A
Streams and Lakes
Type F 90 feet
2 75 feet3
Type Np 60 feet
2 37.5 feet3
Type Ns 40 feet
2 25 feet3
Wetlands
Wetland buffer widths shall be reduced by no more than 25% of the buffer required in subsection G of this
Section.
4-3-050I
(Revised 9/15)3 - 24.30
iii. It will provide a net improvement
in drainage and/or stormwater deten-
tion capabilities; and
iv. It will not be materially detrimen-
tal to any other property or the City as
a whole; and
v. It will provide all exposed areas
with stabilized native vegetation, as
appropriate; and
vi. The request is not made in con-
junction with buffer reduction, and
vii. It will provide, as part of the buf-
fer reduction request, buffer en-
hancement plan prepared by a
qualified professional and fund a re-
view of the plan by the City’s consul-
tant. The plan shall assess habitat,
water quality, stormwater detention,
groundwater recharge, shoreline
protection, and erosion protection
functions of the buffer; assess the ef-
fects of the proposed modification on
those functions; and address the six
(6) criteria listed above.
b. Criteria for Approval of Averaged
Stream Buffer: Buffer width averaging
may be allowed only where the applicant
demonstrates all of the following:
i. There are existing physical im-
provements in or near the water body
and associated riparian area; and
ii. Buffer width averaging will result
in no net loss of stream/lake/riparian
ecological function; and
iii. The total area contained within
the buffer after averaging is no less
than that contained within the re-
quired standard buffer width prior to
averaging; and
iv. The proposed buffer standard is
based on consideration of the best
available science as described in
WAC 365-195-905; and
v. Where the buffer width is re-
duced by averaging pursuant to this
subsection, buffer enhancement
shall be required.
c. Criteria for Approval of Reduced
Buffer for Type Np and Ns Streams to
be Daylighted: An applicant may re-
quest that the Administrator grant a mod-
ification as follows:
i. Modifications may be requested
for a reduction in stream buffers for
Type Np and Ns watercourses pro-
posed to be daylighted, below the
stream buffer reduction levels of sub-
section I1 of this Section.
ii. In addition to the criteria of RMC
4-9-250D, Modification Procedures,
the following criteria shall apply:
(a) The buffer is lowered only
to the amount necessary to
achieve the same amount of de-
velopment as without the day-
lighting; and
(b) The buffer width is no less
than fifty feet (50') on a Type Np
watercourse and twenty five feet
(25') on a Type Ns watercourse;
and
(c) The proposed modification
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905.
3. Wetlands:
a. Criteria for Reduction of Wetland
Buffer Width with Enhancement: The
reviewing official must find that the pro-
posal meets all the following criteria:
i. The reduced buffer will function at
a higher level than the standard buf-
fer; and
ii. An enhanced buffer shall never
be less than seventy five percent
(75%) of the standard width at its nar-
rowest point; and
iii. The buffer area has less than fif-
teen percent (15%) slopes and no di-
rect or indirect, short-term or long-
4-3-050J
3 - 24.31 (Revised 9/15)
term, adverse impacts to regulated
wetlands, as determined by the City,
and
iv. The proposal shall rely upon a
site-specific evaluation and docu-
mentation of buffer adequacy based
upon Wetlands in Washington State,
Volume 1: A Synthesis of the Science
(Ecology Publication No. 05-06-006,
March 2005) and Wetlands in Wash-
ington State, Volume 2: Managing
and Protecting Wetlands (Ecology
Publication No. 04-06-008, April
2005), or similar approaches; and
v. The proposed buffer standard is
based on consideration of the best
available science as described in
WAC 365-195-905; and
b. Criteria for Averaging of Wetland
Buffer Width: Averaging may be allowed
only where the applicant demonstrates
all of the following:
i. There are existing physical im-
provements in or near the wetland
and buffer; and
ii. That width averaging will not ad-
versely impact the wetland function
and values; and
iii. That the total area contained
within the wetland buffer after aver-
aging is no less than that contained
within the required standard buffer
prior to averaging; and
iv. A site-specific evaluation and
documentation of buffer adequacy
based upon Wetlands in Washington
State, Volume 1: A Synthesis of the
Science (Ecology Publication No. 05-
06-006, March 2005) and Wetlands
in Washington State, Volume 2: Man-
aging and Protecting Wetlands
(Ecology Publication No. 04-06-008,
April 2005), or similar approaches
have been conducted. The proposed
buffer standard is based on consider-
ation of the best available science as
described in WAC 365-195-905; and
v. In no instance shall the buffer
width be reduced by more than sev-
enty five percent (75%) of the stan-
dard buffer. Greater buffer width
reductions require review as a vari-
ance pursuant to RMC 4-9-250B;
and
vi. Buffer enhancement in the ar-
eas where the buffer is reduced shall
be required on a case-by-case basis
where appropriate to site conditions,
wetland sensitivity, and proposed
land development characteristics.
J. ALTERATIONS TO CRITICAL AREAS:
1. Criteria for Modifying Geologically
Hazardous Area Standards:
a. An applicant may request that the
Administrator grant a modification to al-
low:
i. Regrading of any slope which
was created through previous min-
eral and natural resource recovery
activities or was created prior to
adoption of applicable mineral and
natural resource recovery regula-
tions or through public or private road
installation or widening and related
transportation improvements, rail-
road track installation or improve-
ment, or public or private utility
installation activities; and/or
ii. Filling against the toe of a natural
rock wall or rock wall created through
mineral and natural resource recov-
ery activities or through public or pri-
vate road installation or widening and
related transportation improvements,
railroad track installation or improve-
ment or public or private utility instal-
lation activities;
b. Process: The following procedures
shall apply to any of the above activities:
i. The applicant shall submit a geo-
technical report describing any po-
tential impacts of the proposed
modification and any necessary miti-
gation measures;
4-3-050J
(Revised 9/15)3 - 24.32
ii. All submitted reports shall be in-
dependently reviewed by qualified
specialists selected by the City at the
applicant’s expense;
iii. The Administrator may grant,
condition, or deny the request based
upon the proposal’s compliance with
the applicable modification criteria of
RMC 4-9-250D; and
iv. Any slope which remains forty
percent (40%) or steeper following
site development shall be subject to
all applicable geologic hazard regu-
lations for steep slopes and landslide
hazards, in this Section; and
v. In addition to the criteria of RMC
4-9-250D, Modification Procedures,
the following criteria shall apply: The
proposed modification is based on
consideration of the best available
science as described in WAC 365-
195-905.
2. Alterations Within Streams and Lakes
or Associated Buffers.
a. Criteria for Administrative Ap-
proval of Transportation Crossings in
Stream/Lake or Buffer Areas: Con-
struction of vehicular or non-vehicular
transportation crossings may be permit-
ted in accordance with an approved
stream/lake study subject to the following
criteria:
i. The proposed route is deter-
mined to have the least impact on the
environment, while meeting City
Comprehensive Plan Transportation
Element requirements and standards
in RMC 4-6-060; and
ii. The crossing minimizes interrup-
tion of downstream movement of
wood and gravel; and
iii. Transportation facilities in buffer
areas shall not run parallel to the wa-
ter body; and
iv. Crossings occur as near to per-
pendicular with the water body as
possible; and
v. Crossings are designed accord-
ing to the Washington Department of
Fish and Wildlife Fish Water Cross-
ing Design Guidelines, 2013, and the
National Marine Fisheries Service
Guidelines for Salmonid Passage at
Stream Crossings, 2000, as may be
updated, or equivalent manuals as
determined by the Administrator; and
vi. Seasonal work windows are de-
termined and made a condition of ap-
proval; and
vii. Mitigation criteria of subsection
L of this Section are met.
b. Criteria for Administrative Ap-
proval of Utilities in Stream/Lake or
Buffer: New utility lines and facilities may
be permitted to cross water bodies in ac-
cordance with an approved stream/lake
study, if they comply with the following
criteria:
i. Fish and wildlife habitat areas
shall be avoided to the maximum ex-
tent possible; and
ii. The utility is designed consistent
with one or more of the following
methods:
(a) Installation shall be accom-
plished by boring beneath the
scour depth and hyporheic zone
of the water body and channel
migration zone; or
(b) The utilities shall cross at
an angle greater than sixty (60)
degrees to the centerline of the
channel in streams or perpendic-
ular to the channel centerline; or
(c) Crossings shall be con-
tained within the footprint of an
existing road or utility crossing;
and
iii. New utility routes shall avoid
paralleling the stream or following a
down-valley course near the chan-
nel; and
4-3-050J
3 - 24.33 (Revised 9/15)
iv. The utility installation shall not
increase or decrease the natural rate
of shore migration or channel migra-
tion; and
v. Seasonal work windows are de-
termined and made a condition of ap-
proval; and
vi. Mitigation criteria of subsection
L of this Section are met.
c. Administrative Approval of In-Wa-
ter Structures or In-Water Work: In ac-
cordance with an approved stream or
lake study, in-water structures or work
may be permitted, subject to the follow-
ing: In-stream structures, such as, but not
limited to, in-stream ponds, retention and
detention facilities, tide gates, dams, and
weirs, shall be allowed as part of an ap-
proved watershed basin restoration proj-
ect approved by the City of Renton, and
in accordance with mitigation criteria of
subsection L of this Section. The appli-
cant will obtain and comply with State or
Federal permits and requirements.
d. Administrative Approval of Dredg-
ing: Dredging may be permitted only
when:
i. Dredging is necessary for flood
hazard areas reduction purposes, if a
definite flood hazard area would exist
unless dredging were permitted; or
ii. Dredging is necessary to correct
problems of material distribution and
water quality, when such problems
are adversely affecting aquatic life; or
iii. Dredging is associated with a
stream habitat enhancement or cre-
ation project not otherwise exempt in
subsection C of this Section; or
iv. Dredging is necessary to protect
public facilities; or
v. Dredging is required as a mainte-
nance and operation condition of a
federally funded flood hazard areas
reduction project or a hazard mitiga-
tion project; and
vi. Dredging is done so as to meet
applicable mitigation criteria of sub-
section L of this Section.
e. Administrative Approval of
Stream Relocation: Stream relocation
may be allowed when analyzed in an ac-
cepted stream or lake assessment, and
when the following criteria and conditions
are met:
i. Stream relocation may only be
permitted if associated with:
(a) A public flood hazard areas
reduction/habitat enhancement
project approved by appropriate
state and/or federal agencies; or
(b) Expansion of public road or
other public facility improve-
ments where no feasible alterna-
tive exists; or
(c) A public or private proposal
restoring a water body and re-
sulting in a net benefit to on- or
off-site habitat and species.
ii. The following conditions also ap-
ply to any stream relocation proposal
meeting one or more of the above cri-
teria:
(a) Buffer widths shall be
based upon the new stream lo-
cation; provided, that the buffer
widths may be reduced or aver-
aged if meeting criteria of sub-
section I or J of this Section.
Where minimum required buffer
widths are not feasible for stream
relocation proposals that are the
result of activities pursuant to cri-
teria in this subsection J, other
equivalent on- or off-site com-
pensation to achieve no net loss
of riparian function is provided.
(b) When Type Ns streams, as
defined in subsection G7 of this
Section, are proposed for reloca-
tion due to expansions of public
roads or other public facility im-
provements pursuant to this sub-
section J, the buffer area
4-3-050J
(Revised 9/15)3 - 24.34
between the facility and the relo-
cated stream shall not be less
than the width prior to the reloca-
tion. The provided buffer be-
tween the facility and the
relocated stream shall be en-
hanced or improved to provide
appropriate functions given the
class and condition of the
stream; or if there is no buffer
currently, other equivalent on- or
off-site compensation to achieve
no net loss of riparian functions
is provided.
(c) Applicable mitigation crite-
ria of subsection L of this Section
must be met.
(d) Proper notification to the
City must be made and records
provided to the City of stream re-
locations, pursuant to subsection
D of this Section, in cases where
the stream/lake is subject to
flood hazard area regulations of
this Section.
3. Criteria for Modifying Wellhead Pro-
tection Area Standards: The Department
will consider modification applications in the
following cases:
a. The request is to find that a standard
is inapplicable to that activity, facility, or
development permit due to the appli-
cant’s proposed methods or location; or
b. The request is to modify a specific
standard or regulation due to practical
difficulties; and
c. The request meets the intent and
purpose of the Wellhead Protection Area
regulations.
Based upon application of the tests in
subsections J3a, b, and c of this Section,
applications which are considered appro-
priate for review as modifications are
subject to the procedures and criteria in
RMC 4-9-250D, Modification Proce-
dures. Requests to modify regulations or
standards which do not meet the above
tests shall be processed as variances.
d. The request, in addition to meeting
the criteria of RMC 4-9-250D, Modifica-
tion Procedures, must be based on con-
sideration of the best available science
as described in WAC 365-195-905; or
where there is an absence of valid scien-
tific information, the steps in RMC
4-9-250F are followed.
4. Criteria for Approving Wetland Alter-
ations: Wetland alterations may only be au-
thorized after the City makes a written finding
that the proposal is consistent with the follow-
ing criteria:
a. No Net Loss: Activities that ad-
versely affect wetlands and/or wetland
buffers shall include mitigation sufficient
to achieve no net loss of wetland function
and acreage and to achieve, where prac-
ticable, a net resource gain in wetlands
over present conditions. The concept of
“no net loss” means to create, restore
and/or enhance a wetland so that there is
no reduction to total wetland acreage
and/or function.
b. Compensation for wetland alter-
ations shall occur in the following order of
preference:
i. Re-establishing wetlands on up-
land sites that were formerly wet-
lands.
ii. Rehabilitating wetlands for the
purposes of repairing or restoring
natural and/or historic functions.
iii. Creating wetlands on disturbed
upland sites such as those consisting
primarily of nonnative, invasive plant
species.
iv. Enhancing significantly de-
graded wetlands.
v. Preserving Category I or II wet-
lands that are under imminent threat;
provided, that preservation shall only
be allowed in combination with other
forms of mitigation and when the Ad-
ministrator determines that the over-
all mitigation package fully replaces
the functions and values lost due to
development.
4-3-050L
3 - 24.35 (Revised 9/15)
vi. Cooperative compensation to
mitigation banks or in-lieu fee pro-
grams, as indicated in subsection
G9e of this Section.
c. Mitigation Ratios for Wetland Im-
pacts: Compensatory mitigation for wet-
land alterations shall be based on the
wetland category and the type of mitiga-
tion activity proposed. The replacement
ratio shall be determined according to the
ratios provided in the table below. The
created, re-established, rehabilitated, or
enhanced wetland area shall at a mini-
mum provide a level of functions equiva-
lent to the wetland being altered and shall
be located in an appropriate landscape
setting.
*Ratio is the replacement area: impact area.
**As defined in RMC 4-3-050G.
d. Mitigation Ratios for Wetland Buf-
fer Impacts: Compensation for wetland
buffer impacts shall occur at a minimum
one to one (1:1) ratio. Compensatory mit-
igation for buffer impacts shall include en-
hancement of degraded buffers by
planting native species, removing struc-
tures and impervious surfaces within buf-
fers, and other measures.
e. Special Requirements for Mitiga-
tion Banks: Mitigation banks shall not be
subject to the replacement ratios outlined
in the replacement ratio table above, but
shall be determined as part of the mitiga-
tion banking agreement and certification
process.
f. Buffer Requirements for Replace-
ment Wetlands: Replacement wetlands
established pursuant to these mitigation
provisions shall have adequate buffers to
ensure their protection and sustainability.
The buffer shall be based on the category
in subsection G2 of this Section.
g. Location: Compensatory mitigation
shall be provided on site or off site in the
location that will provide the greatest eco-
logical benefit and have the greatest like-
lihood of success. Mitigation shall occur
as close as possible to the impact area,
within the same watershed sub-basin,
and in a similar habitat type as the permit-
ted alteration unless the applicant
demonstrates to the satisfaction of the
Administrator through a watershed- or
landscaped-based analysis that mitiga-
tion within an alternative sub-basin of the
same watershed would have greater eco-
logical benefit.
h. Protection: All mitigation areas
whether on or off site shall be perma-
nently protected and managed to prevent
degradation and ensure protection of crit-
ical area functions and values into perpe-
tuity. Permanent protection shall be
achieved through protective covenant in
accordance with this Section.
K. VARIANCES: See RMC 4-9-250.
L. MITIGATION, MAINTENANCE AND
MONITORING:
1. Mitigation Plan Required:
a. Criteria: Mitigation plans required
through the application of subsections
G4 to G9 of this Section shall comply with
chapter 4-8 RMC. In addition, the appli-
cant shall:
Wetland Mitigation Type and Replacement Ratio*
Wetland Category**Creation or
Re-establishment Rehabilitation Enhancement Only
Category IV 1.5:1 2:1 3:1
Category III 2:1 3:1 4:1
Category II 3:1 4:1 6:1
Category I 6:1 8:1 Not allowed
4-3-050L
(Revised 9/15)3 - 24.36
i. Demonstrate sufficient scientific
expertise, the supervisory capability,
and the financial resources to carry
out the mitigation project; and
ii. Demonstrate the capability for
monitoring the site and making cor-
rections during the monitoring period
if the mitigation project fails to meet
projected goals; and
iii. Protect and manage, or provide
for the protection and management,
of the mitigation area to avoid further
development or degradation and to
provide for long-term environmental
health of the mitigation area; and
iv. Provide for project monitoring
and allow City inspections; and
v. Avoid mitigation proposals that
would result in additional future miti-
gation or regulatory requirements for
adjacent or abutting properties.
b. Mitigation Sequencing: If alter-
ations to critical areas are proposed for a
non-exempt activity, the applicant shall
evaluate alternative methods of develop-
ing the property using the following crite-
ria in this order and provide reasons why
a less intrusive method of development is
not feasible. In determining whether to
grant permit approval pursuant to RMC
4-3-050C, a determination shall be made
as to whether the feasibility of less intru-
sive methods of development has been
adequately evaluated and that less intru-
sive methods of development are not fea-
sible.
i. Avoiding the impact altogether by
not taking a certain action or parts of
an action (usually by either finding
another site or changing the location
on the site).
ii. Minimizing adverse impacts by
limiting the magnitude of the action
and its implementation, by using ap-
propriate technology, or by taking af-
firmative steps, such as project
redesign, relocation, or timing, to
avoid or reduce impacts.
iii. Rectifying adverse impacts to
wetlands, Wellhead Protection Ar-
eas, flood hazard areas, and habitat
conservation areas by repairing, re-
habilitating, or restoring the affected
environment to the historical condi-
tions or the conditions existing at the
time of the initiation of the project.
iv. Minimizing or eliminating the
hazard by restoring or stabilizing the
hazard area through engineered or
other methods.
v. Reducing or eliminating the ad-
verse impacts or hazard over time by
preservation and maintenance oper-
ations over the life of the action.
vi. Compensating for adverse im-
pacts to wetlands, Wellhead Protec-
tion Areas, flood hazard areas, and
habitat conservation areas by replac-
ing, enhancing, or providing substi-
tute resources or environments.
vii. Monitoring the hazard or other
required mitigation and taking reme-
dial action when necessary.
c. Based on Best Available Science:
The applicant shall demonstrate that the
mitigation is based on consideration of
the best available science as described
in WAC 365-195-905; or where there is
an absence of valid scientific information,
the steps in RMC 4-9-250F are followed.
d. Mitigation Alternatives and Loca-
tion:
i. On-Site Mitigation: Mitigation
shall be provided on site, unless on-
site mitigation is not scientifically fea-
sible due to physical features of the
property. The burden of proof shall
be on the applicant to demonstrate
that mitigation cannot be provided on
site.
ii. Off-Site Mitigation: When miti-
gation cannot be provided on site,
mitigation shall be provided in the im-
mediate vicinity of the permitted ac-
tivity on property owned or controlled
by the applicant, and identified as
4-3-050L
3 - 24.37 (Revised 9/15)
such through a recorded document
such as an easement or covenant,
provided such mitigation is beneficial
to the habitat area and associated re-
sources.
iii. In-Kind Mitigation: In-kind mit-
igation shall be provided except
when the applicant demonstrates
and the City concurs that greater
functional and habitat value can be
achieved through out-of-kind mitiga-
tion.
e. Timing of Mitigation Plan – Final
Submittal and Mitigation Commence-
ment: When a mitigation plan is required,
the proponent shall submit a final mitiga-
tion plan for the approval of the Adminis-
trator prior to the issuance of building or
construction permits for development.
The proponent shall receive written ap-
proval of the mitigation plan prior to com-
mencement of any construction activity.
Where the City requires increased buf-
fers rather than standard buffers, it shall
be noted on the subdivision plan and/or
site plan.
f. Timing of Construction and/or
Building Permit Issuance: In order to
ensure no loss of critical area functions
and values, development permits shall
not be issued prior to installation and ac-
ceptance of all required mitigation unless
a surety device in an amount of three
hundred percent (300%) of the mitigation
installation contract amount is provided
to the satisfaction of the City. Mitigation
activities shall be timed to occur in the ap-
propriate season based on weather and
moisture conditions.
g. When Stream or Lake Mitigation
Plan Is Required: The applicant shall be
required to conduct a stream or lake mit-
igation plan pursuant to RMC 4-8-120 if
impacts are identified within a stream or
lake study. The approval of the stream or
lake mitigation plan by the Administrator
shall be based on the following criteria.
i. Mitigation Location: Mitigation
location shall follow the preferences
in this subsection L:
(a) On-Site Mitigation: On-
site mitigation is required unless
a finding is made that on-site mit-
igation is not feasible or desir-
able;
(b) Off-Site Mitigation within
Same Drainage Subbasin as
Subject Site: Off-site mitigation
may be allowed when located
within the same drainage subba-
sin as the subject site and if it
achieves equal or improved eco-
logical functions over mitigation
on the subject site;
(c) Off-Site Mitigation within
Same Drainage Basin within
City Limits: Off-site mitigation
may be allowed when located
within the same drainage basin
within the Renton City limits if it
achieves equal or improved eco-
logical functions within the City
over mitigation within the same
drainage subbasin as the proj-
ect;
(d) Off-Site Mitigation within
the Same Drainage Basin Out-
side the City Limits: Off-site
mitigation may be allowed when
located within the same drainage
basin outside the Renton City
limits if it achieves equal or im-
proved ecological functions over
mitigation within the same drain-
age basin within the Renton City
limits and it meets City goals.
ii. Mitigation Type: In all cases,
mitigation shall provide for equivalent
or greater biological functions pursu-
ant to subsection L1giii(a) of this
Section. Additionally, there shall be
no net loss of riparian area or shore-
line ecological function resulting from
any activity or land use occurring
within the regulated buffer area.
Types of mitigation shall follow the
preferences in this subsection L:
(a) Daylighting (returning to
open channel) of streams or re-
moval of manmade salmonid mi-
gration barriers;
4-3-050L
(Revised 9/15)3 - 24.38
(b) Removal of impervious sur-
faces in buffer areas and im-
proved biological function of the
buffer;
(c) In-stream or in-lake mitiga-
tion as part of an approved wa-
tershed basin restoration project;
(d) Other mitigation suitable for
site and water body conditions
that meet all other provisions for
a mitigation plan.
iii. Contiguous Corridors: Mitiga-
tion sites shall be located to preserve
or achieve contiguous riparian or
wildlife corridors to minimize the iso-
lating effects of development on hab-
itat areas, so long as mitigation of
aquatic habitat is located within the
same aquatic ecosystem as the area
disturbed.
(a) Equivalent or Greater Bio-
logical Functions: The Admin-
istrator shall utilize the report
“City of Renton Best Available
Science Literature Review and
Stream Buffer Recommenda-
tions” by AC Kindig and Com-
pany and Cedarock Consultants,
dated February 27, 2003, unless
superseded with a City-adopted
study, to determine the existing
or potential ecological function of
the stream or lake or riparian
habitat that is being affected. Al-
ternate reports or literature that
meet Best Available Science
may be utilized as supplemental
information in order to ensure the
Administrator’s determination re-
flects current science and analy-
sis. Mitigation shall address each
function affected by the alter-
ation. Mitigation to compensate
alterations to stream/lake areas
and associated buffers shall
achieve equivalent or greater bi-
ologic and hydrologic functions
and shall include mitigation for
adverse impacts upstream or
downstream of the development
proposal site. No net loss of ri-
parian habitat or water body
function shall be demonstrated.
(b) Minimum Mitigation Plan
Performance Standards: See
subsection L1 of this Section.
iv. Alternative Mitigation: The
mitigation requirements set forth in
this subsection L1 may be modified
at the Administrator’s discretion if the
applicant demonstrates that im-
proved habitat functions, on a per-
function basis, can be obtained in the
affected sub-drainage basin as a re-
sult of alternative mitigation mea-
sures.
2. Surety Devices:
a. Required for Mitigation Plans: For
any mitigation plans required as a result
of the application of these regulations, a
surety device shall be required to ensure
performance consistent with RMC
4-1-230. The King County Critical Areas
Mitigation Bond Quantity Worksheet may
be used by applicants to determine ap-
propriate amounts sufficient to cover the
cost of conformance with the conditions
of this Section, including corrective mea-
sures associated with work that is not
completed. After the Administrator deter-
mines that mitigation has been success-
fully completed in compliance with the
approved mitigation plan and the moni-
toring period has expired, the surety de-
vice shall be released. The City may
collect against the surety device and re-
quire the property owner to sign a prop-
erty access release form when work,
which is not completed, is found to be in
violation of the conditions set forth in the
mitigation plan and/or the Administrator
determines that the site is in violation of
the purposes of this Section.
b. Time Period: The surety device
shall be sufficient to guarantee that struc-
tures, improvements, and mitigation re-
quired by permit condition perform
satisfactorily for a minimum of five (5)
years after they have been completed.
3. Monitoring: All compensatory mitigation
projects shall be monitored for a period nec-
4-3-050N
3 - 24.39 (Revised 5/18)
essary to establish that performance stan-
dards have been met, but generally not for a
period less than five (5) years. Reports for wet-
land mitigation projects shall be submitted
quarterly for the first year and thereafter annu-
ally for the next four (4) years following con-
struction for a total of five (5) years minimum.
Subsequent reporting shall be required if ap-
plicable to document milestones, successes,
problems, and contingency actions of the com-
pensatory mitigation. Should the mitigation
project fail to meet established success criteria
at any point, the monitoring period shall be
started over at year one. The Administrator
shall have the authority to modify or extend the
monitoring period and require additional mon-
itoring reports for up to ten (10) years when
any of the following conditions apply:
a. The project does not meet the perfor-
mance standards identified in the mitiga-
tion plan;
b. The project does not provide ade-
quate replacement for the functions and
values of the impacted critical area;
c. The project involves establishment of
forested plant communities, which re-
quire longer time for establishment.
M. APPEALS:
1. General: See RMC 4-8-070, Authority
and Responsibilities, and RMC 4-8-110.
2. Record Required – Flood Hazard Ar-
eas: See RMC 4-9-250B.
N. UNAUTHORIZED ALTERATIONS AND
ENFORCEMENT:
1. Stop Work Order: When a critical area or
its buffer has been altered in violation of this
Title, all ongoing development work shall stop.
The City shall have the authority to issue a
stop work order to cease all ongoing develop-
ment work, and order restoration, rehabilita-
tion, or replacement measures at the owner’s
or other responsible party’s expense to com-
pensate for violation of provisions of this Title.
2. Requirement and Timing for Resto-
ration Plan and Site Restoration: All devel-
opment work shall remain stopped until a
restoration plan is prepared and approved by
City. Such a plan shall be prepared by a qual-
ified professional using the best available sci-
ence and shall describe how the actions
proposed meet the minimum requirements
described in subsection N3 of this Section.
The Administrator shall, at the violator’s ex-
pense, seek expert advice in determining the
adequacy of the plan. Inadequate plans shall
be returned to the applicant or violator for re-
vision and resubmittal. Once the restoration
plan has been approved by the City, the ap-
plicant must implement the plan to the satis-
faction of the City prior to recommencing
development activity.
3. Minimum Performance Standards for
Restoration: Information demonstrating
compliance with the requirements in subsec-
tion L of this Section shall be submitted to the
Administrator. The following minimum perfor-
mance standards shall be met for the resto-
ration of a critical area; provided, that if the
violator can demonstrate that greater func-
tional and habitat values can be obtained,
these standards may be modified:
a. Wellhead Protection Areas, Flood
Hazard Areas, Wetlands, and Habitat
Conservation Areas:
i. The historic structural and func-
tional values shall be restored, includ-
ing water quality and habitat functions;
ii. The historic soil types and con-
figuration shall be replicated;
iii. The critical area and buffers
shall be replanted with native vegeta-
tion that replicates the vegetation
historically found on the site in spe-
cies types, sizes, and densities. The
historic functions and values should
be replicated at the location of the al-
teration; and
b. Geologic hazards:
i. The hazard shall be reduced to a
level equal to, or less than, the pre-
development hazard;
ii. Any risk of personal injury result-
ing from the alteration shall be elimi-
nated or minimized; and
4-3-070A
(Revised 5/18)3 - 24.40
iii. The hazard area and buffers
shall be replanted with native vegeta-
tion sufficient to minimize the hazard.
4. Site Investigations Authorized: The
Administrator is authorized to make site in-
spections and take such actions as are nec-
essary to enforce this Title. The Administrator
shall present proper credentials and make a
reasonable effort to contact any property
owner before entering onto private property.
5. Penalties: See RMC 4-3-120 and chap-
ter 4-1 RMC. (Ord. 5757, 6-1-2015)
4-3-060 (Reserved)
4-3-070 PIPELINE NOTICE:
A. PURPOSE AND APPLICABILITY:
The requirements in this Section are intended to
reduce the likelihood of accidental damage to and
from hazardous liquid and gas pipelines. This
Section applies to all development within five
hundred feet (500’) of hazardous liquid or gas
pipelines.
B. REQUIRED NOTICE ON TITLE:
All development within five hundred feet (500') of
hazardous liquid or gas pipelines shall, as a con-
dition of approval, be required to place a note on
title notifying future owners of the presence of a
hazardous liquid or gas pipeline in the vicinity and
advising contact with the pipeline owner before
any ground disturbance. (Ord. 5675, 12-3-2012)
4-3-080 (Repealed by Ord. 5759,
6-22-2015)
4-3-090 SHORELINE MASTER
PROGRAM REGULATIONS:
4-3-090A PROGRAM ELEMENTS
4-3-090B REGULATED SHORELINES
4-3-090C SHORELINES OVERLAY
DISTRICTS
4-3-090D GENERAL DEVELOPMENT
STANDARDS
4-3-090E USE REGULATIONS
4-3-090F SHORELINE MODIFICATION
A. PROGRAM ELEMENTS:
The Renton Shoreline Master Program consists
of the following elements:
1. The Shoreline Management Element of
the Renton Comprehensive Plan.
2. This Section, RMC 4-3-090, Shoreline
Master Program Regulations, which is sub-
ject to review and approval by the Washing-
ton State Department of Ecology pursuant to
RCW 90.58.090.
3. Chapter 4-11 RMC, Definitions, which
are subject to review and approval by the
Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to this Section or are defined by
RCW 90.58.030.
4. RMC 4-9-190, Shoreline Permits, which
are subject to review and approval by the
Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to specific procedural mandates of
chapter 90.58 RCW.
5. RMC 4-10-095, Shoreline Nonconform-
ing Uses, Activities, Structures, and Sites,
which are subject to review and approval by
the Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to specific procedural mandates of
chapter 90.58 RCW.
6. The Shoreline Restoration Element of the
Shoreline Master Program, of which one
printed copy in book form has heretofore been
filed and is now on file in the office of the City
Clerk and made available for examination by
the general public, shall not be considered to
contain regulations but shall be utilized as a
guideline for capital improvements planning
by the City and other jurisdictions undertaking
ecological restoration activities within Shore-
line Management Act jurisdiction.
7. The Shoreline Environment Overlay Map,
of which one printed copy has heretofore been
filed and is on file in the office of the City Clerk
and made available for examination by the
general public, and another printed copy of
which is available at the Department of Com-
munity and Economic Development. An elec-
tronic copy may also be posted online at the
City’s website www.rentonwa.gov.
4-3-090C
3 - 24.41 (Revised 9/15)
B. REGULATED SHORELINES:
The Renton Shoreline Master Program applies to
Shorelines of the State, which include Shorelines
of Statewide Significance and shorelines as de-
fined in chapter 4-11 RMC and as listed below.
1. Shorelines of Statewide Significance:
a. Lake Washington;
b. Green River (the area within the
OHWM of the Green River is not within
the Renton City Limits, but portions of the
two hundred foot (200') shoreline jurisdic-
tion are within City limits).
2. Shorelines:
a. Cedar River;
b. May Creek from the intersection of
May Creek and NE 31st Street in the
southeast quarter of the southeast quar-
ter of Section 32-24-5E WM;
c. Black River;
d. Springbrook Creek from the Black
River on the north to SW 43rd Street on
the south;
e. Lake Desire (in the City’s potential
annexation area at the time of adoption of
the Shoreline Master Program).
3. The Jurisdictional Area Includes:
a. Lands within two hundred feet (200'),
as measured on a horizontal plane, from
the OHWM, or lands within two hundred
feet (200') from floodways, whichever is
greater;
b. Contiguous floodplain areas; and
c. All marshes, bogs, swamps, and
river deltas associated with streams,
lakes, and tidal waters that are subject to
the provisions of the State Shoreline
Management Act.
C. SHORELINES OVERLAY DISTRICTS:
1. Natural Environment Overlay District:
a. Designation of the Natural Envi-
ronment Overlay District: The objec-
tives and criteria for the designation of
this district are located in the Shoreline
Management Element of the Compre-
hensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include that por-
tion of the north bank of the Black River
lying west of its confluence with Spring-
brook Creek.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
2. Urban Conservancy Overlay District:
a. Designation of the Shoreline Ur-
ban Conservancy Environment Over-
lay District: The objectives and criteria
for the designation of this district are lo-
cated in the Shoreline Management Ele-
ment of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
• That portion of the Lake Washington
shoreline within Gene Coulon Park
extending from one hundred feet
(100') north of the northerly end of
the northernmost driveway to the
northerly end of the park.
• May Creek east of Lake Washington,
including the open space area within
the Barbee Mill site.
• That portion of the south bank of the
Cedar River extending from three
hundred fifty feet (350') east of I-405
right-of-way to SR 169.
• The Cedar River, extending from SR
169 to the easterly limit of the Urban
Growth Area.
4-3-090C
(Revised 9/15)3 - 24.42
• That portion of Springbrook Creek
beginning from approximately SW
27th Street on the north to SW 31st
Street on the south, abutting City-
owned wetlands in this area, and for
that portion of the west side of the
creek in the vicinity of SW 38th Street
abutting the City’s Wetlands Mitiga-
tion Bank shall be designated con-
servancy.
• Per WAC 176-26-211(2)(e) all areas
within shoreline jurisdiction that are
not designated within the Shoreline
Master Program are automatically
assigned to be in the Urban Conser-
vancy Overlay District until the
shoreline can be redesignated
through a Shoreline Master Program
amendment approved by the Wash-
ington State Department of Ecology.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
3. Single Family Residential Overlay Dis-
trict:
a. Designation of the Single Family
Residential Overlay: The objectives and
criteria for the designation of this district
are located in the Shoreline Management
Element of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include those
shoreline areas with residential zoning
and use located on Lake Washington, the
Cedar River and Lake Desire. Publicly
owned park and open space areas with
residential zoning shall be excluded.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
4. Shoreline High Intensity Overlay Dis-
trict:
a. Designation of the High Intensity
Overlay District: The objectives and cri-
teria for the designation of this district are
located in the Shoreline Management El-
ement of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
• The Commercial/Office/Residential
(COR) zoning designation generally
north of May Creek.
• The southerly portion of Gene Cou-
lon Park, generally south of and in-
cluding the over-water walkway,
concession areas, parking areas,
boat launch areas, and the swim-
ming beach.
• The Urban Center (UC), and Indus-
trial-Heavy zoned (IH) areas along
the south shoreline of Lake Washing-
ton, the Municipal Airport, and adja-
cent COR designated areas.
• The Cedar River from the mouth to
I-405.
• The north side of the Cedar River
east of I-405 within areas of COR
zoning designation.
• Areas of Springbrook Creek not in
Natural or Urban Conservancy over-
lays.
c. Acceptable Activities and Uses:
Subject to subsection E of this Section,
Use Regulations, which allows land uses
in chapter 4-2 RMC in this overlay dis-
trict, subject to the preference for water-
dependent and water-oriented uses.
Uses adjacent to the water’s edge and
within buffer areas are reserved for wa-
ter-oriented development, public/com-
munity access, and/or ecological
restoration. (Ord. 5759, 6-22-2015)
5. Shoreline High Intensity – Isolated
Lands – Overlay District:
a. Designation of the High Intensity –
Isolated Lands – Overlay District: The
objectives and criteria for the designation
of this district are located in the Shoreline
4-3-090D
3 - 24.43 (Revised 9/15)
Management Element of the Compre-
hensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
i. Areas within shoreline jurisdiction
of the Green River but isolated by the
intervening railroad right-of-way.
ii. Areas immediately north of the
Cedar River (right bank) and north of
Riverside Drive between Williams
Avenue South and Bronson Way
North.
c. Acceptable Activities and Uses:
Allowed uses are detailed in subsection
E1 of this Section, Shoreline Use Table.
The shoreline regulations that apply
within this overlay are the land use regu-
lations of Title IV, Development Regula-
tions, of the Renton Municipal Code,
subject to the permit and procedural re-
quirements of the Shoreline Master Pro-
gram. In most cases, the performance
standards in this Section do not apply to
development or uses in this overlay.
6. Aquatic Shoreline Overlay District:
a. Designation of the Aquatic Over-
lay District: The objectives and criteria
for the designation of this district are lo-
cated in the Shoreline Management Ele-
ment of the Comprehensive Plan.
b. Application: The Aquatic Overlay
District is defined as the area waterward
of the OHWM of all streams and rivers, all
marine water bodies, and all lakes, con-
stituting shorelines of the State together
with their underlying lands and their wa-
ter column; but do not include associated
wetlands and other shorelands shore-
ward of the OHWM. This designation is
not found on the Shoreline Environment
Map, but shall be assigned based on the
description above.
c. Acceptable Activities and Uses:
Subject to subsection E of this Section,
Use Regulations, water-dependent uses
and a limited range of water-oriented
uses are allowed in the Aquatic Overlay,
subject to provision of shoreline ecologi-
cal enhancement and public access.
D. GENERAL DEVELOPMENT
STANDARDS:
1. Applicability: This Section shall apply to
all use and development activities within the
shoreline. Items included here will not neces-
sarily be repeated in subsection E of this Sec-
tion, Use Regulations, and shall be used in
the evaluation of all shoreline permits.
Renton Municipal Code provisions in Title IV,
Development Regulations, Chapter 4, City-
wide Property Development Standards
(chapter 4-4 RMC) contain regulations and
standards governing site development of
property City-wide, such as parking, land-
scaping, fencing, and others. Such provisions
shall apply within shoreline jurisdictions un-
less there is a conflict with the standards set
forth by the Shoreline Master Program. In
case of conflict, the standards set forth in the
Shoreline Master Program shall prevail.
(Revised 9/15)3 - 24.44
This page left intentionally blank.
4-3-090D
3 - 25 (Revised 12/11)
2. Environmental Effects:
a. No Net Loss of Ecological Func-
tions:
i. No Net Loss Required: Shoreline
use and development shall be car-
ried out in a manner that prevents or
mitigates adverse impacts to ensure
no net loss of ecological functions
and processes in all development
and use. Permitted uses are de-
signed and conducted to minimize, in
so far as practical, any resultant
damage to the ecology and environ-
ment (RCW 90.58.020). Shoreline
ecological functions that shall be pro-
tected include, but are not limited to,
fish and wildlife habitat, food chain
support, and water temperature
maintenance. Shoreline processes
that shall be protected include, but
are not limited to, water flow; erosion
and accretion; infiltration; groundwa-
ter recharge and discharge; sedi-
ment delivery, transport, and
storage; large woody debris recruit-
ment; organic matter input; nutrient
and pathogen removal; and stream
channel formation/maintenance.
ii. Impact Evaluation Required: In
assessing the potential for net loss of
ecological functions or processes,
project-specific and cumulative im-
pacts shall be considered and miti-
gated on- or off-site.
iii. Evaluation of Mitigation Se-
quencing Required: An application
for any permit or approval shall dem-
onstrate all reasonable efforts have
been taken to provide sufficient miti-
gation such that the activity does not
result in net loss of ecological func-
tions. Mitigation shall occur in the fol-
lowing prioritized order:
(a) Avoiding the adverse im-
pact altogether by not taking a
certain action or parts of an ac-
tion, or moving the action.
(b) Minimizing adverse impacts
by limiting the degree or magni-
tude of the action and its imple-
mentation by using appropriate
technology and engineering, or
by taking affirmative steps to
avoid or reduce adverse im-
pacts.
(c) Rectifying the adverse im-
pact by repairing, rehabilitating,
or restoring the affected environ-
ment.
(d) Reducing or eliminating the
adverse impact over time by
preservation and maintenance
operations during the life of the
action.
(e) Compensating for the ad-
verse impact by replacing, en-
hancing, or providing similar
substitute resources or environ-
ments and monitoring the ad-
verse impact and taking
appropriate corrective mea-
sures.
b. Burden on Applicant: Applicants
for permits have the burden of proving
that the proposed development is consis-
tent with the criteria set forth in the Shore-
line Master Program and the Shoreline
Management Act, including demonstrat-
ing all reasonable efforts have been
taken to provide sufficient mitigation such
that the activity does not result in net loss
of ecological functions.
c. Critical Areas within Shoreline Ju-
risdiction:
i. Applicable Critical Area Regula-
tions: The following critical areas
shall be regulated in accordance with
the provisions of RMC 4-3-050, Criti-
cal Area Regulations, adopted by ref-
erence except for the provisions
excluded in subsection D2cii of this
Section. Said provisions shall apply
to any use, alteration, or develop-
ment within shoreline jurisdiction
whether or not a shoreline permit or
written statement of exemption is re-
quired. Unless otherwise stated, no
development shall be constructed,
located, extended, modified, con-
verted, or altered, or land divided
4-3-090D
(Revised 12/11)3 - 26
without full compliance with the pro-
vision adopted by reference and the
Shoreline Master Program. Within
shoreline jurisdiction, the regulations
of RMC 4-3-050 shall be liberally
construed together with the Shore-
line Master Program to give full effect
to the objectives and purposes of the
provisions of the Shoreline Master
Program and the Shoreline Manage-
ment Act. If there is a conflict or in-
consistency between any of the
adopted provisions below and the
Shoreline Master Program, the most
restrictive provisions shall prevail.
(a) Aquifer protection areas.
(b) Areas of special flood haz-
ard.
(c) Sensitive slopes, twenty
five percent (25%) to forty per-
cent (40%), and protected
slopes, forty percent (40%) or
greater.
(d) Landslide hazard areas.
(e) High erosion hazards.
(f) High seismic hazards.
(g) Coal mine hazards.
(h) Fish and wildlife habitat
conservation areas: Critical hab-
itats.
(i) Fish and wildlife habitat
conservation areas: Streams
and Lakes: Classes 2 through 5
only.
ii. Inapplicable Critical Area Regu-
lations: The following provisions of
RMC 4-3-050, Critical Area Regula-
tions, shall not apply within shoreline
jurisdiction:
(a) RMC 4-3-050N, Alternates,
Modifications and Variances,
subsections N1, Alternates, and
N3, Variances, and
(b) RMC 4-9-250, Variances,
Waivers, Modifications and Alter-
natives.
(c) Wetlands, including shore-
line associated wetlands, unless
specified below.
iii. Critical Area Regulations for
Class 1 Fish Habitat Conservation
Areas: Environments designated as
Natural or Urban Conservancy shall
be considered Class 1 Fish Habitat
Conservation Areas. Regulations for
fish habitat conservation areas Class
1 Streams and Lakes are contained
within the development standards
and use standards of the Shoreline
Master Program, including but not
limited to subsection F1 of this Sec-
tion, Vegetation Conservation, which
establishes vegetated buffers adja-
cent to water bodies and specific pro-
visions for use and for shoreline
modification in subsections E and F
of this Section. There shall be no
modification of the required setback
and buffer for non-water-dependent
uses in Class 1 Fish Habitat Conser-
vation areas without an approved
Shoreline Conditional Use Permit.
iv. Alternate Mitigation Ap-
proaches: To provide for flexibility in
the administration of the ecological
protection provisions of the Shoreline
Master Program, alternative mitiga-
tion approaches may be applied for
as provided in RMC 4-3-050N2,
Modifications. Modifications within
shoreline jurisdiction may be ap-
proved for those critical areas regu-
lated by that Section as a Shoreline
Conditional Use Permit where such
approaches provide increased pro-
tection of shoreline ecological func-
tions and processes over the
standard provisions of the Shoreline
Master Program and are scientifically
supported by specific studies per-
formed by qualified professionals.
4-3-090D
3 - 27 (Revised 12/11)
d. Wetlands within Shoreline Juris-
diction:
i. Wetland Identification: Wetlands
shall be identified in accordance with
the requirements of RCW
36.70A.175 and 90.58.380. Unless
otherwise provided for in this Chap-
ter, all areas within the City meeting
the criteria in the Washington State
Wetland Identification and Delinea-
tion Manual (Ecology Publication No.
96-94), regardless of any formal
identification, are hereby designated
critical areas and are subject to the
provisions of this Chapter.
ii. Wetland Rating System: Wet-
lands shall be rated based on cate-
gories that reflect the functions and
values of each wetland. Wetland cat-
egories shall be based on the criteria
provided in the Washington State
Wetland Rating System for Western
Washington, revised August 2004
(Ecology Publication No. 04-06-025).
These categories are generally de-
fined as follows:
(a) Category I Wetlands: Cate-
gory I wetlands are those wet-
lands of exceptional value in
terms of protecting water quality,
storing flood and stormwater,
and/or providing habitat for wild-
life as indicated by a rating sys-
tem score of seventy (70) points
or more. These are wetland com-
munities of infrequent occur-
rence that often provide
documented habitat for critical,
threatened or endangered spe-
cies, and/or have other attributes
that are very difficult or impossi-
ble to replace if altered.
(b) Category II Wetlands: Cate-
gory II wetlands have significant
value based on their function as
indicated by a rating system
score of between fifty one (51)
and sixty nine (69) points. They
do not meet the criteria for Cate-
gory I rating but occur infre-
quently and have qualities that
are difficult to replace if altered.
(c) Category III Wetlands: Cat-
egory III wetlands have impor-
tant resource value as indicated
by a rating system score of be-
tween thirty (30) and fifty (50)
points.
(d) Category IV Wetlands: Cat-
egory IV wetlands are wetlands
of limited resource value as indi-
cated by a rating system score of
less than thirty (30) points. They
typically have vegetation of simi-
lar age and class, lack special
habitat features, and/or are iso-
lated or disconnected from other
aquatic systems or high quality
upland habitats.
iii. Wetland Review and Reporting
Requirements: A wetland assess-
ment study shall be required.
iv. Wetland Buffers:
(a) Buffer Required: Wetland
buffer zones shall be required for
all regulated activities adjacent
to regulated wetlands. Any wet-
land created, restored or en-
hanced as compensation for
approved wetland alterations
shall also include the standard
buffer required for the category
of the created, restored or en-
hanced wetland. All buffers shall
be measured from the wetland
boundary as surveyed in the
field. Buffers shall not include ar-
eas that are functionally and ef-
fectively disconnected from the
wetland by a permanent road or
other substantially developed
surface of sufficient width and
with use characteristics such that
buffer functions are not provided
and that cannot be feasibly re-
moved, relocated or restored to
provide buffer functions.
(b) Buffer May Be Increased:
The buffer standards required by
this Chapter presume the exist-
ence of a dense vegetation com-
munity in the buffer adequate to
protect the wetland functions and
4-3-090D
(Revised 12/11)3 - 28
values. When a buffer lacks ade-
quate vegetation, the Adminis-
trator of the Department of
Community and Economic De-
velopment or designee may in-
crease the standard buffer,
require buffer planting or en-
hancement, and/or deny a pro-
posal for buffer reduction or
buffer averaging.
(c) Minimum Buffer Width:
(d) Buffer Requirements for
Wetland Mitigation Banks:
Where wetland mitigation sites
or wetland banks have been ap-
proved, required buffers shall be
as specified in the mitigation site
or wetland bank approval.
(e) Increased Buffer for Steep
Slopes: Where lands within the
wetland buffer have an average
continuous slope of twenty per-
cent (20%) to thirty five percent
(35%), and the required buffer
width is less than one hundred
feet (100'), the buffer shall ex-
tend to a thirty percent (30%)
greater dimension. In all cases,
where slopes within the buffers
exceed thirty five percent (35%),
the buffer shall extend twenty
five feet (25') beyond the top of
the bank of the sloping area or to
the end of the buffer associated
with a geological hazard if one is
present, whichever is greater.
v. Provisions for Small Isolated
Wetlands: All wetlands shall be regu-
lated regardless of size; provided,
that the Administrator of the Depart-
ment of Community and Economic
Development or designee shall as-
sure that preservation of isolated
wetlands and associated buffers of
less than ten thousand (10,000)
square feet of combined wetland and
buffer shall maintain effective wet-
land functions, or be mitigated as
provided below.
(a) Wetlands and associated
buffers of one thousand (1,000)
square feet or less may be dis-
placed when the wetland meets
all of the following criteria, as
documented in a wetland mitiga-
tion plan:
(1) The wetland is not associ-
ated with a riparian corridor;
(2) The wetland is not part of a
wetland mosaic, or collection of
small wetlands that are hydrolog-
ically related to one another;
(3) The wetland does not con-
tain habitat identified as essen-
tial for local populations of
priority species identified by
Washington Department of Fish
and Wildlife;
(4) Impacts of displaced wet-
lands are mitigated pursuant to
subsection D2dx of this Section.
(b) Category III and IV wetlands
and buffers between one thou-
sand (1,000) and four thousand
(4,000) square feet may be dis-
Wetland
Category
Low Wildlife Function
(less than 20 points)
Moderate Wildlife Function
(20 – 28 points)
High Wildlife Function
(29 or more points)
Buffer Width (feet)
Category IV 50 50 50
1
Category III 75 125 150
1
Category II 100 150 225
Category I 125 150 225
1. Habitat scores over 26 points would be very rare for Category III wetlands and almost impossible for Category IV wetlands that
have a total rating of 30 or less.
4-3-090D
3 - 29 (Revised 12/11)
placed; provided, that all of the
following criteria are documented
in a wetland mitigation plan:
(1) The wetland does not score
twenty (20) points or greater for
habitat in the 2004 Western
Washington Rating System;
(2) The wetland is depressional
and is recharged only by precipi-
tation, interflow or groundwater
and adjacent development can-
not assure a source of recharge
to maintain its hydrologic charac-
ter through stormwater infiltra-
tion, or other means;
(3) The wetlands does not
have a potential to reduce flood-
ing or erosion or has the poten-
tial to maintain or improve water
quality as evidenced by a score
of at least ten (10) points on the
applicable criteria of the Wetland
Rating Form for Western Wash-
ington;
(4) The total area of the com-
bined wetland and buffer is ten
thousand (10,000) square feet or
less and:
(A) It does not achieve a score
of at least twenty (20) points on
the Habitat Functions criteria of
the Wetland Rating Form for
Western Washington; and
(B) The wetland and buffer is
not connected to a larger open
space complex which may in-
clude, but is not limited to, a
stream buffer, a buffer associ-
ated with a geological hazard, or
other designated open space
buffer sufficient to allow move-
ment of terrestrial wildlife to and
from the wetland and buffer com-
plex without interruption by
roads, paved areas or buildings
within fifty feet (50');
(5) Impacts of displaced wet-
lands are mitigated pursuant to
subsection D2dx of this Section.
vi. Wetland Buffer Averaging: The
Administrator of the Department of
Community and Economic Develop-
ment or designee may average wet-
land buffer widths on a case-by-case
basis when the applicant demon-
strates through a wetland study to
the satisfaction of the Administrator
of the Department of Community and
Economic Development or designee
that all the following criteria are met:
(a) The wetland has significant
differences in characteristics that
affect its habitat functions, such
as a wetland with a forested
component adjacent to a de-
graded emergent component or
a “dual-rated” wetland with a
Category I area adjacent to a
lower rated area;
(b) The buffer is increased ad-
jacent to the higher-functioning
area of habitat or more sensitive
portion of the wetland and de-
creased adjacent to the lower
functioning or less sensitive por-
tion;
(c) The total area of the buffer
after averaging is equal to the
area required without averaging
and all increases in buffer dimen-
sion for averaging are generally
parallel to the wetland edge;
(d) The buffer at its narrowest
point is never less than three
quarters (3/4) of the required
width.
vii. Reasonable Use: Wetland
buffer averaging to allow reasonable
use of a parcel may be permitted
when all of the following are met:
(a) There are no feasible alter-
natives to the site design that
could be accomplished without
buffer averaging;
(b) The averaged buffer will not
result in degradation of the wet-
land’s functions and values as
4-3-090D
(Revised 12/11)3 - 30
demonstrated by a wetland as-
sessment study;
(c) The total buffer area after
averaging is equal to the area re-
quired without averaging and all
increases in buffer dimension for
averaging are generally parallel
to the wetland edge;
(d) The buffer at its narrowest
point is never less than three
quarters (3/4) of the required
width except where the Adminis-
trator of the Department of Com-
munity and Economic Develop-
ment or designee finds that there
is an existing feature such as a
roadway that limits buffer dimen-
sion, or an essential element of a
proposed development such as
access that must be accommo-
dated for reasonable use and re-
quires a smaller buffer.
viii. Wetland Buffer Increase Al-
lowed: The Administrator of the De-
partment of Community and
Economic Development or designee
may increase the width of the stan-
dard buffer width on a case-by-case
basis, based on a critical area study,
when a larger buffer is required to
protect critical habitats as outlined in
RMC 4-3-050K, or such increase is
necessary to:
(a) Protect the function and
value of that wetland from prox-
imity impacts of adjacent land
use, including noise, light and
other disturbance, not sufficiently
limited by buffers provided
above;
(b) To maintain viable popula-
tions of priority species of fish
and wildlife; or
(c) Protect wetlands or other
critical areas from landslides,
erosion or other hazards.
ix. Allowed activities in wetlands
and buffers: The following uses and
activities may be allowed in wetlands
or buffer areas by the Administrator
of the Department of Community and
Economic Development or designee
subject to the priorities, protection,
and mitigation requirements of this
Section:
(a) Utilities: Utility lines and fa-
cilities providing local delivery
service, not including facilities
such as electrical substations,
water and sewage pumping sta-
tions, water storage tanks, petro-
leum products pipelines and not
including transformers or other
facilities containing hazardous
substances, may be located in
Category I, II, III, and IV wetlands
and their buffers and/or Category
I wetland buffers if the following
criteria are met:
(1) There is no reasonable lo-
cation or route outside the wet-
land or wetland buffer based on
analysis of system needs, avail-
able technology and alternative
routes. Location within a wetland
buffer shall be preferred over a
location within a wetland;
(2) The utility line is located as
far from the wetland edge as
possible and in a manner that
minimizes disturbance of soils
and vegetation;
(3) Clearing, grading, and ex-
cavation activities are limited to
the minimum necessary to install
the utility line, which may include
boring, and the area is restored
following utility installation;
(4) Buried utility lines shall be
constructed in a manner that pre-
vents adverse impacts to subsur-
face drainage. This may include
the use of trench plugs or other
devices as needed to maintain
hydrology;
(5) Impacts on wetland func-
tions are mitigated in accordance
with subsection D2dx of this Sec-
tion.
4-3-090D
3 - 31 (Revised 12/11)
(b) Roadways, Railways, and
Bridges: Public and private road-
ways and railroad facilities, in-
cluding bridge construction and
culvert installation, if the follow-
ing criteria are met:
(1) There is no reasonable lo-
cation or route outside the wet-
land or wetland buffer based on
analysis of system needs, avail-
able technology and alternative
routes. Location within a wetland
buffer shall be preferred over a
location within a wetland;
(2) Facilities parallel to the wet-
land edge are located as far from
the wetland edge as possible and
in a manner that minimizes dis-
turbance of soils and vegetation;
(3) Clearing, grading, and ex-
cavation activities are limited to
the minimum necessary, which
may include placement on ele-
vated structures as an alterna-
tive to fill, where feasible;
(4) Impacts on wetland func-
tions are mitigated in accordance
with subsection D2dx of this Sec-
tion.
(c) Access to Private Develop-
ment Sites: Access to private de-
velopment sites may be
permitted to cross Category II,
III, or IV wetlands or their buffers,
pursuant to the criteria in sub-
section D2ix(b) of this Section;
provided, that alternative access
shall be pursued to the maximum
extent feasible, including
through the provisions of chapter
8.24 RCW. Exceptions or devia-
tions from technical standards
for width or other dimensions,
and specific construction stan-
dards to minimize impacts may
be specified, including place-
ment on elevated structures as
an alternative to fill, if feasible.
(d) Existing Facilities: Mainte-
nance, repair, or operation of ex-
isting structures, facilities, or
improved areas, including minor
modification of existing service-
able structures within a buffer
zone where modification does
not adversely impact wetland
functions, and subject to the pro-
visions for nonconforming use
and facilities in chapter 4-10
RMC.
(e) Stormwater Facilities:
Stormwater conveyance or dis-
charge facilities such as disper-
sion trenches, level spreaders,
and outfalls may be permitted
within a Category I, II, III, or IV
wetland buffer on a case-by-case
basis if the following are met:
(1) Due to topographic or other
physical constraints, there are no
feasible locations for these facili-
ties to discharge to surface water
through existing systems or out-
side the buffer. Locations and
designs that infiltrate water shall
be preferred over a design that
crosses the buffer;
(2) The discharge is located as
far from the wetland edge as
possible and in a manner that
minimizes disturbance of soils
and vegetation and avoids long-
term rill or channel erosion.
(f) Recreational or Educational
Activities: Outdoor recreational
or educational activities which do
not significantly affect the func-
tion of the wetland or regulated
buffer (including wildlife manage-
ment or viewing structures, out-
door scientific or interpretive
facilities, trails, hunting blinds,
etc.) may be permitted within
Category II, III, or IV wetlands or
their buffers and within a Cate-
gory I wetland buffer if the follow-
ing criteria are met:
(1) Trails shall not exceed four
feet (4') in width and shall be sur-
faced with gravel or pervious ma-
terial, including boardwalks;
4-3-090D
(Revised 12/11)3 - 32
(2) The trail or facility is located
in the outer fifty percent (50%) of
the buffer area unless a location
closer to the wetland edge or
within the wetland is required for
interpretive purposes;
(3) The trail or facility is con-
structed and maintained in a
manner that minimizes distur-
bance of the wetland or buffer.
Trails or facilities within wetlands
shall be placed on an elevated
structure as an alternative to fill;
(4) Wetland mitigation in accor-
dance with subsection D2dx of
this Section.
x. Wetland Mitigation Require-
ments: Activities that adversely affect
wetlands and/or wetland buffers shall
include mitigation sufficient to
achieve no net loss of wetland func-
tion and values in accordance with
subsection D7 of this Section and
this subsection. Compensatory miti-
gation shall be provided for all wet-
land alteration and shall re-establish,
create, rehabilitate, enhance, and/or
preserve equivalent wetland func-
tions and values.
(a) Preferred Mitigation Se-
quence: Mitigation sequencing
shall take place in the prioritized
order provided for in subsection
D2aiii of this Section.
(b) Consistency with Policies
and Publications Required: Wet-
land mitigation requirements
shall be consistent with the appli-
cable standards for studies and
assessment in Chapter 6 of:
Washington State Department of
Ecology, U.S. Army Corps of En-
gineers Seattle District, and U.S.
Environmental Protection
Agency Region 10, March 2006;
Wetland Mitigation in Washing-
ton State – Part 1: Agency Poli-
cies and Guidance (Version 1);
and Washington State Depart-
ment of Ecology Publication No.
06-06-011a, Olympia, WA, ex-
cept in cases when this Code
provides differing standards.
(c) Wetland alterations: Com-
pensation for wetland alterations
shall occur in the following order
of preference:
(1) Re-establishing wetlands
on upland sites that were for-
merly wetlands.
(2) Rehabilitating wetlands for
the purposes of repairing or re-
storing natural and/or historic
functions.
(3) Creating wetlands on dis-
turbed upland sites such as
those consisting primarily of non-
native, invasive plant species.
(4) Enhancing significantly de-
graded wetlands.
(5) Preserving Category I or II
wetlands that are under imminent
threat; provided, that preserva-
tion shall only be allowed in com-
bination with other forms of
mitigation and when the Adminis-
trator of the Department of Com-
munity and Economic
Development or designee deter-
mines that the overall mitigation
package fully replaces the func-
tions and values lost due to de-
velopment.
(d) Mitigation Ratios for Wet-
land Impacts: Compensatory
mitigation for wetland alterations
shall be based on the wetland
category and the type of mitiga-
tion activity proposed. The re-
placement ratio shall be
determined according to the ra-
tios provided in the table below.
The created, re-established, re-
habilitated, or enhanced wetland
area shall at a minimum provide
a level of function equivalent to
the wetland being altered and
shall be located in an appropriate
landscape setting.
4-3-090D
3 - 33 (Revised 12/11)
(e) Mitigation Ratio for Wetland
Buffer Impacts: Compensation
for wetland buffer impacts shall
occur at a minimum 1:1 ratio.
Compensatory mitigation for
buffer impacts shall include en-
hancement of degraded buffers
by planting native species, re-
moving structures and impervi-
ous surfaces within buffers, and
other measures.
(f) Special Requirements for
Mitigation Banks: Mitigation
banks shall not be subject to the
replacement ratios outlined in
the replacement ratio table
above, but shall be determined
as part of the mitigation banking
agreement and certification pro-
cess.
(g) Buffer Requirements for
Replacement Wetlands: Re-
placement wetlands established
pursuant to these mitigation pro-
visions shall have adequate buff-
ers to ensure their protection and
sustainability. The buffer shall be
based on the category in subsec-
tion D2dii of this Section; pro-
vided, that the Administrator of
the Department of Community
and Economic Development or
designee shall have the authority
to approve a smaller buffer when
existing site constraints (such as
a road) prohibit attainment of the
standard buffer.
(h) Adjustment of Ratios: The
Administrator of the Department
of Community and Economic De-
velopment or designee shall
have the authority to adjust these
ratios when a combination of mit-
igation approaches is proposed.
In such cases, the area of altered
wetland shall be replaced at a
1:1 ratio through re-establish-
ment or creation, and the re-
mainder of the area needed to
meet the ratio can be replaced
by enhancement at a 2:1 ratio.
For example, impacts to one
acre of a Category II wetland re-
quiring a 3:1 ratio for creation
can be compensated by creating
one acre and enhancing four (4)
acres (instead of the additional
two (2) acres of creation that
would otherwise be required).
(i) Location: Compensatory
mitigation shall be provided on-
site or off-site in the location that
will provide the greatest ecologi-
cal benefit and have the greatest
likelihood of success; provided,
that mitigation occurs as close as
possible to the impact area and
within the same watershed sub-
basin as the permitted alteration.
(j) Protection: All mitigation ar-
eas whether on- or off-site shall
be permanently protected and
managed to prevent degradation
and ensure protection of critical
area functions and values into
perpetuity. Permanent protection
shall be achieved through deed
restriction or other protective
covenant in accordance with
RMC 4-3-050E4.
Wetland Mitigation Type and Replacement Ratio*
Wetland
Category Creation Re-establishment Rehabilitation Enhancement Only
Category IV 1.5:1 1.5:1 2:1 3:1
Category III 2:1 2.1 3:1 4:1
Category II 3:1 3.1 4:1 6:1
Category I 6:1 6:1 8:1 Not allowed
*Ratio is the replacement area: impact area.
4-3-090D
(Revised 12/11)3 - 34
(k) Timing: Mitigation activities
shall be timed to occur in the ap-
propriate season based on
weather and moisture conditions
and shall occur as soon as pos-
sible after the permitted alter-
ation.
(l) Wetland Mitigation Plans
Required: Wetland mitigation
plans shall be prepared in accor-
dance with RMC 4-3-050M16. All
compensatory mitigation
projects shall be monitored for a
period necessary to establish
that performance standards
have been met, but generally not
for a period less than five (5)
years. Reports shall be submit-
ted quarterly for the first year and
annually for the next five (5)
years following construction and
subsequent reporting shall be re-
quired if applicable to document
milestones, successes, prob-
lems, and contingency actions of
the compensatory mitigation.
The Administrator of the Depart-
ment of Community and Eco-
nomic Development or designee
shall have the authority to modify
or extend the monitoring period
and require additional monitoring
reports for up to ten (10) years
when any of the following condi-
tions apply:
(1) The project does not meet
the performance standards iden-
tified in the mitigation plan;
(2) The project does not pro-
vide adequate replacement for
the functions and values of the
impacted critical area;
(3) The project involves estab-
lishment of forested plant com-
munities, which require longer
time for establishment.
xi. Development Standards Near
Wetlands: Development standards
for adjacent development shall mini-
mize adverse effects on the wetland,
and shall include:
(a) Subdivision of land shall as-
sure that each lot has sufficient
building area outside wetlands
and buffers. Lots in subdivisions
shall be oriented whenever feasi-
ble to provide a rear yard of at
least twenty feet (20') between
the buffer area and buildings;
(b) Fencing shall be provided
at the perimeter of residential de-
velopment to limit domestic ani-
mal entry into wetlands and
buffer areas;
(c) Activities that generate
noise shall be located as far from
the wetland and buffer as feasi-
ble. Roads, driveways, parking
lots and loading areas, mechani-
cal or ventilating equipment shall
be located on sides of buildings
away from the wetland, or sepa-
rated by noise attenuating walls;
(d) Light penetration into buffer
areas and wetlands shall be lim-
ited by locating areas requiring
exterior lighting away from the
wetland boundary, or limiting
light mounting heights to a maxi-
mum of four feet (4'). Windows
that will be lit at night should be
minimized on the side of build-
ings facing wetlands and buffers,
or screened as provided below;
(e) Runoff should be routed to
infiltration systems, to the maxi-
mum extent feasible, to provide
groundwater interflow recharge
to wetlands and/or water bodies
and to limit overland flow and
erosion;
(f) Surface or piped stormwater
should be routed to existing con-
veyances or to other areas,
wherever hydraulic gradients al-
low. Where stormwater is routed
to wetlands, system design shall
assure that erosion and sedi-
mentation will be avoided to the
maximum extent feasible;
4-3-090D
3 - 35 (Revised 12/11)
(g) To prevent channelized flow
from lawns and other land-
scaped areas from entering the
buffer, and to prevent washing of
fertilizers, herbicides and pesti-
cides into the buffer, if slopes ad-
jacent to the buffer exceed fifteen
percent (15%), a ten feet (10')
wide swale to intercept runoff or
other effective interception facil-
ity approved by the Administrator
of the Department of Community
and Economic Development or
designee shall be provided at the
edge of the buffer;
(h) Adopt and implement an in-
tegrated pest management sys-
tem including limiting use of
fertilizers, herbicides and pesti-
cides within twenty five feet (25')
of the buffer.
xii. Vegetation Management Plan
Required: In order to maintain effec-
tive buffer conditions and functions, a
vegetation management plan shall
be required for all buffer areas, to in-
clude:
(a) Maintaining adequate cover
of native vegetation including
trees and understory; if existing
tree cover is less than a density
of twenty (20) trees per acre,
planting shall be required con-
sisting of seedlings at a density
of three hundred (300) stems per
acre or the equivalent;
(b) Providing a dense screen of
native evergreen trees at the pe-
rimeter of the buffer if existing
vegetation is not sufficient to pre-
vent viewing adjacent develop-
ment from within the buffer.
Planting shall be required equiv-
alent to two (2) rows of three feet
(3') high stock of native ever-
greens at a triangular spacing of
fifteen feet (15'), or three (3) rows
of gallon containers at a triangu-
lar spacing of eight feet (8').
Fencing may be required if
needed to block headlights or
other sources of light or to pro-
vide an immediate effective vi-
sual screen;
(c) Providing a plan for control
of invasive weeds, and removal
of existing invasive species;
(d) Providing for a monitoring
and maintenance plan for a pe-
riod of at least five (5) years, ex-
cept this provision may be
waived for single family residen-
tial lots at the discretion of the
Administrator of the Department
of Community and Economic De-
velopment or designee.
e. Development Standards for
Aquatic Habitat:
i. Stormwater Requirements: De-
velopment shall provide stormwater
management facilities including wa-
ter quality treatment designed, con-
structed, and maintained in
accordance with the current storm-
water management standards. Water
quality treatment facilities shall be
provided for moderate alteration of
nonconforming structures, uses and
sites as provided for in RMC
4-10-095.
ii. Erosion and Sediment Control
Requirements: Best management
practices for control of erosion and
sedimentation shall be implemented
for all development in shorelines
through approved temporary erosion
and sediment control plan, or admin-
istrative conditions.
iii. Lighting Requirements: Night-
time lighting shall be designed to
avoid or minimize interference with
aquatic life cycles through avoidance
of light sources that shine directly
onto the water. Exterior lighting fix-
tures shall include full cut off devices
such that glare or direct illumination
does not extend into water bodies.
Lighting shall include timers or other
switches to ensure that lights are ex-
tinguished when not in use.
4-3-090D
(Revised 12/11)3 - 36
3. Use Compatibility and Aesthetic Ef-
fects:
a. General: Shoreline use and devel-
opment activities shall be designed and
operated to allow the public’s visual ac-
cess to the water and shoreline and
maintain shoreline scenic and aesthetic
qualities that are derived from natural
features, such as shoreforms and vege-
tative cover.
b. View Obstruction and Visual Qual-
ity: The following standards and criteria
shall apply to developments and uses
within the jurisdiction of the Shoreline
Master Program:
i. View Corridors Required: Where
commercial, industrial, multiple use,
multi-family and/or multi-lot develop-
ments are proposed, primary struc-
tures shall provide for view corridors
between buildings where views of
the shoreline are available from pub-
lic right-of-way or trails.
ii. Maximum Building Height: Build-
ings shall be limited to a height of no
more than thirty five feet (35') above
average finished grade level except
at specific locations specified in Ta-
ble 4-3-090D7a, Shoreline Bulk
Standards.
iii. Minimum Setbacks for Commer-
cial Development Adjacent to Resi-
dential or Park Uses: All new or
expanded commercial development
adjacent to residential use and public
parks shall provide fifteen feet (15')
setbacks from adjacent properties to
attenuate proximity impacts such as
noise, light and glare, and may ad-
dress scale and aesthetic impacts.
Fencing or landscape areas may be
required to provide a visual screen.
iv. Lighting Requirements: Display
and other exterior lighting shall be
designed and operated so as to pre-
vent glare, to avoid illuminating
nearby properties used for noncom-
mercial purposes, and to prevent
hazards for public traffic. Methods of
controlling spillover light include, but
are not limited to, limits on the height
of light structure, limits on light levels
of fixtures, light shields, and screen-
ing.
v. Reflected Lights to Be Limited:
Building surfaces on or adjacent to
the water shall employ materials that
limit reflected light.
vi. Integration and Screening of
Mechanical Equipment: Building me-
chanical equipment shall be incorpo-
rated into building architectural
features, such as pitched roofs, to
the maximum extent feasible. Where
mechanical equipment cannot be in-
corporated into architectural fea-
tures, a visual screen shall be
provided consistent with building ex-
terior materials that obstructs views
of such equipment.
vii. Visual Prominence of Free-
standing Structures to Be Minimized:
Facilities not incorporated into build-
ings including fences, piers, poles,
wires, lights, and other freestanding
structures shall be designed to mini-
mize visual prominence.
viii. Maximum Stair and Walkway
Width: Stairs and walkways located
within shoreline vegetated buffers
shall not exceed four feet (4') in
width; provided, that where ADA re-
quirements apply, such facilities may
be increased to six feet (6') in width.
Stairways shall conform to the exist-
ing topography to the extent feasible.
ix. Other Design Standards: Any
other design standards included in
community plans or regulations
adopted by the City shall be incorpo-
rated.
c. Community Disturbances: Noise,
odors, night lighting, water and land traf-
fic, and other structures and activities
shall be considered in the design plans
and their impacts avoided or mitigated.
d. Design Requirements: Architec-
tural styles, exterior designs, landscaping
patterns, and other aspects of the overall
4-3-090D
3 - 37 (Revised 12/11)
design of a site shall be in conformance
with urban design and other standards
contained in RMC 4-3-100, Urban Design
Regulations, and other applicable provi-
sions of RMC Title IV, Development Reg-
ulations, as well as specific policies and
standards of the Shoreline Master Pro-
gram.
e. Screening Required: The stan-
dards in RMC 4-4-095 concerning
screening of mechanical equipment and
outdoor service and storage areas shall
apply within shorelines with the additional
criteria that the provisions for bringing
structures or sites into conformance shall
occur for minor alteration or renovation
as provided in RMC 4-9-190.
4. Public Access:
a. Physical or Visual Access Re-
quired for New Development: Physical
or visual access to shorelines shall be in-
corporated in all new development when
the development would either generate a
demand for one or more forms of such
access, would impair existing legal ac-
cess opportunities or rights, or is required
to meet the specific policies and regula-
tions of the Shoreline Master Program. A
coordinated program for public access
for specified shoreline reaches is estab-
lished in the Comprehensive Plan,
Shoreline Policy SH-31 Table of Public
Access Objectives by Reach Element,
Policy SH-31 with provisions for public
access, including off-site facilities desig-
nated in the table Public Access Require-
ments by Reach in subsection D4f of this
Section.
b. Public Access Required: Public ac-
cess shall be provided for the following
development, subject to the criteria in
subsection D4d of this Section.
i. Water-dependent uses and de-
velopments that increase public use
of the shorelines and public aquatic
lands, or that would impair existing
legal access opportunities, or that
utilize public harbor lands or aquatic
lands, or that are developed with
public funding or other public re-
sources.
ii. Non-water-dependent develop-
ment and uses shall provide commu-
nity and/or public access consistent
with the specific use standards in
subsection E of this Section, Use
Regulations, unless ecological resto-
ration is provided.
iii. Developments of more than ten
(10) single family residential lots or
single family dwelling units, including
subdivision, within a proposal or a
contiguously owned parcel are re-
quired to provide public access. De-
velopments of more than four (4) but
less than ten (10) single family resi-
dential lots or single family dwelling
units, including subdivision, within a
proposal or a contiguously owned
parcel are required to provide com-
munity access.
iv. Development of any non-single-
family residential development or
use consistent with the specific use
standards in subsection E9 of this
Section, Residential Development.
v. Any use of public aquatic lands,
except as related to single family res-
idential use of the shoreline, includ-
ing docks accessory to single family
residential use.
vi. Publicly financed or subsidized
flood control or shoreline stabilization
shall not restrict public access to the
shoreline and shall include provi-
sions for new public access to the
maximum extent feasible.
vii. Public access provided by
shoreline street ends, public utilities,
and rights-of-way shall not be dimin-
ished by any public or private devel-
opment or use (RCW 35.79.035 and
RCW 36.87.130).
c. Criteria for Modification of Public
Access Requirements: The require-
ments for public access may be modified
as a shoreline conditional use for any ap-
plication in which the following criteria are
demonstrated to be met in addition to the
general criteria for a Shoreline Condi-
tional Use Permit. In cases where a Sub-
4-3-090D
(Revised 12/11)3 - 38
stantial Development Permit is not
required, use of this waiver or modifica-
tion may take place only through a shore-
line variance. It is the responsibility of the
applicant to demonstrate that the criteria
are met. As a condition of modification of
access requirements, contribution to an
off-site public access site shall be re-
quired.
i. Unavoidable health or safety haz-
ards to the public exist that cannot be
prevented by any practical means.
ii. Inherent security requirements of
the use cannot be satisfied through
the application of alternative design
features or other solutions.
iii. The cost of providing the ac-
cess, or mitigating the impacts of
public access, is unreasonably dis-
proportionate to the total long-term
development and operational cost
over the life-span of the proposed de-
velopment.
iv. Significant environmental im-
pacts will result from the public ac-
cess that cannot be mitigated.
v. Significant undue and unavoid-
able conflict between any access
provisions and the proposed use
and/or adjacent uses would occur
and cannot be mitigated.
vi. Prior to determining that public
access is not required, all reasonable
alternatives must be pursued, includ-
ing but not limited to:
(a) Regulating access by such
means as maintaining a gate
and/or limiting hours of use;
(b) Designing separation of
uses and activities (e.g., fences,
terracing, use of one-way glaz-
ing, hedges, landscaping, etc.);
and
(c) Providing for specific facili-
ties for public visual access, in-
cluding viewing platforms that
may be physically separated
from the water’s edge, but only if
access adjacent to the water is
precluded.
d. Design Criteria for Public Access
Sites: Public access shall incorporate
the following location and design criteria:
i. Walkways or Trails Required in
Vegetated Open Space: Public ac-
cess on sites where vegetated open
space is provided along the shoreline
shall consist of a public pedestrian
walkway parallel to the OHWM of the
property. The walkway shall be buff-
ered from sensitive ecological fea-
tures, may be set back from the
water’s edge, and may provide lim-
ited and controlled access to sensi-
tive features and the water’s edge
where appropriate. Fencing may be
provided to control damage to plants
and other sensitive ecological fea-
tures and where appropriate. Trails
shall be constructed of permeable
materials and limited to four feet (4')
to six feet (6') in width to reduce im-
pacts to ecologically sensitive re-
sources.
ii. Access Requirements for Sites
Without Vegetated Open Space:
Public access on sites or portions of
sites not including vegetated open
space shall be not less than ten per-
cent (10%) of the developed area
within shoreline jurisdiction or three
thousand (3,000) square feet, which-
ever is greater, on developments in-
cluding non-water-dependent uses.
For water-dependent uses, the
amount and location may be varied in
accordance with the criteria in sub-
section F3 of this Section. Public ac-
cess facilities shall extend along the
entire water frontage, unless such fa-
cilities interfere with the functions of
water-dependent uses. The mini-
mum width of public access facilities
shall be ten feet (10') and shall be
constructed of materials consistent
with the design of the development;
provided, that facilities addressed in
the Renton Bicycle and Trails Master
Plan shall be developed in accor-
dance with the standards of that plan.
4-3-090D
3 - 39 (Revised 12/11)
iii. Access Requirements for Over-
Water Structures: Public access on
over-water structures on public
aquatic lands, except for docks serv-
ing a single family residence, shall be
provided and may include common
use of walkway areas. Moorage facil-
ities serving five (5) or more vessels
shall provide a publicly accessible
area of at least ten feet (10') at or
near the end of the structure. Public
marinas serving twenty (20) or more
vessels may restrict access to spe-
cific moorage areas for security pur-
poses as long as an area of at least
ten percent (10%) of the over-water
structure is available for public ac-
cess and an area of at least twenty
(20) square feet is provided at or
near the end of the structure. Public
access areas may be used in com-
mon by other users, but may not in-
clude adjacent moorage that
obstructs public access to the edge
of the water or obstructs views of the
water.
iv. Resolution of Different Stan-
dards: Where City trail or transporta-
tion plans and development
standards specify dimensions that
differ from those in subsections D4di,
D4dii, or D4diii of this Section, the
standard that best serves public ac-
cess, while recognizing constraints
of protection and enhancement of
ecological functions, shall prevail.
v. Access Requirements Deter-
mined by Reach: A coordinated pro-
gram for public access for specified
shoreline reaches is established in
the Comprehensive Plan, Shoreline
Management Element, Policy SH-31
Table of Public Access Objectives by
Reach and in subsection D4f of this
Section, Table of Public Access Re-
quirements by Reach:
(a) The City shall utilize the
reach policies for public access
as guidance in applying these
provisions to individual develop-
ment sites.
(b) The City shall utilize the
reach policies for public access
as guidance in planning and im-
plementing public projects.
vi. Fund for Off-Site Public Access:
The City shall provide a fund for off-
site public access and may assess
charges to new development that do
not meet all or part of their public ac-
cess requirements. Such a fund and
charges may be part of or coordi-
nated with park impact fees. Off-site
public access shall be developed in
accordance with the reach policies
for public access.
e. Public Access Development Stan-
dards: Public access facilities shall in-
corporate the following design and other
features:
i. Relation to Other Facilities:
(a) Preferred Location: Public
access shall be located adjacent
to other public areas, accesses,
and connecting trails, connected
to the nearest public street, and
include provisions for handi-
capped and physically impaired
persons, where feasible.
(b) Parking Requirements:
Where public access is within
four hundred feet (400') of a pub-
lic street, on-street public parking
shall be provided, where feasi-
ble. For private developments re-
quired to provide more than
twenty (20) parking spaces, pub-
lic parking may be required in ad-
dition to the required parking for
the development at a ratio of one
space per one thousand (1,000)
square feet of public access area
up to three (3) spaces and at one
space per five thousand (5,000)
square feet of public access area
for more than three (3) spaces.
Parking for public access shall
include the parking spaces near-
est to the public access area and
may include handicapped park-
ing if the public access area is
handicapped accessible.
4-3-090D
(Revised 12/11)3 - 40
(c) Planned Trails to Be Pro-
vided: Where public trails are in-
dicated on the City’s
transportation, park, or other
plans, construction of trails shall
be provided within shoreline and
non-shoreline areas of a site.
ii. Design:
(a) General: Design of public
access shall provide the general
public with opportunity to reach,
touch, and enjoy the water’s
edge and to view the water and
the shoreline from adjacent loca-
tions and shall be as close hori-
zontally and vertically to the
shoreline’s edge as feasible; pro-
vided, that public access does
not adversely affect sensitive
ecological features or lead to an
unmitigated reduction in ecologi-
cal functions.
(b) Privacy: Design shall mini-
mize intrusions on privacy of ad-
jacent use by avoiding locations
adjacent to residential windows
and/or outdoor private residential
open spaces or by screening or
other separation techniques.
iii. Use and Maintenance:
(a) Public Access Required for
Occupancy: Required public ac-
cess sites shall be fully devel-
oped and available for public use
at the time of occupancy of the
use or activity or in accordance
with other provisions for guaran-
teeing installation through a
monetary performance assur-
ance.
(b) Maintenance of Public Ac-
cess Required: Public access fa-
cilities shall be maintained over
the life of the use or develop-
ment. Future actions by succes-
sors in interest or other parties
shall not diminish the usefulness
or value of required public ac-
cess areas and associated im-
provements.
(c) Public Access Must Be Le-
gally Recorded: Public access
provisions on private land shall
run with the land and be re-
corded via a legal instrument
such as an easement, or as a
dedication on the face of a plat or
short plat. Such legal instru-
ments shall be recorded prior to
the time of building occupancy or
plat recordation, whichever
comes first.
(d) Maintenance Responsibil-
ity: Maintenance of the public ac-
cess facility shall be the
responsibility of the owner un-
less otherwise accepted by a
public or nonprofit agency
through a formal recorded agree-
ment.
(e) Hours of Access: Public ac-
cess facilities shall be available
to the public twenty four (24)
hours per day unless an alter-
nate arrangement is granted
though the initial shoreline per-
mitting process for the project.
Changes in access hours pro-
posed after initial permit ap-
proval shall be processed as a
shoreline conditional use.
(f) Signage Required: The
standard State-approved logo or
other approved signs that indi-
cate the public’s right of access
and hours of access shall be in-
stalled and maintained by the
owner. Such signs shall be
posted in conspicuous locations
at public access sites and at the
nearest connection to an off-site
public right-of-way.
f. Public Access Requirements by
Reach: The following table identifies the
performance standards for public access
within the shoreline, and shall be applied
if required by the use regulations or de-
velopment standards of the Shoreline
Master Program.
4-3-090D
3 - 40.1 (Revised 12/11)SHORELINE REACH Public Access Lake WashingtonLake Washington Reach A and BPublic access shall be provided when lots are subdivided or new nonresidential development occurs consistent with standards of this Section. Lake Washington Reach CThe potential for provision of public access from new development will occur after cleanup of the Superfund site with multi-use development, which shall include shoreline access across the entire property, with controlled access to the water’s edge, consistent with requirements for vegetation conservation and ecological restoration and provisions for water-dependent use, consistent with standards of this Section. Provision of public access from future redevelopment of the Seahawks and Barbee Mill site shall include a continuous public access trail parallel to the shoreline with controlled public access balanced with provisions for ecological restoration, as well as to shared or commercial docks, consistent with standards of this Section.Lake Washington Reach D and EPublic access shall be provided when lots are subdivided or new nonresidential development occurs consistent with standards of this Section. Lake Washington Reach F and GPublic access is one element of park functions that should be continued and incorporated in future plans and balanced with goals for recreation and improving ecologic functions. Lake Washington Reach HPublic access should continue in the future as part of multi-use development of the balance of the property consistent with standards of this Section. Development should include supporting water-oriented uses and amenities such as seating and landscaping.Lake Washington Reach IPublic access is currently not feasible on the three acres of upland State-owned aquatic lands managed by DNR. In the future, if the Boeing site is redeveloped, public access should be provided parallel to the shoreline along the entire property, consistent with standards of this Section, together with goals for ecological restoration and water-dependent and water-oriented use. Lake Washington Reach JPublic access to the Lake Waterfront is provided from the lawn area of the Will Rogers, Wiley Post Memorial Sea Plane Base and should be maintained if such access is not in conflict with the aeronautical use of the property. Lake Washington Reach KIf redevelopment of non-single-family use occurs, public access shall consist of a public pedestrian walkway parallel to the shoreline along the entire property frontage with controlled access to the water’s edge, consistent with standards of this Section and requirements for vegetation conservation and ecological restoration. Public access shall be provided when lots are subdivided consistent with standards of this Section. May CreekMay Creek AIf development occurs adjacent to the streamside, open space standards for vegetation conservation and public access shall be met consistent with standards of this Section.May Creek BAt the time of redevelopment, public access should be provided consistent with standards of this Section from a trail parallel to the water along the entire property with controlled public access to the water consistent with standards of this Section, and goals of preservation and enhancement of ecological functions.
4-3-090D
(Revised 12/11)3 - 40.2May Creek C and DAt the time of development of private lands, public access should be provided consistent with standards of this Section from a trail parallel to the water consistent with trails on public land. All trail development should be set back from the water’s edge with controlled public access to the water and consistent with standards of this Section and goals of preservation and enhancement of ecological functions.Cedar RiverCedar River APublic physical access from a trail parallel to the water should be provided if the Renton Municipal Airport redevelops in the future, balanced with goals of ecological restoration.Cedar River BPublic access should generally be provided within the corridor of public lands adjacent to the river; however, adjacent private parcels not separated by public streets should provide active open space and other facilities to provide gathering places to enjoy the shoreline environment, together with water-oriented uses. Revisions to the existing trail to relocate further from the water’s edge to allow revegetation should be considered in the future as part of public park and river maintenance plans.Cedar River CPublic/community access along the waterfront should be provided as private lands on the north side of the river redevelop, considered along with the goal of restoration of ecological functions. Public or community access shall be provided when residential development occurs consistent with standards of the Shoreline Master Program. Cedar River DThe primary goal for management of this reach should be ecological enhancement. Additional public access to the water’s edge may be provided if consistent with ecological functions. Public access shall be provided when residential lots are subdivided consistent with standards of this Section. Green River Reach APublic physical access from a trail parallel to the water should be provided as private lands redevelop. Public agency actions to improve public access should include acquisition of trail rights to connect the trail system to the Green River Trail and Fort Dent Park. Expansion of public access in the Black River Riparian Forest should occur only if consistent with ecological functions.Black River/Springbrook APublic physical access from a trail parallel to the water should be provided as private lands redevelop. Expansion of public access in the Black River Riparian Forest should occur only if consistent with ecological functions. A trail system is present on the west side of the stream adjacent to the sewage treatment plant and should be retained and possibly enhanced to connect to the Lake to Sound Trail.Springbrook BEnhancement of the trail system on the WSDOT right-of-way that crosses under I-405 should be implemented as part of future highway improvements or other public agency actions.Springbrook CIf future development occurs in this area, a continuous trail system connecting to the existing trail system to the south should be planned, consistent with protection of ecological values of wetlands and streamside vegetation. Lake DesireLake Desire If the existing boat launch area is altered in the future, public access other than boating facilities should include a viewing area. There is currently no formal public access to the water at the Natural Area at the south end of the lake or the County designated Natural Area at the north end of the lake. Interpretive access should be implemented consistent with standards of this Section and goals for preservation and restoration of ecological values. Public access shall be provided when lots are subdivided or new nonresidential development occurs consistent with standards of this Section. SHORELINE REACH Public Access
4-3-090D
3 - 40.3 (Revised 12/11)
5. Building and Development Location –
Shoreline Orientation:
a. General: Shoreline developments
shall locate the water-dependent, water-
related, and water-enjoyment portions of
their developments along the shoreline.
Development and use shall be designed
in a manner that directs land alteration to
the least sensitive portions of the site to
maximize vegetation conservation; mini-
mize impervious surfaces and runoff;
protect riparian, nearshore and wetland
habitats; protect wildlife and habitats;
protect archaeological, historic and cul-
tural resources; and preserve aesthetic
values.
b. Design and Performance Stan-
dards:
i. Location of Development: Devel-
opment and use shall be designed in
a manner that directs land alteration
to the least sensitive portions of the
site.
ii. Stream/Lake Study Required: An
assessment of the existing ecologi-
cal functions provided by topo-
graphic, physical, and vegetation
characteristics of the site shall ac-
company development proposals;
provided, that an individual single
family residence on a parcel less
than twenty thousand (20,000)
square feet shall not be subject to
this requirement. Such assessments
shall include the following general in-
formation:
(a) Impacts of the proposed
use/development on ecological
functions with clear designation
of existing and proposed routes
for water flow, wildlife movement,
and other features.
(b) Infrastructure requirements
such as parking, services, light-
ing and other features, together
with the effects of those infra-
structure improvements on
shoreline ecological functions.
iii. Minimization of Site Alteration:
Development shall minimize site al-
teration in sites with substantial unal-
tered natural features by applying the
following criteria:
(a) Vehicle and pedestrian cir-
culation systems shall be de-
signed to limit clearing, grading,
and alteration of topography and
natural features.
(b) Impervious surfacing for
parking lot/space areas shall be
limited through the use of under-
building parking or permeable
surfaces where feasible.
(c) Utilities shall share roadway
and driveway corridors and
rights-of-way wherever feasible.
(d) Development shall be lo-
cated and designed to avoid the
need for structural shoreline sta-
bilization over the life of the de-
velopment. Exceptions may be
made for the limited instances
where stabilization is necessary
to protect allowed uses, particu-
larly water-dependent uses,
where no alternative locations
are available and no net loss of
ecological functions will result.
iv. Location for Accessory Develop-
ment: Accessory development or use
that does not require a shoreline lo-
cation shall be located outside of
shoreline jurisdiction unless such de-
velopment is required to serve ap-
proved water-oriented uses and/or
developments or unless otherwise
allowed in a High Intensity designa-
tion. When sited within shoreline ju-
risdiction, uses and/or developments
such as parking, service buildings or
areas, access roads, utilities, signs
and storage of materials shall be lo-
cated inland away from the land/wa-
ter interface and landward of water-
oriented developments and/or other
approved uses unless a location
closer to the water is reasonably nec-
essary.
4-3-090D
(Revised 12/11)3 - 40.4
v. Navigation and Recreation to Be
Preserved: Shoreline uses shall not
deprive other uses of reasonable ac-
cess to navigable waters. Existing
water-related recreation shall be pre-
served.
6. Archaeological, Historical, and Cul-
tural Resources:
a. Detailed Cultural Assessments
May Be Required: The City will work
with tribal, State, Federal, and other local
governments as appropriate to identify
significant local historical, cultural, and
archaeological sites in observance of ap-
plicable State and Federal laws protect-
ing such information from general public
disclosure. Detailed cultural assess-
ments may be required in areas with un-
documented resources based on the
probability of the presence of cultural re-
sources.
b. Coordination Encouraged: Own-
ers of property containing identified or
probable historical, cultural, or archaeo-
logical sites are encouraged to coordi-
nate well in advance of application for
development to assure that appropriate
agencies such as the Washington State
Department of Archaeology and Historic
Preservation, affected tribes, and historic
preservation groups have ample time to
assess the site and identify the potential
for cultural resources.
c. Detailed Cultural Assessments
Required: Upon receipt of application for
a development in an area of known or
probable cultural resources, the City shall
require a site assessment by a qualified
professional archaeologist or historic
preservation professional and ensure re-
view by qualified parties including the
Washington State Department of Archae-
ology and Historic Preservation, affected
tribes, and historic preservation groups.
d. Work to Stop Upon Discovery: If
historical, cultural, or archaeological sites
or artifacts are discovered in the process
of development, work on that portion of
the site shall be stopped immediately, the
site secured, and the find reported as
soon as possible to the Administrator of
the Department of Community and Eco-
nomic Development or designee. Upon
notification of such find, the property
owner shall notify the Washington State
Department of Archaeology and Historic
Preservation and affected tribes. The Ad-
ministrator of the Department of Commu-
nity and Economic Development or
designee shall provide for a site investi-
gation by a qualified professional and
may provide for avoidance, or conserva-
tion of the resources, in coordination with
appropriate agencies.
e. Access for Educational Purposes
Encouraged: Land owners are encour-
aged to provide access to qualified pro-
fessionals and the general public if
appropriate for the purpose of public ed-
ucation related to a cultural resource
identified on a property.
7. Standards for Density, Setbacks, and
Height:
a. Shoreline Bulk Standards: This ta-
ble establishes the minimum required di-
mensional requirements for development
including all structures and substantial al-
teration of natural topography. Additional
standards may be established in subsec-
tion E of this Section, Use Regulations,
and subsection F of this Section, Shore-
line Modification.
4-3-090D
3 - 40.5 (Revised 12/11)Table 4-3-090D7a – Shoreline Bulk StandardsNaturalUrbanConservancyShoreline SingleFamilyHigh Intensity High IntensityIsolatedAquaticSetbacks and BuffersStructure Setback from Ordinary High Water Mark (OHWM) – Minimum1Water-Dependent Use100 ft. 100 ft. None2None2NoneWater-Related or Water Enjoyment Use100 ft. 100 ft. 100 ft.3100 ft.4NoneNon-Water-Oriented Use100 ft. 100 ft. 100 ft.3100 ft.5NoneFront Yard, Side Yard, and Rear Yard SetbacksGoverned by underlying zoning in chapter 4-2 RMC except in cases where specific shoreline performance standards provide otherwise. Variance from the front and side yard standards may be granted administratively if needed to meet the established setback from OHWM, as specified in this Section and if standard variance criteria are met. Vegetation Conservation Buffer100 ft. 100 ft. 100 ft.3100 ft.4,5NoneBuilding Height – MaximumIn WaterNot allowed Not allowed 35 ft.635 ft.635 ft.6Within 100 ft. of OHWMNot allowed Not allowed 35 ft.735 ft.8Governed by underlying zoning in chapter 4-2 RMC9More Than 100 ft. from OHWM15 ft. 35 ft. 35 ft.735 ft.8Governed by underlying zoning in chapter 4-2 RMC9Accessory Building15 ft. 15 ft. 15 ft. Same as above Governed by underlying zoning in chapter 4-2 RMC9
4-3-090D
(Revised 12/11)3 - 40.6 Table Notes:1. Architectural features of buildings, such as eaves or balconies, and other building elements above the first floor may project a maximum of five feet (5') into the buffer/setback area as established in this table, or as modified by subsection F1 of this Section, Vegetation Conservation.2. Setback shall be the maximum determined by the specific needs of the water-dependent use and shall not apply to a structure housing any other use.3. Building setback and buffer may be based on lot depth as provided in subsection F1c of this Section.4. Water-oriented uses may be established closer to OHWM only in cases where the vegetation conservation buffer is varied in accordance with sub-section F1 of this Section, Vegetation Conservation. Buildings shall be no closer than fifty feet (50'), except as consistent with a Master Site Plan approved prior to the adoption of this Section. 5. Non-water-oriented uses may be established closer to OHWM only in cases where the vegetation conservation buffer is varied in accordance with subsection F1 of this Section, Vegetation Conservation. Buildings shall be no closer than seventy five feet (75'), except as consistent with a Master Site Plan approved prior to the adoption of this Section.6. Additional height may be allowed if essential to the function of a water-dependent use, except as consistent with a Master Site Plan approved prior to the adoption of this Section.Coverage StandardsImpervious Area within the Buffer/SetbackNot allowed 5%105%105%10Governed by underlying zoning in chapter 4-2 RMC9Impervious Area within 100 ft. of OHWM – MaximumNot allowed 10%1150%1150%11Governed by underlying zoning in chapter 4-2 RMC9Lot Coverage for Buildings within 100 ft. of OHWM – Maximum5%125%1225%12None12Governed by underlying zoning in chapter 4-2 RMC9Lot Coverage for Buildings More Than 100 ft. from OHWM – Maximum5% 15% 35% Governed by underlying zoning in chapter 4-2 RMC9Governed by underlying zoning in chapter 4-2 RMC9Table 4-3-090D7a – Shoreline Bulk StandardsNaturalUrbanConservancyShoreline SingleFamilyHigh Intensity High IntensityIsolatedAquatic
4-3-090D
3 - 40.7 (Revised 12/11)7. If the maximum allowed height in the underlying zoning is less than the maximum allowed height in the shoreline overlay, a non-shoreline variance from the standard in chapter 4-2 RMC, Zoning Districts – Uses and Standards, must be obtained from the Administrator of the Department of Com-munity and Economic Development or designee to allow any height over the amount allowed in the underlying zone.8. Additional height may be allowed if essential to the function of a water-dependent use. Height up to that established in chapter 4-2 RMC, Zoning Dis-tricts – Uses and Standards, may be allowed for non-water-dependent uses in the following reaches:Lake Washington Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black River Reach A; May Creek Reach B; and Springbrook Creek Reaches B, C, and D: a. For buildings landward of one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall:i. Begin along a line lying parallel to and one hundred feet (100') from OHWM at a height of either thirty five feet (35') or one half (1/2) the maximum height allowed in the underlying zone, whichever is greater; andii. Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. b. For buildings allowed waterward of one hundred feet (100') from OHWM through a modified setback, the maximum building height shall be as follows:i. Between the modified setback line and the line lying parallel to and one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall:(a) Begin at a height of thirty five feet (35') along the line of the modified setback; and(b) Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning) or to the line lying parallel to and one hundred feet (100') from OHWM, whichever comes first; andii. Landward of one hundred feet (100') from OHWM, the applicant shall have the option of choosing the maximum building height defined by either:(a) Using the maximum allowable building height envelope described in Table Note 8.a, above; or(b) Having the maximum allowable building height envelope described in Table Note 8.b.i, above, continue an upward, landward tran-sition at a slope of one vertical to one horizontal from the envelope’s height along a line lying parallel to and one hundred feet (100') from OHWM either until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or to the end of shoreline jurisdiction, whichever comes first. 9. Height is governed by the underlying standards in chapter 4-2 RMC; provided, that if a property is separated from OHWM by an intervening parcel in separate ownership and the distance from OHWM is less than one hundred feet (100'), the height adjacent to the intervening parcel in separate
4-3-090D
(Revised 12/11)3 - 40.8ownership and the distance from OHWM is less than one hundred feet (100'), the height adjacent to the intervening parcel is limited to an increase over the maximum allowed use of the intervening parcel at a slope of one vertical to one horizontal.10. Up to five percent (5%) impervious surface is allowed in vegetation conservation buffers/setbacks for access to the shoreline, or a pathway up to six feet (6') wide, whichever is greater. In addition, for projects that provide public access and the opportunity for substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed closer than twenty five feet (25') from OHWM.11. In cases where the depth of the vegetation conservation buffer/setback is modified in accordance with subsection F1 of this Section, Vegetation Con-servation, that portion of the first one hundred feet (100') from OHWM upon which development is to be located is permitted a maximum of fifty per-cent (50%) impervious surface, unless a different standard is stated below: Lake Washington Reaches H and I – Up to seventy five percent (75%) impervious surface, except as consistent with a Master Site Plan approved prior to the adoption of this Section.Lake Washington Reach J – No limit is provided for the Renton Municipal Airport. Cedar River Reach A – No limit is provided for the Renton Municipal Airport. Cedar River Reach B and C – No limit to impervious surface.Cedar River Reach D – No more than five percent (5%) impervious surface.Springbrook Creek Reaches B through D – No more than sixty five percent (65%) impervious surface.12. No building coverage is allowed in vegetation conservation buffers. If the buffer depth is modified in accordance with subsection F1 of this Section, Vegetation Conservation, that portion of the first one hundred feet (100') from OHWM upon which development is to be located shall be permitted the following coverage: Lake Washington High Intensity Overlay District – Up to fifty percent (50%) building coverage, except as consistent with a Master Site Plan approved prior to the adoption of this Section.Cedar River Reach A – Up to twenty percent (20%) for the Renton Municipal Airport. Cedar River Reach B – No limit on building coverage.Cedar River Reach C – Up to sixty five percent (65%) building coverage, or up to seventy five percent (75%) if parking is provided within a building or parking garage (parking stall may not be located within one hundred feet (100') of OHWM). Cedar River Reach D – No more than five percent (5%) building coverage.Green River A – Up to fifty percent (50%) building coverage.Springbrook Creek Reach A – No more than five percent (5%) building coverage.Springbrook Creek Reaches B through D – Up to fifty percent (50%) building coverage.
4-3-090D
3 - 40.9 (Revised 12/11)
b. City-Wide Development Stan-
dards: Table 4-3-090D7a replaces the
standards of the underlying zone in chap-
ter 4-2 RMC for those specific standards
enumerated. All other standards of the
Renton development regulations, flood
control regulations, subdivision regula-
tions, health regulations, and other
adopted regulatory provisions apply
within shoreline jurisdiction. In the event
the provisions of the Shoreline Master
Program conflict with provisions of other
City regulations, the more restrictive shall
prevail.
c. Measurement:
i. Horizontal measurement shall be
measured outward on a plane and in
the direction that results in the great-
est dimension from property lines, or
from other features specified.
ii. Height is measured consistent
with the definition of “building height”
in RMC 4-11-020.
d. Activities Exempt from Buffers
and Setbacks: The following develop-
ment activities are not subject to buffers
and setbacks; provided, that they are
constructed and maintained in a manner
that minimizes adverse impacts on
shoreline ecological functions; and pro-
vided further, that they comply with all the
applicable regulations in RMC Title IV:
i. Water-Dependent Development:
Those portions of approved water-
dependent development that require
a location waterward of the OHWM of
streams, rivers, lakes, ponds, marine
shorelines, associated wetlands,
and/or within their associated buff-
ers.
ii. Underground Utilities: Under-
ground utilities, including stormwater
outfalls and conveyance pipes.
iii. Modifications Necessary for
Agency Compliance: Modifications to
existing development that are neces-
sary to comply with environmental re-
quirements of any agency, when
otherwise consistent with the Shore-
line Master Program; provided, that
the Administrator of the Department
of Community and Economic Devel-
opment or designee determines that:
(a) The facility cannot meet the
dimensional standard and ac-
complish the purpose for which it
is intended;
(b) The facility is located, de-
signed, and constructed to meet
specified dimensional standards
to the maximum extent feasible;
and
(c) The modification is in con-
formance with the provisions for
nonconforming development
and uses.
iv. Necessary Access: Roads, rail-
ways, and other essential public fa-
cilities that must cross shorelines
and are necessary to access ap-
proved water-dependent develop-
ment subject to development
standards in subsection E of this
Section, Use Regulations.
v. Stairs and Walkways: Stairs and
walkways not greater than five feet
(5') in width or eighteen inches (18')
in height above grade, except for rail-
ings.
vi. Essential Public Facilities: An
essential public facility or public utility
where the Administrator of the De-
partment of Community and Eco-
nomic Development or designee
determines that:
(a) The facility cannot meet the
dimensional standard and ac-
complish the purpose for which it
is intended; and
(b) The facility is located, de-
signed, and constructed to meet
specified dimensional standards
to the maximum extent feasible.
vii. Shared Moorage: Shared moor-
ages shall not be subject to side yard
setbacks when located on or adja-
4-3-090E
(Revised 12/11)3 - 40.10
cent to a property line shared in com-
mon by the project proponents and
where appropriate easements or
other legal instruments have been
executed providing for ingress and
egress to the facility.
viii. Flood Storage: Approved com-
pensating flood storage areas.
8. Private Property Rights: Regulation of
private property to implement any program
goals such as public access and protection of
ecological functions must be consistent with
all relevant constitutional and other legal lim-
itations. These include, but are not limited to,
property rights guaranteed by the United
States Constitution and the Washington State
Constitution, applicable Federal and State
case law, and State statutes, such as RCW
34.05.328, 43.21C.060, and 82.02.020. The
Administrator of the Department of Commu-
nity and Economic Development or designee
shall have the authority to make findings con-
cerning public access regarding nexus and
proportionality on any shoreline permit.
9. Treaty Rights: Rights reserved or other-
wise held by Indian Tribes pursuant to trea-
ties, executive orders, or statutes, including
right to hunt, fish, gather, and the right to re-
served water, shall not be impaired or limited
by any action taken or authorized by the City
under its Shoreline Master Program, and all
rights shall be accommodated.
E. USE REGULATIONS:
1. Shoreline Use Table: Uses specified in
the table below are subject to the use and de-
velopment standards elsewhere in this Sec-
tion and the policies of the Shoreline Master
Program.
4-3-090E
3 - 40.11 (Revised 12/11)Table 4-3-090E1 Shoreline Use Table:KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use PermitNatural Urban ConservancySingle Family Residential Aquatic High IntensityHigh Intensity IsolatedRESOURCEAquaculture P1P1XPP XMining X X X X X XPreservation and Enhancement of Natural Features or Ecological ProcessesP1PP P8Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Low Intensity Scientific, Cultural, Historic, or Educational UseP1PP P8Fish and Wildlife Resource EnhancementP1PP P8RESIDENTIALDetached Dwellings X P4P5X Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Attached Dwellings X X X XAccessory Dwelling UnitsX AD AD XGroup Homes I X X X XGroup Homes II (for six or fewer residents)XX P XGroup Homes II (for seven or more residents)XX H XAdult Family Home X X H X
4-3-090E
(Revised 12/11)3 - 40.12CIVIC USESK-12 Educational Institution (public or private)X X P X Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Roads (not providing direct access to permitted or conditional uses)XX H XCOMMERCIAL USESHome Occupations X P AD X Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Adult Day Care I X X AD XAdult Day Care II X X H XTable 4-3-090E1 Shoreline Use Table:KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use PermitNatural Urban ConservancySingle Family Residential Aquatic High IntensityHigh Intensity Isolated
4-3-090E
3 - 40.13 (Revised 12/11)RECREATIONParks, Neighborhood H1H6PP8Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Parks, Regional/CommunityH1H6AD6P8Passive Recreation H1PP P8Public Hiking and Bicycle Trails, Over LandH1P1PXActive Recreation X P2PP8Boat Launches X P X P8Mooring Piles X P P P8Boat Moorage X P P P8Boat Lifts X X P7P8Boat Houses X X X XGolf Courses X H2HXMarinas X X AD6P8Expansion of Existing Over-Water TrailsH10AD10AD10AD10AD10XTable 4-3-090E1 Shoreline Use Table:KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use PermitNatural Urban ConservancySingle Family Residential Aquatic High IntensityHigh Intensity Isolated
4-3-090E
(Revised 12/11)3 - 40.14INDUSTRIALIndustrial Use X X X H8Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.UTILITIESStructures for Floodway Management, Including Drainage or Storage and Pumping FacilitiesH1PP P8Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Local Service Utilities X P3P3P8Major Service Utilities X H6H6H6P3P8Table 4-3-090E1 Shoreline Use Table:KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use PermitNatural Urban ConservancySingle Family Residential Aquatic High IntensityHigh Intensity Isolated
4-3-090E
3 - 40.15 (Revised 12/11)Table Notes:1. Provided that the use does not degrade the ecological functions or natural character of the shoreline area.2. Use is allowed, but structures shall not be placed within the shoreline jurisdiction.3. Allowed only to serve approved or conditional uses, but should be located outside of shoreline jurisdiction if feasible.4. Limited to existing lots, or clustered subdivisions that retain sensitive areas.5. Includes uses customarily incidental to and subordinate to the primary use, and located on the same lot.6. Existing use is permitted, but new use is subject to a Shoreline Conditional Use Permit.7. Allowed as accessory to a residential dock; provided, that all lifts are placed as far waterward as feasible and safe; and platform lifts are fully grated.8. Only allowed if the use is water-dependent.9. If the unspecified use is prohibited in the underlying zoning it is also prohibited in shoreline jurisdiction.10. No new over-water trails shall be allowed unless it is part of the expansion of an existing over-water trail or over-water trail system. Such expansions shall be considered a conditional use if allowed in the Public Access Requirements by Reach Table at subsection D4f of this Section and if impacts are limited. ACCESSORY USESParking Areas X P3P3X Except for the land uses specified in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit.Except for the land uses specifically prohibited in this table, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district.Roads X P3P3XBed and Breakfast HouseXX AD XSea Plane Moorage X X P P8Helipads X X P P8USES NOT SPECIFIED XX H9H8H9XTable 4-3-090E1 Shoreline Use Table:KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use PermitNatural Urban ConservancySingle Family Residential Aquatic High IntensityHigh Intensity Isolated
4-3-090E
(Revised 12/11)3 - 40.16
2. Aquaculture:
a. No Net Loss Required: Aquaculture
shall not be permitted in areas where it
would result in a net loss of ecological
functions and shall be designed and lo-
cated so as not to spread disease to na-
tive aquatic life, or establish new non-
native species which cause significant
ecological impacts.
b. Aesthetics: Aquaculture facilities
shall not significantly impact the aesthetic
qualities of the shoreline.
c. Structure Requirements: All struc-
tures over or in the water shall meet the
following restrictions:
i. They shall be securely fastened
to the shore.
ii. They shall be designed for a min-
imum of interference with the natural
systems of the waterway including,
for example, water flow and quality,
fish circulation, and aquatic plant life.
iii. They should not prohibit or re-
strict other human uses of the water,
such as swimming and/or boating.
iv. They shall be set back appropri-
ate distances from other shoreline
uses, if potential conflicts exist.
3. Boat Launching Ramps:
a. Boat Launching Ramps Shall Be
Public: Any new boat launching ramp
shall be public, except those related to a
marina, water-dependent use, or provid-
ing for hand launching of small boats with
no provisions for vehicles or motorized
facilities.
b. No Net Loss Required: Choice of
sites for boat launching ramps shall en-
sure no net loss of ecological functions
through assessment of the shoreline con-
ditions and impacts of alteration of those
conditions, as well as the disturbance re-
sulting from the volume of boat users.
c. Consideration of Impacts on Adja-
cent Uses: Launch ramps locations shall
consider impacts on adjacent uses in-
cluding:
i. Traffic generation and the ade-
quacy of public streets to service.
ii. Impacts on adjacent uses, in-
cluding noise, light, and glare.
iii. Hours of operation may be re-
stricted to assure compatibility.
iv. Potential impacts on aquatic
habitat, including impacts of distur-
bance by boats using the facility.
d. Water and Shore Characteristics:
i. Water depth shall be deep
enough off the shore to allow use by
boats without maintenance dredging.
ii. Water currents and movement
and normal wave action shall be suit-
able for ramp activity.
e. Topography: The proposed area
shall not present major geological or to-
pographical obstacles to construction or
operation of the ramp. Site adaptation
such as dredging shall be minimized.
f. Design to Ensure Minimal Impact:
The ramp shall be designed so as to al-
low for ease of access to the water with
minimal impact on the shoreline and wa-
ter surface.
g. Surface Materials: The surface of
the ramp may be concrete, precast con-
crete, or other hard permanent sub-
stance. Loose materials, such as gravel
or cinders, will not be used. The material
chosen shall be appropriate considering
the following conditions:
i. Soil characteristics;
ii. Erosion;
iii. Water currents;
iv. Waterfront conditions;
4-3-090E
3 - 40.17 (Revised 12/11)
v. Usage of the ramp;
vi. Durability; and
vii. Avoidance of contamination of
the water.
h. Shore Facilities Required:
i. Adequate on-shore parking and
maneuvering areas shall be provided
based on projected demand. Provi-
sion shall be made to limit use to
available parking to prevent spillover
outside designated parking areas.
ii. Engineering design and site lo-
cation approval shall be obtained
from the appropriate City depart-
ment.
4. Commercial and Community Ser-
vices:
a. Use Preference and Priorities:
New commercial and community ser-
vices developments are subject to the fol-
lowing:
i. Water-Dependent Uses: Water-
dependent commercial and commu-
nity service uses shall be given pref-
erence over water-related and water-
enjoyment commercial and commu-
nity service uses. Prior to approval of
water-dependent uses, the Adminis-
trator of the Department of Commu-
nity and Economic Development or
designee shall review a proposal for
design, layout, and operation of the
use and shall make specific findings
that the use qualifies as a water-de-
pendent use. Water-dependent com-
mercial and community service uses
shall provide public access in a man-
ner that will not interfere with the wa-
ter-dependent aspects of the use.
The portion of a site not required for
water-oriented use may include mul-
tiple use, approved non-water-ori-
ented uses, ecological restoration,
and public access. All uses shall pro-
vide public access in accordance
with subsection D4f of this Section,
Table of Public Access Require-
ments by Reach. On Lake Washing-
ton, multiple use development that
incorporates water-dependent use
within one hundred feet (100') of the
OHWM may not include non-water-
oriented uses at the ground level.
ii. Water-Related Uses: Water-re-
lated commercial and community
service uses shall not be approved if
they displace existing water-depen-
dent uses. Prior to approval of a wa-
ter-related commercial or community
service use, review of the design,
layout, and operation of the use shall
confirm that the use has a functional
requirement for a waterfront location,
or the use provides a necessary ser-
vice supportive of the water-depen-
dent uses, and/or the proximity of the
use to its customers makes its ser-
vices less expensive and/or more
convenient. On Lake Washington, al-
lowed water-related commercial and
community service uses shall be
evaluated in terms of whether the
use facilitates a State-wide interest,
including increasing public access
and public recreational opportunities
in the shoreline.
iii. Water-Enjoyment Uses: Water-
enjoyment commercial and commu-
nity service uses shall not be ap-
proved if they displace existing
water-dependent or water-related
uses or if they occupy space desig-
nated for water-dependent or water-
related use identified in a substantial
development permit or other ap-
proval. Prior to approval of water-en-
joyment uses, review of the design,
layout, and operation of the use shall
confirm that the use facilitates public
access to the shoreline as, or the use
provides for, aesthetic enjoyment of
the shoreline for a substantial num-
ber of people as a primary character-
istic of the use. The ground floor of
the use must be ordinarily open to
the general public and the shoreline-
oriented space within the project
must be devoted to the specific as-
pects of the use that foster shoreline
enjoyment. On Lake Washington, al-
lowed water-enjoyment commercial
uses shall be evaluated in terms of
4-3-090E
(Revised 12/11)3 - 40.18
whether the use facilitates a State-
wide interest, including increasing
public access and public recreational
opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-
water-oriented commercial and com-
munity service uses may be permit-
ted where:
(a) Located on a site physically
separated from the shoreline by
another private property in sepa-
rate ownership or a public right-
of-way such that access for wa-
ter-oriented use is precluded;
provided, that such conditions
were lawfully established prior to
the effective date of the Shore-
line Master Program, or estab-
lished with the approval of the
City; or
(b) Proposed on a site where
navigability is severely limited
(i.e., all shoreline rivers and
creeks), the commercial or com-
munity service use provides a
significant public benefit such as
providing public access and/or
ecological restoration; or
(c) The use is part of a multiple
use project that provides signifi-
cant public benefit with respect
to the objectives of the Shoreline
Management Act such as:
(1) Restoration of ecological
functions both in aquatic and up-
land environments that shall pro-
vide native vegetation buffers
according to the standards for
the specific reach as specified in
subsection F1 of this Section,
Vegetation Conservation, and in
accordance with the Restoration
Element of this plan or other
plans and policies including the
WRIA 8 Salmon Restoration
Plans; or
(2) The balance of the water
frontage not devoted to ecologi-
cal restoration and associated
buffers shall be provided as pub-
lic access. Community access
may be allowed subject to the
provisions of subsection E9 of
this Section, Residential Devel-
opment.
b. Over-Water Structures: Over-water
structures are allowed only for those por-
tions of water-dependent commercial
uses that require over-water facilities or
for public recreation and public access
facilities. Non-water-dependent commer-
cial uses shall not be allowed over water
except in limited instances where they
are appurtenant to and necessary in sup-
port of water-dependent uses.
c. Setbacks: Public access adjacent to
the water may be located within the re-
quired setback, subject to the standards
for impervious surface in subsection D7a
of this Section, Setbacks, for non-water-
oriented commercial buildings and shall
be located no closer than one hundred
feet (100') from the OHWM; provided,
this requirement may be modified in ac-
cordance with subsection F1 of this Sec-
tion, Vegetation Conservation.
d. Scenic and Aesthetic Qualities: All
new or expanded commercial and com-
munity services developments shall take
into consideration the scenic and aes-
thetic qualities of the shoreline and com-
patibility with adjacent uses as provided
in subsection D3 of this Section, Use
Compatibility and Aesthetic Effects and
subsection D5 of this Section, Building
and Development Location – Shoreline
Orientation.
5. Industrial Use:
a. Use Preferences and Priorities: In-
dustrial developments shall be permitted
subject to the following:
i. Water-Dependent Uses: New in-
dustrial uses in new structures within
the required setback of the shoreline
must be water-dependent.
ii. Existing Non-Water-Dependent
Uses: Existing non-water-dependent
uses may be retained and expanded,
subject to provisions for nonconform-
4-3-090E
3 - 40.19 (Revised 12/11)
ing uses activities and sites; pro-
vided, that expansion of structures
within the required setback between
the building and the water shall be
prohibited unless it is demonstrated
that the impacts of the expansion can
be mitigated through on-site mea-
sures such as buffer enhancement or
low impact stormwater development.
Changes in use are limited to existing
structures.
iii. Water-Related Uses: Water-re-
lated industrial uses may not be ap-
proved if they displace existing
water-dependent uses. Prior to ap-
proval of a water-related industrial
use, review of the design, layout, and
operation of the use shall confirm
that the use has a functional require-
ment for a waterfront location, or the
use provides a necessary service
supportive of the water-dependent
uses, and/or the proximity of the use
to its customers makes its services
less expensive and/or more conve-
nient. Allowed water-related com-
mercial uses shall be evaluated in
terms of whether the use facilitates a
public interest, including increasing
public access and public recreational
opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-
water-oriented industrial uses may
be permitted where:
(a) Located on a site physically
separated from the shoreline by
another private property in sepa-
rate ownership or a public right-
of-way such that access for wa-
ter-oriented use is precluded;
provided, that such conditions
were lawfully established prior to
the effective date of the Shore-
line Master Program; or
(b) On a site that abuts the wa-
ter’s edge where navigability is
severely limited (i.e., all shore-
line rivers and creeks) and where
the use provides significant pub-
lic benefit with respect to the ob-
jectives of the Shoreline
Management Act by:
(1) Restoration of ecological
functions both in aquatic and up-
land environments that shall pro-
vide native vegetation buffers
according to the standards for
the specific reach as specified in
subsection F1 of this Section,
Vegetation Conservation, and in
accordance with the Restoration
Element of this plan and other
plans and policies including the
WRIA 8 and 9 Salmon Restora-
tion Plans; or
(2) The balance of the water
frontage not devoted to ecologi-
cal restoration and associated
buffers shall be provided as pub-
lic access in accordance with
subsection D4 of this Section,
Public Access.
b. Clustering of Non-Water-Oriented
Uses: Any new use of facility or expan-
sion of existing facilities shall minimize
and cluster those water-dependent and
water-related portions of the develop-
ment along the shoreline and place in-
land all facilities which are not water-
dependent.
c. Over-Water Structures: Over-water
structures are allowed only for those por-
tions of water-dependent industrial uses
that require over-water facilities. Any
over-water structure is water-dependent,
is limited to the smallest reasonable di-
mensions, and is subject to shoreline
conditional use approval.
d. Materials Storage: New industrial
development may not introduce exterior
storage of materials outside of buildings
within shoreline jurisdiction, except by
approval of a Shoreline Conditional Use
Permit subject to the additional criteria
that exterior storage is essential to the
use.
e. No Discharge Allowed: Each indus-
trial use shall demonstrate that no spill or
discharge to surface waters will result
from the use or shall demonstrate in the
permit application a specific program to
contain and clean up spills or discharges
4-3-090E
(Revised 12/11)3 - 40.20
of pollutants associated with the indus-
trial use and activity.
f. Offshore Log Storage: Offshore log
storage shall only be allowed only to
serve a processing use and shall be lo-
cated where water depth is sufficient
without dredging, where water circulation
is adequate to disperse polluting wastes
and where they will not provide habitat for
salmonid predators.
g. Scenic and Aesthetic Qualities:
New or expanded industrial develop-
ments shall take into consideration the
scenic and aesthetic qualities of the
shoreline and compatibility with adjacent
uses as provided in subsection D3 of this
Section, Use Compatibility and Aesthetic
Effects, and subsection D5 of this Sec-
tion, Building and Development Location
– Shoreline Orientation.
6. Marinas:
a. Applicability: The standards speci-
fied for marinas shall be applied to all de-
velopment as described below:
i. Joint use single family docks
serving four (4) or more residences.
ii. Any dock allowed for multi-family
uses.
iii. Docks serving all other multiple
use facilities including large boat
launches and mooring buoy fields.
b. Lake Washington: Marinas on Lake
Washington shall be permitted only
when:
i. Detailed analysis of ecological
conditions demonstrate that they will
not result in a net loss of ecological
functions and specifically will not in-
terfere with natural geomorphic pro-
cesses including delta formation, or
adversely affect native and anadro-
mous fish.
ii. Future dredging is not required to
accommodate navigability.
iii. Adequate on-site parking is
available commensurate with the
size and character of moorage facili-
ties provided in accordance with the
parking standards in RMC 4-4-080F.
Parking areas not associated with
loading areas shall be sited as far as
feasible from the water’s edge and
outside of vegetated buffers de-
scribed in subsection F1 of this Sec-
tion, Vegetation Conservation.
iv. Adequate water area is available
commensurate with the actual moor-
age facilities provided.
v. The location of the moorage facil-
ities is adequately served by public
roads.
c. Location Criteria:
i. Marinas shall not be located near
beaches commonly used for swim-
ming unless no alternative location
exists, and mitigation is provided to
minimize impacts to such areas and
protect the public health, safety, and
welfare.
ii. Marinas and accessory uses
shall be located only where adequate
utility services are available, or
where they can be provided concur-
rent with the development.
iii. Marinas, launch ramps, and ac-
cessory uses shall be designed so
that lawfully existing or planned pub-
lic shoreline access is not unneces-
sarily blocked, obstructed, nor made
dangerous.
d. Design Requirements:
i. Marinas shall be designed to re-
sult in no net loss of ecological func-
tions.
ii. Marinas and boat launches shall
provide public access for as many
water-dependent recreational uses
as possible, commensurate with the
scale of the proposal. Features for
such access could include, but are
not limited to: docks and piers, pe-
4-3-090E
3 - 40.21 (Revised 12/11)
destrian bridges to offshore struc-
tures, fishing platforms, artificial
pocket beaches, and underwater div-
ing and viewing platforms.
iii. Dry upland boat storage is pre-
ferred for permanent moorage in or-
der to protect shoreline ecological
functions, efficiently use shoreline
space, and minimize consumption of
public water surface areas unless:
(a) No suitable upland loca-
tions exist for such facilities; or
(b) It is demonstrated that wet
moorage would result in fewer
impacts to ecological functions;
or
(c) It is demonstrated that wet
moorage would enhance public
use of the shoreline.
iv. Marinas, launch ramps, and ac-
cessory uses shall be located and
designed with the minimum neces-
sary shoreline stabilization.
v. Public access shall be required in
accordance with subsection D4 of
this Section, Public Access.
vi. Piers and docks shall meet stan-
dards in subsection E7 of this Sec-
tion, Piers and Docks.
vii. New covered moorage for boat
storage is prohibited. Covered over-
water structures may be permitted
only where vessel construction or re-
pair work is to be the primary activity
and covered work areas are demon-
strated to be the minimum necessary
over-water structures. When feasible
any covered over-water structures
shall incorporate windows, skylights,
or other materials to allow sufficient
light to reach the water’s surface.
e. Operation Requirements:
i. Marinas and other commercial
boating activities shall be equipped
with facilities to manage wastes, in-
cluding:
(a) Marinas with a capacity of
one hundred (100) or more
boats, or further than one mile
from such facilities, shall provide
pump-out, holding, and/or treat-
ment facilities for sewage con-
tained on boats or vessels.
(b) Discharge of solid waste or
sewage into a water body is pro-
hibited. Marinas and boat launch
ramps shall have adequate
restroom and sewage disposal
facilities in compliance with
applicable health regulations.
(c) Garbage or litter recepta-
cles shall be provided and main-
tained by the operator at
locations convenient to users.
(d) Disposal or discarding of
fish or shellfish cleaning wastes,
scrap fish, viscera, or unused
bait into water or in other than
designated garbage receptacles
near a marina or launch ramp is
prohibited.
(e) Public notice of all regula-
tions pertaining to handling and
disposal of waste, sewage, fuel,
oil or toxic materials shall be re-
viewed and approved and
posted where all users may eas-
ily read them.
ii. Fail safe facilities and proce-
dures for receiving, storing, dispens-
ing, and disposing of oil or hazardous
products, as well as a spill response
plan for oil and other products, shall
be required of new marinas and ex-
pansion or substantial alteration of
existing marinas. Handling of fuels,
chemicals, or other toxic materials
must be in compliance with all appli-
cable Federal and State water quality
laws as well as health, safety, and
engineering requirements. Rules for
spill prevention and response, in-
cluding reporting requirements, shall
be posted on site.
4-3-090E
(Revised 12/11)3 - 40.22
7. Piers and Docks:
a. General Criteria for Use and Ap-
proval of All New or Expanded Piers
and Docks:
i. Piers and docks shall be de-
signed to minimize interference with
the public use and enjoyment of the
water surface and shoreline, nor cre-
ate a hazard to navigation.
ii. The dock or pier shall not result
in the unreasonable interference with
the use of adjacent docks and/or
piers.
iii. The use of floating docks in lieu
of other types of docks is to be en-
couraged in those areas where sce-
nic values are high and where
substantial conflicts with recreational
boaters and fishermen will not be
created.
iv. The expansion of existing piers
and docks is preferred over the con-
struction of new.
v. The responsibility rests on the
applicant to affirmatively demon-
strate the need for the proposed pier
or dock in his/her application for a
permit, except for a dock accessory
to a single family residence on an ex-
isting lot.
vi. All piers and docks shall result
in no net loss of ecological functions.
Docks, piers, and mooring buoys, in-
cluding those accessory to single
family residences, shall avoid, or if
that is not possible, minimize and
mitigate adverse impacts to shoreline
ecological functions such that no net
loss of ecological functions results.
vii. Over-water construction not re-
quired for moorage purposes is regu-
lated as a recreation use.
viii. New or expanded piers and
docks allowed for water-dependent
uses shall be consistent with the fol-
lowing criteria:
(a) Water-dependent uses
shall specify the specific need for
over-water location and shall be
restricted to the minimum size
necessary to meet the needs of
the proposed water-dependent
use.
(b) Water-related, water-enjoy-
ment and multiple uses may be
allowed as part of a dock or pier
to serve as water-dependent use
structures where they are clearly
auxiliary to and in support of wa-
ter-dependent uses, provided
the minimum size requirement
needed to meet the water-de-
pendent use is not violated.
(c) Public access is required
over all docks utilizing public
aquatic lands that serve water-
dependent uses, water-enjoy-
ment uses and multiple uses,
provided it does not preclude the
water-dependent use.
(d) The dock or pier length
shall not extend beyond a length
necessary to provide reasonable
and safe moorage.
b. Additional Criteria for New or Ex-
panded Residential Docks:
i. Single Family Docks:
(a) Single Family Joint Use
Docks: A pier or dock which is
constructed for private recre-
ation moorage associated with a
single family residence, for pri-
vate joint use by two or more sin-
gle family waterfront property
owners, or a community pier or
dock in new waterfront single
family subdivision, is considered
a water-dependent use; pro-
vided, that it is designed and
used only as a facility to access
watercraft owned by the occu-
pants, and to incidental use by
temporary guests. No fees or
other compensation may be
charged for use by nonresidents
4-3-090E
3 - 40.23 (Revised 12/11)
of piers or docks accessory to
residences.
(b) Individual Single Family
Docks: The approval of a new
dock or pier or a modification or
extension of an existing dock or
pier shall include a finding that
the following criteria have been
met:
(1) A new dock providing for
private recreational moorage for
an individual lot may not be per-
mitted in subdivisions approved
on or before January 28, 1993,
unless shared moorage is not
available, and there is no home-
owners association or other cor-
porate entity capable of
developing shared moorage.
(2) A new dock shall not be al-
lowed for an individual lot in
cases where a joint use dock has
been constructed to serve the
subject lot.
(3) Prior to approval of a new
dock for private recreational
moorage for an individual lot, the
owner should demonstrate that
adjacent owners have been con-
tacted and they have declined to
develop or utilize a shared dock.
Such information should be pro-
vided in the project narrative at
the time of permit submittal.
(4) A new dock should be ap-
proved only in cases where use
of a mooring buoy is demon-
strated to be impractical for re-
ducing over-water coverage.
ii. Multi-Family Docks: Multi-family
residential use is not considered a
water-dependent use under the
Shoreline Management Act and
moorage for multi-family residential
use shall be provided only when the
following criteria are met:
(a) The dock provides a public
benefit of shoreline ecological
enhancement in the form of veg-
etation conservation buffer en-
hancement in accordance with
subsection F1 of this Section,
Vegetation Conservation, and/or
public access in accordance with
subsection D4 of this Section,
Public Access;
(b) Moorage at the proposed
dock shall be limited to residents
of the apartments, condomini-
ums, or similar developments for
which the dock was built;
(c) Multi-family moorage serv-
ing more than four (4) vessels
meets the criteria for the ap-
proval of marinas in subsection
E6 of this Section, Marinas.
iii. Shared Docks Required for New
Development: Shared moorage shall
be provided for all new residential de-
velopments of more than two (2) sin-
gle family dwelling units. New
subdivisions shall contain a restric-
tion on the face of the plat prohibiting
individual docks. A site for shared
moorage shall be owned in undivided
interest by property owners within
the subdivision. Shared moorage fa-
cilities shall be available to property
owners in the subdivision for commu-
nity access and may be required to
provide public access depending on
the scale of the facility. If shared
moorage is provided, the applicant/
proponent shall file at the time of plat
recordation a legally enforceable
joint use agreement. Approval shall
be subject to the following criteria:
(a) Shared moorage to serve
new development shall be lim-
ited to the amount of moorage
needed to serve lots with water
frontage. Shared moorage use
by upland property owners shall
be reviewed as a marina.
(b) As few shared docks as
possible shall be developed. De-
velopment of more than one
dock shall include documenta-
tion that a single dock would not
accommodate the need or that
4-3-090E
(Revised 12/11)3 - 40.24
adverse impacts on ecological
functions would result from the
size of dock required.
(c) The size of a dock must
consider the use of mooring
buoys for some or all moorage
needs and the use of all or part of
the dock to allow tender access
to mooring buoys.
(d) Public access shall be pro-
vided over all shared docks utiliz-
ing public aquatic lands that
accommodate five (5) or more
vessels.
c. Design Criteria – General:
i. Pier Type: All piers and docks
shall be built of open pile construc-
tion except that floating docks may
be permitted where there is no dan-
ger of significant damage to an eco-
system, where scenic values are
high and where one or more of the
following conditions exist:
(a) Extreme water depth, be-
yond the range of normal length
piling.
(b) A soft bottom condition,
providing little support for piling.
(c) Bottom conditions that ren-
der it not feasible to install piling.
ii. Construction and Maintenance:
All piers and docks shall be con-
structed and maintained in a safe
and sound condition.
iii. Approach: Approaches to piers
and docks shall consist of ramps or
other structures that span the entire
foreshore to the point of intersection
with stable upland soils. Limited fill or
excavation may be allowed landward
of the OHWM to match the upland
with the elevation of the pier or dock.
iv. Materials: Applicants for the new
construction or extension of piers
and docks or the repair and mainte-
nance of existing docks shall use ma-
terials that will not adversely affect
water quality or aquatic plants and
animals over the long term. Materials
used for submerged portions of a pier
or dock, decking, and other compo-
nents that may come in contact with
water shall be approved by applica-
ble State agencies for use in water to
avoid discharge of pollutants from
wave splash, rain or runoff. Wood
treated with creosote, pentachlo-
rophenol or other similarly toxic ma-
terials is prohibited. Pilings shall be
constructed of untreated materials,
such as untreated wood, approved
plastic composites, concrete or steel.
v. Pilings: Pile spacing shall be the
maximum feasible to minimize shad-
ing and avoid a “wall” effect that
would block or baffle wave patterns,
currents, littoral drift, or movement of
aquatic life forms, or result in struc-
ture damage from driftwood impact
or entrapment. The first piling set
shall be spaced at the maximum dis-
tance feasible to minimize shading
and shall be no less than eighteen
feet (18'). Pilings beyond the first set
of piles shall minimize the size of the
piles and maximize the spacing be-
tween pilings to the extent allowed by
site-specific engineering or design
considerations.
vi. Minimization of Nearshore Im-
pacts: In order to minimize impacts
on nearshore areas and avoid reduc-
tion in ambient light level:
(a) The width of piers, docks,
and floats shall be the minimum
necessary to serve the proposed
use.
(b) Ramps shall span as much
of the nearshore as feasible.
(c) Dock surfaces shall be de-
signed to allow light penetration.
(d) Lights shall avoid illuminat-
ing the water surface. Lighting
facilities shall be limited to the
minimum extent necessary to lo-
cate the pier or dock at night for
4-3-090E
3 - 40.25 (Revised 12/11)
docks serving residential uses.
Lighting to serve water-depen-
dent uses shall be the minimum
required to accommodate the
use and may not be used when
the water-dependent aspects of
the use are not in operation.
vii. Covered Moorage: Covered
moorage is not allowed on any moor-
age facility unless translucent materi-
als are used that allow light
penetration through the canopy, or
through the roof of legal, pre-existing
boat houses. Temporary vessel cov-
ers must be attached to the vessel.
New boat houses are not allowed.
viii. Seaplane Moorage: Seaplane
moorage may be accommodated at
any dock that meets the standards of
the Shoreline Master Program.
ix. Other Agency Requirements: If
deviation from the design standards
specified in subsection E7 of this
Section, Piers and Docks, is ap-
proved by another agency with per-
mitting authority, such as the
Washington Department of Fish and
Wildlife or the U.S. Army Corps of
Engineers, it shall be approved with a
variance, subject to all conditions
and requirements of those permitting
agencies.
d. Design Standards:
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
WHEN ALLOWED
Maximum of one pier
or dock per
developed waterfront
lot or ownership.
A joint use dock may be
constructed for two (2)
or more contiguous
waterfront properties
and may be located on a
side property line, or
straddling a side
property line, common
to both properties or be
provided with an access
easement for all lots
served.1
Joint use docks or piers
serving more than four
(4) residences shall be
regulated as marinas.
Water-dependent
commercial and
industrial uses may
develop docks and
piers to the extent that
they are required for
water-dependent use.
Public access shall be
provided in accordance
with subsection D4 of
this Section, Public
Access.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
4-3-090E
(Revised 12/11)3 - 40.26
LENGTH – MAXIMUM
Docks and
Piers
Minimum needed to
provide moorage for
a single family
residence, a
maximum of one ell
and two (2) fingers.
Maximum: 80 ft. from
OHWM.2
Minimum needed to
provide moorage for the
single family residences
or community being
served. Maximum: 80 ft.
from OHWM.2
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application. Maximum:
120 ft. from OHWM.2
Facilities adjacent to a
designated harbor
area: The dock or pier
may extend to the
lesser of:
a) The general
standard, above; or
b) The inner harbor line
or such point beyond
the inner harbor line as
is allowed by formal
authorization by the
Washington State
Department of Natural
Resources (DNR) or
other agency with
jurisdiction.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Ells and
Fingers
26 ft. 26 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Floats 20 ft. 20 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
3 - 40.27 (Revised 12/11)
WIDTH
Docks and
Piers
4 ft.4 6 ft. Maximum walkway: 8
ft., but 12 ft. if vehicular
access is required for
the approved use.3
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Ells and
Floats
6 ft. 6 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Fingers 2 ft. 2 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Ramp
Connecting
a Pier/Dock
to a Float
3 ft. for walkway, 4 ft.
total
3 ft. for walkway, 4 ft.
total
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
PILINGS – MAXIMUMS
Mooring
Piles
Two (2) piles, up to
12 in. in diameter,
installed within 24 ft.
of a dock or pier and
out of the nearshore
area.
Four (4) piles, up to 12
in. in diameter, installed
within 24 ft. of a dock or
pier and out of the
nearshore area.
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
(Revised 12/11)3 - 40.28
Table Notes:
1. A joint use ownership agreement or covenant shall be executed and recorded with the King County
Assessor’s Office prior to the issuance of permits. A copy of the recorded agreement shall be provided
to the City. Such documents shall specify ownership rights and maintenance provisions, including:
specifying the parcels to which the agreement shall apply; providing that the dock shall be owned
jointly by the participating parcels and that the ownership shall run with the land; providing for ease-
ments to access the dock from each lot served and provide for access for maintenance; providing
apportionment of construction and maintenance expenses; and providing a means for resolution of
disputes, including arbitration and filing of liens and assessments.
2. Maximum length is eighty feet (80') unless a depth of ten feet (10') cannot be obtained. In such cir-
cumstances the dock may be extended until the water depth reaches a point of ten feet (10') in depth
at ordinary low water.
3. Additional width may be allowed to accommodate public access in addition to the water-dependent
use.
4. That portion of a pier or dock beyond thirty feet (30') from OHWM may be up to six feet (6') wide, with-
out a variance, if approved by the U.S. Army Corps of Engineers or the Washington Department of
Fish and Wildlife; or a pier or dock may be six feet (6') wide, waterward from land, without a variance,
if the property owner qualifies for State disabled accommodations.
e. Maintenance and Repair of Docks:
Existing docks or piers that do not comply
with these regulations may be repaired in
accordance with the criteria below.
i. When the repair and/or replace-
ment of the surface area exceeds
thirty percent (30%) of the surface
area of the dock/pier, light penetrat-
ing materials must be used for all re-
placement decking. For floating
docks, light penetrating materials
shall be used where feasible, and as
long as the structural integrity of the
dock is maintained.
ii. When the repair involves re-
placement of the surfacing materials
only, there is no requirement to bring
the dock/pier into conformance with
dimensional standards of this Sec-
tion.
iii. When the repair/replacement in-
volves the replacement of more than
fifty percent (50%) of the pilings, or
more, the entire structure shall be re-
placed in compliance with these reg-
ulations. For floating docks, when the
repair/replacement involves replace-
ment of more than fifty percent (50%)
SETBACKS – MINIMUMS
Side
Setback
No portion of a pier or
dock may lie closer
than 5 ft. to an
adjacent property
line and may not
interfere with
navigation.
No portion of a pier or
dock may lie closer than
5 ft. to an adjacent
property line and may
not interfere with
navigation.
No portion of a pier or
dock may lie closer
than 30 ft. to an
adjacent property line.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
3 - 40.29 (Revised 12/11)
of the total supporting structure (in-
cluding floats, pilings, or cross-bars),
the entire structure shall be replaced
in compliance with these regulations.
iv. When the existing dock/pier is
moved or expanded or the shape re-
configured, the entire structure shall
be replaced in compliance with these
regulations.
f. Buoy and Float Regulations:
i. Buoys Preferred: The use of
buoys for moorage is preferable to
piers, docks, or floats and buoys may
be sited under a shoreline exemption
instead of a Substantial Develop-
ment Permit, provided they do not
exceed the cost threshold.
ii. Floats: Floats shall be allowed
under the following conditions:
(a) The float is served by a
dock attached to the shore for
use of only a tender. The dock
shall be the minimum length to
allow access to a tender and
may not exceed a length of forty
feet (40').
(b) Floats shall be anchored to
allow clear passage on all sides
by small watercraft.
(c) Floats shall not exceed a
maximum of one hundred (100)
square feet in size. A float pro-
posed for joint use between adja-
cent property owners may not
exceed one hundred and fifty
(150) square feet per residence.
Floats for public use shall be
sized in order to provide for the
specific intended use and shall
be limited to the minimum size
necessary.
(d) A single family residence
may only have one float.
(e) Floats shall not be located a
distance of more than eighty feet
(80') beyond the OHWM, except
public recreation floats.
g. Variance to Dock and Pier Dimen-
sions:
i. Requests for greater dock and
pier dimensions than those specified
above may be submitted as a shore-
line variance application, unless oth-
erwise specified.
ii. Any greater dimension than
those listed above may be allowed
subject to findings that a variance re-
quest complies with:
(a) The general criteria for
shoreline variance approval in
RMC 4-9-190I4.
(b) The additional criteria that
the allowed dock or pier cannot
reasonably provide the purpose
for which it is intended without
specific dimensions to serve
specific aspects of a water-de-
pendent use.
(c) Meets the general criteria
for all new and expanded piers
and docks in subsection E7a of
this Section.
8. Recreation:
a. When Allowed: Recreation activi-
ties are allowed when:
i. There is no net loss of ecological
functions, including on- and off-site
mitigation.
ii. Water-related and water-enjoy-
ment uses do not displace water-de-
pendent uses and are consistent with
existing water-related and water-en-
joyment uses.
iii. The level of human activity in-
volved in passive or active recreation
shall be appropriate to the ecological
features and shoreline environment.
iv. State-owned shorelines shall be
recognized as particularly adapted to
providing wilderness beaches, eco-
logical study areas, and other recre-
4-3-090E
(Revised 12/11)3 - 40.30
ational uses for the public in
accordance with RCW 90.58.100(4).
b. Location Relative to the Shore-
line: Activities provided by recreational
facilities must bear a substantial relation-
ship to the shoreline, or provide physical
or visual access to the shoreline.
i. Water-dependent recreation such
as fishing, swimming, boating, and
wading should be located on the
shoreline.
ii. Water-related recreation such as
picnicking, hiking, and walking
should be located near the shoreline.
iii. Non-water-related recreation fa-
cilities shall be located inland. Recre-
ational facilities with large grass
areas, such as golf courses and play-
ing fields, and facilities with exten-
sive impervious surfaces shall
observe vegetation management
standards providing for native vege-
tation buffer areas along the shore-
line.
c. Over-Water Structures: Over-water
structures for recreation use shall be al-
lowed only when:
i. They allow opportunities for sub-
stantial numbers of people to enjoy
the shorelines of the State.
ii. They are not located in or adja-
cent to areas of exceptional ecologi-
cal sensitivity, especially aquatic and
wildlife habitat areas.
iii. They are integrated with other
public access features, particularly
when they provide limited opportuni-
ties to approach the water’s edge in
areas where public access is set
back to protect sensitive ecological
features at the water’s edge.
iv. No net loss of ecological func-
tions will result.
d. Public Recreation: Public recre-
ation uses shall be permitted within the
shoreline only when the following criteria
are considered:
i. The natural character of the
shoreline is preserved and the re-
sources and ecology of the shoreline
are protected.
ii. Accessibility to the water’s edge
is provided consistent with public
safety needs and in consideration of
natural features.
iii. Recreational development shall
be of such variety as to satisfy the di-
versity of demands of the local com-
munity.
iv. Water-related and water-enjoy-
ment uses do not displace water-de-
pendent uses and uses are
consistent with existing water-related
and water-enjoyment uses.
v. Recreational development is lo-
cated and designed to minimize det-
rimental impact on the adjoining
property.
vi. The development provides park-
ing and other necessary facilities to
handle the designed public use.
vii. Effects on private property are
consistent with all relevant constitu-
tional and other legal limitations on
regulation or acquisition of private
property.
viii. Public parks and other public
lands shall be managed in a manner
that provides a balance between pro-
viding opportunities for recreation
and restoration and enhancement of
the shoreline. Major park develop-
ment shall be approved only after a
master planning process that pro-
vides for a balance of these ele-
ments.
e. Private Recreation:
i. Private recreation uses and facili-
ties that exclude the public from pub-
lic aquatic lands are prohibited.
Private recreation uses that utilize
4-3-090E
3 - 40.31 (Revised 12/11)
public aquatic lands shall provide
public access in accordance with cri-
teria in subsection D4 of this Section,
Public Access.
ii. Private recreational uses open to
the public shall be permitted only
when the following standards are
met:
(a) There is no net loss of eco-
logical functions, including on-
and off-site.
(b) There is reasonable public
access provided to the shoreline
at no fee for sites providing rec-
reational uses that are fee sup-
ported, including access along
the water’s edge where appropri-
ate. In the case of Lake Wash-
ington, significant public access
shall be provided in accordance
with public access criteria in sub-
section D4 of this Section, Public
Access.
(c) The proposed facility will
have no significant detrimental
effects on adjacent parcels and
uses.
(d) Adequate, screened, and
landscaped parking facilities that
are separated from pedestrian
paths are provided.
(e) Recreational uses are en-
couraged in multiple use com-
mercial development.
9. Residential Development:
a. Single Family Priority Use and
Other Residential Uses: Single family
residences are a priority on the shoreline
under the Shoreline Management Act
(RCW 90.58.020). All other residential
uses are subject to the preference for wa-
ter-oriented use and must provide for
meeting the requirements for ecological
restoration and/or public access.
b. General Criteria: Residential devel-
opments shall be allowed only when:
i. Density and other characteristics
of the development are consistent
with the Renton Comprehensive
Plan and Zoning Code.
ii. Residential structures shall pro-
vide setbacks and buffers as pro-
vided in subsection D7a of this
Section, Shoreline Bulk Standards,
or as modified under subsection F1
of this Section, Vegetation Conserva-
tion.
c. Public Access Required: Unless
deemed inappropriate due to health,
safety, or environmental concerns, new
single family residential developments,
including subdivision of land for ten (10)
or more parcels, shall provide public ac-
cess in accordance with subsection D4 of
this Section, Public Access. Unless
deemed inappropriate due to health,
safety or environmental concerns, new
multi-family developments shall provide a
significant public benefit such as provid-
ing public access and/or ecological resto-
ration along the water’s edge. For such
proposed development, a community ac-
cess plan may be used to satisfy the pub-
lic access requirement if the following
written findings are made by the Adminis-
trator of the Department of Community
and Economic Development or designee:
i. The community access plan al-
lows for a substantial number of peo-
ple to enjoy the shoreline; and
ii. The balance of the waterfront not
devoted to public and/or community
access shall be devoted to ecological
restoration.
d. Shoreline Stabilization Prohibited:
New residential development shall not re-
quire new shoreline stabilization. Devel-
opable portions of lots shall not be
subject to flooding or require structural
flood hazard reduction measures within a
channel migration zone or floodway to
support intended development during the
life of the development or use. Prior to
approval, geotechnical analysis of the
site and shoreline characteristics shall
demonstrate that new shoreline stabiliza-
tion is unlikely to be necessary for each
4-3-090E
(Revised 12/11)3 - 40.32
new lot to support intended development
during the life of the development or use.
e. Critical Areas: New residential de-
velopment shall include provisions for
critical areas including avoidance, set-
backs from steep slopes, bluffs, landslide
hazard areas, seismic hazard areas, ri-
parian and marine shoreline erosion ar-
eas, and shall meet all applicable
development standards. Setbacks from
hazards shall be sufficient to protect
structures during the life of the structure
(one hundred (100) years).
f. Vegetation Conservation: All new
residential lots shall meet vegetation con-
servation provisions in subsection F1 of
this Section, Vegetation Conservation, in-
cluding the full required buffer area to-
gether with replanting and control of
invasive species within buffers to ensure
establishment and continuation of a veg-
etation community characteristic of a na-
tive climax community. Each lot must be
able to support intended development
without encroachment on vegetation con-
servation areas, except for public trains
and other uses allowed within such ar-
eas. Areas within vegetation conserva-
tion areas shall be placed in common or
public ownership when feasible.
g. New Private Docks Restricted: All
new subdivisions shall record a prohibi-
tion on new private docks on the face of
the plat. An area reserved for shared
moorage may be designated if it meets all
requirements of the Shoreline Master
Program including demonstration that
public and private marinas and other
boating facilities are not sufficient to meet
the moorage needs of the subdivision.
h. Floating Residences Prohibited:
Floating residences are prohibited.
10. Transportation:
a. General Standards: New and ex-
panded transportation facilities shall be
designed to achieve no net loss of eco-
logical functions within the shoreline. To
the maximum extent feasible the follow-
ing standards shall be applied to all trans-
portation projects and facilities:
i. Facilities shall be located outside
of the shoreline jurisdiction and as far
from the land/water interface as pos-
sible. Expansion of existing transpor-
tation facilities shall include analysis
of system options that assess the po-
tential for alternative routes outside
shoreline jurisdiction or set back fur-
ther from the land/water interface.
ii. Facilities shall be located and de-
signed to avoid significant natural,
historical, archaeological, or cultural
sites, and mitigate unavoidable im-
pacts.
iii. Facilities shall be designed and
maintained to prevent soil erosion, to
permit natural movement of ground-
water, and not adversely affect water
quality or aquatic plants and animals
over the life of the facility.
iv. All debris and other waste mate-
rials from construction shall be dis-
posed of in such a way as to prevent
their entry by erosion into any water
body and shall be specified in sub-
mittal materials.
v. Facilities shall avoid the need for
shoreline protection.
vi. Facilities shall allow passage of
flood waters, fish passage, and wild-
life movement by using bridges with
the longest span feasible or when
bridges are not feasible, culverts and
other features that provide for these
functions.
vii. Facilities shall be designed to
accommodate as many compatible
uses as feasible, including, but not
limited to: utilities, viewpoint, public
access, or trails.
b. Roads:
i. New public or private roads and
driveways shall be located inland
from the land/water interface, prefer-
ably out of the shoreline, unless:
(a) Perpendicular water cross-
ings are required for access to
4-3-090E
3 - 40.33 (Revised 12/11)
authorized uses consistent with
the Shoreline Master Program;
or
(b) Facilities are primarily ori-
ented to pedestrian and nonmo-
torized use and provide an
opportunity for a substantial
number of people to enjoy shore-
line areas, and are consistent
with policies and regulations for
ecological protection.
ii. Road locations shall be planned
to fit the topography, where possible,
in order that minimum alteration of
existing natural conditions will be
necessary.
iii. RCW 36.87.130 prohibits vaca-
tion of any right-of-way that abuts
freshwater except for port, recre-
ational, educational or industrial pur-
poses. Therefore, development,
abandonment, or alteration of unde-
veloped road ends within Shoreline
Master Program jurisdiction is pro-
hibited unless an alternate use is ap-
proved in accordance with the
Shoreline Master Program.
c. Railroads: New or expanded rail-
roads shall be located inland from the
land/water interface and out of the shore-
line where feasible. Expansion of the
number of rails on an existing right-of-
way shall be accompanied by meeting
the vegetation conservation provisions
for moderate expansion of nonconform-
ing uses in RMC 4-10-095, Nonconform-
ing Uses, Activities, Structures and Sites.
d. Trails:
i. Trails that provide public access
on or near the water shall be located,
designed, and maintained in a man-
ner that protects the existing environ-
ment and shoreline ecological
functions. Preservation or improve-
ment of the natural amenities shall be
a basic consideration in the design of
shoreline trails.
ii. The location and design of trails
shall create the minimum impact on
adjacent property owners including
privacy and noise.
iii. Over-water structures may be
provided for trails in cases where:
(a) Key trail links for local or re-
gional trails must cross streams,
wetlands, or other water bodies.
(b) For interpretive facilities.
(c) To protect sensitive riparian
and wetland areas from the ad-
verse impacts of at grade trails,
including soil compaction, ero-
sion potential and impedance of
surface and groundwater move-
ment.
iv. Trail width and surface materials
shall be appropriate for the context
with narrow soft surface trails in ar-
eas of high ecological sensitivity
where the physical impacts of the
trail and the number of users should
be minimized with wider hard-sur-
faced trails with higher use located in
less ecologically sensitive areas.
e. Parking:
i. When Allowed: Parking facilities
in shorelines are not a preferred use
and shall be allowed only as neces-
sary to serve an authorized primary
use.
ii. Public Parking:
(a) In order to encourage public
use of the shoreline, public park-
ing is to be provided at frequent
locations on public streets, at
shoreline viewpoints, and at trail-
heads.
(b) Public parking facilities
shall be located as far as feasible
from the shoreline unless park-
ing areas close to the water are
essential to serve approved rec-
reation and public access. In
general, only handicapped park-
ing should be located near the
land/water interface with most
4-3-090E
(Revised 12/11)3 - 40.34
other parking located within
walking distance and outside of
vegetation conservation buffers
provided in subsection F1 of this
Section, Vegetation Conserva-
tion.
(c) Public parking facilities shall
be designed and landscaped to
minimize adverse impact upon
the shoreline and adjacent lands
and upon the water view.
iii. Private Parking:
(a) Private parking facilities
should be located away from the
shoreline unless parking areas
close to the water are essential
to serve approved uses and/or
developments. When sited within
shoreline jurisdiction, parking
shall be located inland away
from the land/water interface and
landward of water-oriented de-
velopments and/or other ap-
proved uses.
(b) Surface parking areas shall
be located and designed to mini-
mize visual impacts as viewed
from the shoreline and from
views of the shoreline from up-
land properties.
(c) Parking structures shall be
located outside of shoreline veg-
etation conservation buffers and
behind or within the first row of
buildings between the water and
the developed portions of a site
and designed such that the front-
age visible from the shoreline ac-
commodates other uses and
parked cars are not visible from
that frontage.
(d) Parking lot design, land-
scaping and lighting shall be
governed by the provisions of
chapter 4-4 RMC and the provi-
sions of the Shoreline Master
Program.
f. Aviation:
i. Prohibited Near Natural or Urban
Conservancy Areas: Aviation facili-
ties are prohibited within two hun-
dred feet (200') of a Natural or Urban
Conservancy Shoreline Overlay Dis-
trict.
ii. Airports:
(a) A new airport shall not be
allowed to locate within the
shoreline; however, an airport al-
ready located within a shoreline
shall be permitted.
(b) Upgrades of facilities to
meet FAA requirements or im-
provements in technology shall
be permitted.
(c) Facilities to serve sea-
planes may be included as an
accessory use in any existing air-
port.
(d) Helipads may be included
as an accessory use in any exist-
ing airport.
(e) Aviation-related manufac-
turing shall be permitted in an
airport.
(f) New or upgraded airport fa-
cilities shall be designed and op-
erated such that:
(1) All facilities that are non-
water-dependent shall be lo-
cated outside of shoreline juris-
diction, if feasible. When sited
within shoreline jurisdiction, uses
and/or developments such as
parking, hangars, service build-
ings or areas, access roads, util-
ities, signs, and storage of
materials shall be located as far
from the land/water interface as
feasible. The minimum setback
shall be twenty feet (20') from the
OHWM of the shoreline and shall
be designed and spaced to allow
viewing of airport activities from
the area along the water’s edge.
4-3-090E
3 - 40.35 (Revised 12/11)
(2) New or upgraded airport fa-
cilities shall minimize impacts on
shoreline ecological functions,
including control of pollutant dis-
charge. The standards for water
quality and criteria for application
shall be those in current storm-
water control regulations.
(3) New facilities dispensing
fuel or facilities associated with
use of hazardous materials shall
require a Shoreline Conditional
Use Permit.
iii. Seaplanes:
(a) Private:
(1) Operation of a single pri-
vate seaplane on waters where
FAA has designated a seaplane
landing area is not regulated by
the Shoreline Master Program.
(2) Moorage of a seaplane is
addressed in subsection E7 of
this Section, Piers and Docks.
(b) Commercial: New commer-
cial seaplane facilities, including
docks and storage area bases,
may be allowed in industrial ar-
eas provided such bases are not
contiguous to residential areas
and provided they meet stan-
dards in subsection E7 of this
Section, Piers and Docks.
iv. Helicopter Landing Facilities:
(a) Private: Establishment of a
helipad on a single family resi-
dential lot is allowed subject to
the standards of RMC
4-2-080A111. Conditions shall
be imposed to mitigate impacts
within the shoreline.
(b) Commercial: New commer-
cial heliports, including those ac-
cessory to allowed uses, are
allowed by Shoreline Conditional
Use Permit, subject to the stan-
dards of the Shoreline Master
Program.
v. New Seaplane Facilities and He-
liports – Criteria for Approval:
(a) Review shall include con-
sideration of location approval in
terms of compatibility with af-
fected uses including short- and
long-term noise impacts, impacts
on habitat areas of endangered
or threatened species, environ-
mentally critical and sensitive
habitats, and migration routes:
(1) On adjacent parcels; and
(2) On over-flight areas.
(b) Conditions shall be im-
posed to mitigate impacts within
the shoreline and also non-
shoreline over flight and related
impacts.
11. Utilities:
a. Criteria for All Utilities:
i. Local utility services needed to
serve water-dependent and other
permitted uses in the shoreline are
subject to standards for ecological
protection and visual compatibility.
ii. Major utility systems shall be lo-
cated outside of shoreline jurisdic-
tion, to the extent feasible, except for
elements that are water-dependent
and crossings of water bodies and
other elements of shorelands by lin-
ear facilities.
iii. New public or private utilities
shall be located inland from the land/
water interface, preferably out of
shoreline jurisdiction, unless:
(a) Perpendicular water cross-
ings are unavoidable; or
(b) Utilities are necessary for
authorized shoreline uses con-
sistent with the Shoreline Master
Program.
iv. Linear facilities consisting of
pipelines, cables and other facilities
4-3-090E
(Revised 12/11)3 - 40.36
on land running roughly parallel to
the shoreline shall be located as far
from the water’s edge as feasible
and preferably outside of shoreline
jurisdiction.
v. Linear facilities consisting of
pipelines, sewers, cables and other
facilities on aquatic lands running
roughly parallel to the shoreline that
may require periodic maintenance
that would disrupt shoreline ecologi-
cal functions shall be discouraged
except where no other feasible alter-
native exists. When permitted, provi-
sions shall assure that the facilities
do not result in a net loss of shoreline
ecological functions or significant im-
pacts to other shoreline resources
and values.
vi. Utilities shall be located in exist-
ing rights-of-way and corridors,
whenever reasonably feasible.
vii. Local service utilities serving
new development shall be located
underground, wherever reasonably
feasible.
viii. Utility crossings of water bodies
shall be attached to bridges or lo-
cated in other existing facilities, if
reasonably feasible. If new installa-
tions are required to cross water bod-
ies or wetlands they should avoid
disturbing banks and streambeds
and shall be designed to avoid the
need for shoreline stabilization.
Crossings shall be tunneled or bored
where reasonably feasible. Installa-
tions shall be deep enough to avoid
failures or need for protection due to
exposure due to streambed mobiliza-
tion, aggregation or lateral migration.
Underwater utilities shall be placed in
a sleeve if reasonably feasible to
avoid the need for excavation in the
event of the need for maintenance or
replacement.
ix. In areas where utility installa-
tions would be anticipated to signifi-
cantly alter natural groundwater
flows, a barrier or conduit to impede
changes to natural flow characteris-
tics shall be provided.
x. Excavated materials from con-
struction of utilities shall be disposed
of outside of the vegetation conser-
vation buffer except if utilized for eco-
logical restoration and shall be
specified in submittal materials.
xi. Utilities shall be located and de-
signed to avoid natural, historic, ar-
chaeological or cultural resources to
the maximum extent feasible and
mitigate adverse impacts where un-
avoidable.
xii. Utilities shall be located, de-
signed, constructed, and operated to
result in no net loss of shoreline eco-
logical functions with appropriate on-
and off-site mitigation including com-
pensatory mitigation.
xiii. All utility development shall be
consistent with and coordinated with
all local government and State plan-
ning, including comprehensive plans
and single purpose plans to meet the
needs of future populations in areas
planned to accommodate growth.
xiv. Site planning and rights-of-way
for utility development should pro-
vide for compatible multiple uses
such as shore access, trails, and rec-
reation or other appropriate use
whenever possible. Utility right-of-
way acquisition should be coordi-
nated with transportation and recre-
ation planning.
xv. Vegetation Conservation:
(a) Native vegetation shall be
maintained whenever reason-
ably feasible.
(b) When utility projects are
completed in the water or shore-
land, the disturbed area shall be
restored as nearly as possible to
the original condition.
(c) All vegetation and screen-
ing shall be hardy enough to
4-3-090E
3 - 40.37 (Revised 12/11)
withstand the travel of service
trucks and similar traffic in areas
where such activity occurs.
xvi. A structure or other facility en-
closing a telephone exchange, sew-
age pumping or other facility, an
electrical substation, or other above
ground public utility built in the shore-
line area shall be:
(a) Housed in a building that
shall conform architecturally with
the surrounding buildings and
area or with the type of building
that will develop as provided by
the zoning district and applicable
design standards.
(b) An unhoused installation on
the ground or a housed installa-
tion that does not conform with
the standards above shall be
sight-screened in accordance
with RMC 4-4-095 with ever-
green trees, shrubs, and land-
scaping materials planted in
sufficient depth to form an effec-
tive and actual sight barrier
within five (5) years.
(c) An unhoused installation of
a potentially hazardous nature,
such as an electrical distribution
substation, shall be enclosed
with an eight (8) foot high open
wire fence, or masonry wall.
Such installations shall be sight-
screened in accordance with
RMC 4-4-095 with evergreen
trees, shrubs, and landscaping
materials planted in sufficient
depth to form an effective and
actual sight barrier, except at en-
trance gate(s), within five (5)
years.
b. Special Considerations for Pipe-
lines:
i. Installation and operation of pipe-
lines shall protect the natural condi-
tions of adjacent water courses and
shorelines.
ii. Water quality is not to be de-
graded to the detriment of aquatic life
nor shall water quality standards be
violated.
iii. Petro-chemical or toxic material
pipelines shall have automatically
controlled shutoff valves at each side
of the water crossing.
iv. All petro-chemical or toxic mate-
rial pipelines shall be constructed in
accordance with the regulations of
the Washington State Transportation
Commission and subject to review by
the City Public Works Department.
c. Major Utilities – Specifications:
i. Electrical Installations:
(a) Overhead High Voltage
Power Lines:
(1) Overhead electrical trans-
mission lines of fifty five (55) kV
and greater voltage within the
shoreline shall be relocated to a
route outside of the shoreline,
where feasible when:
• Such facilities are upgraded
to a higher voltage.
• Additional lines are placed
within the corridor.
(2) The support structures for
new overhead power lines shall
be designed to avoid or minimize
impacts to shoreline areas.
(b) Underwater electrical trans-
mission lines shall be located
and designed to:
(1) Utilize existing transporta-
tion or utility corridors where fea-
sible.
(2) Avoid adverse impacts to
navigation.
(3) Be posted with warning
signs.
4-3-090E
(Revised 12/11)3 - 40.38
(c) Electrical Distribution Sub-
stations: Electrical distribution
substations shall be:
(1) Located outside of the
shoreline, where feasible, and
may be located within a shore-
land location only when the ap-
plicant proves no other site out of
the shoreland area exists.
(2) Located as far as feasible
from the land/water interface.
(3) Screened as required by in
the criteria for all utilities, above.
ii. Communications: This Section
applies to telephone exchanges in-
cluding radar transmission installa-
tions, receiving antennas for cable
television and/or radio, wireless com-
munication facilities and any other fa-
cility for the transmission of
communication signals.
(a) Communications installa-
tions may be permitted in the
shoreline area only when there
exists no feasible site out of the
shoreline and water area.
(b) All structures shall meet the
screening requirements in the
criteria for all utilities, above.
(c) If approved within the
shoreline, such installations shall
reduce aesthetic impacts by lo-
cations as far as possible from
residential, recreational, and
commercial activities.
(d) Cellular communication fa-
cilities may be located in the
shoreline only when mounted on
buildings and screened by archi-
tectural features compatible with
the design of the building.
iii. Pipeline Utilities: All pipeline util-
ities shall be underground. When un-
derground projects are completed on
the bank of a water body or in the
shoreland or a shoreline, the dis-
turbed area shall be restored to the
original configuration. Underground
utility installations shall be permitted
only when the finished installation
shall not impair the appearance of
such areas.
iv. Public Access: All utility compa-
nies shall be asked to provide pedes-
trian public access to utility owned
shorelines when such areas are not
potentially hazardous to the public.
Where utility rights-of-way are lo-
cated near recreational or public use
areas, utility companies shall be en-
couraged to provide said rights-of-
way as parking or other public use ar-
eas for the adjacent public use area.
As a condition of location of new util-
ities within the shoreline, the City
may require provision of pedestrian
public access.
v. All-Inclusive Utility Corridor:
When it is necessary for more than
one major utility to go along the same
general route, the common use of a
single utility right-of-way is strongly
encouraged. It would be desirable to
include railroad lines within this right-
of-way also.
d. Local Service Utilities, Specifica-
tions:
i. Electrical Distribution: New elec-
trical distribution lines within the
shoreline shall be placed under-
ground; provided, that distribution
lines that cross water or other critical
areas may be allowed to be placed
above ground if:
(a) There is no feasible alterna-
tive route.
(b) Underground installation
would substantially disrupt eco-
logical functions and processes
of water bodies and wetlands;
horizontal drilling or similar tech-
nology that does not disturb the
surface is not feasible.
(c) Visual impacts are mini-
mized to the extent feasible.
4-3-090E
3 - 40.39 (Revised 12/11)
(d) If overhead facilities require
that native trees and other vege-
tation cannot be maintained in a
vegetation conservation buffer
as provided in subsection F1 of
this Section, Vegetation Conser-
vation, compensatory mitigation
shall be provided on- or off-site.
ii. Water Lines:
(a) New water lines shall not
cross water, wetlands or other
critical areas unless there is no
reasonably feasible alternative
route.
(b) Sizes and specifications
shall be determined by the Public
Works Department in accor-
dance with American Water
Works Association (AWWA)
guidelines.
iii. Sanitary Sewer:
(a) The use of outhouses or
privies is prohibited. Self-con-
tained outhouses may be al-
lowed for temporary, seasonal,
or special events.
(b) All uses shall hook to the
municipal sewer system. There
shall be no septic tanks or other
on-site sewage disposal sys-
tems.
(c) Sewage trunk lines, inter-
ceptors, pump stations, treat-
ment plants, and other
components that are not water-
dependent shall be located away
from shorelines unless:
(1) Alternative locations, in-
cluding alternative technology,
are demonstrated to be infeasi-
ble.
(2) The facilities do not result in
a net loss of shoreline ecological
functions.
(3) The facilities do not result in
significant impacts to other
shoreline resources and values
such as parks and recreation fa-
cilities, public access and ar-
chaeological, historic, and
cultural resources, and aesthetic
resources.
(d) Storm drainage and pollut-
ant drainage shall not enter the
sanitary sewer system.
(e) During construction
phases, commercial sanitary
chemical toilets may be allowed
only until proper plumbing facili-
ties are completed.
(f) All sanitary sewer pipe sizes
and materials shall be approved
by the Public Works Department.
iv. Stormwater Management:
(a) The City will work with pri-
vate property owners and other
jurisdictions to maintain, en-
hance and restore natural drain-
age systems to protect water
quality, reduce flooding, reduce
public costs and prevent associ-
ated environmental degradation
to contribute to the goal of no net
loss of shoreline ecological func-
tions.
(b) All new development shall
meet current stormwater man-
agement requirements for deten-
tion and treatment.
(c) Individual single family resi-
dences may be subject to water
quality management require-
ments to ensure the quality of
adjacent water bodies.
(d) Stormwater ponds, basins
and vaults shall be located as far
from the water’s edge as feasible
and may not be located within
vegetation conservation buffers.
(e) The location design and
construction of stormwater out-
falls shall limit impacts on receiv-
ing waters and comply with all
4-3-090F
(Revised 12/11)3 - 40.40
appropriate local, State, and
Federal requirements. Infiltration
of stormwater shall be preferred,
where reasonably feasible.
(f) Stormwater management
may include a low impact devel-
opment stormwater conveyance
system in the vegetation buffer, if
the system is designed to mimic
the function and appearance of a
natural shoreline system and
complies with all other require-
ments and standards of subsec-
tion F1 of this Section,
Vegetation Conservation.
v. Solid Waste Facilities:
(a) Facilities for processing,
storage, and disposal of solid
waste are not normally water-de-
pendent. Components that are
not water-dependent shall not be
permitted on shorelines.
(b) Disposal of solid waste on
shorelines or in water bodies has
the potential for severe adverse
effects upon ecological func-
tions, property values, public
health, natural resources, and lo-
cal aesthetic values and shall not
be permitted.
(c) Temporary storage of solid
waste in suitable receptacles is
permitted as an accessory use to
a primary permitted use, or for lit-
ter control.
F. SHORELINE MODIFICATION:
1. Vegetation Conservation:
a. Standard Vegetation Conservation
Buffer Width: Except as otherwise spec-
ified in this Section, water bodies defined
as shorelines shall have a minimum one
hundred foot (100') vegetation manage-
ment buffer measured from the OHWM of
the regulated shoreline of the State.
Where streams enter or exit pipes, the
buffer shall be measured perpendicular
to the OHWM from the end of the pipe
along the open channel section of the
stream.
b. Vegetation Conservation Buffer
Widths by Reach: The Administrator of
the Department of Community and Eco-
nomic Development or designee may ap-
ply the following vegetation buffers
provided for in Table 4-3-090F1l, Vegeta-
tion Conservation Standards by Reach,
as an alternative to the standard vegeta-
tion conservation buffer for sites for de-
velopment that implement water-oriented
use and public access as provided in the
table for each reach.
c. Alternative Vegetated Buffer
Widths and Setbacks for Existing Sin-
gle Family Lots:
i. Modified Requirements Based on
Lot Depth: The Administrator of the
Department of Community and Eco-
nomic Development or designee
shall apply the following vegetation
buffers and building setbacks for ex-
isting single family residences and
existing single family lots consisting
of property under contiguous owner-
ship without a variance. Lot depth
shall be measured from the OHWM
in a perpendicular direction to the
edge of the contiguously owned par-
cel or to an easement containing ex-
isting physical improvements for
road access for two (2) or more lots.
ii. Setback Modifications for Site
Improvements: Existing single family
residences on existing single family
lots subject to the setback standards
in subsection F1ci of this Section
may reduce their setback by making
one or more of the site improvements
listed below. In no case shall the set-
back be reduced to less than twenty
five feet (25'). The reduced setback
and site improvement shall be re-
Lot Depth
Building
Setback
Vegetated
Buffer
Greater than 130 feet 45 feet 20 feet
100 feet, up to 130 feet 35 feet 15 feet
Less than 100 feet 25 feet 10 feet
4-3-090F
3 - 40.41 (Revised 12/11)
corded in a covenant approved by
the City Attorney. The site improve-
ment shall be maintained by the
property owner.
(a) The setback shall be re-
duced by five feet (5') for every
two hundred fifty (250) square
feet of existing impervious sur-
face removed.
(b) The setback shall be re-
duced for properties that agree
to reduce future impervious cov-
erage to a standard lower than
the standard in subsection D7a
of this Section, Shoreline Bulk
Standards. The reductions shall
be five feet (5') for every two hun-
dred fifty (250) square feet of fu-
ture impervious surface
coverage that is limited, and re-
corded as a maximum impervi-
ous coverage standard (in
percent), rounded down to the
nearest whole number.
(c) Properties that replace ex-
isting rigid shoreline stabilization
with preferred alternatives under
subsection F4aiii of this Section,
Shoreline Stabilization Alterna-
tives Hierarchy, shall qualify for a
setback reduction that correlates
with the degree in improvement
in ecological function and value
that is expected to result from the
change, as reported in a stan-
dard stream/lake study.
(d) Properties that propose
projects to improve habitat func-
tions and values shall qualify for
a setback reduction that corre-
lates with the degree in improve-
ment in ecological function and
value that is expected to result
from the project, as reported in a
standard stream/lake study.
iii. Modifications for Narrow Lots:
For such lots with a lot width of less
than sixty feet (60'), setbacks and
buffers may be reduced by ten per-
cent (10%), but no less than:
(a) Building setback: twenty
five feet (25').
(b) Vegetated buffer: fifteen
feet (15').
iv. Other Setbacks May Be Re-
duced: Modification from the front
and side yard standards may be
granted administratively if needed to
meet the established setback from
the OHWM, as specified in this Sec-
tion, and if standard variance criteria
are met in RMC 4-9-250B, Vari-
ances.
d. Reduction of Vegetated Buffer or
Setback Width:
i. Administrator of the Department
of Community and Economic Devel-
opment or Designee May Reduce:
Based upon an applicant’s request,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve a
reduction in the standard buffer
widths/setbacks where the applicant
can demonstrate compliance with
criteria in the subsections below.
Buffer enhancement shall be re-
quired where appropriate to site con-
ditions, habitat sensitivity, and
proposed land development charac-
teristics.
ii. Water-Dependent Uses:
(a) Areas approved for water-
dependent use or public access
may be excluded from vegetated
buffer if the approval is granted
through review of a Substantial
Development Permit, Condi-
tional Use Permit, or variance;
provided, that the area excluded
is the minimum needed to pro-
vide for the water-dependent use
or public access.
(b) Access to private docks
through a vegetated buffer may
be provided by a corridor up to
six feet (6') wide.
4-3-090F
(Revised 12/11)3 - 40.42
iii. Vegetation Conservation Stan-
dard Table Applied: Vegetated buff-
ers specified for areas enumerated in
Table 4-3-090F1l, Vegetation Con-
servation Standards by Reach, shall
be applied in accordance with those
provisions.
iv. Buffer and Setback Reduction
Standards: Based upon an appli-
cant’s request, and the acceptance
of a standard stream or lake study,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve a
reduction in the standard buffer
widths/setbacks by up to fifty percent
(50%) if within the High Intensity
Overlay or by up to twenty five per-
cent (25%) in all other shoreline over-
lays except when the buffer widths/
setbacks are established by subsec-
tion F1c of this Section, Alternative
Vegetated Buffer Widths and Set-
backs for Existing Single Family Lots,
where the applicant can demonstrate
compliance with applicable criteria in
the subsections below:
(a) The proposal complies with
either of the following two (2) cri-
teria:
(1) The area of the proposed
reduced-width buffer is already
extensively vegetated with native
species, including trees and
shrubs, and has less than five
percent (5%) non-native invasive
species cover; or
(2) The area of the proposed
reduced-width buffer can be en-
hanced with native vegetation
and removal of non-native spe-
cies; and
(b) The proposed project, with
width reduction, will result in no
net loss of ecological functions
as consistent with subsection
D2a of this Section, No Net Loss
of Ecological Functions; and
(c) Reduction of the buffer/set-
back shall not create the need for
rigid shoreline stabilization as
described in subsections
F4aiii(d) and (e) of this Section,
Shoreline Stabilization Alterna-
tives Hierarchy; and
(d) The reduction shall not cre-
ate any significant unmitigated
adverse impacts to other prop-
erty in the vicinity.
(e) Review Procedures:
(1) Buffer reductions in the
High Intensity Overlay shall be
approved by the Administrator of
the Department of Community
and Economic Development or
designee as part of a Substantial
Development Permit. Buffer re-
ductions in all other shoreline
overlays shall be processed
through a Shoreline Conditional
Use Permit, pursuant to RMC
4-9-190I, Variances and Condi-
tional Uses.
(2) Written findings shall be
made to demonstrate that the
buffer reduction substantially im-
plements the criteria of this Sec-
tion.
v. Buffer Reductions for the Con-
version on Nonconforming Uses:
Based upon an applicant’s request,
and the acceptance of a supplemen-
tal stream or lake study, the Adminis-
trator of the Department of
Community and Economic Develop-
ment or designee may approve a re-
duction in the standard buffer in a
case where an existing nonconform-
ing site is not redeveloped and the
proposal includes removal of existing
over-water structures or removal or
reconstruction of shoreline protection
structures or other restoration of
shorelines or buffer areas in a man-
ner that meets the standards of the
Shoreline Master Program, to a veg-
etated buffer a minimum ten feet (10')
from existing buildings or impervious
surface such as parking areas and
driveways in current use to serve the
nonconforming buildings or uses.
4-3-090F
3 - 40.43 (Revised 12/11)
e. Increased Buffer Widths: Vege-
tated buffers may be increased by the
Administrator of the Department of Com-
munity and Economic Development or
designee as required or allowed by the
criteria below.
i. Areas of High Blow-Down Poten-
tial: Where the stream/lake area is in
an area of high blow-down potential
as determined by a qualified profes-
sional, the buffer width may be ex-
panded up to an additional fifty feet
(50') on the windward side, when de-
termined appropriate to site circum-
stances and ecological function by
the Administrator of the Department
of Community and Economic Devel-
opment or designee.
ii. Buffers Falling Within Protected
Slopes or Very High Landslide Ar-
eas: When the required stream/lake
buffer falls within a protected slope or
very high landslide hazard area or
buffer, the stream/lake buffer width
shall extend to the boundary of the
protected slope or the very high land-
slide hazard buffer.
f. Averaging of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a standard stream or lake study,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve
buffer width averaging except where
specific vegetation buffers in Table
4-3-090F1l, Vegetation Conservation
Standards by Reach, are stated.
ii. Criteria for Approval: Buffer width
averaging may be allowed only
where the applicant demonstrates all
of the following:
(a) The water body and associated
riparian area contain variations in
ecological sensitivity or there are ex-
isting physical improvements in or
near the water body and associated
riparian area;
(b) Buffer width averaging will re-
sult in no net loss of stream/lake/ri-
parian ecological function;
(c) The total area contained within
the buffer after averaging is no less
than that contained within the re-
quired standard buffer width prior to
averaging;
(d) In no instance shall the buffer
width be reduced to less than fifty
feet (50');
(e) The proposed buffer standard is
based on consideration of the best
available science as described in
WAC 365-195-905, or where there is
an absence of valid scientific infor-
mation. The steps in RMC 4-9-250F
shall be followed.
g. Buffer Enhancement: Buffer en-
hancement as a separate action may be
proposed on any property and may be
implemented without full compliance with
the standards of this Section; provided,
that the project includes a buffer en-
hancement plan using native vegetation
and provides documentation that the en-
hanced buffer area will maintain or im-
prove the functional attributes of the
buffer. Any change to existing noncon-
forming facilities or use on a site shall
meet the provisions for nonconforming
sites.
h. Exemption Criteria: As determined
by the Administrator of the Department of
Community and Economic Development
or designee, for development proposed
on sites separated from the shoreline by
intervening, and lawfully created, public
roads, railroads, other off-site substantial
existing improvements, or an intervening
parcel under separate ownership, the re-
quirements of this Code for a vegetation
buffer may be waived. For the purposes
of this Section, the intervening lots/par-
cels, roads, or other substantial improve-
ments shall be found to:
i. Separate the subject upland
property from the water body due to
their height or width; and
4-3-090F
(Revised 12/11)3 - 40.44
ii. Substantially prevent or impair
delivery of most ecological functions
from the subject upland property to
the water body.
i. Vegetation Management: Vegeta-
tion adjacent to water bodies in the
shoreline shall be managed to provide
the maximum ecological functions feasi-
ble, in accordance with these standards:
i. Streams and lakes with vegeta-
tion conservation buffer areas that
are largely undisturbed native vege-
tation shall be retained except where
the buffer is to be enhanced or where
alteration is allowed in conformance
with this Section for a specific devel-
opment proposal.
ii. In the absence of a development
proposal, existing, lawfully estab-
lished landscaping and gardens
within a vegetation conservation
buffer may be maintained in their ex-
isting condition including but not lim-
ited to mowing lawns, weeding,
removal of noxious and invasive spe-
cies, harvesting and replanting of
garden crops, pruning and replace-
ment planting of ornamental vegeta-
tion or indigenous native species to
maintain the condition and appear-
ance of such areas as they existed
prior to adoption of this Code, pro-
vided this does not apply to areas
previously established as native
growth protection areas, mitigation
sites, or other areas protected via
conservation easements or similar
restrictive covenants.
iii. Removal of noxious weeds and/
or invasive species may be allowed
without permit review in any vegeta-
tion conservation buffer area; pro-
vided, that removal consists of
physical uprooting or chemical treat-
ment of individual plants or shallow
excavation of no more than one thou-
sand (1,000) square feet of dense in-
festations.
iv. New development or redevelop-
ment of nonconforming uses shall
develop and implement a vegetation
management plan that complies with
the standards of this Code. Unless
otherwise provided, a vegetation
management plan shall preserve,
enhance or establish native vegeta-
tion within the specified vegetation
buffer. If a low impact development
stormwater system is proposed in
accordance with subsection
E11div(f) of this Section, it must be
included in the vegetation manage-
ment plan. When required, vegeta-
tion management plans shall be
prepared by a qualified professional;
provided, that the Administrator of
the Department of Community and
Economic Development or designee
may establish prescriptive standards
for vegetation conservation and
management as an alternative to re-
quiring a specific plan for a develop-
ment. Vegetation management plans
shall describe actions that will be im-
plemented to ensure that buffer ar-
eas provide ecological functions
equivalent to a dense native vegeta-
tion community to the extent possi-
ble. Required vegetation shall be
maintained over the life of the use
and/or development. For private de-
velopment a conservation easement
or similar recorded legal restriction
shall be recorded to ensure preser-
vation of the vegetation conservation
and management area.
v. The Administrator of the Depart-
ment of Community and Economic
Development or designee may ap-
prove, in cases of redevelopment or
alteration of existing single family
residential lots, a vegetation man-
agement plan that does not include
large native trees, if such trees would
block more than thirty percent (30%)
of existing water views allowed from
the existing residence on a lot. Native
vegetation consisting of ground-
cover, shrubs and small trees shall
be provided to provide as many of
the vegetation functions feasible.
This provision shall not apply to new
lots created by subdivision or other
means.
4-3-090F
3 - 40.45 (Revised 12/11)
j. Documentation:
i. Provisions of subsection F1 of
this Section, Vegetation Conserva-
tion, as they pertain to existing single
family residences and lots, determi-
nations and evidence shall be in-
cluded in the application file.
ii. For all development requiring a
Shoreline Substantial Development
Permit, findings and determinations
regarding the application of in-
creased or reduced buffer width shall
be included as specific findings in the
permit.
iii. For development not requiring a
Shoreline Substantial Development
Permit, approval of a reduced buffer
width shall require review as a shore-
line variance by the Hearing Exam-
iner per RMC 4-9-190. The setback
provisions of the zoning district for the
use must also be met unless a vari-
ance to the zoning code is achieved.
k. Off-Site Vegetation Conservation
Fund: The City shall provide a fund for off-
site provision of areas for vegetation con-
servation. The Administrator of the De-
partment of Community and Economic
Development or designee shall assess
charges to new development that has
been granted a shoreline variance be-
cause the vegetation conservation buffer
requirement under subsection D7a of this
Section, Shoreline Bulk Standards, or as
modified under subsection F1 of this Sec-
tion, Vegetation Conservation, cannot be
met on-site. The Administrator of the De-
partment of Community and Economic
Development or designee shall also as-
sess charges to existing development
subject to major alteration in which on-site
shoreline stabilization mitigation, if re-
quired, is infeasible according to RMC
4-10-095F, Partial and Full Compliance,
Alteration of an Existing Structure or Site.
Credit shall be given for areas of vegeta-
tion buffer on the shoreline provided by
development. Expenditures from such a
fund for provision of areas where the func-
tions of shoreline vegetation conservation
would be provided shall be in accordance
with the restoration plan or other water-
shed and aquatic habitat conservation
plans and shall be spent within the WRIA
in which the assessed property is located.
l. Vegetation Conservation Buffer
Standards by Reach: The following ta-
ble identifies the performance standards
for maintenance and restoration of the
vegetation conservation buffer and shall
be applied if required by the use regula-
tions or development standards of the
Shoreline Master Program.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
Lake Washington
Lake Washington
Reach A and B
This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
Lake Washington
Reach C
If areas redevelop, the full one hundred foot (100') buffer of native vegetation shall
be provided, except where water-dependent uses are located. Buffer averaging,
pursuant to subsection F1f of this Section, may be used if consistent with a NOAA
Natural Resources Damage Settlement and approved by the U.S. EPA and the
National Marine Fisheries Service.
Lake Washington
Reach D and E
This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
4-3-090F
(Revised 12/11)3 - 40.46
Lake Washington
Reach F
Enhancement of native riparian vegetation shall be implemented as part of park
management, balanced with opportunities to provide public visual and physical
access to the shoreline. The City may fund shoreline enhancement through fees
paid for off-site mitigation from development elsewhere on Lake Washington.
Lake Washington
Reach G
Enhancement of native riparian vegetation shall be implemented as part of park
management, while recognizing that this portion of the park is oriented primarily to
opportunities to provide public visual and physical access to the shoreline including
over-water structures, supporting concessions, boat launch and public beach
facilities.
Lake Washington
Reach H
Buffers for vegetation management are not required in this reach. This site has an
approved Master Site Plan that includes significant public access. Opportunities for
public access along the waterfront and the development of water-oriented uses are
the designated priorities for this reach.
Lake Washington
Reach I
The area of vegetation on public aquatic lands should be enhanced in the short term.
Upon redevelopment, vegetation buffers shall be extended into the site adjacent to
vegetated areas along the shoreline. Vegetation restoration shall be balanced with
public access and water-oriented use on the balance of the site. Public access shall
not impact any restored lands on this site.
Lake Washington
Reach J
Enhanced riparian vegetation shall be provided in a manner consistent with
maintaining aviation safety as part of airport management.
Lake Washington
Reach K
Redevelopment of multi-family sites shall provide vegetation buffers at the full
standard, with possible employment of provisions for averaging or reduction. Single
family development in this reach provides primarily lawn and ornamental vegetation
at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
May Creek
May Creek A and B Full standard native vegetation buffers shall be provided with development of this
property.
May Creek C and D Full standard native vegetation buffers shall be provided on this reach with existing
private lots, subject to buffer standards related to lot depth, together with
replacement of shoreline armoring with soft shoreline protection incorporating
vegetation.
Cedar River
Cedar River A Enhancement of native riparian vegetation shall be implemented as part of park
management, balanced with needs of flood control levees and opportunities to
provide public visual and physical access to the shoreline.
Cedar River B Enhancement of native riparian vegetation shall be implemented as part of flood
control management programs that may be integrated with opportunities to provide
public visual and physical access to the shoreline. Vegetation management and
public access should be addressed in a comprehensive management plan prior to
issuance of shoreline permits for additional flood management activities. This
developed single family area shall implement vegetation management based on the
standards related to lot depth together with replacement of shoreline armoring with
soft shoreline protection incorporating vegetation as provided for alteration of
nonconforming uses, structures, and sites.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
4-3-090F
3 - 40.47 (Revised 12/11)
Cedar River C Enhancement of native riparian vegetation shall be implemented as part of
management of public parks. Full standard native vegetation buffers should be
maintained on the public open space on the south side of the river, subject to existing
trail corridors and other provisions for public access. Enhancement of native riparian
vegetation within the standard or modified buffers shall be provided upon
redevelopment of the north shore, except in areas where public/community access
is provided. The vegetation conservation buffer may be designed to incorporate
floodplain management features including floodplain compensatory storage.
Cedar River D Full standard native vegetation buffers shall be provided on this reach with existing
private lots subject to buffer standards related to lot depth together with replacement
of shoreline armoring with soft shoreline protection incorporating vegetation.
Green River
Green River Reach
A
Full standard native vegetation buffers shall be provided with redevelopment of this
property in this reach, balanced with provisions for public access. Vegetation
conservation within railroad rights-of-way shall not be required within areas
necessary for railway operation. Vegetation preservation and enhancement should
be encouraged in areas of railroad right-of-way not devoted to transportation uses.
Expansion of railroad facilities may require specific vegetation preservation and
enhancement programs, consistent with the standards of the Shoreline Master
Program.
Black River/Springbrook Creek
Black River/
Springbrook A
Public open space that exceeds buffer standards should be maintained and native
vegetation enhanced. Full standard buffers should be provided upon redevelopment
of adjacent land, recognizing the constraints of existing transportation and public
facilities.
Springbrook B Full standard buffers should be provided upon redevelopment of adjacent land,
recognizing the constraints of existing transportation and public facilities.
Springbrook C and
D
Vegetation enhancement should be implemented within the drainage district
channels in conjunction with management plans including adjustments to channel
dimensions to assure continued flood capacity with the additional hydraulic
roughness provided by vegetation. Full standard vegetated buffers should be
provided upon redevelopment of adjacent land presuming revegetation of the
stream channel. Vegetation management should retain a continuous trail system
that may be relocated further from the stream edge.
Lake Desire
Lake Desire This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts should
be implemented through providing for native vegetation in buffers adjacent to the
water based on the standards related to lot depth together with replacement of
shoreline armoring with soft shoreline protection incorporating vegetation. Shoreline
vegetation enhancement should take place at the WDFW boat launching site
balancing values of riparian vegetation with public access. Existing shoreline
vegetation in the publicly owned natural areas should be preserved with some
accommodation for interpretive access to the water as a part of park management
plans, subject to the primary objective of protecting ecological functions.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
4-3-090F
(Revised 12/11)3 - 40.48
2. Landfill and Excavation:
a. General Provisions: Landfill and
excavation shall only be permitted in con-
junction with an approved use or devel-
opment and allowed with assurance of no
net loss of shoreline ecological functions.
Excavation below the OHWM is consid-
ered “dredging” and is addressed in a
separate section.
b. Criteria for Allowing Landfills and
Excavations Below Ordinary High Wa-
ter Mark: Landfills and excavations shall
generally be prohibited below the
OHWM, except for the following activi-
ties, and in conjunction with documenta-
tion of no net loss of ecological functions
as documented in appropriate technical
studies:
i. Beach or aquatic substrate re-
plenishment in conjunction with an
approved ecological restoration ac-
tivity;
ii. Replenishing sand on public and
private community beaches;
iii. Alteration, maintenance and/or
repair of existing transportation facili-
ties and utilities currently located
within shoreline jurisdiction, when al-
ternatives or less impacting ap-
proaches are not feasible;
iv. Construction of facilities for pub-
lic water-dependent uses or public
access; when alternatives or less im-
pacting approaches are not feasible;
and provided, that filling and/or exca-
vation are limited to the minimum
needed to accommodate the facility;
v. Activities incidental to the con-
struction or repair of approved shore-
line protection facilities, or the repair
of existing shoreline protection facili-
ties;
vi. Approved flood control projects;
vii. In conjunction with a stream
restoration program including vege-
tation restoration; and
viii. Activities that are part of a re-
medial action plan approved by the
Department of Ecology pursuant to
the Model Toxics Control Act, the
Comprehensive Environmental Re-
sponse, Compensation, and Liability
Act (CERCLA), or otherwise autho-
rized by the Department of Ecology,
U.S. Army Corps of Engineers, or
other agency with jurisdiction, after
review of the proposed fill for compli-
ance with the policies and standards
of the Shoreline Master Program.
c. Review Standards: All landfills and ex-
cavations shall be evaluated in terms of all of
the following standards:
i. The overall value to the public of
the results of the fill or excavation site
as opposed to the value of the shore-
line in its existing state as well as
evaluation of alternatives to fill that
would achieve some or all of the ob-
jectives of the proposal.
ii. Effects on ecological functions
including, but not limited to, functions
of the substrate of streams and lakes
and effects on aquatic organisms, in-
cluding the food chain, effects on
vegetation functions, effects on local
currents and erosion and deposition
patterns, effects on surface and sub-
surface drainage, and effects on
flood waters.
iii. Whether shoreline stabilization
will be necessary to protect materials
placed or removed and whether such
stabilization meets the policies and
standards of the Shoreline Master
Program.
iv. Whether the landfill or excava-
tion will adversely alter the normal
flow of flood water, including obstruc-
tions of flood overflow channels or
swales, after taking into account any
compensating flood storage provided
by the proposal.
v. Whether public or tribal rights to
the use and enjoyment of the shore-
line and its resources and amenities
are impaired.
4-3-090F
3 - 40.49 (Revised 12/11)
d. Performance Standards: Perfor-
mance standards for fill and excavation
include:
i. Disturbed areas shall be immedi-
ately stabilized and revegetated to
avoid or minimize erosion and sedi-
mentation impacts, both during initial
work and over time. Natural and self-
sustaining control methods are pre-
ferred over structures.
ii. Landfills and excavation shall be
designed to blend physically and vi-
sually with existing topography.
e. Shoreline Conditional Use Re-
quired: All fill and excavation waterward
of the OHWM not associated with ecolog-
ical restoration, flood control or approved
shoreline stabilization shall require a
Shoreline Conditional Use Permit.
3. Dredging:
a. General: Dredging and dredge ma-
terial disposal, when permitted, shall be
done in a manner which avoids or mini-
mizes significant ecological impacts. Im-
pacts which cannot be avoided should be
mitigated in a manner that assures no net
loss of shoreline ecological functions.
b. Dredging Limited: Dredging is per-
mitted only in cases where the proposal,
including any necessary mitigation, will
result in no net loss of shoreline ecologi-
cal functions and is limited to the follow-
ing:
i. Establishing, expanding, relocat-
ing or reconfiguring navigation chan-
nels and basins where necessary to
assure safe and efficient accommo-
dation of existing navigational uses.
Maintenance dredging of established
navigation channels and basins shall
be restricted to maintaining previ-
ously dredged and/or existing autho-
rized location, depth, and width.
ii. For flood control purposes, when
part of a publicly adopted flood con-
trol plan.
iii. For restoration or enhancement
of shoreline ecological functions ben-
efiting water quality and/or fish and
wildlife habitat and approved by ap-
plicable local, State and Federal
agencies.
iv. For development of approved
water-dependent uses provided
there are no feasible alternatives.
v. Dredging may be permitted
where necessary for the develop-
ment and maintenance of public
shoreline parks and of private shore-
lines to which the public is provided
access. Dredging may be permitted
where additional public access is
provided.
vi. Maintenance dredging for ac-
cess to existing legally established
boat moorage slips including public
and commercial moorage and moor-
age accessory to single family resi-
dences; provided, that dredging shall
be limited to maintaining the previ-
ously dredged and/or existing autho-
rized location, depth, and width.
Dredging shall be disallowed to
maintain depths of existing private
moorage where it results in a net loss
of ecological functions.
vii. Minor trenching to allow the in-
stallation of necessary underground
pipes or cables if no alternative, in-
cluding boring, is feasible, and:
(a) Impacts to fish and wildlife
habitat are avoided to the maxi-
mum extent possible.
(b) The utility installation shall
not increase or decrease the nat-
ural rate, extent, or opportunity of
channel migration.
(c) Appropriate best manage-
ment practices are employed to
prevent water quality impacts or
other environmental degrada-
tion.
viii. Dredging is performed pursu-
ant to a remedial action plan ap-
4-3-090F
(Revised 12/11)3 - 40.50
proved under authority of the Model
Toxics Control Act, the Comprehen-
sive Environmental Response, Com-
pensation, and Liability Act
(CERCLA), or pursuant to other au-
thorization by the Department of
Ecology, U.S. Army Corps of Engi-
neers, or other agency with jurisdic-
tion, after review of the proposed
materials for compliance with the pol-
icies and standards of the Shoreline
Master Program.
ix. Dredging is necessary to correct
problems of material distribution and
water quality, when such problems
are adversely affecting aquatic life or
recreational areas.
c. Dredging Prohibited: Dredging
shall be prohibited in the following cases:
i. Dredging shall not be performed
within the deltas of the Cedar River
and May Creek except for purposes
of ecological restoration, for public
flood control projects, for water-de-
pendent public facilities, or for limited
maintenance dredging in conform-
ance with this Section.
ii. Dredging is prohibited solely for
the purpose of obtaining fill or con-
struction material. Dredging which is
not directly related to those purposes
permitted in subsection F3b of this
Section is prohibited.
iii. Dredging for new moorage is
prohibited.
iv. Dredging may not be performed
to maintain facilities established for
water-dependent uses in cases
where the primary use is discontin-
ued unless the facility meets all stan-
dards for a new water-dependent
use.
v. Dredging of public aquatic lands
is prohibited unless approval is
granted from the Washington State
Department of Natural Resources.
d. Review Criteria:
i. New development, including the
development of associate piers and
docks, should be sited and designed
to avoid or, if that is not possible, to
minimize the need for new and main-
tenance dredging. Where alterna-
tives such as the utilization of shallow
access to mooring buoys is feasible,
such measures shall be used.
ii. All proposed dredging operations
shall be designed by an appropriate
State-licensed professional engineer.
A stamped engineering report and an
assessment of potential impacts on
ecological functions shall be pre-
pared by qualified consultants and
shall be submitted to the Renton
Planning Division as part of the appli-
cation for a shoreline permit.
iii. The responsibility rests solely
with the applicant to demonstrate the
necessity of the proposed dredging
operation.
iv. The responsibility rests solely
with the applicant to demonstrate
that:
(a) There will be no net loss of
ecological functions including
but not limited to adverse effect
on aquatic species including fish
migration.
(b) There will be no adverse
impact on recreational areas or
public recreation enjoyment of
the water.
v. Adjacent Bank Protection:
(a) When dredging bottom ma-
terial of a body of water, the
banks shall not be disturbed un-
less absolutely necessary. The
responsibility rests with the appli-
cant to propose and carry out
practices to protect the banks.
(b) If it is absolutely necessary
to disturb the adjacent banks for
access to the dredging area, the
4-3-090F
3 - 40.51 (Revised 12/11)
responsibility rests with the appli-
cant to propose and carry out a
method of restoration of the dis-
turbed area to a condition mini-
mizing erosion and siltation.
vi. Avoidance of Adverse Effects:
The responsibility rests with the ap-
plicant to demonstrate the proposed
dredging will avoid conditions that
may adversely affect adjacent prop-
erties including:
(a) Creating a nuisance to the
public or nearby activity.
(b) Damaging property in or
near the area.
(c) Causing substantial ad-
verse effect to plant, animal,
aquatic or human life in or near
the area.
(d) Endangering public safety
in or near the area.
vii. The applicant shall demonstrate
control of contamination and pollu-
tion to water, air, and ground through
specific operation and mitigation
plans.
viii. Disposal of Dredge Material:
The applicant shall demonstrate that
the disposal of dredged material will
not result in net loss of ecological
functions or adverse impacts to prop-
erties adjacent to the disposal site.
(a) The applicant shall provide
plans for the location and
method of disposing of all
dredged material.
(b) Dredged material shall not
be deposited in a lake, stream, or
marine water except if approved
as habitat enhancement or other
beneficial environmental mitiga-
tion as part of ecological restora-
tion, a contamination
remediation project approved by
appropriate State and/or Federal
agencies, or is approved in ac-
cordance with the Puget Sound
Dredged Disposal Analysis eval-
uation procedures for managing
in-water-disposal of dredged ma-
terial by applicable agencies,
which may include the U.S. Army
Corps of Engineers pursuant to
Section 10 (Rivers and Harbors
Act) and Section 404 (Clean Wa-
ter Act) permits, and Washington
State Department of Fish and
Wildlife hydraulic project ap-
proval.
(c) In no instance shall dredged
material be stockpiled in a shore-
land area that would result in the
clearing of native vegetation.
Temporary stockpiling of
dredged material is limited to one
hundred eighty (180) days.
(d) If the dredged material is
contaminant or pollutant in na-
ture, the applicant shall propose
and carry out a method of dis-
posal that complies with all regu-
latory requirements.
(e) Permanent land disposal
shall demonstrate that:
(1) Shoreline ecological func-
tions will be preserved, including
protection of surface water and
groundwater.
(2) Erosion, sedimentation,
flood waters or runoff will not in-
crease adverse impacts to
shoreline ecological functions or
property.
(3) Sites will be adequately
screened from view of local resi-
dents or passersby on public
rights-of-way.
(4) The site is not located
within a channel migration zone.
e. Shoreline Conditional Use Re-
quired: Dredging shall require a shore-
line conditional use unless associated
with existing water-dependent uses, hab-
itat enhancement, a remedial action plan
approved under the authority of the Com-
4-3-090F
(Revised 12/11)3 - 40.52
prehensive Environmental Response,
Compensation, and Liability Act (CER-
CLA) or the Model Toxics Control Act, or
public recreation facilities or uses.
4. Shoreline Stabilization:
a. General Criteria for New or Ex-
panded Shoreline Stabilization Struc-
tures:
i. Avoidance of Need for Stabiliza-
tion: The need for future shoreline
stabilization should be avoided to the
extent feasible for new development.
New development on steep slopes or
bluffs shall be set back sufficiently to
ensure that shoreline stabilization is
unlikely to be necessary during the
life of the structure, as demonstrated
by a geotechnical analysis.
ii. Significant Impact to Other Prop-
erties Prohibited: The need for
shoreline stabilization shall be con-
sidered in the determination of
whether to approve new water-de-
pendent uses. Development of new
water-dependent uses that would re-
quire shoreline stabilization which
causes significant impacts to adja-
cent or down-current properties and
shoreline areas should not be al-
lowed.
iii. Shoreline Stabilization Alterna-
tives Hierarchy: Structural shoreline
stabilization measures should be
used only when more natural, flexi-
ble, nonstructural methods such as
vegetative stabilization, beach nour-
ishment and bioengineering have
been determined infeasible. Alterna-
tives for shoreline stabilization
should be based on the following hi-
erarchy of preference:
(a) No action (allow the shore-
line to retreat naturally), increase
building setbacks, and relocate
structures.
(b) Flexible defense works con-
structed of natural materials in-
cluding measures such as soft
shore protection, bioengineer-
ing, including beach nourish-
ment, protective berms, or
vegetative stabilization.
(c) Flexible defense works, as
described above, with rigid
works, as described below, con-
structed as a protective measure
at the buffer line.
(d) A combination of rigid
works, as described below, and
flexible defense works, as de-
scribed above.
(e) Rigid works constructed of
artificial materials such as riprap
or concrete.
iv. Limited New Shoreline Stabiliza-
tion Allowed: New structural stabili-
zation measures shall not be allowed
except when necessity is demon-
strated in one of the following situa-
tions:
(a) To protect existing primary
structures:
(1) New or enlarged structural
shoreline stabilization measures
for an existing primary structure,
including residences, should not
be allowed unless there is con-
clusive evidence, documented
by a geotechnical analysis, that
the structure is in danger from
shoreline erosion caused by cur-
rents, or waves within three (3)
years, or where waiting until the
need is immediate would prevent
the opportunity to use measures
that avoid impacts on ecological
functions. Normal sloughing,
erosion of steep bluffs, or shore-
line erosion itself, without a sci-
entific or geotechnical analysis,
is not demonstration of need.
The geotechnical analysis
should evaluate on-site drainage
issues and address drainage
problems away from the shore-
line edge before considering
structural shoreline stabilization
if on-site drainage is a cause of
4-3-090F
3 - 40.53 (Revised 12/11)
shoreline instability at the site in
question.
(2) The shoreline stabilization
is evaluated by the hierarchy in
subsection F4aiii of this Section.
(3) The shoreline stabilization
structure will not result in a net
loss of shoreline ecological func-
tions.
(4) Measures to reduce shore-
line erosion in a channel migra-
tion zone (CMZ) require a
geomorphic assessment by a
Washington-licensed geologist
with engineering geology or hy-
drogeology specialty license
plus experience in conducting
fluvial geomorphic assessments.
Erosion control measures are
only allowed if it is demonstrated
that: the erosion rate exceeds
that which would normally occur
in a natural condition; the mea-
sure does not interfere with flu-
vial hydrological and
geomorphologic processes nor-
mally acting in natural condi-
tions; and the measure includes
appropriate mitigation of impacts
to ecological functions associ-
ated with the stream.
(b) New Development: In sup-
port of new development when
all six (6) of the conditions listed
below apply and are docu-
mented by a geotechnical analy-
sis:
(1) The erosion is not being
caused by upland conditions,
such as the loss of vegetation
and drainage.
(2) Nonstructural measures,
such as placing the development
further from the shoreline, plant-
ing vegetation, or installing on-
site drainage improvements, are
not feasible or not sufficient.
(3) The need to protect primary
structures from damage due to
erosion is demonstrated through
a geotechnical report. The dam-
age must be caused by natural
processes, such as currents and
waves.
(4) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
(5) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(6) The proposed new devel-
opment is not located in a chan-
nel migration zone (CMZ).
(c) Restoration and Remedia-
tion Projects: To protect projects
for the restoration of ecological
functions or hazardous sub-
stance remediation projects pur-
suant to chapter 70.105D RCW
when both of the conditions be-
low apply and are documented
by a geotechnical analysis:
(1) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(2) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
(d) Protect Navigability: To pro-
tect the navigability of a desig-
nated harbor area when
necessity is demonstrated in the
following manner by a geotechni-
cal report:
(1) Nonstructural measures,
planting vegetation, or installing
4-3-090F
(Revised 12/11)3 - 40.54
on-site drainage improvements,
are not feasible or not sufficient.
(2) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(3) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
v. Content of Geotechnical Report:
Geotechnical analysis pursuant to
this Section that addresses the need
to prevent potential damage to a pri-
mary structure shall address the ne-
cessity for shoreline stabilization by
estimating time frames and rates of
erosion and report on the urgency
associated with the specific situation.
The geotechnical analysis shall eval-
uate the need and effectiveness of
both hard and soft armoring solutions
in preventing potential damage to a
primary structure. Consideration
should be given to permit require-
ments of other agencies with jurisdic-
tion.
vi. Stream Bank Protection Re-
quired: New or expanded shoreline
stabilization on streams should as-
sure that such structures do not un-
duly interfere with natural stream
processes. The Administrator of the
Department of Community and Eco-
nomic Development or designee
shall review the proposed design for
consistency with State guidelines for
stream bank protection as it relates
to local physical conditions and meet
all applicable criteria of the Shoreline
Master Program, subject to the fol-
lowing:
(a) A geotechnical analysis of
stream geomorphology both up-
stream and downstream shall be
performed to assess the physical
character and hydraulic energy
potential of the specific stream
reach and adjacent reaches up-
stream or down, and assure that
the physical integrity of the
stream corridor is maintained,
that stream processes are not
adversely affected, and that the
revetment will not cause signifi-
cant damage to other properties
or valuable shoreline resources.
(b) Revetments or similar hard
structures are prohibited on point
and channel bars, and in salmon
and trout spawning areas, ex-
cept for the purpose of fish or
wildlife habitat enhancement or
restoration.
(c) Revetments or similar hard
structures shall be placed land-
ward of associated wetlands un-
less it can be demonstrated that
placement waterward of such
features would not adversely af-
fect ecological functions.
(d) Revetments or similar
structures shall not be developed
on the inside bend of channel
banks in a stream except to pro-
tect public works, railways and
existing structures.
(e) Revetments shall be de-
signed in accordance with
WDFW stream bank protection
guidelines.
(f) Groins, weirs and other in-
water structures may be autho-
rized only by Shoreline Condi-
tional Use Permit, except for
those structures installed to pro-
tect or restore ecological func-
tions, such as woody debris
installed in streams. A geotech-
nical analysis of stream geomor-
phology both upstream and
downstream shall document that
alternatives to in-water struc-
tures are not feasible. Documen-
tation shall establish impacts on
ecological functions that must be
mitigated to achieve no net loss.
4-3-090F
3 - 40.55 (Revised 12/11)
b. Design Criteria for New or Ex-
panded Shoreline Stabilization Struc-
tures: When any structural shoreline
stabilization measures are demonstrated
to be necessary, the following design cri-
teria shall apply:
i. Professional Design Required:
Shoreline stabilization measures
shall be designed by a qualified pro-
fessional. Certification by the design
professional may be required to en-
sure that installation meets all design
parameters.
ii. General Requirements: The size
of stabilization measures shall be
limited to the minimum necessary.
Use measures shall be designed to
assure no net loss of shoreline eco-
logical functions. Soft approaches
shall be used unless demonstrated
not to be sufficient to protect primary
structures, dwellings, and busi-
nesses or to meet resource agency
permitting conditions.
iii. Restriction of Public Access Pro-
hibited: Publicly financed or subsi-
dized shoreline erosion control
measures shall be ensured to not re-
strict appropriate public access to the
shoreline except where such access
is determined to be infeasible be-
cause of incompatible uses, safety,
security, or harm to ecological func-
tions. See public access provisions;
WAC 173-26-221(4). Where feasible,
ecological restoration and public ac-
cess improvements shall be incorpo-
rated into the project.
iv. Restriction of Navigation Prohib-
ited: Shoreline stabilization should
not be permitted to unnecessarily in-
terfere with public access to public
shorelines, nor with other appropri-
ate shoreline uses including, but not
limited to, navigation, public or pri-
vate recreation and Indian treaty
rights.
v. Aesthetic Qualities to Be Main-
tained: Where possible, shoreline
stabilization measures shall be de-
signed so as not to detract from the
aesthetic qualities of the shoreline.
vi. Public Access to Be Incorpo-
rated: Required restoration and/or
public access should be incorporated
into the location, design and mainte-
nance of shoreline stabilization struc-
tures for public or quasi-public
developments whenever safely com-
patible with the primary purpose.
Shore stabilization on publicly owned
shorelines should not be allowed to
decrease long-term public use of the
shoreline.
c. Existing Shoreline Stabilization
Structures: Existing shoreline stabiliza-
tion structures not in compliance with this
Code may be retained, repaired, or re-
placed if they meet the applicable criteria
below:
i. Repair of Existing Structures: An
existing shoreline stabilization struc-
ture may be repaired as long as it
serves to perform a shoreline stabili-
zation function for a legally estab-
lished land use, but shall be subject
to the provisions below if the land use
for which the shoreline stabilization
structure was constructed is aban-
doned per RMC 4-10-060, Noncon-
forming Uses, or changed to a new
use.
ii. Additions to Existing Structures:
Additions to or increases in size of
existing shoreline stabilization mea-
sures shall be considered new struc-
tures.
iii. Changes in Land Use: An exist-
ing shoreline stabilization structure
established to serve a use that has
been abandoned per RMC 4-10-060,
Nonconforming Uses, discontinued,
or changed to a new use may be re-
tained or replaced with a similar
structure if:
(a) There is a demonstrated
need documented by a geotech-
nical analysis to protect principal
uses or structures from erosion
4-3-090F
(Revised 12/11)3 - 40.56
caused by currents or waves;
and
(b) An evaluation of the exist-
ing shoreline stabilization struc-
ture in relation to the hierarchy of
shoreline stabilization alterna-
tives established in subsection
F4aiii of this Section shows that
a more preferred level of shore-
line stabilization is infeasible. In
the case of an existing shoreline
stabilization structure composed
of rigid materials, if alternatives
(a) through (c) of the hierarchy in
subsection F4aiii of this Section
would be infeasible then the ex-
isting shoreline stabilization
structures could be retained or
replaced with a similar structure.
iv. Waterward Replacement Pro-
hibited for Structures Protecting Res-
idences: Replacement walls or
bulkheads, if allowed, shall not en-
croach waterward of the ordinary
high-water mark or existing structure
unless the residence was occupied
prior to January 1, 1992, and there
are overriding safety or environmen-
tal concerns. In such cases, the re-
placement structure shall abut the
existing shoreline stabilization struc-
ture.
v. Restoration and Maintenance of
Soft Shorelines Allowed: Soft shore-
line stabilization measures that pro-
vide restoration of shoreline
ecological functions may be permit-
ted waterward of the ordinary high-
water mark. Replenishment of sub-
strate materials to maintain the spec-
ifications of the permitted design may
be allowed as maintenance.
vi. No Net Loss: Where a net loss of
ecological functions associated with
critical habitats would occur by leav-
ing an existing structure that is being
replaced, the structure shall be re-
moved as part of the replacement
measure.
5. Flood Control:
a. Permitted Flood Control Projects:
Flood control works shall be permitted
when it is demonstrated by engineering
and scientific evaluations that:
i. They are necessary to protect
health, safety and/or existing devel-
opment;
ii. Nonstructural flood hazard re-
duction measures are infeasible; and
iii. Measures are consistent with an
adopted comprehensive flood haz-
ard management plan that evaluates
cumulative impacts to the watershed
system.
b. Prohibited Flood Control Projects:
New or expanding development or uses
in the shoreline, including subdivision of
land, that would likely require new struc-
tural flood control works within a stream,
channel migration zone, or floodway shall
not be allowed.
c. Long-Term Compatibility: New or
expanded flood control works and in-
stream structures should be planned and
designed to be compatible with appropri-
ate multiple uses of stream resources
over the long term, especially in shore-
lines of Statewide significance.
d. Criteria for Allowing Flood Control
Projects: New flood control works
should only be allowed in the shoreline if
they are necessary to protect existing de-
velopment and where nonstructural flood
hazard reduction measures are infeasi-
ble.
e. Native Vegetation: Flood control
works should incorporate native vegeta-
tion to the extent feasible to enhance
ecological functions, create a more natu-
ral appearance, improve ecological func-
tions, and provide more flexibility for
long-term shoreline management.
f. Consideration of Alternatives: To
minimize flood damages and to maintain
natural resources associated with
streams, overflow corridors and other al-
4-3-095
3 - 41 (Revised 7/20)
ternatives to traditional bank levees, re-
vetments and/or dams shall be consid-
ered. Setback levees and similar
measures should be employed where
they will result in lower flood peaks and
velocities, and more effective conserva-
tion of resources than with high bank le-
vees. On Cedar River Reach D, setting
back existing levees to provide for en-
hanced natural stream processes may be
pursued when adequate provisions are
made for protecting existing public and
private uses.
g. Public Access Required: Flood
control works shall provide access to
public shorelines whenever possible, un-
less it is demonstrated that public access
would cause unavoidable public health
and safety hazards, security problems,
unmitigatable ecological impacts, un-
avoidable conflicts with proposed uses,
or unreasonable cost. At a minimum,
flood control works should not decrease
public access or use potential of shore-
lines.
6. Stream Alteration:
a. Definition of Stream Alteration:
Stream alteration is the relocation or
change in the flow of a river, stream or
creek.
b. Alterations to Be Minimized:
Stream alteration shall be minimized, and
when allowed should change natural
stream processes as little as possible.
c. Allowed if No Feasible Alternative:
Unless otherwise prohibited by subsec-
tion E10 of this Section, Transportation,
and subsection E11 of this Section, Utili-
ties, stream alteration may be allowed for
transportation and utility crossings and
in-stream structures only where there is
no feasible alternative.
d. Allowed for Flood Hazard Reduc-
tion: Stream alteration may be permitted
if it is part of a public flood hazard reduc-
tion program or a habitat enhancement
project approved by appropriate State
and/or Federal agencies.
e. Prohibited Alterations: Stream al-
teration solely for the purpose of enlarg-
ing the developable portion of a parcel of
land or increasing the economic potential
of a parcel of land is prohibited.
f. Detriment to Adjacent Parcels Pro-
hibited: Stream alteration is prohibited if
it would be significantly detrimental to ad-
jacent parcels.
g. Applicant’s Responsibility: The
applicant has the sole responsibility to
demonstrate the necessity of the pro-
posal and compliance with the criteria of
the Shoreline Master Program.
h. Professional Design Required: All
proposed stream alterations shall be de-
signed by an appropriately State-licensed
professional engineer. The design shall
be submitted with a supplemental lake/
stream study to the Planning Division as
part of the application.
i. Impacts to Aquatic Life to Be Mini-
mized: The design, timing and the meth-
ods employed will have minimal adverse
effects on aquatic life, including minimiz-
ing erosion, sedimentation and other pol-
lution during and after construction.
j. Flow Levels to Be Maintained: The
project must be designed so that the low
flow is maintained and fish escapement
is provided for.
k. Conditional Use Required in a
Channel Migration Zone (CMZ): Stream
alterations within a channel migration
zone require a Shoreline Conditional Use
Permit. (Ord. 5633, 10-24-2011)
4-3-095 (Deleted by Ord. 5286,
5-14-2007)
4-3-100A
(Revised 7/20)3 - 42
4-3-100 URBAN DESIGN
REGULATIONS:
A. PURPOSE:
1. These urban design regulations are es-
tablished in accordance with and to imple-
ment policies established in the Land Use
Element of the Comprehensive Plan. These
standards are divided into seven (7) areas:
a. Site design and building location;
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 re-
quired to be included in all development in the
zones stated in subsection B1 of this Section.
Each element includes an intent statement,
guidelines, and standards. 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. The guidelines and the in-
tent 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 satisfac-
tion of the requirement through the use of
the guidelines and the intent statement is
to be made by the Community and Eco-
nomic Development Administrator.
b. If the Administrator determines that
an alternative to the prescriptive standard
meets the applicable guidelines and in-
tent, the applicant shall not be required to
demonstrate compliance with the stan-
dard. (Ord. 5029, 11-24-2003; Ord. 5124,
2-7-2005; Ord. 5286, 5-14-2007; Ord.
5355, 2-25-2008; Ord. 5531, 3-8-2010;
Ord. 5572, 11-15-2010; Ord. 5676,
12-3-2012; Ord. 5759, 6-22-2015)
B. APPLICABILITY AND CONFLICTS:
1. Applicability:
a. The following development activities
shall be required to comply with the pro-
visions 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 nonresidential use;
v.Alterations, enlargements, and/or
restorations of nonconforming struc-
tures pursuant to RMC 4-10-050,
Nonconforming Structures;
vi. Exterior modifications such as
facade changes, windows, awnings,
signage, etc., shall comply with the
design requirements for the new por-
tion of the structure, sign, or site im-
provement.
b. Any of the activities listed in subsec-
tion B1a of this Section and occurring in
the following overlay areas or zones shall
be required to comply with the provisions
of this Section:
i. District ‘A’: All areas zoned Cen-
ter Downtown (CD).
ii. District ‘B’: All areas zoned
Residential Multi-Family (RMF), and
assisted living and convalescent
centers within the Resource Conser-
vation (RC), Residential-1 (R-1),
Residential-4 (R-4), Residential-6
(R-6), Residential-8 (R-8), Residen-
tial-10 (R-10), Residential-14 (R-14),
and Residential Manufactured Home
Park (RMH) Zones.
4-3-100E
3 - 43 (Revised 7/20)
iii. District ‘C’: All areas zoned Ur-
ban Center (UC) or Commercial Of-
fice Residential (COR).
iv. District ‘D’: All areas zoned
Center Village (CV), Commercial Ar-
terial (CA), Commercial Neighbor-
hood (CN), or Commercial Office
(CO), except for those properties in-
cluded in the Automall District and
used for small vehicle sales or a sec-
ondary use identified in RMC 4-3-
040C1, Uses Permitted in the
Renton Automall District. (Ord. 5572,
11-15-2010; Ord. 5675, 12-3-2012;
Ord. 5743, 1-12-2015; Ord. 5759, 6-
22-2015; Ord. 5839, 6-12-2017; Ord.
5867, 12-11-2017)
2. Conflicts: Where there are conflicts be-
tween the design requirements in subsection
E of this Section and other sections of the
Renton Municipal Code, the regulations of
this Section shall prevail. (Amd. Ord. 4991,
12-9-2002; Ord. 5029, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord.
5286, 5-14-2007; Ord. 5331, 12-10-2007;
Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008;
Ord. 5437, 12-8-2008; Ord. 5518,
12-14-2009; Ord. 5531, 3-8-2010; Ord. 5649,
12-12-2011; Ord. 5952, 11-18-2019; Ord.
5964, 3-2-2020)
C. EXEMPTIONS:
The design regulations shall not apply to:
1. Interior Remodels: Interior remodels of
existing buildings or structures provided the
alterations do not modify the building facade.
2. Aircraft Manufacturing: Structures re-
lated to the existing use of aircraft manufac-
turing in District ‘C.’ (Ord. 5124, 2-7-2005;
Ord. 5286, 5-14-2007)
D. ADMINISTRATION:
1. Review Process: Applications subject to
design regulations shall be processed as a
component of the governing land use pro-
cess.
2. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based upon the pro-
visions of the design regulations when no
other permit or approval requires Hearing Ex-
aminer review. Proposals will be considered
on the basis of individual merit, the overall in-
tent of the minimum standards and guide-
lines, and creative design alternatives will be
encouraged in order to achieve the purposes
of the design regulations. (Amd. Ord. 4991,
12-9-2002; Ord. 5029, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5676, 12-3-2012)
E. REQUIREMENTS:
1. Site Design and Building Location:
Intent: To ensure that buildings are located in
relation to streets and other buildings so that
the Vision of the City of Renton can be real-
ized for a high-density urban environment; so
that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian
activity.
4-3-100E
(Revised 7/20)3 - 44
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other
structures and open space. To ensure an appropriate transition between buildings, parking areas, and
other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to buildings
and open space. The privacy of individuals in residential uses shall be provided for.
Standards:
Districts A,
B, and D
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when
siting structures.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
3. The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
4. Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the
Administrator may allow facades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such
landscaping shall be at least thirty feet (30') in width as measured from the sidewalk.
4-3-100E
3 - 45 (Revised 7/20)
District C
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when
siting structures.
2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature
“pedestrian-oriented facades,” and have clear connections to the sidewalk
(illustration below).
3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the
Administrator may allow facades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such
landscaping shall be at least thirty feet (30') in width as measured from the sidewalk
(illustration below).
4-3-100E
(Revised 7/20)3 - 46/48
4. Residential and mixed-use buildings containing street-level residential uses and
single-purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
4-3-100E
3 - 49 (Revised 4/11)
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and
shall enhance the overall quality of the pedestrian experience on the site.
Standards:
All Districts
All of the following are required:
1. The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the street,
connected by a walkway to the public sidewalk, and include human-scale
elements; and
b. Made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting (illustration
below).
4-3-100E
(Revised 4/11)3 - 50
2. Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at
least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller
than thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
3. Building entries from a parking lot shall be subordinate to those related to the street.
4. Features such as entries, lobbies, and display windows shall be oriented to a street
or pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing
a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
6. Ground floor residential units that are directly accessible from the street shall
include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from
the street.
4-3-100E
3 - 51 (Revised 3/17)
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standards:
Districts A,
B, and D
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
District C
Both of the following are required:
1. For properties along North 6th Street and Logan Avenue North (between North 4th
Street and North 6th Street), applicants shall demonstrate how their project provides
an appropriate transition to the long-established, existing residential neighborhood
south of North 6th Street known as the North Renton Neighborhood.
2. For properties located south of North 8th Street, east of Garden Avenue North,
applicants must demonstrate how their project appropriately provides transitions to
existing industrial uses.
4-3-100E
(Revised 3/17)3 - 52
SERVICE ELEMENT LOCATION AND DESIGN
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from pedestrian areas, and screening them from view
in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways,
or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part
of service enclosures.
Standards:
All Districts
All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent and/or abutting uses. Service elements shall
be concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed on all sides, include a roof and be screened around
their perimeter by a wall or fence and have self-closing doors (illustration below).
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum three feet (3') wide, shall be located on three (3)
sides of such facility.
4-3-100E
3 - 53 (Revised 7/20)
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and
architectural elements at gateways should be provided. While gateways should be distinctive within the
context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the
City. Examples of these types of features include monuments, public art, and public plazas.
Standards:
Districts C
and D
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent
features (illustration below).
4-3-100E
(Revised 7/20)3 - 54
(Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016; Ord. 5952, 11-18-2019)
2. Gateway elements shall be oriented toward and scaled for both pedestrians and
vehicles (illustration below).
3. Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
4-3-100E
3 - 55 (Revised 3/13)
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 pedes-
trian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks
and building facades; minimize the visual impact of parking lots; and use access streets and parking to
maintain an urban edge to the district.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
Standards:
Districts A,
B, and D
Both of the following are required:
1. Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
District C
All of the following are required:
1. Parking shall be at the side and/or rear of a building and may not occur between the
building and the street. However, if due to the constraints of the site, parking cannot
be provided at the side or rear of the building, the Administrator may allow parking to
occur between the building and the street. If parking is allowed to occur between the
building and the street, no more than sixty feet (60') of the street frontage measured
parallel to the curb shall be occupied by off-street parking and vehicular access.
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
3. Surface parking lots shall be designed to facilitate future structured parking and/or
other infill development. For example, provision of a parking lot with a minimum
dimension on one side of two hundred feet (200') and one thousand five hundred
feet (1,500') maximum perimeter area. Exception: If there are size constraints
inherent in the original parcel.
4-3-100E
(Revised 3/13)3 - 56
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of
parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate,
pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to
enhance garages.
Standards:
All Districts
All of the following are required:
1. Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width
(illustration below).
2. The entire public facing facade shall be pedestrian-oriented. The Administrator may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
4-3-100E
3 - 57 (Revised 3/17)
3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (illustration below).
4. The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
5. Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination
of treatments.
6. The Administrator may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standards:
Districts A,
B, and D
The following is required:
1. Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
2. The number of driveways and curb cuts shall be minimized for vehicular access
purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
4-3-100E
(Revised 3/17)3 - 58
(Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
3. Pedestrian Environment:
Intent: To enhance the urban character of development by creating pedestrian networks and by provid-
ing 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.
District C
Both of the following are required:
1. Parking garages shall be accessed at the rear of buildings.
2. Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as
measured horizontally along the street.
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the
pedestrian environment, and provides a way for pedestrians to walk from one location to another without
having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standards:
Districts A,
C, and D
All of the following are required:
1. A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the design
of the development.
4-3-100E
3 - 59 (Revised 3/17)
2. Pathways within parking areas shall be provided and differentiated by material or
texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials (illustration below). Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings one
hundred (100) or more feet in width (measured along the facade) shall provide
sidewalks at least twelve feet (12') in width. The pathway shall include an eight-
foot (8') minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
4. Mid-block connections between buildings shall be provided.
All Districts 5. Permeable pavement pedestrian circulation features shall be used where feasible,
consistent with the Surface Water Design Manual.
4-3-100E
(Revised 3/17)3 - 60
PEDESTRIAN AMENITIES
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round
activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standards:
District B
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
4-3-100E
3 - 61 (Revised 3/17)
(Ord. 5828, 12-12-2016)
4. Recreation Areas and Common Open Space:
Districts C
and D
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
3. Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a
minimum of four and one-half feet (4-1/2') wide along at least seventy five percent
(75%) of the length of the building facade facing the street, a maximum height of
fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above
ground level.
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: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas shall
be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and
located so that they are appealing to users and pedestrians.
4-3-100E
(Revised 3/17)3 - 62
Standards:
Districts A,
C, and D
All of the following are required:
1. All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
f. 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.
4-3-100E
3 - 63 (Revised 3/17)
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a
fully usable area accessible to all residents of the development (illustration
below).
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
2. All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the
definition of pedestrian-oriented space.
4-3-100E
(Revised 3/17)3 - 64
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
3. Open space substitution: see RMC 4-1-240.
District B
The following is required:
All attached housing developments shall provide at least one hundred fifty (150) square
feet of private usable space per unit.
1. At least one hundred (100) square feet of the private space shall abut each unit.
2. Private space may include porches, balconies, yards, and decks.
All Districts
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial
Zone Public Plaza Locations Map and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
3. The public plaza must be landscaped consistent with RMC 4-4-070, including at
minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
4. Public plazas are to be provided at the following intersections:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
4-3-100E
3 - 65 (Revised 2/19)
(Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
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.
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.
BUILDING CHARACTER AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as
to ensure that all sides of a building which can be seen by the public are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.
Standards:
Districts A
and D
Both of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more
than forty feet (40').
2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety
of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration in District B, below); or provide an additional special feature such as a
clock tower, courtyard, fountain, or public gathering area.
4-3-100E
(Revised 2/19)3 - 66
District B
All of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more
than twenty feet (20').
2. Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety
of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration below); or provide an additional special feature such as a clock tower,
courtyard, fountain, or public gathering area.
District C
All of the following are required:
1. All building facades shall include measures to reduce the apparent scale of the
building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows (illustration below).
2. All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
4-3-100E
3 - 67 (Revised 2/19)
c. Roof line features; or
d. Other features as approved by the Administrator.
3. Single purpose residential buildings shall feature building modulation as follows
(illustration below):
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
4. All buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (as illustrated in District B above); or provide an additional special design
feature such as a clock tower, courtyard, fountain, or public gathering area.
4-3-100E
(Revised 2/19)3 - 68
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view have
visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Standards:
All Districts
All of the following are required:
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature
shall be provided along the facade’s ground floor.
2. Upper portions of building facades shall have clear windows with visibility into and
out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be fifty
percent (50%).
3. Display windows shall be designed for frequent change of merchandise, rather than
permanent displays. Display racks and fixtures may not obscure more than fifty
percent (50%) of the window space.
4. Window coverings, such as blinds and curtains, must be functional, they may not be
affixed so that they cannot be open and/or closed.
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.
4-3-100E
3 - 69 (Revised 2/19)
a. A wall (including building facades and retaining walls) is considered a blank wall
if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in
height, has a horizontal length greater than fifteen feet (15'), and does not
include a window, door, building modulation or other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400)
square feet or greater and does not include a window, door, building
modulation or other architectural detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment
shall be proportional to the wall and use one or more of the following (illustration
below):
i. A planting bed at least five feet (5') in width abutting the blank wall that
contains trees, shrubs, evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
District A 1. Where windows or storefronts occur, they must only contain clear glazing. Tinted,
dark, and highly reflective (mirror-type) glass and film are prohibited.
2. Any facade visible to the public shall be comprised of at least seventy five percent
(75%) transparent windows and/or doors for at least the portion of the ground floor
facade that is between four feet (4') and eight feet (8') above ground (as measured
on the true elevation).
3. Opaque signage is only allowed on or in more than ten percent (10%) of the window
space. Stenciled or other signage types that allow visibility into the building are
encouraged and do not count toward the ten percent (10%) calculation of signage in
windows.
Districts B,
C, and D
1. Any facade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade
that is between four feet (4') and eight feet (8') above ground (as measured on the
true elevation).
2. Where windows or storefronts occur, they must principally contain clear glazing.
Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited.
4-3-100E
(Revised 2/19)3 - 70
BUILDING ROOF LINES
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standards:
Districts A,
C, and D
The following is required:
At least one of the following elements shall be used to create varied and interesting roof
profiles (illustration below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof-mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a
minimum slope of one to four (1:4) and shall have dormers or interesting roof forms
that break up the massiveness of an uninterrupted sloping roof.
4-3-100E
3 - 71 (Revised 2/19)
(Ord. 5676, 12-3-2012; Ord. 5905, 12-10-2018)
6. Signage: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban de-
sign sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are pos-
sible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be
used. If materials like concrete or block walls are used they shall be enhanced to create variation and
enhance their visual appeal.
Standards:
All Districts
All of the following are required:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall
be finished with the same building materials, detailing, and color scheme. A different
treatment may be used if the materials are of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed
on all visible facades.
4. Materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass and cast-in-place concrete.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals,
and/or coloring with a concrete coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured
blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Districts A,
C, and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns,
or textural changes.
4-3-100F
(Revised 2/19)3 - 72
7. Lighting:
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5531, 3-8-2010; Ord. 5572,
11-15-2010)
F. MODIFICATION OF MINIMUM
STANDARDS:
The Administrator shall have the authority to
modify the minimum standards of the design reg-
ulations, subject to the provisions of RMC
4-9-250D, Modification Procedures, and the fol-
lowing requirements:
1. The project as a whole meets the intent
of the minimum standards and guidelines in
subsections E1, E2, E3, E4, E5, E6, and E7
of the design regulations;
2. The requested modification meets the in-
tent and guidelines of the applicable design
standard;
3. The modification will not have a detri-
mental effect on nearby properties and the
City as a whole;
4. The deviation manifests high quality de-
sign; and
5. The modification will enhance the pedes-
trian environment on the abutting and/or ad-
jacent streets and/or pathways. (Ord. 5531,
3-8-2010; Ord. 5676, 12-3-2012)
G. EXCEPTIONS FOR DISTRICTS ‘A’
AND ‘B’:
Modifications to the requirements for the building
location and orientation and building entry in sub-
section E1 of this Section are limited to the follow-
ing circumstances:
1. When the building is oriented to an inte-
rior courtyard, and the courtyard has a prom-
inent 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 in-
tegrated walkway system with prominent
connections to the public sidewalk(s). (Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5531, 3-8-2010)
LIGHTING
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as pla-
zas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standards:
Districts A,
C, and D
All of the following are required:
1. Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
2. Accent lighting shall also be provided on building facades (such as sconces) and/or
to illuminate other key elements of the site such as gateways, 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.).
4-3-110C
3 - 73 (Revised 9/15)
H. VARIANCE:
(Reserved). (Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007; Ord. 5531, 3-8-2010)
I. APPEALS:
For appeals of administrative decisions made
pursuant to the design regulations, see RMC
4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd.
Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003;
Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5531, 3-8-2010)
4-3-105 (Deleted by Ord. 4992,
12-9-2002)
4-3-110 URBAN SEPARATOR
OVERLAY REGULATIONS:
A. PURPOSE:
The purpose of this Section is to implement the
policies in the Land Use Element of the Compre-
hensive Plan related to urban separators. The in-
tent is to provide physical and visual distinctions
between Renton and adjacent communities, de-
fine Renton’s boundaries and create contiguous
open space corridors within and between urban
communities, which provide environmental, vi-
sual, recreational and wildlife benefits. Urban
separators shall be permanent low-density lands
that protect resources and environmentally sensi-
tive areas. (Ord. 5132, 4-4-2005; Ord. 5759, 6-
22-2015)
B. APPLICABILITY:
This Section shall apply to subdivisions and build-
ing permits on lands within designated urban sep-
arators as shown in the urban separators maps.
(Ord. 5132, 4-4-2005)
C. URBAN SEPARATORS MAPS:
1. May Valley Urban Separator:
4-3-110C
(Revised 9/15)3 - 74
2. Talbot Urban Separator:
(Ord. 5132, 4-4-2005)
4-3-110C
3 - 74.1 (Revised 12/11)
3. Soos Creek Urban Separator:
(Ord. 5566, 10-25-2010)
4-3-110C
(Revised 12/11)3 - 74.2
4. Lake Desire Urban Separator:
(Ord. 5566, 10-25-2010)
4-3-110E
3 - 75 (Revised 7/20)
D. ADMINISTRATION:
1. Review Process: Applications subject to
urban separator regulations shall be pro-
cessed as a component of the governing land
use process.
2. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve with conditions or
deny proposals based on the provisions of
the Urban Separator Overlay regulations
when no other permit or approval requires
Hearing Examiner review. (Ord. 5132,
4-4-2005; Ord. 5676, 12-3-2012)
E. URBAN SEPARATOR OVERLAY
REGULATIONS:
1. Contiguous Open Space Corridor Es-
tablished: A designated contiguous open
space corridor is established as shown on the
Urban Separators Overlay Map in subsection
C of this Section.
2. Dedication of Open Space Required.
a. Approval of a plat, and/or building
permit on an undeveloped legal lot:
i. May Valley Urban Separator
Overlay: Approval of a plat, and/or
building permit on an undeveloped
legal lot in the May Valley Urban
Separator Overlay shall require ded-
ication of fifty percent (50%) of the
gross land area of the parcel or par-
cels as a non-revocable open space
tract retained by the property owner,
or dedicated to a homeowners asso-
ciation or other suitable organization
as determined by the Administrator.
ii. Talbot Urban Separator Over-
lay: Approval of a plat, and/or build-
ing permit on an undeveloped legal
lot in the Talbot Urban Separator
Overlay shall require dedication of
fifty percent (50%) of the gross land
area of that portion of the parcel or
parcels located within the Urban
Separator as a non-revocable open
space tract retained by the property
owner, or dedicated to a homeown-
ers association or other suitable or-
ganization as determined by the
Administrator. In order to satisfy the
dedication requirement, some of the
area to be dedicated may consist of
land abutting the Urban Separator,
as determined by the Community
and Economic Development Admin-
istrator, on a case-by-case basis.
Acreage in tracts may include critical
areas and/or critical area buffers. At
a minimum, open space shall be con-
nected to another contiguous open
space parcel by a fifty foot (50') corri-
dor. (Ord. 5578, 11-15-2010; Ord.
5676, 12-3-2012)
b. Existing residences, existing acces-
sory uses and structures, existing above
ground utilities located in the tract at the
time of designation and new small and
medium utilities shall not count toward
the fifty percent (50%) gross land area
calculation for open space except for
stormwater ponds designed with less
than 3:1 engineered slopes and en-
hanced per techniques and landscape
requirements set forth in the publication
the “Integrated Pond” King County Land
and Water Resources Division.
c. Approval of a building permit for an
addition of three hundred (300) square
feet for a primary use structure or five
hundred (500) square feet for an acces-
sory structure shall require recordation of
a conservation easement, protective
easement or tract and deed restriction on
critical areas and critical area buffers lo-
cated within the contiguous open space
corridor pursuant to RMC 4-3-050E4, Na-
tive Growth Protection Areas.
d. Land dedicated as open space shall
be located within the mapped contiguous
open space corridor unless a modifica-
tion is approved pursuant to subsection
E6 of this Section.
3. Uses Allowed in Contiguous Open
Space.
a. Passive recreation with no develop-
ment of active recreation facilities except
within a municipal park.
4-3-110E
(Revised 7/20)3 - 76
b. Soft surface pedestrian trails, pro-
vided the adjacent area is large enough
to infiltrate runoff generated from the
pathway consistent with the Surface Wa-
ter Design Manual.
c. Animal husbandry (small, medium
and large); provided, that fencing is sub-
ject to the conditions in subsection E3g of
this Section.
d. Existing residences and accessory
uses and structures.
e. Small and medium utilities and large
underground utilities. (Ord. 5828, 12-12-
2016)
f. Access Easements.
i. Utilities easements and emer-
gency service access roads may be
located within contiguous open
space corridors for the limited pur-
pose of providing service to parcels
platted after March 2005, for which
there is no practical alternative way
to provide service. Utilities and emer-
gency service easements shall be
developed with permeable surface
treatment.
ii. Private access easements for in-
gress and egress may be located
within contiguous open space in the
limited instance where there is no al-
ternative access to a pre-existing le-
gal lot, but shall not serve lots platted
after March 2005.
g. Fencing or similar structures and/or
hedges or similar landscape features on
the property or easement boundary of
properties abutting and within the contig-
uous open space corridor shall not create
a solid barrier. Where required to protect
wetlands pursuant to RMC 4-3-050E4e,
fencing shall be the minimum necessary.
4. Uses in Portions of the Urban Separa-
tor Outside the Established Contiguous
Open Space Corridor.
a. Uses shall be consistent with RMC
4-2-060 and 4-2-070B. Residential-1
Zone, one dwelling unit per net acre.
b. Development shall be clustered out-
side the contiguous open space corridor
mapped in subsection C of this Section.
5. Standards Within Entire Urban Sep-
arator.
a. Forest/vegetation clearing shall be
limited to a maximum of thirty five percent
(35%) of the gross acreage of the site ex-
cept:
i. The percentage of forest/vegeta-
tion coverage may be increased to
qualify for the density bonus allowed
in RMC 4-2-110E. (Ord. 5960, 12-9-
2019)
ii. Modification of the percentage of
forest/vegetation retention may be
approved if determined necessary to
meet the surface water retention/de-
tention standards of subsection E5d
of this Section.
iii. Forest/vegetation clearing
greater than thirty five percent (35%)
of individual building sites may be ap-
proved to allow grading for a home
site; provided, that:
(a) A landscape plan is pro-
vided for each building site
showing compensating replant-
ing of species with the same or
better water retention and ero-
sion control functions;
(b) Five percent (5%) addi-
tional replacement landscaping
per site is provided;
(c) Plant caliper is sufficient to
achieve needed water retention
and erosion control functions;
(d) Individual trees or stands of
trees are retained when feasible.
Feasibility is defined as locations
and tree health sufficient to en-
sure continued viability of the
tree and safety of structures
within the developed portion of
the lot; and
4-3-120C
3 - 77 (Revised 7/20)
(e) The landscape plan pro-
vides massing of plant material
to create either a connection to
required open space or is of suf-
ficient size to create functional
wildlife habitat.
b. If the existing cleared area of a site,
as of March 21, 2005, is greater than
thirty five percent (35%), approval of a
plat shall require replanting of forest/veg-
etative cover.
c. Forest/vegetation cover may include
a combination of Northwest native vege-
tation including conifer, deciduous trees
and shrubs sufficient to provide water re-
tention and erosion control. If existing
vegetation is found to be insufficient to
meet forest/vegetation coverage stan-
dards, additional plantings shall be re-
quired.
d. Stormwater management shall com-
ply with the Surface Water Design Man-
ual. (Ord. 5526, 2-1-2010)
e. Private access easements and im-
provements shall be established at the
minimum standard needed to meet public
safety requirements.
f. Landscape plans required in RMC
4-4-070 shall include retention/replanting
plans as applicable, consistent with stan-
dards and plant lists in King County De-
partment of Natural Resources and
Parks Water and Land Resources Divi-
sion Publication “Going Native.” (Ord.
5676, 12-3-2012)
6. Modification of Mapped Contiguous
Open Space: Modification of the open space
configuration may be approved where:
a. Site specific data confirms that the
adopted contiguous open space corridor
map includes more than the required
gross area for any parcel; or
b. The applicant can demonstrate a
configuration of contiguous open space
that provides better or equal provision of
the open space requirement. Modifica-
tions to the contiguous open space corri-
dor shall be remapped during the City’s
annual RMC Title 4 review process. (Ord.
5132, 4-4-2005; Ord. 5676, 12-3-2012)
4-3-120 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
A. ENFORCEMENT OFFICER:
The Administrator shall be responsible for inves-
tigation of violation and issuance of an infraction
notice, stop work order or referral to the City At-
torney’s office for filing of criminal charges, as the
case may be.
B. VIOLATION OF THIS CHAPTER AND
PENALTIES:
Except for violations of the Adult Retail and Enter-
tainment Regulations, violations of this Chapter
are civil infractions subject to chapter 1-3 RMC.
Any person, party, firm, corporation, or other legal
entity violating any of the provisions of this Chap-
ter shall be guilty of a civil infraction for the first
through third offenses. Each day or portion of a
day during which a violation of this Chapter is
committed or continued shall constitute a sepa-
rate offense. Any development carried out con-
trary to the provisions of this Chapter shall
constitute a public nuisance and may be enjoined
as provided by the statutes of the State of Wash-
ington. The City may levy civil penalties against
any person, party, firm, corporation, or other legal
entity for violation of any of the provisions of this
Chapter. The civil penalty shall be assessed at a
rate of one thousand dollars ($1,000.00) to five
thousand dollars ($5,000.00) per day per violation
depending on the severity of the violation. The
Administrator may waive the penalty for a first of-
fense. Penalties for subsequent violations by the
same entity shall be assessed at a rate of five
thousand dollars ($5,000.00) to ten thousand dol-
lars ($10,000.00) per day depending on the se-
verity of the violation. After the third violation,
subsequent violations shall be handled as misde-
meanors.
C. TESTS:
1. Whenever there is insufficient evidence
of compliance with any of the provisions of
RMC 4-3-050, Critical Areas Regulations, or
evidence that any action does not conform to
the requirements of RMC 4-3-050, the Ad-
ministrator may require tests as proof of com-
pliance to be made at no expense to this
jurisdiction.
4-3-120C
(Revised 7/20)3 - 78
2. Test methods shall be as specified by
RMC 4-3-050, Critical Areas Regulations, or
by other recognized and accepted test stan-
dards. If there are no recognized or accepted
test methods for the proposed alternate, the
Administrator shall determine test proce-
dures. (Ord. 4856, 8-21-2000; Ord. 5757,
6-1-2015)
4 - i (Revised 7/20)
Chapter 4
CITY-WIDE PROPERTY DEVELOPMENT STANDARDS
CHAPTER GUIDE: Chapter 4-4 contains regulations and standards governing site development of
property City-wide, such as parking, landscaping, fencing, and others. This Chapter does not contain
procedural information. Related permit processes (e.g., additional animals permit, parking modification,
routine vegetation management permit, grading, excavation and mining permits, etc.) are located in
chapters 4-8 and 4-9 RMC. (Ord. 5369, 4-14-2008)
This Chapter last amended by Ord. 5963, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-4-010 ANIMAL KEEPING AND BEEKEEPING STANDARDS . . . . . . . . . . . . . . . . . . . 1
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Nuisance and Disturbance Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Prohibited Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
F. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Animal Control Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Community and Economic Development Department . . . . . . . . . . . . . . . . . . 1
G. Number of Animals Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Lot Size Minimums and Maximum Number of Animals Generally
Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Permit Required for More than Three (3) Dogs and/or Cats . . . . . . . . . . . . . 2
H. Keeping Greater Number of Animals than Generally Permitted. . . . . . . . . . . . . . 2
1. Permitted with an Additional Animals Permit (RMC 4-9-100). . . . . . . . . . . . . 2
2. Minimum Lot Size Needed to Apply for an Additional Animals Permit
for Extra-Large Lot Domestic Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
I. Home Occupations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
J. General Standards for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Shelter Location and Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Barn and Stable Location and Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Fencing Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Health and Safety. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Animal Waste and Food Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
K. Additional Standards for Kennels and Pet Day Care . . . . . . . . . . . . . . . . . . . . . . 3
L. Reserved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
M. Additional Standards for Beekeeping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Maximum Number of Hives Generally Permitted . . . . . . . . . . . . . . . . . . . . . . 3
2. Minimum Lot Sizes for Beekeeping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Beekeeping Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
N. Review Criteria for Additional Animals Permits . . . . . . . . . . . . . . . . . . . . . . . . . . 4
O. Review Criteria for Kennels and Stables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
P. Nonconforming Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
(Revised 7/20)4 - ii
SECTION PAGE
NUMBER NUMBER
4-4-015 STANDARDS FOR HOME AGRICULTURE SALES
AND AGRICULTURE SALES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Supervisions of Sales and Vehicles Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D. Use of Right-of-Way Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION (Reserved) . . . . . . . . . . . . . 4a
4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL . . . . . 4.1
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
B. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
C. Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
1. Haul Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
2. Haul Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
3. Permitted Work Hours in or Near Residential Areas . . . . . . . . . . . . . . . . . 4.2
a. Single Family Remodel or Single Family Addition Construction
Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
b. Commercial, Multi-Family, New Single Family and Other
Nonresidential Construction Activities . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
4. Emergency Extensions to Permitted Work Hours . . . . . . . . . . . . . . . . . . . 4.2
5. Temporary Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
6. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
7. Construction Debris . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
8. Construction Activity Standards – Aquifer Protection Area (APA)
Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
a. Designated Person . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
b. Secondary Containment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
c. Securing Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
d. Removal of Leaking Vehicles and Equipment . . . . . . . . . . . . . . . . . . . . . 5
e. Flammable and Combustible Liquids – Storage and Dispensing . . . . . . 5
f. Clean-Up Equipment and Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
g. Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
h. Application of Pesticides and Fertilizer . . . . . . . . . . . . . . . . . . . . . . . . . . 5
i. Hazardous Materials Management Statement . . . . . . . . . . . . . . . . . . . . 5
D. Off-Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
E. Construction of Improvements Required Prior to Permanent Occupancy
Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F. Deferral of Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
G. Change of Use and New Construction Requires Certificate of Occupancy . . . . 6
1. Certificate of Occupancy Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Application Required Prior to Permitting Excavation . . . . . . . . . . . . . . . . . . . 6
3. Certificate of Use Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . 6
H. Use of Existing Structures During Construction of New Structures . . . . . . . . . . 6
1. Conditionally Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4 - iii (Revised 2/19)
SECTION PAGE
NUMBER NUMBER
2. Exception for Public Owned or Operated Uses . . . . . . . . . . . . . . . . . . . . . . . 6
I. Habitation of Travel Trailers or Recreational Vehicles . . . . . . . . . . . . . . . . . . . . 7
4-4-040 FENCES, HEDGES, AND RETAINING WALLS . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Urban Separator Overlay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. City May Require Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
a. Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
b. Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. General Fence, Hedge and Retaining Wall Standards . . . . . . . . . . . . . . . . . . . . 7
1. Height – Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
a. Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
b. Hedges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
c. Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Retaining Wall Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Fences on Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
b. Fences and Hedges Adjacent to Retaining Walls . . . . . . . . . . . . . . . . . . 8
c. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
d. Setback from Public Rights-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
e. Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
f. Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
g. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
D. Standards for Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Height Limitations for Interior Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
b. Side Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
c. Rear Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Height Limitations for Corner Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
b. Interior Side Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
c. Secondary Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
d. Rear Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
e. Fence Height Exception for Rear and Side Yards along a Street. . . . . . 10
4. Gate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Electric and Barbed Wire Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E. Standards for Commercial, Industrial and Other Uses . . . . . . . . . . . . . . . . . 11
1. Location and Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Electric Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Barbed Wire Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Bulk Storage Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Special Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F. Administrative Review of Variation from Height Restrictions . . . . . . . . . . . . . 11
G. Special Administrative Fence Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Fences Eligible for Administrative Review Process . . . . . . . . . . . . . . . . 11
(Revised 2/19)4 - iv
SECTION PAGE
NUMBER NUMBER
2. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Acceptable Measures to Meet Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Clear Vision Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
H. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-4-050 GARAGE SALES – REQUIREMENTS FOR . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
1. Maximum Time and Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
2. Supervision of Vehicles Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
3. Use of Right-of-Way Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4. Signage Installation and Removal Requirements . . . . . . . . . . . . . . . . . 12.1
5. Special Restriction for Self Storage Uses in RM-F Zone . . . . . . . . . . . 12.1
C. Violations of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4-4-055 SHORT-TERM RENTALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
B. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
1. Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
2. Owner-Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
3. Maximum Number of Guests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4. Off-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
5. Safety Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
6. Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
C. Violations of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS . . . . . . . . . . . . 12.2
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
B. Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
2. Application Required for Existing Activities . . . . . . . . . . . . . . . . . . . . . . 12.2
3. Application Required for Activities Annexed into City . . . . . . . . . . . . . . 12.2
4. Time for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
C. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
2. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
3. Natural Stream Courses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Conformance with RCW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Notification of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Transfer of Responsibility for Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
8. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
9. Emergency Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D. General Erosion and Sediment Control Standards . . . . . . . . . . . . . . . . . . . . . . 13
1. Erosion and Sediment Control Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Seasonal Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Expansion or Restriction of Seasonal Limitations . . . . . . . . . . . . . . . . . . . . 14
4. Approved Erosion and Sediment Control Plan Required . . . . . . . . . . . . . . 14
5. Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
6. Continued Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
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E. Bond Required to Cover Costs of Rehabilitation . . . . . . . . . . . . . . . . . . . . . 14
F. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Inspection Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Entry to be Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
G. Restoration of Hazard Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
H. Engineering Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Civil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3. Soil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Engineering Geologist Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . 15
5. Building Division Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
6. Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
8. Contractors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
I. Regular Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Inspection, Testing and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
J. Work in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Maximum Slopes – Work in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Clearing and Rounding Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Property and Setback Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
5. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
6. Permitted Work Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
7. Compliance with Pollution Control Regulations . . . . . . . . . . . . . . . . . . . 17
8. Control of Dust and Mud . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Access Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Dozing and Digging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
9. Soil Erosion and Sedimentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
10. Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
11. Soil Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
K. Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Polluted or Stagnant Water Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Minimum Lake Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Maximum Bank Slopes Adjacent to Lake . . . . . . . . . . . . . . . . . . . . . . . 18
a. Unconsolidated Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
L. Top and Toe Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Setbacks – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
a. Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
b. Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
M. Cuts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
N. Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Applicability and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Fill Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Preparation of Ground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
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4. Fill Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
5. Minimum Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
7. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
O. Solid Waste Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
2. Report Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
3. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
4. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Cell Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
6. Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
7. Bulk Items . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
8. Building Debris and Flammable Material . . . . . . . . . . . . . . . . . . . . . . . . 21
9. Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
10. Animal Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
11. Treated Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
12. Prohibited Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
13. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
14. Water Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
15. Special Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
16. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
P. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Terrace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Swales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Scouring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
c. Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
d. Settling Ponds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Subsurface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Minimum Grade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Drainage Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Stream Acceptance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5. Overland Runoff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Q. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Other Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
R. Final Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Construction Timing and Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Plans and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. As-Graded Grading Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Soil Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Geologic Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Notification of Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4. Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
S. Permits and Fees Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
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2. Threshold for Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Plans and Calculations Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
T. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
U. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-4-070 LANDSCAPING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
D. Plans Required and Timing for Plans Submittal . . . . . . . . . . . . . . . . . . . . . . 25
E. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
F. Areas Required to Be Landscaped . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Street Frontage Landscaping Required . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Street Trees and Landscaping Required Within the Right-of-Way
on Public Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Front Yard Trees Required When Street Trees Are Not Located
Within the Right-of-Way Abutting a Front Yard . . . . . . . . . . . . . . . . . . . . 26
4. Projects Abutting Less Intensive Zones or Uses . . . . . . . . . . . . . . . . . . 26
a. Nonresidential Development in a Residential Zone . . . . . . . . . . . . . . . . 26
b. When a Residential Multi-family Zone or Use Is Abutting a Less
Intense Residential Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
c. When a Commercial Zoned Lot or Use Is Abutting a Residential
Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. When an Industrial Zoned Lot or Use Is Abutting a Residential or
Commercial Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Pervious Areas to Be Landscaped . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6. Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Perimeter Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Minimum Amounts of Interior Parking Lot Landscaping . . . . . . . . . . . . 27
c. Optional Layout Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
d. Perimeter and Interior Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Exception for Existing Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
7. Minimum Freeway Frontage Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . 27
8. Storm Drainage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Flow Control and/or Water Quality Treatment Facilities . . . . . . . . . . . . 27
b. Low Impact Development Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
9. Urban Separator Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
G. General Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Protection of Street Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Retention of Existing Landscaping and Existing Trees Encouraged . . . . . 28
4. Calculation of Required Plantings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Avoidance of Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Vegetation Preference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
H. Description of Required Landscaping Types . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Street Frontage Landscaping Buffer. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Partially Sight-obscuring Landscaped Visual Barrier . . . . . . . . . . . . . . . . . . 28
3. Fully Sight-obscuring Landscaped Visual Barrier. . . . . . . . . . . . . . . . . . . . . 28
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4. Perimeter Parking Lot Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
5. Interior Parking Lot Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
6. Storm Drainage Facility Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
a. Trees Are Prohibited on Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
b. Additional Locations Where Trees and Shrubs Are Prohibited . . . . . 28.1
c. Perimeter Landscaping Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
d. Type of Plantings Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
e. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
I. Irrigation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
1. Irrigation and Automatic Controller. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
2. Exceptions for Drought Tolerant Plants . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
J. Soil Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
K. Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
L. Plant Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
2. Ground Cover Is Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
3. Shrubs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
4. Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
a. Approved Tree Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
b. Planting Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
c. Mulch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
5. Prohibited Plant Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
M. Landscape Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
1. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
2. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
N. Deferral of Landscape Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
O. Landscape Plan Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
P. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
2. Failure to Maintain Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
Q. Damaged Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2a
R. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
4-4-075 LIGHTING, EXTERIOR ON-SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
D. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
E. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2b
1. Building Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
2. Parking Lot or Display Lot Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
F. Specific Requirements for Residential Development in the R-10 and
R-14 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
G. Modifications of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
H. Variances to Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
I. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
4 - ix (Revised 7/20)
SECTION PAGE
NUMBER NUMBER
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS . . . . . . . . . . . . . 28.4
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
B. Scope of Parking, Loading and Driveway Standards . . . . . . . . . . . . . . . . . 28.4
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
a. Within the Center Downtown Zone . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
b. Outside the Center Downtown Zone . . . . . . . . . . . . . . . . . . . . . . . 28.4
2. Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
3. Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
4. Future Changes to Parking Arrangement . . . . . . . . . . . . . . . . . . . . . . 28.5
5. Timing for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
a. Building Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
b. Requirements Prior to Occupancy Permit . . . . . . . . . . . . . . . . . . . 28.5
c. Requirements Prior to Business License Issuance . . . . . . . . . . . . . 28.6
C. (Deleted by Ord. 5357, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
a. Calculation of Number of Parking Spaces – Fractions . . . . . . . . . . . 28.6
b. Measurement of Distance – Method . . . . . . . . . . . . . . . . . . . . . . . 28.6
c. Measurement of Seat Width – Benches and Pews . . . . . . . . . . . . . 28.6
E. Location of Required Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
1. On-Site Parking Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
a. Detached and Two (2) Attached Dwellings . . . . . . . . . . . . . . . . . . . 28.6
b. Attached Dwellings Three (3) or More Units . . . . . . . . . . . . . . . . . . 28.6
c. Boat Moorages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
d. Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
2. Off-Site Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
c. Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
e. Maximum Distance to Off-Site Parking Area . . . . . . . . . . . . . . . . . 28.7
f. Transportation Management Plan Exception . . . . . . . . . . . . . . . . . 28.7
3. Joint Use Parking Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
c. Maximum Distance to Joint Use Parking . . . . . . . . . . . . . . . . . . . . 28.8
d. Special Provisions for Subdivision of Shopping Center . . . . . . . . . . 28.8
F. Parking Lot Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
1. Maneuvering Space/Use of Public Right-of-Way . . . . . . . . . . . . . . . . . 28.8
2. Maximum Parking Lot and Parking Structure Slopes . . . . . . . . . . . . . . 28.8
3. Access Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
4. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8a
6. Fire Lane Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8a
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8a
b. Minimum Width and Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8a
(Revised 7/20)4 - x
SECTION PAGE
NUMBER NUMBER
c. Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
d. Surfacing and Construction Requirements . . . . . . . . . . . . . . . . . . . . 29
e. Clearances and Turning Radii . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
f. Existing Buildings – Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
g. Modification by Fire Chief . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Residential Parking Location Requirements . . . . . . . . . . . . . . . . . . . . . . 29
a. RC, R-1, and R-4 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. R-6 and R-8 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
c. R-10 and R-14 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
d. RMF Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
8. Parking Stall Types, Sizes, and Percentage Allowed/Required . . . . . . . . 30
a. Standard Parking Stall Size – Surface/Private Garage/Carport . . . . . . 30
b. Standard Parking Stall Size – Structured Parking . . . . . . . . . . . . . . . . . 30
c. Compact Parking Stall Size and Maximum Number of Compact
Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
d. Tandem Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
e. Special Reduced Length for Overhang . . . . . . . . . . . . . . . . . . . . . . . 31
f. Guest Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
g. Accessible Parking as Stipulated in the Americans with
Disabilities Act (ADA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
h. Assigned Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
9. Aisle Width Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
a. Parallel Parking Minimum Aisle Width . . . . . . . . . . . . . . . . . . . . . . . 31
b. Ninety Degree (90°) Parking Aisle Width Minimums . . . . . . . . . . . . . . 32
c. Sixty Degree (60°) Parking Aisle Width Minimums . . . . . . . . . . . . . . . 32
d. Forty Five Degree (45°) Parking Aisle Width Minimums . . . . . . . . . . . 33
10. Number of Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
a. Interpretation of Standards – Minimum and Maximum Number
of Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
b. Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
d. Parking Spaces Required Based on Land Use . . . . . . . . . . . . . . . . . 34
11. Number of Bicycle Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . 36.2
a. Bicycle Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . . . 36.2
b. Bicycle Parking Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Bicycle Parking Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
d. Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
G. Parking Lot Construction Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Surfacing Requirements for Parking Areas . . . . . . . . . . . . . . . . . . . . . . . 38
2. Surfacing Requirements for Storage Lots . . . . . . . . . . . . . . . . . . . . . . . . 38
3. Marking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Wheel Stops Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
H. Landscape Maintenance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
2. Periodic Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Maintenance Bonds and Charges Authorized . . . . . . . . . . . . . . . . . . . . . 39
4 - xi (Revised 7/20)
SECTION PAGE
NUMBER NUMBER
I. Driveway Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
1. Driveway Location – Hazard Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 39
2. Driveway Spacing Based Upon Land Use . . . . . . . . . . . . . . . . . . . . . . . 39
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . 39
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Driveway Width Maximums Based Upon Land Use . . . . . . . . . . . . . . . . 40
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . 40
b. Single Family and Duplex Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
c. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
4. Maximum Number of Driveways Based Upon Land Use . . . . . . . . . . . . . 40
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . . 40
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Driveway Angle – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
6. Driveway Grades – Maximum Based Upon Land Use . . . . . . . . . . . . . . 40
a. Single Family and Two (2) Family Uses . . . . . . . . . . . . . . . . . . . . . . 40
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
7. Surfacing Requirements for Driveways and Driveway Encroachments . . . . 41
8. Two (2) Track Driveway Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
9. Joint Use Driveways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
a. Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
b. Where Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
10. Driveways Providing Access or Connections To and From the State
Highway System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
J. Loading Space Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
1. Loading Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
2. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
3. Projection into Streets or Alleys Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 41
4. Minimum Clear Area for Dock High Loading Doors . . . . . . . . . . . . . . . . . . . 41
5. Minimum Clear Area for Ground Level Loading Doors . . . . . . . . . . . . . . . . 42
K. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Special Provisions for Use of Paved Recreation Space for Parking . . . . . . 42
2. Modification of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
L. Deferral of Installation of Required Improvements . . . . . . . . . . . . . . . . . . . . . . 42
M. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
4-4-085 PARKING OF VEHICLES ON RESIDENTIAL PROPERTY . . . . . . . . . . . . . . . . . . 42
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
C. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Commercial Vehicle . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Curb Weight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
3. Licensed Driver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
4. Recreational Vehicle . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
5. Trailer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
D. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
1. Obstruction of Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
2. Disabled or Unlicensed Vehicles and Boats . . . . . . . . . . . . . . . . . . . . . . .42.1
3. Impermissible Parking Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42.1
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SECTION PAGE
NUMBER NUMBER
4. Maximum Number of Vehicles per Lot . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
E. Commercial Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
F. Recreational Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
1. Permitted Parking Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
2. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
3. Effective Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
G. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
4-4-090 REFUSE AND RECYCLABLES STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
B.Exemption for Single Family and Two (2) Attached Residences
(Duplexes) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
C. General Requirements Applicable to All Uses (Except Single Family
and Two (2) Attached Dwelling Units) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
1. Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.2
2. Location in Setback or Landscape Areas Prohibited . . . . . . . . . . . . . . . . 42.2
3. Special Setbacks from Residential Properties . . . . . . . . . . . . . . . . . . . . 42.3
4. Obstruction Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
5. Collocation Encouraged . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
6. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
7. Containment in Zone 1 Wellhead Protection Areas . . . . . . . . . . . . . . . . . . 43
8. Architectural Design Consistent with Primary Structure . . . . . . . . . . . . . . . 43
9. Screening of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
10. Minimum Gate Opening and Minimum Vertical Clearance . . . . . . . . . . . . . 43
11. Weather Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
12. Approval of Screening Detail Plan Required . . . . . . . . . . . . . . . . . . . . . . . . 43
D. Multi-Family Developments – Additional Requirements for Deposit and
Collection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
E. Commercial, Industrial, and Other Nonresidential Developments –
Additional Requirements for Deposit and Collection Areas . . . . . . . . . . . . . . 44
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Accessibility May Be Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
3. Office, Educational and Institutional Developments – Minimum Size . . . 44.1
4. Manufacturing and Other Nonresidential Developments –
Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
5. Retail Developments – Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
F. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
G. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS . . . . 44.1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
1. New or Replacement Equipment/Activity . . . . . . . . . . . . . . . . . . . . . . . . 44.1
2. Enlargement or Exterior Modifications of Existing Structures . . . . . . . . . 44.1
C. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
D. Surface Mounted Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
1. General Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
a. Industrial Zone Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4 - xii.1 (Revised 7/20)
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NUMBER NUMBER
E. Roof-top Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
1. New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
2. Additions to Existing Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
F. Outdoor Storage, Loading, Repair, Maintenance and Work Areas . . . . . . . . . . 45
1. Outdoor Loading – Multi-Family Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
2. Outdoor Loading, Repair, Maintenance and Work Areas –
Commercial and Industrial Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
3. Outdoor Storage – Commercial or Industrial Zones . . . . . . . . . . . . . . . . . . 45
a. Special Outdoor Storage Height Requirements, Industrial Zones . . . . . 45
G. Vehicle Storage Screening, CA Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
H. Outdoor Retail Sales – CD Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
I. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
J. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4-4-100 SIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
B. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
2. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
3. Periodic Inspection of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4. Authority of Community and Economic Development Administrator . . . . . 46
5. Exemptions from Sign Code Regulations . . . . . . . . . . . . . . . . . . . . . . . 46
a. Indoor Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Government and Utility Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Awning, Canopy, and Marquee Structures Having No Signage . . . . . 46
6. Exceptions from Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Bulletin Boards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. City Sponsored Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. City Sponsored or Co-Sponsored Signs and Displays . . . . . . . . . . . 46.1
d. Construction Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
e. Copy Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
f. Credit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
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This page left intentionally blank.
4 - xiii (Revised 2/19)
SECTION PAGE
NUMBER NUMBER
g. Flags . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
h. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
i. Holiday Displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
j. Memorial Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
k. Modifications Not Requiring Structural or Electrical Changes . . . . . . 46.1
l. Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
m. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
n. Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
o. Public Service Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
p. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
q. Safety Information Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
r. Small Parking and Traffic Control Signs . . . . . . . . . . . . . . . . . . . . . 46.2
s. Small Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
t. Weekend and Holiday Display Signage for Vehicle and Vessel
Sales in the Automall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . 46.2
u. Banner Signage for Vehicle and Vessel Sales in the Automall
Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
C. Prohibited Signs and Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
1. Signs Which Violate State Regulations . . . . . . . . . . . . . . . . . . . . . . . . 46.2
2. Signs Which Interfere with Traffic Control . . . . . . . . . . . . . . . . . . . . . . 46.3
3. Animated, Revolving, Blinking and Flashing Signs . . . . . . . . . . . . . . . . 46.3
a. Outside City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
b. Inside City Center Sign Regulation Area Boundaries . . . . . . . . . . . 46.3
4. Devices of a Carnival Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
5. Banners and Rigid Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
6. Signs Which Obscure Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
7. Signs on Stationary Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
8. Signs over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
9. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
10. Off-Premises Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
11. Roof Signs within the City Center Sign Regulation Area . . . . . . . . . . . . 46.3
12. Signs Obscuring Address Numbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
13. Signs Located in Designated Fire Lanes . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
14. Perimeter Street Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
15. Signs on Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
16. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
D. General Requirements for Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
1. Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
2. Method of Calculating Sign Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
3. Sign Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
4. Appearance of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
6. Removal of Signage Upon Closure of Business . . . . . . . . . . . . . . . . . . 46.4
a. City-Wide Outside of City Center . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
b. City Center Sign Regulation Area . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
7. Nonconforming Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.5
(Revised 2/19)4 - xiv
SECTION PAGE
NUMBER NUMBER
E. Size, Number and Height of Permanent Signs . . . . . . . . . . . . . . . . . . . . . . 46.6
1. Permitted and Prohibited Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
2. Location Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
3. Height Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
a. Signs within City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
b. Signs within Urban Design Sign Regulation Area . . . . . . . . . . . . . . 46.6
c. Signs Outside City Center and Outside Urban Design Sign
Regulation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
4. Signs Permitted in All Residential, Commercial, and Industrial Zones . . . 46.6
a. Churches, Apartments, Subdivisions, and Existing Legally
Established Nonconforming Businesses within Residential Zones . . . 46.6
b. Home Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
c. Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
d. Public Facilities (Public Buildings, Schools, Parks and
Recreation Facilities) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
5. Additional Signs Permitted in Commercial and Industrial Zones . . . . . . . . 47
a. Business Signs – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
b. Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
c. Under Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
d. Shopping Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
e. Large Retail Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
f. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located within the Automall Area(s) . . . . . . . . . 49
g. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located Outside the Automall Area . . . . . . . . . 50
h. Subdivision Identification Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
i. Special Requirements for Specified Uses in the Commercial
Office (CO), Light Industrial (IL), Medium Industrial (IM), and
Heavy Industrial (IH) Zones within One Hundred Feet (100') of
a Lot Zoned Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
j. Self Storage Uses in the RMF Zone . . . . . . . . . . . . . . . . . . . . . . . . 50.1
k. Large Institution Directional and Wayfinding Signs . . . . . . . . . . . . . . . 50.1
F. (Deleted by Ord. 5798, 4-25-2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
G. Signs within Urban Design Area – Special Requirements . . . . . . . . . . . . . . 50.1
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
3. (Repealed by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
4. General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
a. Integration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
b. Coordination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.1
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
d. Size of Entry Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
e. Color, Lighting and Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
f. Preferred Lighting and Sign Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
g. Other Encouraged Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
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NUMBER NUMBER
5. Additional Prohibited Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50.2
6. Maximum Height of Freestanding Signs. . . . . . . . . . . . . . . . . . . . . . . . . . .50.2
7. Landscaping Required for Freestanding Signs . . . . . . . . . . . . . . . . . . . . .50.2
8. Illustrations – Acceptable and Unacceptable . . . . . . . . . . . . . . . . . . . . . . . . 51
H. Signs within City Center – Special Requirements . . . . . . . . . . . . . . . . . . . . 51
1. Purpose of Special Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
3. Map of City Center Sign Regulation Area . . . . . . . . . . . . . . . . . . . . . . . 52
4. Type and Number of Permanent Signs Allowed . . . . . . . . . . . . . . . . . . . . . 53
a. Residential/Churches/Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
b. Nonresidential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
5. Size, Height and Locations Allowed for Permanent Signs for
Nonresidential Uses Based Upon Sign Type . . . . . . . . . . . . . . . . . . . . . 54.2
a. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54.2
b. Ground Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
c. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
d. Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56.1
e. Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . . . . . . . 57
f. Under Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . . 58
g. Secondary Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
h. Multi-Occupancy or Multiple Building Complex Sign . . . . . . . . . . . . . . . 60
6. Letter Size Limitations for Permanent Signs for Nonresidential
Uses Based Upon Distance from Right-of-Way . . . . . . . . . . . . . . . . . . . . . 61
a. Maximum Letter Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Exemption from Letter Size Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
7. Special Allowance for City Center Signs to Project into Right-of-Way . . . . 61
8. Temporary/Special Permit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
9. Modifications of City Center Sign Regulations . . . . . . . . . . . . . . . . . . . . . . 61
a. Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
c. Variance May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
I. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. City Sponsored Signs Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Directional Signs for Public Buildings Authorized . . . . . . . . . . . . . . . . . . . . 62
a. Standards and Size Limits for Directional Signs . . . . . . . . . . . . . . . . . . 62
3. Public Service Directional Signs for Nonpublic Buildings
Such as Churches and Charitable Organizations Authorized . . . . . . . . . . . 62
a. Review Authority and Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Appeal Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
c. Installation Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
4. Residential Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
J. Temporary and Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
1. General Requirements for Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Support and Perforation Requirements for Cloth Signs . . . . . . . . . . . . . 63
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c. Projection of Temporary Cloth Signs Over Public
Property/Right-of-way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
2. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Prohibited Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Off-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
c. On-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
3. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
a. Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
b. Maximum Display Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
c. Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
d. Allowable Sign Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
e. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
f. Sign Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
g. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
4. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66b
a. Permitted Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66b
b. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Removal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
5. A-Frame Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
b. Location Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
d. Construction Specifications and Materials . . . . . . . . . . . . . . . . . . . . 66.1
e. Maintenance and Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
f. Alteration of Landscaping Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
g. Removal upon Close of Business . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
h. Display of Permit and Code Requirements . . . . . . . . . . . . . . . . . . . . 66.2
i. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
j. Proof of Insurance and Hold Harmless Agreement for Signs on
Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
k. Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
l. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
6. Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
b. Types of Event Signage Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
c. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
d. Time Limitations and Applicability – Grand Openings and Event
Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
e. Placement Limitations for Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . 67
7. Accessory Home Agriculture and Agriculture Sales Signs. . . . . . . . . . . . . . 67
a. Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
b. Number and Type of Allowable Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
c. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
d. Display Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
e. Sign Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
K. Design and Construction Requirements for Permanent Signs – General . . . . . 67
1. General Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
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2. Wind Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Seismic Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4. Combined Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
5. Allowable Stresses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
6. Location and General Standards for Structural Supports . . . . . . . . . . . . . . 68
7. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
8. Restrictions on Combustible Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
9. Nonstructural Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
10. Anchorage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
11. Size of and Materials for Display Surfaces . . . . . . . . . . . . . . . . . . . . . . . . . 69
12. Glass Panel Size, Thickness and Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
13. Approved Plastics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
14. Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
15. Electrical Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
16. Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
17. Clearance from High Voltage Power Lines . . . . . . . . . . . . . . . . . . . . . . . . . 69
18. Clearance from Fire Escapes, Exits or Standpipes . . . . . . . . . . . . . . . . . . . 69
19. Obstruction of Openings Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
20. Standards for Supports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
L. Location, Permit, and Insurance Requirements for Signs Projecting
into Setbacks or Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
1. Maximum Sign Projection into Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
2. Allowed Projections into Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
a. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
b. Marquees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
c. Additional Allowances within City Center Sign Regulation
Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
3. Identification of Sign Installer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
4. Liability Insurance Required for Signs Located on or over
Public Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
5. Annual Right-of-Way Use Permit Required for Signs Projecting on or
over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
M. Design Requirements for Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
N. Design Requirements for Awning, Canopy, or Marquee Signs . . . . . . . . . . . . . 71
1. Applicability of this Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Acceptable Location and International Building Code Requirements . . . . . 71
3. Under Marquee/Under Awning/Under Canopy Sign Limitations . . . . . . . . . 71
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
b. Location and Size – Outside City Center . . . . . . . . . . . . . . . . . . . . . . . . 71
c. Location and Size – Within City Center . . . . . . . . . . . . . . . . . . . . . . . . . 71
O. Design Requirements for Electric Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. Materials and Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
3. Erector’s Name . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
4. Label Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
P. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
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Q. Alternate Provisions for Material, Construction and Design . . . . . . . . . . . . . . . 72
R. Appeals of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
S. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
T. Compliance and Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Removal and Storage of Illegal Signs Authorized . . . . . . . . . . . . . . . . . . . . 72
3. Confiscated Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
U. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4-4-110 STORAGE, BULK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
B. Special Review and Higher Standards Required . . . . . . . . . . . . . . . . . . . . . . . 72
C. Special Permit and Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Special Permit Required for Bulk Storage Facilities . . . . . . . . . . . . . . . . . . 73
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4. Provision of Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
5. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
D. Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Height of Containers and Stock Piles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Landscaping and Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
b. Screening Required for Recognized Higher Risk Storage . . . . . . . . . . 74
c. Screening Required for Other Bulk Storage . . . . . . . . . . . . . . . . . . . . . 74
d. Landscaping Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
4. Signs Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
5. Surface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
c. Design Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
6. Toxic Substances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
b. PSAPCA Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
c. Maximum Concentrations of Toxic Substances . . . . . . . . . . . . . . . . . . 77
d. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
7. Traffic and Access Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
b. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
c. Emergency Vehicle Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
d. Traffic Flow, Setbacks from Access Routes and Curb Cuts . . . . . . . . . 77
e. Separation of Parking from Loading/Maneuvering Areas . . . . . . . . . . . 78
f. Overpasses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
g. Paving of Access Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
h. Surfacing of Storage Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
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8. Sound . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
b. WAC Regulations Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . 78
c. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
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d. Maximum Sound Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
e. Reduction Due to Method of Measurement . . . . . . . . . . . . . . . . . . . . . . 79
f. Extension of Hours of Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
9. Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
b. Discharge Regulated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
c. Standards and Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
d. Standards for Discharge into Sewer System . . . . . . . . . . . . . . . . . . . . . 80
e. Disposal Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
f. Proof of Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
g. Prevention of Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
h. Treatment of Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
10. Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
b. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
c. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
11. Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
b. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
c. Testing Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
d. Monitoring Required Upon Complaint . . . . . . . . . . . . . . . . . . . . . . . . . . 82
e. Other Remedies Not Impaired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
12. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
b. Off-Site Economic Burdens Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 83
c. Barrier Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
d. Barrier Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
e. Fire Suppression System Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
f. Maximum Quantities and Permitted Locations . . . . . . . . . . . . . . . . . . . 83
g. Additional Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
h. Separation of Barrier and Fire Code Dyke . . . . . . . . . . . . . . . . . . . . . . 84
i. Combination of Requirements Encouraged . . . . . . . . . . . . . . . . . . . . . . 84
j. Impervious Surfacing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
13. Gaseous and Particulate Emissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
b. Preferred Process Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
c. PSAPCA Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
d. Substance Density Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
e. Further Emission Limitations During an Alert . . . . . . . . . . . . . . . . . . . . 85
f. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
g. Report by Developer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
h. Quarterly Reports May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
i. Notification Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
j. Additional Reports Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
k. Locational Restrictions for Facilities with Emissions . . . . . . . . . . . . . . . 85
l. Special Emission Standards for Existing Facilities . . . . . . . . . . . . . . . . 86
m. Compliance Later Required for Existing Facilities . . . . . . . . . . . . . . . . . 86
(Revised 8/17)4 - xx
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n. Efficiency Rating – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
E. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
4-4-120 STORAGE LOTS – OUTSIDE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
A. Screening Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
2. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
B. Surfacing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS . . . . . . . . . . . 87
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
C. Allowed Tree Removal Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
1. Emergency Situations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
2. Dangerous Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
3. Maintenance Activities/Essential Tree Removal – Public or Private
Utilities, Roads and Public Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
4. Installation of SEPA Exempt Public or Private Utilities . . . . . . . . . . . . . . . . 88
5. Existing and Ongoing Agricultural Activities . . . . . . . . . . . . . . . . . . . . . . . . 88
6. Commercial Nurseries or Tree Farms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
7. Public Road Expansion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
8. Site Investigative Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
9. Minor Tree Removal Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
10. Landscaping or Gardening Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
11. Operational Mining/Quarrying . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
12. Utilities, Traffic Control, Walkways, Bikeways within Existing,
Improved Right-of-Way or Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
13. Land Development Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
D. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
1. Tree Cutting in Advance of Issuance of Land Development Permit . . . . . . 89
2. Tree Cutting or Vegetation Management without Required Routine
Vegetation Management Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
3. Restrictions for Critical Areas – General . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
4. Restrictions for Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . 90
5. Tree Topping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
6. Removal of Landmark Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
E. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
1. Authority and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
2. Independent Secondary Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
F. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
1. Land Development Permit Required for Site Preparation . . . . . . . . . . . . . . 90
2. Routine Vegetation Management Permit Required
for the Following Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
a. Routine Vegetation Management on Undeveloped Properties . . . . . . . 90
b. Use of Mechanical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
c. Tree Removal in Excess of Maximum Allowance . . . . . . . . . . . . . . . 90.1
d. Removal of Landmark Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
3. Conditional Use Permit Required for Timber Stand Thinning . . . . . . . . . . . 91
G. Routine Vegetation Management Permit Review Process . . . . . . . . . . . . . . . . 91
4 - xxi (Revised 7/20)
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H. Performance Standards for Land Development/Building Permits . . . . . . . . . . . 92
1. Protected Trees – Retention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
a. Percentage of Tree Retention Based on Zones . . . . . . . . . . . . . . . . . . . 92
b. Priority of Tree Retention Requirements . . . . . . . . . . . . . . . . . . . . . . . . 92
c. Calculating Tree Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
d. Minimum Tree Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
e. Replacement Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
2. Tree Protection Tract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
c. Tract Creation and Deed Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
d. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
e. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
f. Responsibility for Ownership and Maintenance . . . . . . . . . . . . . . . . . . . 94
g. Maintenance Covenant and Note Required . . . . . . . . . . . . . . . . . . . . . 94
3. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
4. Applicability, Performance Standards and Alternates . . . . . . . . . . . . . . . . . 94
5. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
6. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
7. Restrictions for Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
8. Tree/Ground Cover Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
9. Protection Measures During Construction . . . . . . . . . . . . . . . . . . . . . . . . . . 95
a. Construction Storage Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
b. Fenced Protection Area Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
c. Protection from Grade Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
d. Impervious Surfaces Prohibited within the Drip Line . . . . . . . . . . . . . . . 96
e. Restrictions on Grading within the Drip Lines of Retained Trees . . . . . 96
f. Mulch Layer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
g. Monitoring Required during Construction . . . . . . . . . . . . . . . . . . . . . . . 96
h. Alternative Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
10. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
I. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
J. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
1. Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
2. Additional Liability for Damage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
3. Restoration Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4. Replacement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
5. Stop Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4-4-140 WIRELESS COMMUNICATION FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . 97
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
B. Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
1. Commercial Wireless Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
2. Amateur Radio Antennas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
C. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
D. Collocation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
1. Evaluation of Existing Support Structures . . . . . . . . . . . . . . . . . . . . . . . . . . 98
2. Cooperation of Providers in Collocation Efforts . . . . . . . . . . . . . . . . . . . . . . 98
(Revised 7/20)4 - xxii
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3. Reasonable Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
E. Alteration of Existing Wireless Communication Facility (WCF) Support
Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
1. Minor Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
a. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
b. Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
c. Equipment Cabinets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
d. Excavation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
e. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
f. Entitlement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
2. Major Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
3. Original Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
4. Review Time Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
F. Standards and Requirements for All Types of Wireless Communications
Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
1. Equipment Shelters/Cabinets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
b. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
d. Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
2. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
a. Monopole I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
b. Monopole II. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
c. Stealth Towers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
d. Rooftop WCF . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
e. Utility Poles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
3. Visual Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
4. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
5. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
6. Fencing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
7. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
8. Advertising Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
9. Building Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
10. Radio Frequency Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
G. Concealed Wireless Communication Facility Standards . . . . . . . . . . . . . . . . . 102
1. Building Addition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
2. Related Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
3. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
4. Architectural Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
5. Residential Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
H. Camouflaged Wireless Communication Facility Standards . . . . . . . . . . . . . . 102
1. Architectural Integration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
2. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Mounting Hardware . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
c. Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
3. Antennas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
4 - xxiii (Revised 7/20)
SECTION PAGE
NUMBER NUMBER
4. Residential Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
I. Stealth Tower Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
1. Faux Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
c. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
d. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
2. Flagpoles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Location and Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
c. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
3. Sports Field Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
a. Location and Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
b. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
c. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
4. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
a. Sign Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
b. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
J. Small Cell/Distributed Antenna Systems Standards . . . . . . . . . . . . . . . . . . . . 104
1. Preferred Concealment Techniques . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
a. Building Attachment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
b. Projecting or Marquee Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
c. Parking Lot Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
d. Street Light Poles and Traffic Signal Poles in Urban Design
Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
e. Utility Poles/Street Light Poles in Areas Other Than Design
Districts and Exempt from Undergrounding . . . . . . . . . . . . . . . . . . . . . 106
2. Concealment Element Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107
a. Concealment Element Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . 107
b. Purpose of Concealment Element Plan, Generally . . . . . . . . . . . . . . . 107
c. Review of Concealment Element Plan for Nonsubstantial
Change Collocations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107
d. Review of Concealment Element Plan for Initial Installations
and Substantial Change Collocations . . . . . . . . . . . . . . . . . . . . . . . . . 107
3. New Poles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107
4. Ground-Mounted Equipment Standards; ADA Compliance Required . . . . 108
5. Federal Regulatory Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
K. Temporary Wireless Communications Facilities Standards . . . . . . . . . . . . . . 108
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
2. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
3. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
4. Power Source . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
5. Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
6. WCF Installation/Repairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
L. Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
1. Technical Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
a. Site Justification Letter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
(Revised 7/20)4 - xxiv
SECTION PAGE
NUMBER NUMBER
b. Justification Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
c. Coverage Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
d. Noise Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
2. Photo Simulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
3. Method of Attachment/Cabling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
4. Visual Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
M. Obsolescence and Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
N. Permit Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
2. Notice to City of Change of Operation of Facility . . . . . . . . . . . . . . . . . . . 110
O. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
4-4-150 RESIDENTIAL MIXED USE DEVELOPMENT STANDARDS . . . . . . . . . . . 110
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
B. Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
C. Ground Floor Commercial – Where Required . . . . . . . . . . . . . . . . . . . . . . . . . 110
D. Commercial Space Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
1. Commercial Area Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
2. Ground Floor Commercial Space Standards . . . . . . . . . . . . . . . . . . . . 110
E. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111
4-4-160 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . 111
4-4-010G
4 - 1 (Revised 8/17)
4-4-010 ANIMAL KEEPING AND
BEEKEEPING STANDARDS:
A. PURPOSE AND INTENT:
The regulations in this Section set standards in-
tended to require that the keeping of animals oc-
curs in a humane and appropriate manner that
benefits the animals and allows animals to coex-
ist harmoniously with adjacent and abutting uses.
B. APPLICABILITY:
The keeping of animals shall be consistent with
the standards in this Section, RMC 1-3-3, Nui-
sances, and RMC 8-7-3, Public Disturbance,
Noises. The keeping, retail sale, breeding, ser-
vice, or care of household pets and/or domestic
animals by an owner/tenant for the purpose of en-
joyment or profit is subject to the requirements of
this Section.
C. EXCEPTION:
Occasional breeders are permitted to keep a
greater number of animals than allowed on a tem-
porary basis, not to exceed one hundred twenty
(120) days, when those animals are less than one
hundred twenty (120) days old. No Additional An-
imals Permit is required, but a Home Occupation
Business License is required.
D. NUISANCE AND DISTURBANCE
PROHIBITED:
Household pets, domestic animals, and/or bees
must not become a nuisance (RMC 1-3-3) or cre-
ate a public disturbance (RMC 8-7-3).
E. PROHIBITED ANIMALS:
The keeping of animals that are wild or danger-
ous is not permitted pursuant to chapter 6-6
RMC. Additionally, the City prohibits the keeping
of roosters or peahens/peacocks.
F. AUTHORITY:
Interpretation regarding responsibility will be de-
termined administratively; responsibility for en-
forcement of the provisions of this Section shall
be as follows:
1. Animal Control Officer: All those mat-
ters related to care, maintenance, and indi-
vidual licensing.
2. Community and Economic Develop-
ment Department: All those matters con-
cerning land use and zoning.
G. NUMBER OF ANIMALS ALLOWED:
1. Applicability: Restrictions on the num-
ber of animals allowed is applicable to resi-
dential and commercial uses where the
keeping or care of animals is accessory to the
primary use.
2. Lot Size Minimums and Maximum
Number of Animals Generally Permitted:
The allowable numbers of animals permitted,
provided the minimum lot size is met, are de-
tailed in the following table. The specified
minimum lot sizes are absolute requirements,
unless (a) an Additional Animals Permit is
granted pursuant to RMC 4-9-100, or (b) the
number and type of animals was established
legally under previous regulations and the
ownership of the property has not changed.
The keeping of animals that require lesser lot
size is allowed to be cumulative, when lot size
requirements have been met. For example,
on a twelve thousand five hundred (12,500)
square foot lot, the keeping of two (2) medium
lot domestic animals, six (6) small lot domes-
tic animals, and three (3) household pets is
permitted outright.
Type of Animal Maximum Number of Animals Generally
Permitted
Household Pets includes: dogs, cats, caged indoor
birds and small rodents. Non-venomous reptiles and
amphibians weighing less than 10 pounds are also
included.
3* per dwelling or commercial building; no minimum
lot size. A pet license is required from the City
Finance Department for each cat or dog.
Small Lot Domestic Animals includes: chickens,
ducks, geese, pigeons and rabbits.
3 on lots that are at least 4,500 gross sq. ft. in size.
On lots that are larger than 4,500 gross sq. ft., 1
additional small lot domestic animal may be kept
per additional 1,000 gross sq. ft.
4-4-010H
(Revised 8/17)4 - 2
*Includes foster animals
3. Permit Required for More than Three
(3) Dogs and/or Cats: Regardless of addi-
tional lot size, the keeping of four (4) or more
dogs and/or cats as an accessory use shall
always require an Additional Animals Permit
(RMC 4-9-100).
H. KEEPING GREATER NUMBER OF
ANIMALS THAN GENERALLY
PERMITTED:
1. Permitted with an Additional Animals
Permit (RMC 4-9-100): Greater numbers of
animals than permitted in subsection G2 of
this Section may be allowed. The minimum
lot size for extra-large animals must be met.
Keeping greater numbers of animals without
the minimum lot size may be permitted for
small, medium, and large lot animals, subject
to an Additional Animals Permit (RMC
4-9-100).
2. Minimum Lot Size Needed to Apply for
an Additional Animals Permit for Extra-
Large Lot Domestic Animals: Horses, don-
keys, cows and llamas are considered extra-
large lot domestic animals. The minimum lot
size required to apply for an Additional Ani-
mals Permit for extra-large lot animals is
twenty thousand (20,000) square feet de-
voted only to these animals.
I. HOME OCCUPATIONS:
The keeping of household pets or domestic ani-
mals for any for-profit venture within a residence,
or the property thereon, shall comply with the re-
quirements of RMC 4-9-090, Home Occupations,
and requires a Home Occupation Business Li-
cense. Any owner/tenant who keeps household
pets and/or domestic animals and sells any ani-
mal-related product, made from or produced by
their household pets and/or domestic animals,
shall be required to obtain a Home Occupation
Permit, RMC 4-9-090. Keeping animals for com-
mercial purposes that exceed the standards of a
home occupation accessory use requires ap-
proval pursuant to RMC 4-2-060, Zoning Table –
Uses Allowed in Zoning Designations.
J. GENERAL STANDARDS FOR
KEEPING ANIMALS:
The keeping of animals shall be consistent with
the following standards:
1. Shelter Location and Setbacks: Shel-
ters, pens, and permanent/temporary kennel
structures shall be located in the rear yard
and a minimum of ten feet (10') from any
property line. The Department may grant an
exemption from this rear yard requirement if
the owner/tenant can provide sufficient infor-
mation that a side yard would be a better lo-
cation.
2. Barn and Stable Location and Set-
backs: Private barns and stables shall be lo-
cated in the rear yard and a minimum of fifty
feet (50') from any property line. On lots that
are larger than one gross acre in size, exer-
cising, training, and/or riding areas may be lo-
cated closer than fifty feet (50') from a
property line if the exercising, training, and/or
riding areas are no closer than one hundred
feet (100') to any dwelling unit and the loca-
tion is approved, in writing, by the Depart-
ment. Barns and stables may not be located
in attached garages or carports.
3. Fencing Required: Dog runs, open-run
areas, and permanent/temporary kennel
structures shall be surrounded by a fence of
adequate height (as to preclude escape).
Medium Lot Domestic Animals includes: miniature
goats that are smaller than 24 inches at the shoulder
and/or not more than 150 pounds in weight, and
sheep.
2 on lots that are at least 12,500 gross sq. ft. in
size. On lots that are greater than 12,500 gross sq.
ft., 1 additional medium lot domestic animal may be
kept per additional 7,500 gross sq. ft.
Large Lot Domestic Animals includes: goats and
pigs.
Extra-Large Lot Domestic Animals includes:
horses, donkeys, cows and llamas.
2 on lots that are at least 1 gross acre in size. On
lots that are larger than 1 gross acre, 1 additional
large lot domestic animal may be kept per addi-
tional 43,560 sq. ft.
Type of Animal Maximum Number of Animals Generally
Permitted
4-4-010M
4 - 3 (Revised 8/17)
RMC 4-4-040, Fences, Hedges and Retain-
ing Walls, lists the City’s standards for resi-
dential and commercial fences.
4. Health and Safety: All animals shall be
kept in such a manner so as not to create any
objectionable noise, odor, annoyance, or be-
come a public nuisance. Provision shall be
made to ensure that animal food stored out-
doors will not attract rodents, insects, or other
animals. Refrigeration shall be provided for
the protection of perishable foods.
5. Animal Waste and Food Waste: All
shelter structures, confinement areas, and/or
open-run areas shall be kept clean. Any out-
door areas used for animal containment or
exercise shall be maintained by removing an-
imal waste on a daily basis for proper dis-
posal as solid waste. Any runoff, wash-down
water, or waste from any animal pen, kennel,
containment, or exercise area shall be col-
lected and disposed of in a sanitary sewer af-
ter straining of solids and hair, and shall not
be allowed to enter the stormwater drainage
or surface water disposal system. Strained
solids and hair shall be properly disposed of
as solid waste. Any storage of animal waste
must not constitute a nuisance as defined in
chapter 1-3 RMC.
K. ADDITIONAL STANDARDS FOR
KENNELS AND PET DAY CARE
FACILITIES:
Kennels and pet day care facilities require a per-
mit from the Seattle-King County Health Depart-
ment, and shall be consistent with the following
standards:
1. General care of pets must be confined to
the inside of building and under supervision.
Pets are only permitted to be walked or exer-
cised outside of the building under supervi-
sion and in accordance with all other
applicable ordinances and laws;
2. Businesses operating solely as a pet day
care shall limit their hours of operation (i.e.,
business hours) between 7:00 a.m. to 7:00
p.m.;
3. The maximum number of dogs is limited
to one per fifteen (15) square feet of net floor
dedicated for animal supervision. The
planned maximum number of animals to be
sheltered shall be indicated on the Business
License application;
4. Outdoor runs/yards may operate only be-
tween the hours of 7:00 a.m. to 7:00 p.m.;
5. Any indoor or outdoor areas used for an-
imal containment or exercise shall be main-
tained by removing animal waste on a daily
basis for proper disposal as solid waste. Any
runoff, wash-down water, or waste from any
animal pen, kennel, containment, or exercise
area shall be collected and disposed of in the
sanitary sewer after straining of solids and
hair and shall not be allowed to enter the
stormwater drainage or surface water dis-
posal system; strained solids and hair shall
be properly disposed of as solid waste; and
If a notice of violation pursuant to chapter 8-7
RMC is issued for noise, the Administrator
may require a report from an acoustical con-
sultant that describes potential measures to
be taken to prevent or mitigate noise impacts.
The Administrator may require measures, in-
cluding but not limited to: development or
modification of operating procedures; cessa-
tion of the use of outdoor area(s); closure of
windows and doors; reduction in hours of op-
eration; and use of sound attenuating materi-
als such as insulation and noise baffles. The
Administrator may order the business to be
closed on a temporary or permanent basis.
L. RESERVED.
M. ADDITIONAL STANDARDS FOR
BEEKEEPING:
1. Maximum Number of Hives Generally
Permitted: A maximum of three (3) hives are
generally permitted and one additional hive
may be kept for every additional ten thousand
(10,000) gross square feet of lot size. The
keeping of bees is allowed to be cumulative
with the keeping of animals.
2. Minimum Lot Sizes for Beekeeping:
a. Seven thousand five hundred
(7,500) gross square feet.
b. Four thousand five hundred (4,500)
gross square feet if either of the following
conditions are met:
4-4-010N
(Revised 8/17)4 - 4
i. Hives are kept at least eight feet
(8') above or below the grade of abut-
ting properties; or
ii. Hives are kept behind a mini-
mum six foot (6') tall hedge or solid
fence that runs parallel to any prop-
erty line within twenty five feet (25') of
a hive.
3. Beekeeping Requirements:
a. Hives shall be located in rear yards,
side yards, or on rooftops.
b. Hives shall be located a minimum of
twenty five feet (25') from an interior lot
line, with each hive’s entrance facing
away from the nearest property line.
c. Each hive shall only contain one
swarm.
d. Hives shall be maintained to avoid
overpopulation and minimize swarming,
for example by requeening regularly, so
as not to become a nuisance.
e. Hives shall be marked or identified to
notify visitors.
f. A source of fresh water (such as a
fountain) located within ten feet (10') from
the hives shall be provided.
N. REVIEW CRITERIA FOR ADDITIONAL
ANIMALS PERMITS:
Special review criteria to be considered for Addi-
tional Animals Permits are included in RMC
4-9-100. (Ord. 5676, 12-3-2012)
O. REVIEW CRITERIA FOR KENNELS
AND STABLES:
For kennels, commercial equine boarding, riding
schools, and stables the conditional use criteria of
RMC 4-9-030 shall be applicable.
P. NONCONFORMING ANIMALS:
See RMC 4-10-070.
(Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992;
Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5305, 9-17-2007; Ord. 5356,
2-25-2008; Ord. 5470, 7-13-2009; Ord. 5578,
11-15-2010; Ord. 5603, 6-6-2011; Ord. 5640,
12-12-2011; Ord. 5837, 6-12-2017)
4-4-015 STANDARDS FOR HOME
AGRICULTURE SALES AND
AGRICULTURE SALES:
A. PURPOSE AND INTENT:
The purpose and intent of this Section is to en-
sure that the sale of agricultural products grown
as part of accessory use home agriculture and
agriculture occurs in a manner that minimizes
negative impacts to surrounding property owners.
B. APPLICABILITY:
The sale of fresh fruits, vegetables, berries,
honey, eggs, other agricultural produce, and flow-
ers is permitted outright as an accessory use
when it occurs on the same site on which it was
grown and/or harvested. Sales of products that
are not grown or produced onsite shall be consid-
ered outdoor retail sales and are allowed only as
permitted in RMC 4-2-060, Zoning Use Table.
C. SUPERVISION OF SALES AND
VEHICLES REQUIRED:
Sales and related parking shall be supervised
and are the responsibility of the property owner or
the tenant. This person shall not permit vehicles
to impede the passage of traffic on any roads or
streets in the area of the person’s property.
D. USE OF RIGHT-OF-WAY
PROHIBITED:
Public rights-of-way shall not be used for the
sales of home agriculture or agriculture.
E. CONDITIONS:
1. In accordance with RCW 36.71.090, no
business license is required.
2. Sales must be of products harvested on-
site and may not have been modified,
changed, or enhanced into another product.
3. Hours of sale are limited to between 9:00
a.m. and 7:00 p.m., every day of the week.
4. Any tables, chairs, etc., used as part of
sales and located in the front or side yards
must be removed every day after 8:00 p.m.
and may be set up again after 8:00 a.m.
4-4-020
4 - 4a (Revised 8/17)
5. No structures other than allowed in RMC
4-2-110B, Accessory Structures, are permit-
ted.
6. Sales may not occur within a dwelling
unit.
7. The area used for sales may not be
larger than two hundred (200) square feet in
size.
8. One temporary sign may be used, as al-
lowed in RMC 4-4-100J7.
(Ord. 5640, 12-12-2011)
4-4-020 COMPREHENSIVE PLAN
IMPLEMENTATION: (Reserved)
(Revised 8/17)4 - 4b
This page left intentionally blank.
4-4-030B
4 - 4.1 (Revised 3/17)
4-4-030 DEVELOPMENT
GUIDELINES AND REGULATIONS –
GENERAL:
A. INTENT:
It is the intent of this Section to provide the City,
especially the Community and Economic Devel-
opment Department and the Hearing Examiner,
with criteria to make consistent and rational land
use recommendations and decisions that (1) hold
the public health, safety and welfare paramount;
(2) recognize property rights; (3) promote aes-
thetics, amenities and good design; (4) minimize
incompatibility with adjacent or abutting uses; (5)
minimize pollution; (6) contain and mitigate po-
tentially adverse impacts on site; and (7) make
consistent and rational decisions and recommen-
dations. Furthermore it is the intent of this Section
to comply with the various resolutions, codes and
ordinances of the City and the National and State
Environmental Policy Acts, as amended. (Ord.
5676, 12-3-2012; Ord. 5797, 4-25-2016)
B. ADOPTION BY REFERENCE:
The goals, objectives, and policies as set forth in
the following documents, plans, and related stud-
ies and documents that are presently in force, as
adopted or as modified from time to time, are
hereby incorporated by reference and shall be
considered as if fully set forth herein. Any and all
amendments, additions or modifications to said
documents, plans and related studies, when filed
with the City Clerk of the City of Renton, by autho-
rization of the City Council from time to time, shall
be considered and accepted and constitute a part
of the Renton Municipal Code.
Airport Compatible Land Use Program
Airport Layout Plan
Airport Master Plan
Airport Sustainability Management Plan
Americans with Disabilities Act Transition
Plan
Arts and Culture Master Plan
Benson Hill Community Plan
Biennial Budget
Business Plan
Capital Improvements Plan
City Center Community Plan
Clean Economy Strategy
Community Needs Assessment
Commute Trip Reduction Plan
Comprehensive Plan
Comprehensive Emergency Management
Plan
Cost Recovery Guidelines Plan
Disaster Recovery Plan
Eastside Rail Corridor Trail Master Plan
Fire Department Master Plan
Hazard Mitigation Plan
Human Services Strategic Plan
Information Technology Strategic Plan
Long-Range Wastewater Management Plan
Parks, Recreation, and Natural Areas Plan
Recreation Plan
Sam Chastain Waterfront Trail Master Plan
Senior Business Plan
Shoreline Master Program
Stormwater Management Program
Sunset Area Community Investment Strategy
Sunset Area Community Planned Action
Sunset Neighborhood Park Master Plan
Surface Water Utility Master Plan
Trails and Bicycle Master Plan
Transportation Improvement Program
Tri-Park Master Plan
4-4-030C
(Revised 3/17)4 - 4.2
Urban and Community Forestry Develop-
ment Plan
Waste System Plan
Wellhead Protection Plan and Aquifer (Ord.
5526, 2-1-2010; Ord. 5797, 4-25-2016)
C. CONSTRUCTION STANDARDS:
1. Haul Routes: A construction plan indi-
cating haul routes and hours, construction
hours, and a traffic control plan must be sub-
mitted to the Development Services Division
for approval prior to a construction permit be-
ing issued.
2. Haul Hours: Haul hours shall be re-
stricted to the hours between eight-thirty
(8:30) a.m. and three-thirty (3:30) p.m., Mon-
day through Friday unless otherwise ap-
proved in advance by the Development
Services Division.
3. Permitted Work Hours in or Near Res-
idential Areas: Construction activities that
require construction or building permits and
that are conducted in residential areas or
within three hundred feet (300') of residential
areas shall be restricted to the following
hours:
a. Single Family Remodel or Single
Family Addition Construction Activi-
ties: Single family remodel or single fam-
ily addition construction activities shall be
restricted to the hours between seven
o’clock (7:00) a.m. and ten o’clock
(10:00) p.m., Monday through Friday.
Work on Saturdays and Sundays shall be
restricted to the hours between nine
o’clock (9:00) a.m. and ten o’clock
(10:00) p.m.
b. Commercial, Multi-Family, New
Single Family and Other Nonresiden-
tial Construction Activities: Commer-
cial, multi-family, new single family and
other nonresidential construction activi-
ties shall be restricted to the hours be-
tween seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall
be restricted to the hours between nine
o’clock (9:00) a.m. and eight o’clock
(8:00) p.m. No work shall be permitted on
Sundays.
4. Emergency Extensions to Permitted
Work Hours: The Development Services Di-
vision Director is authorized to grant an ex-
tension of working time during an emergency.
An emergency shall include but is not limited
to natural and manmade disasters.
5. Temporary Erosion Control: Tempo-
rary erosion control must be installed and
maintained for the duration of the project.
This work must comply with the Surface Wa-
ter Design Manual and must be approved by
the Renton Development Services Division.
(Ord. 5526, 2-1-2010)
6. Hydroseeding Required:
a. Within thirty (30) days of completion
of grading work, the applicant shall hy-
droseed or plant an appropriate ground
cover over any portion of the site that is
graded or cleared of vegetation and
where no further construction work will
occur within ninety (90) days.
b. Alternative measures to hydroseed-
ing such as mulch, sodding, or plastic
covering as specified in the Surface Wa-
ter Design Manual may be proposed be-
tween the dates of October 1st and April
30th of each year. Plastic covering may
be used for soil protection for soils that
will be utilized as structural or fill materi-
als only; provided, that soils that are to be
reused for other purposes shall be cov-
ered for no more than fourteen (14) days.
c. The Development Services Divi-
sion’s approval of this work is required
prior to final inspection and approval of
the permit. (Ord. 5526, 2-1-2010; Ord.
5828, 12-12-2016)
7. Construction Debris: Construction de-
bris, such as concrete, lumber, etc., must be
removed and not buried on site.
8. Construction Activity Standards –
Aquifer Protection Area (APA) Zones 1
and 2: The following standards shall apply to
construction activities occurring in the Aquifer
Protection Area if construction vehicles will
be refueled on site and/or the quantity of haz-
4-4-030C
4 - 4.3 (Revised 3/17)
ardous materials that will be stored, dis-
pensed, used, and handled on the
construction site, exclusive of the quantity of
hazardous materials contained in fuel or fluid
reservoirs of construction vehicles, will ex-
ceed twenty (20) gallons. Weight of solid haz-
ardous materials will be converted to
volumes for purposes of determining whether
de minimus amount is exceeded. Ten (10)
pounds shall be considered equal to one gal-
lon.
(Revised 3/17)4 - 4.4
This page left intentionally blank.
4-4-030D
4 - 5 (Revised 5/16)
a. Designated Person: There shall be
a designated person on site during oper-
ating hours who is responsible for super-
vising the use, storage, and handling of
hazardous materials and who shall take
appropriate mitigating actions necessary
in the event of fire or spill.
b. Secondary Containment: Hazard-
ous material storage, dispensing, and re-
fueling areas and, to the extent possible,
use and handling areas shall be provided
with secondary containment in accor-
dance with RMC 4-3-050H2d(i), Second-
ary Containment – Zones 1 and 2.
c. Securing Hazardous Materials:
Hazardous materials left on site when the
site is unsupervised must be inaccessible
to the public. Locked storage sheds,
locked fencing, locked fuel tanks on con-
struction vehicles, or other techniques
may be used if they will preclude access.
d. Removal of Leaking Vehicles and
Equipment: Construction vehicles and
stationary equipment that are found to be
leaking fuel, hydraulic fluid, and/or other
hazardous materials shall be removed
from the site and the aquifer protection
area or repaired in place as soon as pos-
sible and may remain on the site in the in-
terim only if leakage is completely
contained.
e. Flammable and Combustible Liq-
uids – Storage and Dispensing: Stor-
age and dispensing of flammable and
combustible liquids from tanks, contain-
ers, and tank vehicles into the fuel and
fluid reservoirs of construction vehicles or
stationary equipment on the construction
site shall be in accordance with these
standards and the Uniform Fire Code
Section 7904.2, as adopted or amended
by the City.
f. Clean-Up Equipment and Sup-
plies: Equipment and supplies adequate
for the immediate clean-up of the worst
case release shall be stored on the con-
struction site in close proximity to hazard-
ous materials.
g. Unauthorized Releases: Unautho-
rized releases as defined in RMC
4-11-210, Definitions U, shall immedi-
ately be contained, reported, and
cleaned up as required by RMC
4-9-015G, Unauthorized Releases. Con-
taminated soil, water, and other materials
shall be disposed of according to state
and local requirements.
h. Application of Pesticides and Fer-
tilizer: Application of pesticide and fertil-
izer shall be in accordance with the
requirements of RMC 4-3-050H3, Use of
Pesticides and Nitrates – APA Zones 1
and 2.
i. Hazardous Materials Management
Statement: A hazardous materials man-
agement statement as described in RMC
4-8-120D8, Definitions H, Hazardous
Materials Management Statement, shall
be submitted to and approved by the De-
partment prior to issuance of a permit
regulating construction activity in the
APA.
D. OFF-SITE IMPROVEMENTS:
1. Improvements Required: Whenever a
building permit is applied for under the provi-
sions of this Code for new construction of a
multiple dwelling consisting of three (3) or
more units, public assembly, commercial or
industrial structure or alteration of an existing
structure of said type, in excess of fifty thou-
sand dollars ($50,000.00), then the person
applying for such building permit shall simul-
taneously make application for a permit, as
an integral part of such new construction or
alteration thereof, for the building and instal-
lation of certain off-site improvements, includ-
ing but not limited to water mains, drainage,
sanitary sewer, all improvements required by
the street improvement regulations and the
subdivision regulations and all necessary ap-
purtenances. Such off-site improvements
(except traffic signalization systems) shall ex-
tend the full distance of such property to be
improved upon and sought to be occupied as
a building site or parking area for the afore-
said building purposes and which may adjoin
property dedicated as a public street. Traffic
signalization off-site improvements shall be
installed pursuant to the provisions of the
subdivision regulations.
4-4-030E
(Revised 5/16)4 - 6
2. Design Standards: All sidewalks shall
be constructed to the City standards and con-
form to standard specifications for municipal
public works constructions, commonly known
as APWA Standards.
Street width and standards for construction
shall be specified by the Administrator of the
Public Works Department. All plans and
specifications for such improvements are to
be submitted at the time such application for
a permit is made. (Ord. 5450, 3-2-2009)
3. Permits Required: All permits required
for the construction of these improvements
shall be applied for and obtained in the same
manner, and with fees and conditions as
specified in RMC Title 9, Public Ways and
Property, relating to excavating or disturbing
streets, alleys, pavement or improvements.
E. CONSTRUCTION OF
IMPROVEMENTS REQUIRED PRIOR TO
PERMANENT OCCUPANCY PERMIT
ISSUANCE:
There is hereby added an additional condition to
the issuance of any permanent occupancy per-
mit. No permanent occupancy permit shall be
granted until all on- and off-site improvements re-
quired of the project shall be constructed and ap-
proved by the City or alternatively deferred or
waived pursuant to RMC 4-9-060 or 4-9-250C.
F. DEFERRAL OF REQUIRED
IMPROVEMENTS:
See RMC 4-9-060.
G. CHANGE OF USE AND NEW
CONSTRUCTION REQUIRES
CERTIFICATE OF OCCUPANCY:
1. Certificate of Occupancy Required: No
vacant land shall be occupied or used and no
building hereafter erected shall be occupied
or used, nor shall the use of a building be
changed from a use limited to one district to
that of any other district as defined by this Ti-
tle until a certificate of occupancy shall have
been issued by the Building Inspector. Certif-
icate of occupancy for the use of vacant lands
or the change in the use of land as herein pro-
vided shall be applied for before any such
land shall be occupied or used, and a certifi-
cate of occupancy shall be issued within ten
(10) days after the application has been
made, providing such use is in conformity
with the provisions of these regulations.
2. Application Required Prior to Permit-
ting Excavation: No permit for excavation
for any building shall be issued before the ap-
plication has been made for certificate of oc-
cupancy. See also RMC 4-9-130, Occupancy
Permits.
3. Certificate of Use Available Upon Re-
quest: Upon a written request of the owner,
the Building Inspector shall issue a certificate
of occupancy for any building or land existing
at the time this Code takes effect, certifying,
after inspection, the use of the building or
land and whether such use conforms to the
provisions of the Code. Where a plat as
above provided is not already on file, an ap-
plication for a certificate of occupancy shall
be accompanied by a survey in duplicate
form such as is required for a permit.
H. USE OF EXISTING STRUCTURES
DURING CONSTRUCTION OF NEW
STRUCTURES:
1. Conditionally Authorized: When an ex-
isting structure or use is being replaced else-
where on a lot, the structure being replaced,
if remaining during the interim, shall not be
considered as countable or measurable de-
velopment under the provisions of this Code
when:
a. The structure has been condemned
as a threat to the public health, welfare,
or safety and cannot be reoccupied; or
b. The applicant has provided the City
with sureties and/or other devices satis-
factory to the City Attorney to ensure
compliance with lot coverage and other
possible requirements prior to the issu-
ance of a certificate of occupancy for the
replacement structure(s), or within a rea-
sonable period thereafter.
2. Exception for Public Owned or Oper-
ated Uses: Unless the Council or Hearing
Examiner makes a determination that such a
surety device should be provided, no such
device shall be required for public facilities.
4-4-040C
4 - 7 (Revised 3/17)
I. HABITATION OF TRAVEL TRAILERS
OR RECREATIONAL VEHICLES:
Except as authorized in RMC 4-9-240, Temporary
Use Permits, recreational vehicles, travel trailers,
tents, or other temporary shelters shall not be
used for habitation.
(Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977;
Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981;
Ord. 4523, 6-5-1995; Ord. 4527, 6-12-1995; Ord.
4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5759, 6-22-2015)
4-4-040 FENCES, HEDGES, AND
RETAINING WALLS:
A. PURPOSE:
These regulations are primarily intended to regu-
late the material and height of fences, hedges,
and retaining walls, particularly in front yards and
in yards abutting public rights-of-way, in order to
promote traffic and public safety and to maintain
or create aesthetically pleasing neighborhoods.
The regulations are also intended to provide and
maintain adequate sight distances along public
rights-of-way at intersections, encourage safe in-
gress and egress from individual properties, en-
courage the feeling of spaciousness along
neighborhood streets, promote crime prevention
through environmental design, and reduce con-
flicting interests between abutting property own-
ers.
B. APPLICABILITY:
1. Exceptions: The provisions and condi-
tions of this Section regulating height and de-
sign of fences, retaining walls, or barriers to
surround and enclose public safety installa-
tions, transportation facilities, waterways,
storm drainage facilities, school grounds,
public playgrounds, private or public swim-
ming pools, and similar installations and im-
provements are not applicable if required by
law.
2. Urban Separator Overlay: Fences,
hedges, and retaining walls within the urban
separator overlay are also subject to require-
ments of RMC 4-3-110, Urban Separator
Overlay Regulations.
3. City May Require Modification: Where
a traffic vision hazard is created or exists that
endangers pedestrian and/or vehicular
safety, the City may require a modification to
the height limitations and location of fences,
hedges or retaining walls to increase or en-
hance safety.
4. Permit Required:
a. Fences: A fence taller than seven
feet (7') shall require a building permit or
a written exemption from the Building Of-
ficial.
b. Retaining Walls: A retaining wall
that is four feet (4') or taller, as measured
by the vertical distance from the bottom
of the footing to the finish grade at the top
of the wall (i.e., not measured by ex-
posed retaining wall height), shall require
a building permit. This determination
does not account for other factors that
may cause a building permit to be re-
quired for a retaining wall (e.g., the addi-
tion of a surcharge or fence). (Ord. 5132,
4-4-2005; Ord. 5798, 4-25-2016)
C. GENERAL FENCE, HEDGE, AND
RETAINING WALL STANDARDS:
1. Height – Method of Measurement:
a. Fences: The height shall be mea-
sured from the top elevation of the top
board rail or wire to the ground. In cases
where a wall is used instead of a fence,
height shall be measured from the top
surface of the wall to the ground on the
high side of the wall.
i. Grade Differences: Where the
finished grade is a different elevation
on either side of a fence the height
may be measured from the side hav-
ing the highest elevation.
ii. Fences on Berms: A berm shall
not be constructed with a fence on it
unless the total height of the berm
plus the fence is less than the maxi-
mum height allowable for the fence if
the berm were not present.
b. Hedges: The height shall be mea-
sured from the topmost portion of vegeta-
4-4-040C
(Revised 3/17)4 - 8
tion to the ground. Hedges designed as
part of stormwater low impact develop-
ment best management practices shall
be designed consistent with the Surface
Water Design Manual, and the Clear Vi-
sion Area defined in RMC 4-11-030, and
avoid blocking public views to public
places. (Ord. 5828, 12-12-2016)
c. Retaining Walls: The standards of
this Section refer to exposed retaining
wall height, as defined in RMC 4-11-180,
Definitions R, which is the vertical dis-
tance measure from the finish grade at
the bottom of the wall (i.e., lower soil
grade) to the finish grade at the top of the
wall (i.e., upper soil grade).
2. Retaining Wall Standards:
a. Fences on Retaining Walls: A
fence shall not be constructed on top of a
retaining wall unless the total combined
height of the retaining wall and the fence
does not exceed the allowed height of a
standalone fence.
i. Exception – Guardrail: If the
Building Official requires a guardrail,
the combined height of the retaining
wall and required guardrail shall not
exceed nine feet (9') in residential
zones, or twelve feet (12') in com-
mercial and industrial zones.
ii. Exception – Fifty Percent
(50%) Transparent Fences: Fences
that provide at least fifty percent
(50%) transparency, as viewed per-
pendicularly to the face of the fence,
may be allowed directly on top of a
retaining wall. However, chain link
fencing shall not be installed. This
exception shall not be applied to front
yard setbacks, or clear vision areas,
as defined by RMC 4-11-030, Defini-
tions C.
b. Fences and Hedges Adjacent to
Retaining Walls: Fences or hedges ad-
jacent to retaining walls with a combined
height that exceeds the allowed height of
a standalone retaining wall shall be set
back by a minimum of two feet (2'); this
area shall be landscaped as if it were a
terrace. If a fence is placed any distance
within the property line, the property
owner continues to be responsible for the
property on both sides of the fence.
c. Materials: Retaining walls shall be
composed of brick, rock, textured or pat-
terned concrete, or other masonry prod-
uct that complements the proposed
building and site development. Other ma-
terials may be used with the Administra-
tor’s approval.
d. Setback from Public Rights-of-
Way: There shall be a minimum three-
foot (3') landscaped setback at the base
of retaining walls abutting public rights-
of-way. Landscaping shall include a mix-
ture of shrubs and groundcover (trees
are optional) in conformance with the
standards of RMC 4-4-070H4, Perimeter
Parking Lot Landscaping.
e. Terracing: Terracing is the act of
forming hillside into a number of level flat
areas (terraces) between retaining walls,
which is often used when the maximum
height of a single retaining wall is insuffi-
cient. The following standards shall apply
to terraced slopes:
i. Terrace Width: No portion of a
retaining wall shall be measured as
part of the terrace width. The width of
a terrace shall be equal to the height
of the tallest abutting retaining wall;
however, the minimum terrace width
shall be two feet (2'). Terrace width
shall be measured from the back
edge of a lower retaining wall to the
foremost edge of the immediately
succeeding and higher retaining wall.
(Ord. 5828, 12-12-2016)
ii. Terrace Landscaping: Terraces
created between retaining walls shall
be permanently landscaped with a
mixture of shrubs and groundcover
(trees are optional) in conformance
with the standards of RMC 4-4-070F,
Landscaping. Landscaping provided
in front of retaining walls and within
terraces shall contribute to any land-
scaping required by RMC 4-4-070F;
the Administrator may grant excep-
4-4-040D
4 - 9 (Revised 8/17)
tions for required trees based on land
constraints.
f. Grading: For land area that is not be-
tween two (2) retaining walls (i.e., not a
terrace), the lower soil grade (i.e., ground
at the bottom of a retaining wall’s ex-
posed surface) and the upper soil grade
(i.e., ground at the top a retaining wall)
abutting a retaining wall shall be level for
a horizontal distance (measured perpen-
dicularly to the wall) equaling one foot (1')
for every one foot (1') in height of the re-
taining wall.
g. Modifications: Pursuant to RMC
4-9-250D, Modification Procedures, the
Administrator may grant modifications to
this Section’s retaining wall standards.
Approval of a modifications permit may
include conditions such as, but not lim-
ited to, increased setbacks, additional
landscaping, a requirement to terrace or
specific materials to be used.
D. STANDARDS FOR RESIDENTIAL
USES:
1. Maximum Height: In any residential dis-
trict, the maximum height of any fence, hedge
or retaining wall shall be seventy two inches
(72"), subject to further height limitations as
specified in this Section.
2. Height Limitations for Interior Lots:
a. Front Yard Setbacks: Fences, re-
taining walls or hedges shall not exceed
forty eight inches (48") in height within
the front yard setback.
b. Side Yard Setbacks: Fences, re-
taining walls or hedges within both inte-
rior side yard setbacks and the front yard
setback shall not exceed forty eight
inches (48") in height. Fences, retaining
walls or hedges within interior side yard
setbacks and not within the front yard
setback shall not exceed seventy two
inches (72") in height.
c. Rear Yard Setbacks: Fences, re-
taining walls or hedges shall not exceed
seventy two inches (72") in height within
the rear yard setback unless the rear
yard abuts a public or private street, in
which case it shall not exceed forty eight
inches (48"). Fences within a rear yard
setback abutting a street may be up to
seventy two inches (72") in height if com-
pliant with subsection D3e of this Sec-
tion.
(Ord. 5798, 4-25-2016)
3. Height Limitations for Corner Lots:
a. Front Yard Setbacks: Fences, re-
taining walls or hedges shall not exceed
forty two inches (42") in height in any part
of the clear vision area as defined by
RMC 4-11-030, Definitions C. Fences, re-
taining walls, or hedges shall not exceed
forty eight inches (48") in height within
any part of the front yard setback when
located outside of any clear vision area
on said lot.
b. Interior Side Yard Setbacks:
Fences, retaining walls or hedges shall
not exceed seventy two inches (72") in
height within any part of the interior side
yard setback to the point where they in-
tersect the front yard setback, in which
case they shall be governed by the appli-
cable limitations of the front yard set-
backs.
c. Secondary Front Yard Setbacks:
Fences, retaining walls or hedges shall
not exceed forty two inches (42") in
height within any clear vision area, as de-
fined by RMC 4-11-030, Definitions C,
and forty eight inches (48") in height else-
where in the secondary front yard set-
back.
d. Rear Yard Setbacks: Fences, re-
taining walls, or hedges shall not exceed
4-4-040D
(Revised 8/17)4 - 10
seventy two inches (72") in height within
the rear yard setback except the fence,
retaining wall or hedge shall not exceed
forty eight inches (48") in height where
they intersect the width of the secondary
front yard or if the rear yard of the lot
abuts a public or private street.
e. Fence Height Exception for Rear
and Side Yards along a Street: Fences
over forty eight inches (48") and up to
seventy two inches (72") in height may be
installed within rear yards and side yards
along streets, excepting any portion
within a front yard setback or clear vision
area, if all of the following criteria are met:
i. Fencing materials such as
wrought iron, cedar wood, or similar
shall be used. Chain link fencing is
prohibited.
ii. The fence is set back at least
eight feet (8') from the subject prop-
erty line.
iii. Within the minimum eight feet
(8') fence setback, irrigated or
drought-tolerant landscaping that
complies with the standards of RMC
4-4-070.(I-L.1)(P-Q) shall be in-
stalled and continuously maintained
so that plantings provide total cover-
age of the area within three (3) years
based on the following standards:
(a) Ground Cover: Eighteen
(18) ground cover plants per five
(5) linear feet of landscaping
strip.
(1) Minimum four inch (4")
pots.
(2) Mulch must be confined to
areas underneath plants and is
not a substitute for ground cover
plants.
(b) Shrubs: Eight (8) low
shrubs per five (5) linear feet. Up
to fifty percent (50%) of shrubs
may be deciduous:
(1) Required Low Shrub: Ma-
ture size under three feet (3') tall.
Minimum size at planting: one or
two (2) gallon pot or balled and
burlapped equivalent.
(2) Optional Medium Shrubs:
Medium shrubs may be installed
in place of required low shrubs.
One medium shrub shall count
as two (2) low shrubs. Mature
size from three feet (3') to six feet
(6') tall. Minimum size at plant-
ing: two (2) or three (3) gallon pot
or balled and burlapped equiva-
lent.
iv. The plants shall be planted in a
triangular pattern with approximately
even spacing, depending on the
plant material.
v. Plants listed as a nuisance or
prohibited by King County are pro-
hibited in required landscaped areas.
vi. Planting of a hedge or plantings
that will grow to become a hedge are
prohibited to be within the required
landscaping area between the prop-
erty line and fence.
vii. The finished face of the fence
shall be oriented to the street.
viii. No fence, hedge, or retaining
wall shall exceed forty-two inches
(42") within any clear vision area, as
defined by RMC 4-11-030, Defini-
tions C.
ix. As an alternative to these stan-
dards, an applicant may apply for a
special administrative fence permit
per subsection G of this Section.
(Ord. 5518, 12-14-2009; Ord. 5798, 4-25-
2016; Ord. 5841, 6-12-2017)
4-4-040G
4 - 11 (Revised 5/16)
4. Gate Required: Residential fences, re-
taining walls or hedges along rear lot lines of
interior lots abutting alleys shall have an ac-
cess gate to the alley.
5. Electric and Barbed Wire Fences: Elec-
tric and/or barbed wire fences may be permit-
ted by special administrative fence permit in
all residential zones in cases where large do-
mestic animals are being kept; provided, that
additional fencing or an Administrator ap-
proved barrier is erected along the property
lines. (Ord. 5578, 11-15-2010; Ord. 5702, 12-
9-2013)
E. STANDARDS FOR COMMERCIAL,
INDUSTRIAL AND OTHER USES:
1. Location and Maximum Height: A max-
imum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge
does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
2. Electric Fences: All electric fences shall
be posted with permanent signs a minimum
of thirty six (36) square inches in area at inter-
vals of fifteen feet (15') stating that the fence
is electrified.
Electric fences and any related equipment
and appliances must be installed in accor-
dance with the manufacturer’s specifications
and in compliance with the National Electrical
Code.
3. Barbed Wire Fences: Barbed wire may
only be used on top of fences at least six feet
(6') high for commercial, industrial, utility and
public uses.
4. Bulk Storage Fences: See RMC
4-4-110, Storage Facilities, Bulk.
5. Special Provisions: Fences for mobile
home parks, subdivisions or planned urban
development and for sites which are mined,
graded or excavated may vary from these
regulations as provided in the respective
code sections. (Ord. 5153, 9-26-2005)
F. ADMINISTRATIVE REVIEW OF
VARIATION FROM HEIGHT
RESTRICTIONS:
A property owner wishing to vary the height re-
strictions or placement of a fence or hedge on a
lot may make written application to the Planning
Division for an administrative review of the situa-
tion. The Department’s staff shall review the ap-
plication and prepare a written determination
based upon criteria listed in subsection G of this
Section, Special Administrative Fence Permits.
(Ord. 5450, 3-2-2009)
G. SPECIAL ADMINISTRATIVE FENCE
PERMITS:
1. Fences Eligible for Administrative Re-
view Process: Persons wishing to have one
of the following types of fences may submit a
letter of justification, site plan and typical ele-
vation together with the permit fee to the De-
partment of Community and Economic
Development:
a. Fences exceeding forty eight inches
(48") within front yard or side yards along
a street setback but not within a clear vi-
sion area;
4-4-040H
(Revised 5/16)4 - 12
b. Fences or hedges exceeding sev-
enty two inches (72") and located outside
of required yard setbacks;
c. Electric fences; and
d. Barbed wire fences. (Ord. 5450,
3-2-2009; Ord. 5578, 11-15-2010)
2. Evaluation Criteria: The Administrator
may approve the issuance of special fence
permits provided that the following objectives
can be met:
a. The proposed fence improves the
privacy and security of the adjoining yard
space;
b. The proposed fence does not detract
from the quality of the residential environ-
ment by being out of scale or creating
vast blank walls along public roadways;
c. The proposed fence compliments the
environment it serves in an aesthetically
pleasing manner; and
d. The proposed fence does not pres-
ent a hazard to vehicular or pedestrian
traffic.
3. Acceptable Measures to Meet Criteria:
Fences located within the front or side and/or
rear yard along a street setback may be a
maximum of seventy two inches (72") in
height, provided the evaluation criteria are
met. Acceptable measures to achieve these
criteria include, but are not limited to the fol-
lowing:
a. Permanent landscaping along the
front of the fence;
b. Quality fence material, such as cedar
fencing;
c. Modulation of the fence;
d. Similar design and material as other
fences in the surrounding neighborhood;
e. Increased setbacks from the abutting
sidewalk;
f. Ornamental materials or construction
treatment, such as wrought iron;
g. Orientation of the finished face of the
fence toward the street;
h. The fence is at least fifty percent
(50%) transparent; and
i. Other comparable construction or de-
sign methods.
4. Clear Vision Area: The fence proposed
for special permits shall have no portion in the
clear vision area over forty two inches (42") in
height. The location and height of the fence
must not obstruct views of oncoming traffic,
or views from driveways. (Amd. Ord. 5008,
4-28-2003; Ord. 5676, 12-3-2012)
H. COMPLIANCE:
Fences that do not comply with these regulations
must be brought into compliance within six (6)
months from the date of notice of a fence violation
from the City. (Ord. 4056, 4-13-1987; Ord. 5747,
1-12-2015)
4-4-050 GARAGE SALES –
REQUIREMENTS FOR:
A. APPLICABILITY:
A garage sale which does not comply with the fol-
lowing conditions shall be considered a business
and must be brought into compliance with all re-
quirements for business uses, including compli-
ance with the Zoning Code.
4-4-055B
4 - 12.1 (Revised 2/19)
B. CONDITIONS:
Conditions for garage sales shall include:
1. Maximum Time and Number: Incidental
garage sales consisting of no more than one
such sale per calendar quarter, and no more
than three (3) within the same calendar year
and with no such sale continuing for more
than two (2) days.
2. Supervision of Vehicles Required: Ga-
rage sales shall be supervised and are the re-
sponsibility of the occupant or the tenant who
occupies the dwelling unit. This person shall
not permit vehicles to impede the passage of
traffic on any roads or streets in the area of
the person’s property.
3. Use of Right-of-Way Prohibited:
Goods are not to be displayed in public rights-
of-way.
4. Signage Installation and Removal Re-
quirements: Signs advertising such sales
shall not be attached to any public structures,
signs or traffic control devices or utility poles.
Signs may only be placed on property owned
by the person conducting the sale or on prop-
erty where an owner gives consent to post
such sign. All such signs shall be removed
twenty four (24) hours after the sale is com-
pleted.
5. Special Restriction for Self Storage
Uses in RM-F Zone: No garage, yard, or es-
tate sales are allowed from leased storage
units. (Ord. 4736, 8-24-1998)
C. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Any person in violation of this Section shall be in-
formed in writing of the violation and shall be
given fourteen (14) days to comply with this Sec-
tion. Following this action, if a subsequent garage
sale is conducted in violation of this Section, each
day the sale is conducted shall be considered a
separate violation and shall be subject to the fol-
lowing penalty.
Any person conducting any “garage sale” as de-
fined herein in RMC 4-11-070 without being prop-
erly licensed therefor or who shall violate any of
the other terms and regulations of this Section
shall be guilty of a misdemeanor subject to RMC
1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159,
10-17-2005)
4-4-055 SHORT-TERM RENTALS:
A. APPLICABILITY:
The standards of this Section apply to the short-
term rental of a dwelling unit or portion thereof.
For the purposes of this Section, it shall be deter-
mined that a dwelling unit is being used as a
short-term rental if the owner or person in charge
of such real property commits any of the following
actions:
1. Advertises their property for overnight
accommodations through online market-
places, newspapers, or other publications;
2. Hires a property manager to handle the
rental of the property; or
3. Engages in short-term rentals (less than
thirty (30) continuous days) three (3) or more
times in a year.
B. REQUIREMENTS:
1. Business License: Owners of property
used as a short-term rental must obtain a City
of Renton Business License.
2. Owner-Occupancy: The dwelling must
be owner-occupied if multiple parties rent at
the same time.
3. Maximum Number of Guests: The
number of guests, and owners or related fam-
ily if the unit is owner-occupied during rentals,
is limited to two (2) per bedroom.
4. Off-Street Parking: Off-street parking
shall be provided pursuant to Title IV RMC.
One additional space is required if the unit is
owner-occupied.
5. Safety Regulations: Property used as a
short-term rental shall comply with applicable
International Fire Code and Prevention Reg-
ulations (RMC 4-5-070), and have a safety
sign/map in each bedroom that shows the lo-
cation of fire extinguishers, gas shut-off
valves, and exits.
6. Property Maintenance: Property used
as a short-term rental shall comply with Inter-
4-4-055C
(Revised 2/19)4 - 12.2
national Property Maintenance Code (RMC
4-5-130).
C. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Any person in violation of this section shall be
guilty of a misdemeanor, subject to RMC 1-3-1.
(Ord. 5904, 12-10-2018)
4-4-060 GRADING, EXCAVATION
AND MINING REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to:
1. Provide a means of regulating mining,
excavation and grading to promote the
health, safety, morals, general welfare and
esthetics in the City of Renton.
2. Promote the progressive rehabilitation of
mining, excavation and grading sites to a suit-
able new use.
3. Protect those areas and uses in the vicin-
ity of mining, excavation and grading activi-
ties against detrimental effects.
4. Promote safe, economic, systematic and
uninterrupted mining, excavation and grading
activities within the City of Renton.
5. Minimize adverse stormwater impacts
generated by the removal of vegetation and
alteration of landform in order to comply with
the requirements of the National Pollutant
Discharge Elimination System (NPDES)
Phase II Municipal Stormwater Permit.
6. Protect water quality from the adverse
impact associated with erosion and sedimen-
tation in order to comply with the require-
ments of the National Pollutant Discharge
Elimination System (NPDES) Phase II Munic-
ipal Stormwater Permit. (Ord. 5526,
2-1-2010)
B. SCOPE:
1. Applicability: All mining, excavation and
grading activities within the City of Renton
shall be subject to the terms and conditions of
this Section. All such activities shall be further
in compliance with chapter 78.44 RCW and
subject to the terms of this Section.
2. Application Required for Existing Ac-
tivities: The owner or operator of such activ-
ities in the City at the time of the adoption of
this Section shall make the initial application
within thirty (30) days and the entire applica-
tion within ninety (90) days of the effective
date of this Section.
3. Application Required for Activities
Annexed into City: The owner or operator of
such activities annexed subsequent to the
adoption of this Section shall make the initial
application within thirty (30) days and the en-
tire application within ninety (90) days from
the date of annexation.
4. Time for Compliance: All such existing
activities shall comply fully with all provisions
of this Section within the period of time estab-
lished by this Section except such activities
which are not existing at the date of the adop-
tion of this Section shall conform to all provi-
sions of this Section prior to the beginning of
their operation.
C. GENERAL:
1. Landscaping: Existing vegetation in any
required setback shall be preserved or land-
scaping shall be planted to prevent erosion
and reduce the dust, mud and noise gener-
ated on the proposed reuse of the site.
Around the periphery of the site, except
where the proposed reuse of the site requires
the lack of vegetation, the applicant shall
landscape in such a manner as to result in
reasonable screening. Trees planted shall be
at least four feet (4') in height. In those areas
that have been rehabilitated and are desig-
nated to be planted according to the pro-
posed reuse of the site, the appropriate
plantings shall be done as soon as possible
to provide mature plants for the new use.
2. Screening: With the exception of offices,
every effort shall be made to screen effec-
tively all structures and activities to minimize
4-4-060D
4 - 13 (Revised 3/13)
detrimental effects on adjacent or abutting
property. Screening may include but is not
limited to landscaping, berms with landscap-
ing, and a screening fence. (Ord. 5676,
12-3-2012)
3. Natural Stream Courses: Every effort
shall be made to preserve perennial and in-
termittent streams and their surrounding veg-
etation. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
4. Hydroseeding Required: Within thirty
(30) days of completion of grading work, the
applicant shall hydroseed or plant an appro-
priate ground cover over any portion of the
site that is graded or cleared of vegetation
and where no further construction work will
occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic
covering as specified in the Surface Water
Design Manual may be proposed between
the dates of October 1st and April 30th of
each year. The Development Services Divi-
sion’s approval of this work is required prior to
final inspection and approval of the permit.
(Ord. 4703, 2-2-1998; Ord. 5526, 2-1-2010)
5. Conformance with RCW: This Section
conforms to the requirements of chapter
78.44 RCW which regulates surface mining
in the State of Washington. (Ord. 2820,
1-14-1974, eff. 1-19-1974)
6. Notification of Noncompliance: It shall
be the responsibility of the certifying engineer
on any grading project to advise immediately
any discrepancies, hazardous conditions or
problems affecting safety and stability of the
project to the person in charge of the grading
work and subsequently in writing to the grad-
ing operator and to the Building Department.
Recommendations for corrective measures,
if necessary, shall be provided in the correc-
tion notices.
7. Transfer of Responsibility for Work: If
at any time the grading operator changes the
certifying engineer or a different ownership or
responsible party occurs, the operator shall
notify the Building Department in writing
within ten (10) days and shall specify the new
civil engineer or owner. The owner or grading
operator shall not be relieved of any respon-
sibility relative to the safety and conduct of a
grading operation by virtue of changing engi-
neering advisors.
8. Stop Work Order: Should hazardous
conditions occur in either engineered grading
or regular grading, the Building Department
inspector shall have the responsibility and
authority to issue a partial or total stop work
order.
9. Emergency Permits: Upon application
to the Development Services Division, sup-
ported by those plans adequate for the Direc-
tor of the Development Services Division to
make a decision, there may be declared an
emergency and the Director may issue an
emergency fill and grade permit. In order for
there to be declared an emergency, there
must be a declaration from a State or Federal
regulatory agency that an emergency condi-
tion exists that threatens public safety, health
or welfare, or the Development Services Divi-
sion Director must be presented with inde-
pendent evidence that there exists an
emergency that imminently threatens public
safety, health or welfare, and further that
there exists inadequate time to obtain a fill
and grade permit. Before the emergency per-
mit can be issued, the Director must ensure
that environmental review has been com-
pleted by the Environmental Review Commit-
tee or is under the supervision of a Federal or
State agency that has conducted environ-
mental review. As part of any emergency
grading, the applicant for an emergency per-
mit must provide a disposal plan of the mate-
rials satisfactory to the Director, including
routing of any vehicles transporting any con-
taminated, dangerous or toxic materials. Any
fill to be installed must comply with the re-
quirements of this Section concerning the
contents of the fill. An emergency fill and
grading permit shall be for the minimum time
and minimum volume necessary to avoid the
emergency. (Ord. 4102, 12-14-1987, eff.
12-19-1987)
D. GENERAL EROSION AND SEDIMENT
CONTROL STANDARDS:
1. Erosion and Sediment Control Re-
quired: A person who clears, grades or oth-
erwise disturbs a site shall provide erosion
and sediment control that prevents, to the
maximum extent practicable, the transport of
sediment from the site to drainage facilities,
4-4-060E
(Revised 3/13)4 - 14
water resources and adjacent properties.
Erosion and sediment controls shall be ap-
plied as specified by the temporary erosion
and sediment control measures and perfor-
mance criteria and implementation require-
ments in the Surface Water Design Manual
adopted in accordance with RMC 4-6-030.
2. Seasonal Limitations: From October
1st through April 30th, which is the seasonal
limitation period, clearing and grading shall
only be permitted if shown to the satisfaction
of the Director that runoff leaving the con-
struction site will comply with the erosion and
sediment control measures and performance
criteria and implementation requirements in
the Surface Water Design Manual through a
combination of the following:
a. Site conditions including vegetative
coverage, slope, soil type and proximity
to receiving waters; and
b. Proposed limitations on activities and
the extent of disturbed areas; and
c. Proposed erosion and sedimentation
control measures.
3. Expansion or Restriction of Seasonal
Limitations: Based on the information pro-
vided under subsection D1 of this Section,
the Community and Economic Development
Administrator may expand or restrict the sea-
sonal limitations on site disturbance. The Ad-
ministrator shall set forth in writing the basis
for approval or denial of clearing or grading
during the seasonal limitation period. (Ord.
5676, 12-3-2012)
4. Approved Erosion and Sediment Con-
trol Plan Required: During the seasonal lim-
itation period, clearing and grading will be
allowed only if there is installation and main-
tenance of an erosion and sedimentation
control plan approved by the City of Renton
Development Services Division that defines
any limits on clearing and grading or specific
erosion and sediment control measures re-
quired during the seasonal limitation period.
The Development Services Division may re-
quire or approve alternate best management
practices.
5. Violation: If, during the course of con-
struction activity or soil disturbance during
the seasonal limitation period, silt-laden run-
off violating standards in the Surface Water
Design Manual leaves the construction site or
if clearing and grading limits or erosion and
sediment control measures shown in the ap-
proved plan are not maintained, the depart-
ment inspector shall have the responsibility
and authority to issue a partial or total stop
work order.
6. Continued Violation: If the erosion and
sediment control problem defined in the stop
work order is not adequately repaired within
twenty four (24) hours of issuance, then a no-
tice and order may be issued to install ade-
quate erosion and sediment control
measures to stop silt-laden runoff from leav-
ing the site. The order may also require the
property owner to discontinue any further
clearing or grading, except for erosion and
sediment control maintenance and repair, un-
til the following April 30th. (Ord. 5526,
2-1-2010)
E. BOND REQUIRED TO COVER COSTS
OF REHABILITATION:
The Development Services Division shall require
bonds amounting to one and one-half (1-1/2)
times the estimated cost of rehabilitation to as-
sure that the work, if not completed or proceeding
in accordance with the approved plans and spec-
ifications, shall be corrected. Such a bond shall
be approved by the City Attorney and filed with
the City Clerk. In lieu of a surety bond, the appli-
cant may file a cash bond or instrument of credit
with the City Clerk in an amount equal to that
which would be required in the surety bond. The
bond shall be conditioned upon the faithful perfor-
mance of the requirements as set forth in this
Section. Any reclamation bonds posted with the
State Department of Natural Resources for sur-
face mining permits may be applied on the bond
requirements, insofar as they pertain to the recla-
mation provisions of this Section. (Ord. 5526,
2-1-2010)
F. INSPECTION:
1. Inspection Authorized: All operations
regulated by this Section shall be subject to
inspection by authorized Development Ser-
vices Division inspection personnel. When
extraordinary or special problems or condi-
tions are involved, extra inspection of grading
4-4-060H
4 - 15 (Revised 3/17)
operations and special tests may be ordered
by the City.
2. Entry to be Permitted: No owner or oc-
cupant or any other person having charge,
care or control of any building, land, structure,
premises or portion thereof shall fail or ne-
glect, after proper demand, to promptly per-
mit lawful entry thereon by the Development
Services Division inspection personnel for
the purpose of inspection and examination
pursuant to this Section. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981; Ord. 5526, 2-1-2010)
G. RESTORATION OF HAZARD
REQUIRED:
Whenever the Community or Economic Develop-
ment Administrator determines that an existing
site, as a result of clearing or grading, excavation,
embankment, or fill has become a hazard to life
and limb, or endangers property, or adversely af-
fects the safety, use or stability of a public way or
drainage channel, the owner of the property upon
which the clearing, grading, excavation or fill is lo-
cated, or other person or agent in control of said
property, upon receipt of notice in writing from the
Administrator, shall within the period specified
therein restore the site affected by such clearing
or grading or repair or eliminate such excavation
or embankment or fill so as to eliminate the haz-
ard and be in conformance with the requirements
of this Chapter. (Ord. 5526, 2-1-2010; Ord. 5676,
12-3-2012)
H. ENGINEERING GRADING
REQUIREMENTS:
1. Reports Required: Soil engineering and
geotechnical reports shall be required as de-
fined in RMC 4-11-190 and 4-11-190. During
grading all necessary reports, compaction
data and soil engineering and engineering
geology recommendations shall be submitted
to the civil engineer and the Public Works De-
partment by the soil engineer and the engi-
neering geologist. The Public Works
Department may waive reports for minor
grading operations.
2. Civil Engineer Responsibilities: For
purposes of preparing and/or approving engi-
neered grading plans, the engineer shall be a
professional engineer registered in the State
to practice in the field of civil works. The civil
engineer shall be responsible for the plans,
any special soil engineering and testing re-
ports, design of drainage facilities and struc-
tures, and be competent to recommend and
obtain special tests, survey data, and geolog-
ical or hydraulic reports should they be nec-
essary. The civil engineer shall provide an
acceptable plan and report based on good
engineering practices and the requirements
designated by the Public Works Department.
He shall, upon return of his plans, provide any
corrections necessary and corrected copies
for use of the City in reviewing the grading
work. The civil engineer shall be responsible
for reporting monthly or more frequently on
forms provided by the Public Works Depart-
ment:
a. Extent and location of grading.
b. All tests made or taken in conjunction
with the grading operation.
c. Extent of drainage, structure, and
safety activity report on the project.
d. Any special testing, as-built plans or
revised requests necessary.
In addition, he shall certify to the safety and
stability of the slopes, safety earthwork oper-
ation, and special problems which might oc-
cur.
3. Soil Engineer Responsibilities: The
soil engineer’s area of responsibility shall in-
clude but need not be limited to the profes-
sional inspection and certification concerning
the preparation of ground to receive fills, test-
ing for required compaction, stability of all fin-
ish slopes and the design of buttress fills,
where required, incorporating data supplied
by the engineering geologist.
4. Engineering Geologist Responsibili-
ties: The engineering geologist’s area of re-
sponsibility shall include but need not be
limited to professional inspection and certifi-
cation of the adequacy of natural ground for
receiving fills and the stability of cut slopes
with respect to geological matters, and the
need for subdrains or other groundwater
drainage devices. He shall report his findings
to the soil engineer and the civil engineer for
engineering analysis. (Ord. 2820, 1-14-1974,
eff. 1-19-1974)
4-4-060I
(Revised 3/17)4 - 16
5. Building Division Responsibilities:
The Building Division shall inspect the project
at frequent intervals to determine that ade-
quate control is being exercised by the oper-
ator and the civil engineer. Should hazardous
conditions occur, the Building Department in-
spector shall have the responsibility and au-
thority to issue a partial or total stop work
order. (Ord. 2820, 1-14-1974, eff. 1-19-1974,
Amd. Ord. 3592, 12-14-1981)
6. Specifications: A fence six feet (6') in
height with openings no larger than two
inches (2") (other than gates) may be re-
quired for safety reasons completely around
any area worked upon for which a permit is is-
sued for engineered grading prior to com-
mencing any other work. All gates shall be
locked when not in use and shall bear a sign
denoting danger.
7. Setbacks: Engineered grading sites may
be required to have a peripheral area a max-
imum of seventy five feet (75') in width which
shall be retained in its natural topographic
condition. The setback area shall be used for,
but is not limited to, access roads, planting,
fencing, landscaped berms for screening pur-
poses, employee and visitor parking, offices,
directional signs and business signs identify-
ing the occupant. (Ord. 2820, 1-14-1974, eff.
1-19-1974; Ord. 5526, 2-1-2010)
8. Contractors: During construction, flow
control best management practices shall be
protected consistent with the Surface Water
Design Manual. (Ord. 5828, 12-12-2016)
I. REGULAR GRADING
REQUIREMENTS:
1. Inspection, Testing and Reports: In-
spection and testing by an approved testing
agency including certification of the exca-
vated or filled areas may be required by the
Building Division at any time the City’s autho-
rized inspectors believe problems may occur.
Should special problems be indicated in reg-
ular grading, the Building Division may re-
quire the owner or operator to submit
engineering reports similar to engineered
grading and may specify a time period for
compliance to prevent undue hazard. (Ord.
5526, 2-1-2010)
J. WORK IN PROGRESS:
1. Maximum Slopes – Work in Progress:
No slopes greater than one horizontal to one
vertical will be permitted for cuts, fills, or
during excavations that exceed ten feet (10')
in height without physical restraint by timber-
ing or approval by the Community and Eco-
nomic Development Department of an
engineering or geologist report assuring
slope will maintain its shape without undue
risk of failing. (Ord. 2820, 1-14-1974, eff.
1-19-1974; Amd. Ord. 3592, 12-14-1981;
Ord. 4835, 3-27-2000)
2. Safety: Workmen shall be allowed in the
vicinity of the toe or top of slope only after
close visual inspection of slope to assure
safety against breakage or sliding.
3. Clearing and Rounding Tops of
Slopes: All trees, timber, stumps, brush or
debris shall be cleared to a point at least ten
feet (10') back from the top of any slope in-
volving cuts greater than ten feet (10'); pro-
vided, that exceptions may be granted in
areas where trees and brush have a signifi-
cant role in maintaining slope stability. After
excavation, the top of all slopes shall be
rounded to prevent a sheer breaking point.
4. Property and Setback Location: Prop-
erty location and approved setbacks must be
established and stakes set under the supervi-
sion of a registered land surveyor. These
stakes must be maintained in place until final
inspection of work so that the inspector can
determine at any time if the excavation is
properly located as related to the property
lines.
5. Maximum Noise Levels: Noise levels at
all operations shall be controlled to prevent
undue nuisance to the public. Maximum al-
lowable daytime sound pressure as mea-
sured in any residential zone shall not exceed
the following at least ninety percent (90%) of
the time between the hours of seven o’clock
(7:00) a.m. and eight o’clock (8:00) p.m.
4-4-060K
4 - 17 (Revised 3/17)
SOUND PRESSURE LEVELS
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
6. Permitted Work Hours: All mining, ex-
cavation and grading work done in residential
areas or within three hundred feet (300') of
residential areas shall be between the hours
of seven o’clock (7:00) a.m. and eight o’clock
(8:00) p.m., Monday through Friday, except
repairs to machinery. Work may be permitted
on Saturdays and Sundays only if approved
in writing in advance by the Administrator.
The Administrator is authorized to grant an
extension of working time during an emer-
gency. An emergency shall include but is not
limited to natural and manmade disasters.
(Ord. 3592, 12-14-1981, Amd. Ord. 4703,
2-2-1998)
7. Compliance with Pollution Control
Regulations: Discharge of materials into the
air or water shall be subject to the require-
ments of the appropriate governing agency.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
8. Control of Dust and Mud: Activities
shall be operated so as to reduce dust and
mud to a minimum. Unless otherwise speci-
fied by the Public Works and Community and
Economic Development Departments, opera-
tions shall be conducted in accordance with
the following standards:
a. Access Roads: Access roads shall
be maintained in a condition that confines
the mud and dust to the site. Such roads
shall be improved to a width sufficient to
permit the unhindered movement of
emergency vehicles. One-way roads
shall have bypass routes to permit the
movement of emergency vehicles.
b. Dozing and Digging: Dozing, dig-
ging, scraping and loading of excavated
materials shall be done in a manner
which reduces to the minimum level pos-
sible the producing of dust and mud.
(Ord. 2820, 1-14-1974, eff. 1-19-1974,
Amd. Ord. 3592, 12-14-1981)
9. Soil Erosion and Sedimentation: Soil
erosion and sedimentation shall be confined
to the site by such means as a temporary
cover of vegetation, mulches, diversions,
sedimentation ponds or other acceptable
methods. No toxic materials shall be allowed
to wash from the site or be discharged into re-
ceiving watercourses. (Amd. Ord. 4963,
5-13-2002)
10. Appearance: All activities under the ju-
risdiction of this Section shall be operated
and maintained in a neat and orderly manner,
free from junk, trash, or unnecessary debris.
Buildings shall be maintained in sound condi-
tions, in good repair and appearance. Sal-
vageable equipment stored in a nonoperating
condition shall be suitably screened or ga-
raged. Landscaping adjacent to and around
the main entrance(s) and office shall be suffi-
ciently watered and cared for to insure its
health and well-being. (Ord. 5526, 2-1-2010)
11. Soil Compaction: After grading, per-
meability of soils shall be reestablished in ar-
eas intended for stormwater management
and infiltration or areas not required to have a
structural capacity such as future lawn and
open space areas. Techniques may include
deep-tilling and loosening soils compacted
during site grading in order to restore their
natural infiltration capacity. (Ord. 5828, 12-
12-2016)
K. SURFACE WATER:
1. Polluted or Stagnant Water Prohib-
ited: Under no circumstances shall stagnant
or polluted waters be permitted in any site.
Should these waters accumulate, remedial
measures such as draining or backfilling shall
be taken as corrective action. Backfill mate-
rial shall be placed to a point one foot above
the water table.
2. Minimum Lake Depth: Lakes formed in
areas which may be used for recreational
purposes shall be of such depth that shall in-
hibit the growth of vegetative matter in the
water. A minimum two foot (2') depth of water
shall be maintained in these areas. The res-
toration of any site which results in the forma-
FREQUENCY
BAND IN
CYCLES/SECOND
SOUND PRESSURE
LEVEL IN DECIBELS
re. 0.0002
MICROBAR
25 – 300 80
300 – 2,400 70
Above 2,400 60
4-4-060L
(Revised 3/17)4 - 18
tion of a lake shall be the result of careful
planning and shall take into consideration all
factors which contribute to the ultimate ecol-
ogy of the site.
3. Maximum Bank Slopes Adjacent to
Lake: All banks, adjacent to any body of water
created, shall be sloped or stepped as follows
to permit a person to escape from the water:
a. Unconsolidated Material: Soil,
sand, gravel and other unconsolidated
materials shall be sloped to two feet (2')
below the low groundwater line at a slope
no steeper than one and one-half feet
horizontal to one foot vertical (1.5':1').
(Ord. 5526, 2-1-2010)
L. TOP AND TOE SETBACKS:
1. Setbacks – Minimum: The tops and
toes of cut and fill slopes shall be set back
from setback lines as far as necessary to pre-
serve the setback for the safety and benefit of
adjacent properties, the adequacy of founda-
tions, and to prevent damage as a result of
water runoff or erosion of the slopes.
Setbacks shall be no less than the following:
a. Tops of Slopes: Distance to the set-
back line for the top of slopes shall be a
minimum of ten feet (10').
b. Structures: Distance to structures, if
any structures on the site shall be as fol-
lows:
(Ord. 5526, 2-1-2010)
M. CUTS:
1. General: Unless otherwise recom-
mended in the approved soil engineering
and/or engineering geology report, cuts shall
conform to the provisions of this Section.
2. Maximum Slope: The slope of cut sur-
faces shall be no steeper than is safe for the
intended use. Except in conjunction with a
modification granted per RMC 4-9-250D1 for
one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifi-
cations), cut operations associated with a
plat, short plat, subdivision or dedication, or
other permitted land development activity
which would result in the creation of perma-
nent slopes forty percent (40%) or greater
which are fifteen feet (15') in height, i.e., pro-
tected slopes, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
3. Drainage and Terracing: Drainage and
terracing shall be provided as required by
subsection N of this Section.
(Ord. 5526, 2-1-2010)
N. FILLS:
1. Applicability and Exemptions: Unless
otherwise recommended in the approved soil
engineering report, fills shall conform to the
provisions of this Section. In the absence of
an approved soil engineering report, these
provisions may be waived for minor fills not
intended to support structures. For minor fills
or waste areas, humps, hollows or water
pockets shall be graded smooth with accept-
able slopes.
2. Fill Location: Fill slopes shall not be
constructed:
a. On natural slopes steeper than two-
and-one-half horizontal to one vertical
(2.5:1) that are fifteen feet (15') or greater
in height (except in conjunction with a
modification granted per RMC 4-9-250D1
for filling against the toe of a natural rock
wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within
twelve feet (12') horizontally of the top of
existing or planned cut slopes that are fif-
Slope Height Top Toe
Less than 11' 5' 3'
11 – 30.9' 7' Height/2'
31' and over 10' 15'
4-4-060N
4 - 19 (Revised 7/20)
teen feet (15') or greater in height and
steeper than two-and-one-half horizontal
to one vertical (2.5:1). (Amd. Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000)
3. Preparation of Ground: The ground sur-
face shall be prepared to receive fill by remov-
ing vegetation, noncomplying fill, topsoil and
other unsuitable materials as determined by
the soil engineer, and where the slopes are
five to one (5:1) or steeper, by benching into
sound bedrock or other competent material,
provided native vegetation and significant
trees are protected pursuant to RMC 4-4-130.
(Ord. 5828, 12-12-2016)
4. Fill Material: Fill material shall be sub-
ject to the following standards and require-
ments:
a. General: Fill materials shall have no
more than minor amounts of organic de-
composable substances and shall have
no rock or similar irreducible material with
a dimension greater than eight inches
(8"). Material used in fills shall be appro-
priate for the site and the intended use of
that portion of the site.
b. Construction, Demolition, and
Land Clearing Waste Prohibited: Fill
material shall be free of construction,
demolition, and land clearing waste ex-
cept that this requirement does not pre-
clude the use of recycled concrete rubble
from a Washington State Department of
Transportation approved source.
c. Cleanliness of Fill Material: Fill ma-
terial shall not contain concentrations of
contaminants that exceed cleanup stan-
dards for soil specified in WAC 173-340-
740, Model Toxics Control Act. No solid
waste, hazardous waste, hazardous ma-
terial, or materials categorized as dan-
gerous waste under WAC Title 173 shall
be used as fill.
d. The Administrator may specify other
characteristics of the fill material used,
the degree of compaction, the moisture
content, and the method of placement
based on the intended use of the portion
of the site where the fill will be placed and
the requirements for water retention,
drainage control, and erosion control.
e. Fill Material Source Statement for
Projects Located in Zone 1 of the
Aquifer Protection Area Involving the
Placement of More than Fifty (50) Cu-
bic Yards of Imported Fill: A fill material
source statement is required for projects
located in Zone 1 of the Aquifer Protec-
tion Area if more than fifty (50) cubic
yards of imported fill will be used; the
documentation shall be certified by a pro-
fessional engineer or geologist licensed
in the State of Washington. The fill mate-
rial source statement shall be provided to
the Department and shall be reviewed
and accepted by the Department prior to
stockpiling or grading imported fill at the
project site. The fill material source state-
ment, as defined in RMC 4-8-120D19,
shall be required for each source location
from which imported fill will be obtained.
f. Fill Material Source Statement for
Projects Located in Zone 2 of the
Aquifer Protection Area Involving
Placement of More than One Hundred
(100) Cubic Yards of Imported Fill: A fill
material source statement is required for
projects located in Zone 2 of the Aquifer
Protection Area if more than one hundred
(100) cubic yards of imported fill will be
used; the documentation shall be certi-
fied by a professional engineer or geolo-
gist licensed in the State of Washington.
The fill material source statement shall
be reviewed and accepted by the Depart-
ment prior to stockpiling or grading im-
ported fill at the project site. The fill
material source statement, as defined in
RMC 4-8-120D19, shall be required for
each source location from which im-
ported fill will be obtained.
g. Abbreviated Source Statement for
Aquifer Protection Area: The Depart-
ment may accept a fill material source
statement, as defined in RMC 4-8-
120D19, that does not include results of
sampling and analysis of imported fill if a
professional geologist or engineer li-
censed in the State of Washington certi-
fies that the source location from which
fill will be obtained has never been filled,
developed, or subjected to use that could
have introduced chemical contamination
to the site.
4-4-060N
(Revised 7/20)4 - 20
h. Department Authority to Request
Additional Information or Reject Certi-
fied Source Statement: The Depart-
ment has the authority to request
additional information regarding imported
fill material and the source thereof and to
reject a fill material source statement or
an abbreviated version if they do not
demonstrate that the fill material to be im-
ported to a project site meets fill material
standards of this Section and/or the De-
partment has reason to suspect that the
fill material could be contaminated. Such
requests or rejections shall be made in
writing to the applicant.
i. Source Statement Not Required for
Imported Fill Obtained from Washing-
ton State Department of Transporta-
tion Approved Source: The source
statement defined in RMC 4-8-120D19 is
not required for those projects located in
the aquifer protection area if documenta-
tion is provided that imported fill will be
obtained from a Washington State De-
partment of Transportation approved
source. (Amd. Ord. 4851, 8-7-2000)
j. Sampling and Analysis Procedures:
The licensed professional engineer or
geologist or person under their supervi-
sion who samples earth materials to be
used as imported fill, oversees analysis,
and prepares a fill material source state-
ment required by this Section shall follow
procedures specified in WAC 173-340-
820 and 173-340-830 of the Model Tox-
ics Control Act – Cleanup regulations.
k. Required Actions after Illegal
Placement of Imported Fill: A person
who stockpiles or grades imported fill at
the site without Department review and
acceptance of a fill material source state-
ment required by this Section or who
stockpiles or grades fill at the site that
does not meet the fill quality standards of
this Section is subject to measures spec-
ified by the Department to reduce risk of
contamination of the site due to illegal
placement of fill. Such measures may in-
clude, but are not limited to, any or all of
the following and shall be implemented at
the person’s expense:
i. Provide the Department with a fill
material source statement defined in
RMC 4-8-120D19 within a time pe-
riod specified by the Department;
ii. Immediately cover fill with a water-
proof cover;
iii. Immediately remove fill;
iv. Installation of monitoring wells
and monitoring of ground water qual-
ity;
v. Remediation of contamination of
the site caused by the illegal place-
ment of fill according to a schedule
specified by the Department and in
accordance with cleanup standards
for soil and groundwater described in
the Model Toxics Control Act –
Cleanup regulations, chapter 173-
340 WAC.
l. Department Authority to Conduct
Independent Sampling and Analysis:
The Department shall have the authority
to enter onto private property to conduct
independent sampling and analysis of fill.
If the Department determines that fill
does not meet fill quality standards of this
Section, then it may require the person to
accomplish any or all of the measures
listed in this Section at his or her own ex-
pense.
m. Department Authority to Imple-
ment Removal and Remediation Mea-
sures: The Department or its authorized
agents shall have the authority to imple-
ment measures listed in this Section if the
person fails to accomplish such mea-
sures in a timely manner. The permittee
shall be responsible for any costs in-
curred by the Department or its autho-
rized agents in the conduct of such
activities. (Amd. Ord. 4740, 7-19-1999;
Ord. 4992, 12-9-2002; Ord. 5954, 11-18-
2019)
5. Minimum Compaction: All fills shall be
compacted to a minimum of ninety five per-
cent (95%) of maximum density as deter-
4-4-060O
4 - 20.1 (Revised 7/20)
mined by American Public Works Association
(APWA) specifications. Field density shall be
determined in accordance with APWA stan-
dards. Exceptions to the compaction require-
ment include soils below areas set aside for
low impact development best management
practices designed consistent with RMC 4-6-
030. (Ord. 5828, 12-12-2016)
6. Maximum Slope: The slope of fill sur-
faces shall be no steeper than is safe for the
intended use. Except in conjunction with a
modification granted per RMC 4-9-250D1 for
one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifi-
cations), fill operations associated with a plat,
short plat, subdivision or dedication, or other
permitted land development activity which
would result in the creation of permanent
slopes forty percent (40%) or greater which
are fifteen feet (15') in height, i.e., protected
slopes, shall not be approved. (Amd. Ord.
4835, 3-27-2000)
7. Drainage and Terracing: Drainage and
terracing shall be provided and the area
above fill slopes and the surfaces of terraces
shall be as required by subsection N of this
Section. (Ord. 5526, 2-1-2010)
O. SOLID WASTE FILLS:
1. Reports Required: Reports by an engi-
neer qualified in solid and sanitary waste fills
shall be required. Such reports shall include
but are not limited to design; insect and ver-
min control, physiological considerations;
sight, noise and odor control of material; spe-
cial ingress and egress control for equipment;
and special drainage requirements. These
reports shall be in addition to those required
elsewhere in this Section.
2. Report Contents: The engineering re-
ports submitted shall include plans and
means of preventing and eliminating any
health hazards and visual problems. All
phases of sanitary landfill operations and
solid waste fills shall be provided in the engi-
neering report, including type, nature, and
amount of equipment, manpower, special
precautions, chemical usage and availability
of granular material for the coverage of the
cell material. Bonding requirements, restric-
tions on noise, dust and mud, special fencing
requirements, special precautions required
and availability of twenty four (24) hour in-
spection and correction of hazards shall be
provided by operator agreement with the City
prior to any consideration for either a sanitary
landfill or solid waste fill.
3. General: Unless specific requirements
are mentioned in this Section, the require-
ments of subsection L of this Section shall be
followed.
(Revised 7/20)4 - 20.2
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4-4-060O
4 - 21 (Revised 3/10)
4. Location: Special attention shall be
given to solid waste and/or sanitary fill loca-
tion to prevent undue hazard.
5. Cell Cover: Cell construction on any
solid waste fill shall consist of at least a six
inch (6") noncontaminated uniformly graded
granular cover material covering the entire
area of the cell construction. Each cell shall
be covered the same day it is constructed.
6. Compaction: Compaction of the solid
waste or sanitary fill material and mixture of
the material shall be such as to provide a rel-
atively uniform density with no extreme soft
spots. Density of compacted cellular solid
waste material shall be as high as possible in
accordance with good mixing compacting
standards and shall at no time be less than
forty percent (40%) of the density of a similar
sample of material compacted under ideal
conditions by providing a fifty (50) pound per
square foot surcharge on a one cubic foot
sample of the material.
7. Bulk Items: Solid waste materials of bulk
items involving metallic units similar to refrig-
erators, stoves, car bodies, water tanks,
heavy timber items and similar items shall be
placed in the lower portion of a cell with suffi-
cient cover and compaction of cover to pre-
clude any dangerous voids.
8. Building Debris and Flammable Mate-
rial: Broken wood, building material and re-
lated debris from structure removal
(exclusive of brick and concrete) shall be sat-
isfactorily broken and crushed to provide a
reasonably compacted cell when covered by
granular material. Protection shall be pro-
vided for any wood or burnable material to
prevent fire either on the surface or subsur-
face. The earth cover on any cell containing
flammable material including paper, wood, or
vegetable products shall be sufficiently cov-
ered to prevent spread of flames should com-
bustion occur in any cell due to spontaneous
combustion.
9. Stabilization: Brick, broken concrete,
crushed building materials, not including ex-
tensive wooden or flammable matter, may be
utilized in embankment where they may be of
assistance in preventing undue sliding, water
scouring or voids which might harbor vermin.
This material shall be sufficiently mixed or
covered with suitable granular material to
prevent unsightly effects.
10. Animal Waste: Animal waste shall be
provided with suitable cover and sterilization
to prevent decay odors, build up of flammable
gasses, or possible leaching of putrescible
material. Chemical treatment shall be pro-
vided to prevent insect habitation.
11. Treated Fill: Materials such as hay,
straw, tree limbs and brush, vegetable farm
waste, feathers, rubber tires, wood pulp,
chemical substances, industrial waste, and
silage type material may need special treat-
ment before utilization in a solid waste or san-
itary landfill. Special request and reports shall
be made on waste materials of the foregoing
types prior to placement in landfills.
12. Prohibited Fill: No materials of appre-
ciable volume of an extremely harmful nature
to environment shall be placed in any solid
waste or sanitary landfill. This includes, but is
not limited to, any form of demolition material
of an explosive nature, any volatile or liquid
petroleum product, any chemical salts or sol-
uble material which would contaminate storm-
water, surface water or air, and any animal
meat or semisolid fruit or grain products which
might become rancid, putrescible or harmful.
No provisions of the sanitary landfill or solid
waste fill requirements shall preclude the use
of nonharmful native clay, sand, rock, or nor-
mal fill type materials in filling operations cov-
ered under other subsections of this Section.
13. Drainage: Special attention shall be
provided drainage in any solid waste or sani-
tary landfill to prevent leaching of noxious or
putrescible materials, decaying nuisance,
any contamination of normal watercourses.
Where water might leach through the con-
struction cells, subdrains, lateral collectors
and storage ponds shall be provided. Leach
water from solid waste shall not be permitted
to percolate downward into the water table.
Leach water shall be collected and conveyed
to a sewage treatment plant.
14. Water Disposal: Any leach water com-
ing from covered sanitary or solid waste fill
cells shall be collected, stored and decontam-
inated by suitable chemical or other means
and then disposed of in a sanitary sewer.
Should suitable collection facilities, sand fil-
4-4-060P
(Revised 3/10)4 - 22
ters and chemical-cleaning be provided to
prevent any toxicity and reduce the leach wa-
ter to an equivalent of normal storm flow, the
Public Works Department may permit dis-
posal through normal stormwater facilities.
Frequent samples of all water collected shall
be taken, and flow conditions shall be con-
trolled to prevent contamination or overload-
ing of either the sanitary or stormwater
facilities. Surface runoff in any sanitary pit or
solid waste landfill shall be maintained sepa-
rately to prevent contamination by leaching.
15. Special Considerations: Special pav-
ing, surface protection, and related health re-
quirements may be imposed on sanitary
landfill and solid waste operations.
16. Prohibited Activities: No junk picking
or field salvaging of any solid waste or sani-
tary landfill items shall be allowed in the vicin-
ity of the landfill. Any separation of materials
for salvage shall be provided at the collection
point or an approved transfer site prior to dis-
posal at the landfill site. (Ord. 5526,
2-1-2010)
P. DRAINAGE:
1. General: Unless otherwise indicated on
the approved grading plan, drainage facilities
and terracing shall conform to the provisions
of this Section. Special drainage protection
work may be ordered in case of emergency or
serious potential flooding conditions, and the
grading operator required to have available
an employee to be called in times of potential
serious emergency hazards.
2. Terrace: Terraces at least eight feet (8')
in width shall be established at no more than
twenty five foot (25') intervals to control sur-
face runoff. Suitable access shall be provided
to permit cleaning and maintenance.
a. Swales: Swales or ditches on the
back side of the terrace shall have a max-
imum longitudinal gradient of two percent
(2%) unless protected by special paving,
use of corrugated metal or other scour
prevention devices. Drainage shall be
designed to minimize trapping of exces-
sive water which might endanger the ter-
race. Terraces shall slope toward the
back or cut face at a minimum of ten per-
cent (10%) slope to keep water from
overtopping.
b. Scouring: Single run of swale or
ditch shall not collect runoff from a tribu-
tary area exceeding thirteen thousand
five hundred (13,500) square feet of the
area of the face of the slope without dis-
charging into a down drain. Down drains
shall terminate into a catch basin or other
approved receiver to prevent scouring at
the outfall.
c. Capacity: Designed capacity for ter-
races shall be a twenty four (24) hour,
twenty five (25) year storm as published
by the U.S. Weather Bureau. Design ve-
locity shall be such as to avoid water
transporting colloidal silts in the stream.
Should request be made for variation
from the twenty four (24) hour, twenty five
(25) year storm by the engineering de-
signer, sufficient data shall be submitted
in an engineering report to analyze the re-
quested variation. When accumulated
flows are such that the water is capable of
transporting colloidal silts or other parti-
cles in suspension down drains, pipe or
lined ditches shall be incorporated to dis-
pose of the runoff safely. Energy dispers-
ing structures shall be used to prevent
erosion.
d. Settling Ponds: Where stormwater
and ground conditions appear to warrant,
special holding and settling ponds,
stormwater storage reservoirs, or other
means may be required to prevent over-
load or unusual by-pass of storm flow wa-
ter to areas off the owner’s site and
control.
3. Subsurface Drainage: Cut and fill
slopes shall be provided with subsurface
drainage as necessary for stability.
4. Disposal: All drainage facilities shall be
designed to carry waters to the nearest prac-
ticable drainage way approved by the City
and/or other appropriate jurisdiction as a safe
place to deposit such waters. Silt and other
debris shall be removed prior to the disposal
of such water. If drainage facilities discharge
onto natural ground, riprap may be required.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
4-4-060R
4 - 23 (Revised 7/20)
a. Minimum Grade: At least two per-
cent (2%) gradient toward approved
drainage facilities from building pads will
be required unless waived by the Build-
ing Department for nonhilly terrain. Ex-
ception: The gradient from the building
pad may be one percent (1%) where
building construction, and erosion control
will be completed before hazardous con-
ditions can occur. (Ord. 2820, 1-14-1974,
eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
b. Drainage Releases: The property
owner or his authorized agent shall sub-
mit acceptable copies of drainage re-
leases from downstream owners or other
government agencies concerned when-
ever drainage is interrupted, diverted or
changed from natural surface or subsur-
face drainage patterns.
c. Stream Acceptance: The volume
and rate of water released shall not ex-
ceed the receiving stream’s or water-
course’s ability to accept the water
without erosion.
5. Overland Runoff: Runoff from areas of
higher elevation shall be safely routed around
or through the extraction or fill area. (Ord.
2820, 1-14-1974, eff. 1-19-1974; Ord. 5526,
2-1-2010)
Q. SLOPES:
1. General: The faces of cut and fill slopes
shall be provided and maintained to control
against erosion. This control may consist of
effective planting. The protection for the
slopes shall be installed as soon as practica-
ble and prior to calling for final approval.
Where cut slopes are not subject to erosion
due to the erosion-resistant character of the
materials, such protection may be omitted
with the permission of the Building Depart-
ment, provided that this protection is not re-
quired by the rehabilitation plan. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
2. Other Devices: 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. (Ord. 2820, 1-14-1974,
eff. 1-19-1974; Ord. 5526, 2-1-2010)
R. FINAL REPORTS:
1. Construction Timing and Final Ap-
proval:
a. No work related to permanent or
temporary storm drainage control for a
permitted development may proceed
without the approval of the Administrator.
b. Erosion and sediment control mea-
sures associated with both the interim
and permanent systems shall be:
i. Constructed in accordance with
the approved plan prior to any grad-
ing or land clearing other than asso-
ciated with an approved erosion and
sediment control plan; and
ii. Satisfactorily sequenced and
maintained until all improvements,
restoration and landscaping associ-
ated with the permit and approvals
for the project are completed and the
potential for on-site erosion has
passed.
2. Plans and Reports: Upon completion of
the rough grading work and at the final com-
pletion of the work, the Development Ser-
vices Division may require the following
reports and drawings and supplements
thereto: (Ord. 2820, 1-14-1974, eff.
1-19-1974; Amd. Ord. 3592, 12-14-1981)
a. As-Graded Grading Plan: An as-
graded grading plan prepared by the civil
engineer including original ground sur-
face elevations, as-graded ground sur-
face installations, lot drainage patterns
and locations and elevations of all surface
and subsurface drainage facilities. The
civil engineer shall provide certification
that the work was done in accordance
with the final approved grading plan.
b. Soil Grading Report: A soil grading
report prepared by the soil engineer in-
cluding locations and elevations by field
density tests, summaries of field and lab-
oratory tests and other substantiating
data and comments on any changes
4-4-060S
(Revised 7/20)4 - 24
made during grading and their effect on
the recommendation made in the soil en-
gineering investigation report. The soil
engineer shall provide certification as to
the adequacy of the site for the intended
use.
c. Geologic Grading Report: A geo-
logic grading report prepared by the engi-
neering geologist including a final
description of the geology of the site in-
cluding any new information disclosed
during the grading and the effect of same
on recommendations incorporated in the
approved grading plan. The engineering
geologist shall provide certification as to
the adequacy of the site for the intended
use as affected by geologic factors. (Ord.
2820, 1-14-1974, eff. 1-19-1974)
3. Notification of Completion: The permit-
tee or his agent shall notify the Development
Services Division when the grading operation
is ready for final inspection. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981; Ord. 5526, 2-1-2010)
4. Final Approval: The applicant shall con-
struct and have in operation those portions of
the drainage facilities necessary to accom-
modate the control of surface and stormwater
runoff discharging from the site (a) before the
construction of any other improvements or
buildings on the site, and (b) prior to final re-
cording of a plat or short plat. However, upon
written request and provision for security ac-
ceptable to the City, the Administrator may
authorize a delay in the construction of drain-
age facilities beyond other construction and/
or recording if such delay would minimize ad-
verse drainage impacts related to weather
and/or soil conditions. Final approval shall
not be given until all work including installa-
tion of all drainage facilities and their protec-
tive devices and all erosion control measures
have been completed in accordance with the
final approved grading plan and the required
reports have been submitted. (Ord. 5828, 12-
12-2016)
S. PERMITS AND FEES REQUIRED:
1. Submittal Requirements and Fees:
Grading, excavation and mining permits and
licenses are required per RMC 4-9-080 for
major and minor activities. Submittal require-
ments are listed in RMC 4-8-120, Submittal
Requirements – Specific to Application Type.
Application fees are listed per Chapter 4-1
RMC, Administration and Enforcement.
2. Threshold for Drainage Review: A per-
son applying for a grading, excavation and
mining permit and license shall be required to
comply with all drainage review requirements
per RMC 4-6-030 if the project results in
seven thousand (7,000) square feet or more
of land disturbing activity.
3. Plans and Calculations Required:
Submittal of plans and supportive calcula-
tions shall be in accordance with RMC
4-6-030. (Ord. 4963, 5-13-2002; Ord. 5526,
2-1-2010)
T. APPEALS:
If the applicant does not concur with the require-
ments of the Development Services Division, he
has the prerogative of appealing to the Hearing
Examiner pursuant to RMC 4-8-110. (Ord. 3592,
12-14-1981; Amd. Ord. 4963, 5-13-2002; Ord.
5526, 2-1-2010)
U. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4351, 5-4-1992; Amd. Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005; Ord. 5526,
2-1-2010)
4-4-070 LANDSCAPING:
A. PURPOSE AND INTENT:
The purpose of these landscape requirements is
to establish consistent and comprehensive land-
scape provisions to preserve and enhance the
landscape character of the City; to improve the
aesthetic quality of the built environment; to mini-
mize erosion and reduce the impacts of develop-
ment on natural areas within the City and on
storm drainage systems and water resources in
particular; to protect existing street trees; to pro-
vide shade, reduce noise and glare, and establish
a healthier environment by producing oxygen, re-
moving particulates from the air and improving a
sense of well-being; to provide transitions be-
tween various land uses; improve and soften the
appearance of parking areas; to ensure plant es-
tablishment and survival; to increase privacy and
4-4-070F
4 - 25 (Revised 7/20)
protection from visual or physical intrusion; and to
maintain, improve, and protect property values,
and generally enhance the overall image and ap-
pearance of the City and quality of life for its citi-
zens.
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 ex-
pected that accepted horticultural practices and
landscape architectural principles will be applied
by design professionals. (Ord. 5958, 12-9-2019)
B. APPLICABILITY:
1. The requirements of this Section shall
apply to the entire site, all parking areas, and
street frontages in any of the following cases:
a. All subdivision including short plats;
or
b. All new buildings and new storm
drainage facilities; or
c. Additions to existing buildings that in-
crease the gross square footage of the
building by greater than one-third (1/3);
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 prop-
erty or remodel of a structure that re-
quires improvements equal to or greater
than fifty percent (50%) of the assessed
property valuation. (Ord. 5749, 1-12-
2015; Ord. 5958, 12-9-2019)
C. EXEMPTIONS:
1. CD Zone: New and existing develop-
ment in the CD zone is subject to subsection
F2 of this Section, Street Trees and Land-
scaping Required Within the Right-of-Way on
Public Streets, subsection F6 of this Section,
Parking Lots, and subsection P of this Sec-
tion, Maintenance, but is exempt from other
requirements of this Section. (Ord. 5798, 4-
25-2016)
2. The following uses are exempt from all
but the maintenance and street tree require-
ments of this Section:
a. Single Family Building Permits:
Single family residential building permits,
when not a part of a new subdivision;
b. Residential Subdivisions: Those
yards not abutting a public street or pri-
vate street or shared driveway are ex-
empt from landscape regulations;
c. Vehicle Sales Parking: Non-perim-
eter portions of vehicle sales display ar-
eas are exempt;
d. Storage Lots: Non-perimeter por-
tions of storage lots, see RMC 4-4-120;
and
e. Those alterations or small additions
determined by the Community and Eco-
nomic Development Administrator not to
warrant improvements to the entire site.
(Ord. 5676, 12-3-2012)
D. PLANS REQUIRED AND TIMING FOR
PLANS SUBMITTAL:
Conceptual as well as detailed landscaping plans
are required for all non-exempt development.
Specific submittal requirements shall be as indi-
cated in RMC 4-8-120, Submittal Requirements.
The conceptual plans must be submitted at the
time of land use permit application. Detailed land-
scape plans must be approved prior to issuance
of a building permit or, for subdivisions, prior to is-
suance of permits for street or utility construction.
(Ord. 5958, 12-9-2019)
E. AUTHORITY:
All plans and landscaping required by this Section
are subject to approval by the Community and
Economic Development Administrator. (Ord.
5676, 12-3-2012)
F. AREAS REQUIRED TO BE
LANDSCAPED:
1. Street Frontage Landscaping Re-
quired: Ten feet (10') of on-site landscaping
is required along all public street frontages,
with the exception of areas for required walk-
ways and driveways and those zones with
building setbacks less than ten feet (10'). In
4-4-070F
(Revised 7/20)4 - 26
those cases, ten feet (10') of landscaping
shall be required where buildings are not lo-
cated.
2. Street Trees and Landscaping Re-
quired Within the Right-of-Way on Public
Streets: Minimum planting strip widths be-
tween the curb and sidewalk are established
according to the street development stan-
dards of RMC 4-6-060. Street trees and, at a
minimum, groundcover per subsection L2 of
this Section shall be planted within planting
strips pursuant to the following standards,
provided there shall be a minimum of one
street tree planted per lot.
a. Trees shall be selected from the City’s
Approved Street Tree List based on the
width of the planting strip and the pres-
ence or lack of overhead power lines;
provided, the Administrator and City ar-
borist shall each retain the right to reject
any proposed cultivar regardless of
whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum cal-
iper of two inches (2"), and be planted
pursuant to the standards promulgated
by the City, which may require root barri-
ers, structured soils, or other measures
to help prevent tree roots from damaging
infrastructure.
c. Street trees shall be planted in the
center of the planting strip between the
curb and the sidewalk at the following in-
tervals; provided, that, where right-of-
way is constrained, irregular intervals
and slight increases or decreases may
be permitted or required. Additionally,
trees shall be planted in locations that
meet required spacing distances from fa-
cilities located in the right-of-way includ-
ing, but not limited to, underground
utilities, street lights, utility poles, traffic
signs, fire hydrants, and driveways; such
spacing standards are identified in the
City’s Approved Tree List. Generally, the
following spacing is required:
i. Small-sized maturing trees: thirty
feet (30') on center;
ii. Medium-sized maturing trees:
forty feet (40') on center; and
iii. Large-sized maturing trees: fifty
feet (50') on center. (Ord. 5676,
12-3-2012; Ord. 5958, 12-9-2019)
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 re-
quired in the front yard subject to approval of
the Administrator. Front yard trees are not re-
quired in the RC and R-1 zones. A minimum
of two (2) trees are to be located in the front
yard prior to final inspection. (Ord. 5676,
12-3-2012)
4. Projects Abutting Less Intensive
Zones or Uses:
a. Nonresidential Development in a
Residential Zone: A fifteen-foot (15')
wide partially sight-obscuring land-
scaped visual barrier, or ten-foot (10')
wide fully sight-obscuring landscaped vi-
sual barrier, is required along common
property lines.
b. When a Residential Multi-family
Zone or Use Is Abutting a Less Intense
Residential Zone: A fifteen-foot (15')
wide partially sight-obscuring land-
scaped visual barrier, or ten-foot (10')
wide fully sight-obscuring landscaped vi-
sual barrier, is required along the com-
mon property line.
c. When a Commercial Zoned Lot or
Use Is Abutting a Residential Zone: A
fifteen-foot (15') wide partially sight-ob-
scuring landscaped visual barrier, or ten-
foot (10') wide fully sight-obscuring land-
scaped visual barrier, is required along
the common property line.
d. When an Industrial Zoned Lot or
Use Is Abutting a Residential or Com-
mercial Zone: A fifteen-foot (15') wide
partially sight-obscuring landscaped vi-
sual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual bar-
rier, is required along the common prop-
erty line.
5. Pervious Areas to Be Landscaped:
Pervious areas, with the exception of critical
areas, shall have landscape treatment. Land-
4-4-070F
4 - 27 (Revised 7/20)
scaping may include hardscape such as dec-
orative paving, rock outcroppings, fountains,
plant containers, etc.
6. Parking Lots: Vehicle parking lots shall
meet minimum landscape standards in this
Section.
a. Perimeter Landscaping: All parking
lots shall have perimeter landscaping.
See subsection H4 of this Section, Pe-
rimeter Parking Lot Landscaping.
b. Minimum Amounts of Interior
Parking Lot Landscaping: Surface
parking lots with more than fourteen (14)
stalls shall be landscaped with plantings
and trees as identified in this Section. In-
terior parking lot landscaping dimensions
are stipulated in subsection H5 of this
Section. Minimum landscape area shall
be provided as follows:
(Ord. 5828, 12-12-2016)
c. Optional Layout Patterns:
d. Perimeter Interior Landscaping:
Perimeter landscaping may not substi-
tute for interior landscaping.
e. Exception for Existing Parking
Lots: Where compliance would result in
the loss of existing required parking
spaces, the landscaping provisions shall
prevail and the required parking mini-
mum amount may be reduced without the
requirement of a parking code modifica-
tion. (Ord. 5867, 12-11-2017)
7. Minimum Freeway Frontage Land-
scaping: For properties abutting a freeway,
ten feet (10') of landscaping from the right-of-
way line is required.
8. Storm Drainage Facilities:
a. Flow Control and/or Water Quality
Treatment Facilities: The perimeter of
all new flow control and/or water quality
treatment stormwater facilities shall be
landscaped in accordance with the provi-
sions of this Section and the Surface Wa-
ter Design Manual, unless otherwise
determined through the site plan review
or subdivision review process. (Ord.
5749, 1-12-2015)
b. Low Impact Development Facili-
ties: Bioretention, infiltration, or other low
impact development stormwater facilities
shall be located to avoid on-site clearing
and grading, to the extent feasible. Such
Total Number of
Parking Stalls
Minimum
Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
4-4-070G
(Revised 7/20)4 - 28
facilities shall be designed to incorporate
plant species consistent with the Surface
Water Design Manual, with a preference
for native trees and shrubs. (Ord. 5828,
12-12-2016)
9. Urban Separator Properties: Proper-
ties within urban separators are subject to
landscaping requirements of RMC 4-3-110E
in addition to the requirements of this Section.
(Ord. 5749, 1-12-2015)
G. GENERAL LANDSCAPE
REQUIREMENTS:
1. Compliance Required: Landscaping
and screening required by this Section must
comply with all of the provisions of this Sec-
tion. The landscaping standards are mini-
mums; higher standards can be substituted
as long as fencing and vegetation do not ex-
ceed height limits specified in RMC 4-4-040.
Crime prevention and safety should be con-
sidered in landscape design.
2. Protection of Street Trees: It shall be
unlawful for any person without prior written
approval of the City to remove, destroy, cut,
break, or injure any street tree that is planted
or growing in or upon any street right-of-way.
Refer to chapter 9-13 RMC, Street Trees.
(Ord. 5958, 12-9-2019)
3. Retention of Existing Landscaping
and Existing Trees Encouraged: Where
possible, existing native trees and shrubs,
rock outcroppings, and mature ornamental
landscaping shall be preserved and incorpo-
rated in the landscape layout and can be
counted towards required landscaping. De-
velopment or redevelopment of properties
shall retain existing trees when possible and
minimize the impact of tree loss during devel-
opment. Landscape plans are subject to
RMC 4-4-130’s requirements to protect sig-
nificant trees and vegetation with habitat
value.
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 require-
ments;
c. Landscaping shall not obscure fire
hydrants or access for emergency re-
sponse vehicles; and
d. Landscaping in a parking lot shall not
conflict with the safety of those using a
parking lot, abutting sidewalks, or with
traffic safety. (Ord. 5676, 12-3-2012)
6. Vegetation Preference: Vegetation
within required setbacks or screening areas
shall be retained or planted in this order of
preference: (a) native coniferous trees; (b)
native deciduous trees; (c) other native vege-
tation. Vegetated low impact development
stormwater facilities may be incorporated as
part of landscaped setbacks or screening re-
quirement. (Ord. 5828, 12-12-2016)
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 Eco-
nomic Development.
2. Partially Sight-obscuring Landscaped
Visual Barrier: Such landscaping or land-
scape plus fencing shall be, at minimum, six
feet (6') high at maturity and at least fifty per-
cent (50%) sight-obscuring.
3. Fully Sight-obscuring Landscaped Vi-
sual Barrier: Such landscaping or landscape
plus fencing shall be, at minimum, six feet (6')
high at maturity and one hundred percent
(100%) sight-obscuring.
4-4-070H
4 - 28a (Revised 7/20)
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-inch (2") caliper
for multi-family, commercial, and indus-
trial uses at an average minimum rate of
one tree per thirty (30) lineal feet of street
frontage. Trees shall be one-and-one-
half-inch (1.5") caliper for low impact de-
velopment stormwater management fa-
cilities associated with any land use.
(Ord. 5828, 12-12-2016)
b. Shrubs at the minimum rate of one
per twenty (20) square feet of land-
scaped area. Up to fifty percent (50%) of
shrubs may be deciduous.
c. Ground cover in sufficient quantities
to provide at least ninety percent (90%)
coverage of the landscaped area within
three (3) years of installation.
5. Interior Parking Lot Landscaping:
Landscaping is required in parking lots in the
amounts stipulated in subsection F of this
Section. Any interior parking lot landscaping
area shall be sized to dimensions of at least
eight feet (8') by twelve feet (12'). Landscap-
ing 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 di-
ameter at breast height (dbh) for multi-
family, commercial, and industrial uses.
At least one tree for every six (6) parking
(Revised 7/20)4 - 28b
This page left intentionally blank.
4-4-070J
4 - 28.1 (Revised 2/19)
spaces within the lot interior shall be
planted.
b. Shrubs at the minimum rate of one
per twenty (20) square feet of land-
scaped area shall be planted. Up to fifty
percent (50%) of shrubs may be decidu-
ous.
c. Ground cover shall be planted in suf-
ficient quantities to provide at least ninety
percent (90%) coverage of the land-
scaped area within three (3) years of in-
stallation.
d. There shall be no more than fifty feet
(50') between parking stalls and an inte-
rior parking lot landscape area. (Ord.
5867, 12-11-2017)
6. Storm Drainage Facility Landscaping:
a. Trees Are Prohibited on Berms:
Trees are prohibited on any berm serving
a drainage-related function; however,
groundcover is required and subject to
City review/approval.
b. Additional Locations Where Trees
and Shrubs Are Prohibited:
i. Within the fenced area; and
ii. Within ten feet (10') of any man-
made drainage structure (e.g., catch
basins, ditches, pipes, vaults, etc.).
c. Perimeter Landscaping Required:
A landscaping strip with a minimum fif-
teen feet (15') of width shall be located on
the outside of the fence, unless otherwise
determined through the site plan review
or subdivision review process. The land-
scape strip shall be located entirely within
the boundaries of the storm drainage fa-
cility tract when associated with a subdi-
vision.
d. Type of Plantings Required: Plant-
ings shall be consistent with the Surface
Water Design Manual and this Section.
Additionally, trees must be spaced as de-
termined by the Department of Commu-
nity and Economic Development.
e. Conflicts: In the event of a conflict
between this Section and the Surface
Water Design Manual, the landscaping
provisions of this Section shall prevail.
Refer to chapter 5 of the Surface Water
Design Manual. (Ord. 5749, 1-12-2015;
Ord. 5917, 12-10-2018)
I. IRRIGATION REQUIREMENTS:
1. Irrigation and Automatic Controller:
a. A permanent built-in irrigation sys-
tem with an automatic controller shall be
installed, used, and maintained in work-
ing order in all landscaped areas of in-
dustrial, 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 proce-
dures for winterization.
2. Exceptions for Drought Tolerant
Plants: Landscape plans featuring one hun-
dred percent (100%) drought-tolerant plants
or landscaping already established without ir-
rigation systems are exempt from installation
of a permanent irrigation system, but drought
tolerant proposals must provide supplemen-
tal moisture by means of a City-approved
temporary irrigation system for a period not
less than two (2) years. The Administrator
shall have the option of conditioning the ap-
proval (i.e., requiring a screening fence, etc.).
An inspection will be required one year after
final inspection to ensure that the landscap-
ing has become established. An inspection
fee, paid at the time of permit application, will
be required and the fee amount will be deter-
mined by the Administrator. (Ord. 5676,
12-3-2012)
J. SOIL REQUIREMENTS:
Soil shall be prepared for landscape installation
according to industry standards to be conducive
to the healthy growth of new plants. Topsoil shall
be rich in organic material or amended to be so.
Clay soil is not acceptable and must be removed
from landscape areas if naturally present on site.
4-4-070K
(Revised 2/19)4 - 28.2
K. DRAINAGE:
All landscape areas shall have adequate drain-
age, 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 expo-
sure, 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 ex-
ceed 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 ar-
eas underneath plants and is not a sub-
stitute for ground cover plants.
b. Size and Spacing: Ground cover
plants, other than grasses, must be at
least the four-inch (4") pot size, provided
such plants have well-developed roots
and are not root bound or J-rooted; alter-
native standards may be applied pursu-
ant to subsection C of this Section. Area
planted in ground cover plants, other
than grass seed or sod, must be planted
in triangular spacing as depicted below.
Ground cover plants must be planted at a
density that will cover the entire area
within three (3) years.
c. Plugs or Bareroot Plants: In lieu of
four-inch (4") pots, the Administrator may
allow or require incorporation of ten-inch
(10") landscape plugs or bareroot plants
provided the roots are well-developed,
can be planted during the appropriate
season, and can meet the coverage re-
quirements in subsection L2b of this Sec-
tion.
d. Supplementary Seeding: Where
feasible, the Administrator may require
supplementary seeding to promote ge-
netic diversity of groundcovers and plant
material.
e. Turf-Limited: The Administrator
may condition development permits to
limit the extent of turf to promote species
that are drought-tolerant and to maximize
application of native vegetation or vege-
tation associated with low impact devel-
opment best management practices.
3. Shrubs: All shrubs must be of sufficient
size and number to meet the required stan-
dards within three (3) years of planting.
Shrubs must be at least a two (2) gallon con-
tainer size at planting. Shrubs shall be in
beds that include a layer of mulch at least two
inches (2") in depth. The Administrator may
allow smaller size shrubs provided the appli-
cant demonstrates to the Administrator’s sat-
isfaction that the plants can meet the
coverage requirements in time.
4. Trees:
a. Approved Tree Species: The De-
partment of Community and Economic
Development can provide an Approved
Tree List. The list is available on the City
website.
b. Planting Size: Broadleaf trees at the
time of planting must be fully branched
and no smaller than one-and-one-half-
inch (1.5") caliper. Broadleaf trees
planted in residential zones must be a
minimum of one-and-one-half-inch (1.5")
caliper. Broadleaf trees planted in all
other zones must be a minimum of two-
inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a
minimum of six feet (6') in height.
4-4-070Q
4 - 28.2a (Revised 2/19)
c. Mulch: Except for trees with a tree
grate, trees shall include a mulch ring
that has a depth of at least three inches
(3") and is at least three feet (3') in radius
around the tree.
5. Prohibited Plant Materials: Plants
listed as a nuisance or prohibited by Wash-
ington State Noxious Weed Control Board or
listed by King County on the County’s inva-
sive species list are prohibited in required
landscaped areas. (Ord. 5828, 12-12-2016)
M. LANDSCAPE INSTALLATION:
1. Timing: All approved landscaping shall
be installed before the final approval of the
permit or land use action that triggered the
landscaping requirement, such as issuance
of an occupancy permit prior to final inspec-
tion for single family dwellings, or final plat
approval for a subdivision. (Ord. 5676,
12-3-2012)
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 con-
sist of effective planting. Where necessary,
check dams, cribbing, riprap or other devices
or methods shall be employed to control ero-
sion 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 re-
quest for final project approval.
N. DEFERRAL OF LANDSCAPE
IMPROVEMENTS:
Deferral of landscape installation may be re-
quested 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:
To alter an approved landscape plan, changes
shall be submitted to and approved by the Admin-
istrator. 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 require-
ments of RMC 4-8-120D12, Landscaping
Plan, Detailed.
3. Narrative describing and justifying pro-
posed 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 Regula-
tions. (Ord. 5676, 12-3-2012)
P. MAINTENANCE:
1. Maintenance Required: Landscaping
required by this Section shall be maintained
by the owner 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 ar-
eas reasonably free of weeds and litter.
2. Failure to Maintain Landscaping: The
Department of Community and Economic
Development is authorized to notify the
owner that any required landscaping is not
being adequately maintained and the specific
nature of the failure to maintain. The Depart-
ment shall send the property owner written
notice, specifying what corrections shall be
made.
3. Security Required: Prior to recording a
plat or the issuance of any occupancy per-
mit(s), the developer shall furnish a security
device to the City in an amount equal to
twenty percent (20%) of the estimated cost of
materials and their installation; the estimated
cost shall be decided by the Administrator. A
security device meeting the requirements of
RMC 4-1-230, Sureties and Bonds, shall be
maintained for a period of two (2) years after
the plat recording or issuance of any occu-
pancy permit(s) prior to the release of the se-
curity device. (Ord. 5676, 12-3-2012; Ord.
5841, 6-12-2017; Ord. 5917, 12-10-2018)
Q. DAMAGED LANDSCAPING:
Upon request of the City, any landscaping re-
quired by City regulations that is damaged must
4-4-070R
(Revised 2/19)4 - 28.2b
be replaced with like or better landscaping as de-
termined by the Administrator. (Ord. 5676,
12-3-2012)
R. VARIANCES:
To deviate from provisions of this Section, a vari-
ance must be submitted and approved pursuant
to RMC 4-9-250B5.
(Ord. 3718, 3-28-1983; Ord. 4832, 3-6-2000; Ord.
4856, 8-21-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005;
Ord. 5304, 9-17-2007; Ord. 5355, 2-25-2008;
Ord. 5450, 3-2-2009; Ord. 5518, 12-14-2009;
Ord. 5528, 3-8-2010)
4-4-075 LIGHTING, EXTERIOR ON-
SITE:
A. PURPOSE:
The purpose of these regulations is to provide for
ample but not excessive illumination levels, pro-
mote the general public health, welfare, and
safety, to discourage light trespass beyond the
boundaries of the property on which the light is lo-
cated, as well as to accent key architectural ele-
ments and landscape features. (Ord. 5518,
12-14-2009)
B. APPLICABILITY:
The standards of this Section shall apply to the
addition or replacement of light fixtures. Addition-
ally, the standards of this Section apply to remedy
existing residential lighting that creates nuisances
to abutting properties per chapter 1-3 RMC, as
defined in RMC 1-3-4A11c(21).
C. EXEMPTIONS:
The following are exempt from the provisions of
this Section:
1. Signage.
2. Temporary Holiday or Decorative
Lighting: Temporary holiday or decorative
lighting is exempt provided there is no light
trespass beyond property boundaries of the
subject site.
3. Official Government Flags: Display
lights are permitted when providing illumina-
tion of official government flags, provided
there is no light trespass beyond property
boundaries.
4. Right-of-way lighting.
5. Stadiums, parks, and sports fields.
D. AUTHORITY:
During development permit review, the Commu-
nity and Economic Development Administrator
shall determine compliance, apply conditions of
approval if necessary to achieve compliance, and
enforce the provisions of this Section. (Ord. 5676,
12-3-2012)
E. STANDARDS:
No use or activity shall cause light trespass be-
yond the boundaries of the property lines.
4-4-075F
4 - 28.3 (Revised 5/18)
1. Building Lights: All building lights shall
be directed onto the building itself or the
ground immediately abutting to it. The light
emissions shall not be visible above the roof-
line of the building.
2. Parking Lot or Display Lot Lights:
Parking lot or display lot light fixtures shall be
non-glare and mounted no more than twenty
five feet (25') above the ground to minimize
the impact onto adjacent and abutting proper-
ties. All fixtures shall be fitted with a cutoff
type luminaire as exemplified below.
F. SPECIFIC REQUIREMENTS FOR
RESIDENTIAL DEVELOPMENT IN THE
R-10 AND R-14 ZONES:
1. Exterior lighting shall be provided in or-
der to enhance visibility and security while ac-
centing key architectural elements and
landscape features.
2. The standards portion of this subsection
specifies a prescriptive manner in which the
landscaping requirement can be met. The
guideline portion of this subsection provides
direction for those who seek to meet the re-
quired design element in a manner that is dif-
ferent from the standards. The determination
as to the satisfaction of the requirement
through the use of the guidelines is to be
made by the Administrator. (Ord. 5676,
12-3-2012)
3. Guidelines: Lighting that is appropriate
to the architectural character of the neighbor-
hood and of a human scale shall be provided.
Lighting shall be minimal where possible to
achieve the desired purpose. Light spillover
for all lighting, as well as single source light-
ing of large areas shall be avoided.
4. Standards:
a. Lighting shall be limited to illumina-
tion of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access
streets and limited residential access
streets is required. Lighting facilities and
fixtures shall be located outside public
right-of-way unless owned, operated and
maintained by a power utility franchise.
Street lights shall be no taller than six-
teen feet (16') and placed at regular inter-
vals of no more than two hundred feet
(200') on internal roadways and installed
in accordance with chapter 4-6 RMC.
c. Lighting for residential access
streets, limited residential access streets,
alleyways, common greens, and parks
Cutoff Type Luminaire
luminaire
total cutoff
< 9 0 °peak candlepower
4-4-075G
(Revised 5/18)4 - 28.4
shall be low intensity. Lighting for com-
mon greens and parks shall be down-
lighting.
d. All exterior house lighting shall be
downlighting or placed beneath building
eaves to prevent light projecting upward.
e. If alley lights are mounted on a ga-
rage, they shall be no higher than eight
feet (8') above ground and directed away
from adjacent backyards and structures.
f. Sidewalks and pathways not other-
wise illuminated by street lighting shall be
lit with ornamental downlighting fixtures
that shall not exceed twelve feet (12') in
height. (Ord. 5518, 12-14-2009)
G. MODIFICATIONS OF STANDARDS:
Lighting which does not meet the standards in
subsection E of this Section may be permitted by
the Administrator as follows: Alternative shielding
of lights, or lighting visible above the roofline may
be permitted via the site plan development review
process for applications requiring such review or
via a modification approved by the Administrator
in accordance with RMC 4-9-250D for applica-
tions which do not require site plan development
review. In any case, no use or activity shall cause
light trespass beyond the boundaries of the prop-
erty lines. (Ord. 5518, 12-14-2009; Ord. 5676,
12-3-2012)
H. VARIANCES TO STANDARDS:
A variance to standards, pursuant to RMC
4-9-250, is required to alter any other require-
ments of this Section that are not allowed to be al-
tered in accordance with subsection F,
Modifications to Standards. (Ord. 5518,
12-14-2009)
I. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002; Ord.
5518, 12-14-2009)
4-4-080 PARKING, LOADING AND
DRIVEWAY REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to provide a
means of regulating parking to promote the
health, safety, morals, general welfare and aes-
thetics of the City of Renton by specifying the off-
street parking and loading requirements for all
uses permitted in this Code and to describe de-
sign standards and other required improvements.
Furthermore, it is the intent of this Section to pro-
mote the efficient use of the City’s transportation
facilities by incorporation into that system of alter-
native modes of transportation to the single occu-
pancy vehicle to promote the movement of
people from place to place. It is the goal of this
Section to allow the provision of sufficient off-
street parking to meet the needs of urban devel-
opment while not providing an excess surplus of
spaces. (Ord. 4517, 5-8-1995)
B. SCOPE OF PARKING, LOADING AND
DRIVEWAY STANDARDS:
1. Applicability:
a. Within the Center Downtown
Zone: This Section, except for subsec-
tions F1 through F9 and J of this Section,
shall apply in the following cases:
i. New Buildings or Structures: If
construction replaces an existing
building, only the area exceeding the
area of the original structure shall be
used to calculate required parking.
ii. Building/Structure Additions:
Only the area exceeding the area of
the original structure shall be used to
calculate required parking.
b. Outside the Center Downtown
Zone: Off-street parking, loading areas,
and driveways shall be provided in accor-
dance with the provisions of this Section
in the following cases:
i. New buildings or structures.
ii. Building/Structure Additions:
The enlargement or remodeling of an
existing building/structure by more
than one-third (1/3) of the area of the
building/structure.
iii. Paving or Striping: The paving
of a parking lot with permanent sur-
face, or striping a previously un-
striped lot.
iv. Change in Use: Upon a change
of use and except when located in a
4-4-080B
4 - 28.5 (Revised 5/18)
shopping center, if the number of
stalls needed for the new use ex-
ceeds the actual number of legally
existing stalls on site by a percentage
equal or greater than shown in the ta-
ble below, all of the stalls required of
the new use shall be provided. How-
ever, upon a change of use to any of
the following uses, the new use shall
provide the total number of parking
stalls required without the exception
described above:
(a) Residential uses;
(b) Offices, general;
(c) Conference centers; and
(d) Movie theaters.
For example, if the calculated num-
ber of stalls needed for a retail store
equals fifteen (15) and only ten (10)
stalls legally exist on site, then all fif-
teen (15) stalls shall be provided be-
cause the percentage difference
between the number of stalls needed
for the new use and the number of
existing stalls on site exceeds one
hundred forty percent (140%) [1.40 x
10 = 14].
v. Activities Requiring Deliveries
or Shipments: Uses requiring mer-
chandise deliveries and/or ship-
ments shall provide adequate
permanent off-street loading space
in addition to required parking for the
use.
vi. Redevelopment Sites in the
R-10 and R-14 Zones: When new
dwelling units are created in the Res-
idential Ten Dwelling Units per Acre
(R-10) and Residential Fourteen
Dwelling Units per Acre (R-14)
zones, whether by subdivision or
other means, any existing dwelling
units included in the development
shall comply with the standards of
this Section. (Ord. 3988, 4-28-1986;
Ord. 4517, 5-8-1995; Ord. 4999,
1-13-2003; Amd. Ord. 5087,
6-28-2004; Ord. 5675, 12-3-2012;
Ord. 5869, 12-11-2017)
2. Conformance Required: It shall be un-
lawful for any person hereafter to erect, con-
struct, enlarge, move or convert any parking
lot, parking structure, loading area, or drive-
way in the City or cause or permit the same to
be done contrary to or in violation of any of
the provisions of this Section. Driveways
shall be constructed to City standards. (Ord.
4517, 5-8-1995, Ord. 4351, 5-4-1992)
3. Plans Required: Where off-street park-
ing is required, except for single family dwell-
ings, a plan shall be submitted for approval by
the Building Department. The plan must be
accompanied by sufficient proof of ownership
that indicates the spaces contemplated will
be permanent.
4. Future Changes to Parking Arrange-
ment: Any future changes in parking ar-
rangements or number of spaces must be
approved by the Department of Community
and Economic Development. (Amd. Ord.
5087, 6-28-2004; Ord. 5729, 10-20-2014)
5. Timing for Compliance:
a. Building Permit Required: No con-
struction, alteration or changes in uses
are permitted until all the information in
RMC 4-8-120D16p, Parking Analysis,
and 4-8-120D19s, Site Plan, has been
submitted and approved by the appropri-
ate City departments and building permit
has been issued.
b. Requirements Prior to Occupancy
Permit: The premises shall not be occu-
pied until the parking lot is paved,
marked, landscaped and lighted (if the lot
is to be illuminated) and an occupancy
permit has been issued, unless a defer-
ment has been granted. For develop-
ments in the R-10 and R-14 zones that
include existing dwelling units in the site
plan, the parking area for any existing
units shall be paved, marked, land-
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
4-4-080C
(Revised 5/18)4 - 28.6
scaped and lighted (if the lot is to be illu-
minated), prior to the issuance of an
occupancy permit for any of the newly
constructed dwelling units. (Ord. 5675,
12-3-2012)
c. Requirements Prior to Business
License Issuance: A business license
shall not be issued until an occupancy
permit has been issued. (Ord. 3988,
4-28-1986; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4999, 1-13-2003;
Ord. 5357, 2-25-2008)
C. (Deleted by Ord. 5357, 2-25-2008)
(Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998;
Amd. Ord. 5087, 6-28-2004)
D. ADMINISTRATION:
1. Authority: The Department of Commu-
nity and Economic Development is hereby
authorized and directed to enforce all the pro-
visions of this Section. For such purpose, the
Community and Economic Development Ad-
ministrator shall have the authority of a police
officer. (Ord. 4517, 5-8-1995; Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
2. Interpretation:
a. Calculation of Number of Parking
Spaces – Fractions: When a unit of
measurement determining the number of
required parking spaces results in the re-
quirement of a fractional space, any frac-
tion up to but not including one-half (1/2)
shall be disregarded and fractions one-
half (1/2) and over shall require one park-
ing space. (Ord. 3988, 4-28-1986)
b. Measurement of Distance –
Method: Where a distance is specified,
such distance shall be the walking dis-
tance measured from the nearest point of
the parking facility to the nearest point of
the building that such facility is required
to serve. (Ord. 4517, 5-8-1995)
c. Measurement of Seat Width –
Benches and Pews: In stadiums, sports
arenas, churches and other places of as-
sembly in which patrons or spectators oc-
cupy benches, pews or other similar
seating facilities, each eighteen inches
(18") of length of such seating facilities
shall be counted as one seat for the pur-
pose of determining requirements for off-
street parking facilities under this Sec-
tion. (Ord. 3988, 4-28-1986)
E. LOCATION OF REQUIRED PARKING:
1. On-Site Parking Required: Required
parking as specified shall be provided upon
property in the same ownership as the prop-
erty upon which the building or use requiring
the specified parking is located or upon
leased parking. Off-street parking facilities
shall be located as specified below:
a. Detached and Two (2) Attached
Dwellings: On the same lot with the
building they are required to serve. (Ord.
5520, 12-14-2009)
b. Attached Dwellings Three (3) or
More Units: May be on lots contiguous
with the lot upon which the building they
are required to serve is located if compli-
ance with the provisions of subsection E2
(Off-Site Parking) of this Section is at-
tained. (Ord. 5355, 2-25-2008; Ord.
5369, 4-14-2008)
c. Boat Moorages: May have parking
areas located not more than six hundred
feet (600') from such moorage facility or
closer than one hundred feet (100') to the
shoreline (see subsection G of this Sec-
tion). Accessible parking as required by
the Washington State Barrier Free Stan-
dards can be allowed within one hundred
feet (100') per subsection F8g of this
Section.
d. Other Uses: On the same lot as the
principal use except when compliance
with the conditions in subsection E2 (Off-
Site Parking) of this Section is attained.
(Amd. Ord. 4790, 9-13-1999; Ord. 5729,
10-20-2014)
2. Off-Site Parking:
a. When Permitted:
i. If sufficient parking is not avail-
able on the premises of the use, a
private parking area may be provided
off site, except for single and two (2)
family dwellings in the RC, R-1, R-4,
4-4-080E
4 - 28.7 (Revised 7/20)
R-6, and R-8 zones. Accessory
dwelling units (ADUs) may utilize an
off-site private parking area if parking
cannot be accommodated on site.
(Ord. 5744, 1-12-2015)
ii. In the R-10 and R-14 zones,
shared parking garages are allowed
provided the design standards of
RMC 4-2-115 are met.
iii. Guest parking associated with
single family and attached dwellings
in the R-10 and R-14 zones is also
permitted to be provided off site pro-
vided it meets the following criteria:
(a) Parking is located on the
neighborhood streets or in a
parking court accessed by a pub-
lic roadway, but not located more
than one hundred sixty feet
(160') from the home it is in-
tended to serve.
(b) Parking is not located in a
limited residential access lane
right-of-way, except for perpen-
dicular parking associated with
private driveways or alleyways.
(c) Parking may be accommo-
dated in a tandem driveway
space, provided it is not ac-
cessed by a private alleyway.
(Amd. Ord. 5330, 12-10-2007;
Ord. 5518, 12-14-2009; Ord.
5960, 12-9-2019)
b. Agreement Required: A parking
agreement ensuring that off-site parking
is available for the duration of the use
shall be approved by the Community and
Economic Development Administrator,
following review by the City Attorney.
(Ord. 5676, 12-3-2012)
c. Additional Information Required:
The following shall be reviewed as part of
the permit process:
i. A letter of justification addressing
the need for off-site parking and com-
patibility with the surrounding neigh-
borhood.
ii. A site plan showing all dimen-
sions of parking spaces, aisles, land-
scaping areas, abutting street
improvements, curb cuts, and on-site
and abutting uses and buildings.
(Ord. 5676, 12-3-2012)
d. Fees: No charge for use of such
parking area shall be made in any resi-
dential zone except on a weekly or
monthly basis.
e. Maximum Distance to Off-Site
Parking Area:
i. Within the Center Downtown
Zone: No distance requirements ap-
ply when both the use and off-site
parking are located within the Center
Downtown.
ii. Within the UC Zone: Off-site
parking shall be within five hundred
feet (500') of the building or use if it is
intended to serve residential uses,
and within fifteen hundred feet
(1,500') of the building or use if it is
intended to serve nonresidential
uses. (Ord. 5729, 10-20-2014)
iii. All Other Zones: Off-site park-
ing shall be within five hundred feet
(500') of the building or use if it is in-
tended to serve residential uses (ex-
cluding ADUs) and within seven
hundred fifty feet (750') of the build-
ing or use if it is intended to serve
nonresidential uses.
iv. ADU Off-Site Parking: Off-site
parking shall be located on an off-site
easement on a property within one
quarter (1/4) mile of the lot where the
ADU is located. (Ord. 5960, 12-9-
2019)
f. Transportation Management Plan
Exception: The Department of Commu-
nity and Economic Development may
modify the maximum distance require-
ments if a Transportation Management
Plan or other acceptable transportation
system will adequately provide for the
parking needs of the use and the condi-
tions outlined in RMC 4-9-250D2 are
met. (Ord. 3988, 4-28-1986; Ord. 4517,
4-4-080F
(Revised 7/20)4 - 28.8
5-8-1995; Ord. 5030, 11-24-2003; Amd.
Ord. 5087, 6-28-2004; Ord. 5450,
3-2-2009; Ord. 5759, 6-22-2015)
3. Joint Use Parking Facilities:
a. When Permitted: Joint use of parking
facilities may be authorized for those uses
that have dissimilar peak-hour demands
or when it can be demonstrated that the
parking facilities to be shared are underuti-
lized. (Amd. Ord. 5330, 12-10-2007)
b. Agreement Required: A parking
agreement ensuring that joint use park-
ing is available for the duration of the
uses shall be approved by the Commu-
nity and Economic Development Admin-
istrator, following review by the City
Attorney. Notice of termination of the
agreement shall be provided to the Ad-
ministrator and additional parking must
be provided if the agreement is termi-
nated, consistent with subsection F10 of
this Section. (Ord. 5676, 12-3-2012; Ord.
5828, 12-12-2016)
c. Maximum Distance to Joint Use
Parking:
i. Within the Center Downtown
Zone: No distance requirements ap-
ply when both the use and joint use
parking are located within the Center
Downtown.
ii. Within the UC Zone: Joint use
parking shall be within seven hun-
dred fifty feet (750') of the building or
use if it is intended to serve residen-
tial uses, and within fifteen hundred
feet (1,500') of the building or use if it
is intended to serve nonresidential
uses. (Ord. 5729, 10-20-2014)
iii. All Other Zones: Joint use
parking shall be within seven hun-
dred fifty feet (750') of the building or
use it is intended to serve.
d. Special Provisions for Subdivi-
sion of Shopping Center: Parking ar-
eas in shopping centers may operate as
common parking for all uses. If a shop-
ping center is subdivided, easements
and/or restrictive covenants must grant
use and provide for maintenance of com-
mon parking and access areas. (Ord.
3988, 4-28-1986; Ord. 4517, 5-8-1995;
Ord. 5030, 11-24-2003; Amd. Ord. 5087,
6-28-2004; Ord. 5357, 2-25-2008; Ord.
5759, 6-22-2015)
F. PARKING LOT DESIGN STANDARDS:
1. Maneuvering Space/Use of Public
Right-of-Way: Maneuvering space shall be
completely off the right-of-way of any public
street except for parking spaces provided for
single family dwellings and duplexes. Alleys
shall not be used for off-street parking and
loading purposes, but may be used for ma-
neuvering space. Parallel parking stalls shall
be designed so that doors of vehicles do not
open onto the public right-of-way.
2. Maximum Parking Lot and Parking
Structure Slopes: Maximum slopes for park-
ing lots shall not exceed eight percent (8%)
slope. The Administrator may allow a drive-
way to exceed eight percent (8%) slope but
not more than fifteen percent (15%) slope,
upon proper application in writing and for
good cause shown, which shall include, but
not be limited to, the absence of any reason-
able alternative. (Ord. 5156, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
3. Access Approval Required: The in-
gress and egress of all parking lots and struc-
tures shall be approved by the Department of
Community and Economic Development.
(Ord. 3988, 4-28-1986; Ord. 5729, 10-20-
2014)
4. Linkages: The Department of Commu-
nity and Economic Development shall have
the authority to establish, or cause to be es-
tablished, bicycle, high occupancy vehicle
and pedestrian linkages within public and pri-
vate developments. Conditions may include
but are not limited to:
a. Reserving parking spaces for ride-
share or other high occupancy vehicles.
b. Ensuring adequate on-site nonmo-
torized paths connecting to public non-
motorized facilities.
c. Providing transit shelters, bus turnout
lanes or other transit improvements.
4-4-080F
4 - 28.8a (Revised 7/20)
Enforcement shall be administered through
the normal site design review and/or permit-
ting process. (Ord. 4517, 5-8-1995; Ord.
5450, 3-2-2009; Ord. 5729, 10-20-2014; Ord.
5828, 12-12-2016)
5. Lighting: Any lighting on a parking lot
shall illuminate only the parking lot and shall
be designed and located so as to avoid un-
due glare or reflection of light pursuant to
RMC 4-4-075, Exterior On-site Lighting. Light
standards shall not be located so as to inter-
fere with parking stalls, stacking areas and in-
gress and egress areas. (Amd. Ord. 4963,
5-13-2002)
6. Fire Lane Standards:
a. Applicability: As required by the
Fire Codes and the Fire Department, fire
lanes shall be installed surrounding facil-
ities which by their size, location, design
or contents warrant access which ex-
ceeds that normally provided by the prox-
imity of City streets.
Additional fire lanes may be required in or-
der to provide access for firefighting or
rescue operations at building entrances
or exits, fire hydrants and fire protection
system service connection or control de-
vices.
The Fire Department may require that ar-
eas specified for use as driveways or pri-
vate thoroughfares shall be designated
as fire lanes and be marked or identified
as required by this Section.
b. Minimum Width and Clearance:
Lanes shall provide a minimum unob-
structed continuous width of twenty feet
(20') and provide a minimum vertical
clearance of thirteen feet six inches
(13'6"). (Ord. 3988, 4-28-1986)
(Revised 7/20)4 - 28.8b
This page left intentionally blank.
4-4-080F
4 - 29 (Revised 2/19)
c. Identification:
i. Lanes shall be identified by a four
inch (4") wide line and curb painted
bright red. The block letters shall
state, “FIRE LANE – NO PARKING”,
be eighteen inches (18") high,
painted white, located not less than
one foot (1') from the curb face, at
fifty foot (50') intervals. (Ord. 4130,
2-15-1988)
ii. Signs shall be twelve inches by
eighteen inches (12" x 18") and shall
have letters and background of con-
trasting colors, readily readable from
at least a fifty foot (50') distance.
(Ord. 3988, 4-28-1966)
iii. Signs shall be spaced not further
than fifty feet (50') apart nor shall
they be placed less than five feet (5'),
or more than seven feet (7') from the
ground. The installation and use of
fire lane signs will preclude the re-
quirement for painting “FIRE LANE –
NO PARKING”, in the lane only. The
area shall be identified by painting
the curb red or in the absence of a
curb, a four inch (4") red line shall be
used. (Ord. 4130, 2-15-1988)
d. Surfacing and Construction Re-
quirements: Fire lanes shall be an all
weather surface constructed of asphalt or
concrete designed to be capable of sup-
porting a thirty (30) ton fire apparatus ve-
hicle. (Ord. 5729, 10-20-2014; Ord. 5806,
6-20-2016)
e. Clearances and Turning Radii:
Where fire lanes connect to City streets
or parking lots, adequate clearances and
turning radii shall be provided.
f. Existing Buildings – Hazards:
When the Fire Chief determines that a
hazard due to inaccessibility of fire appa-
ratus exists around existing buildings, he
may require fire lanes to be constructed
and maintained as provided by this Sec-
tion. (Ord. 5676, 12-3-2012)
g. Modification by Fire Chief: When
the required clearances outlined above
cannot be physically provided, modifica-
tion may be allowed upon written applica-
tion and approval of the Fire Chief.
7. Residential Parking Location Require-
ments:
a. RC, R-1, and R-4 Zones: See RMC
4-2-115, Residential Design and Open
Space Standards.
b. R-6 and R-8 Zones: For lots abut-
ting an alley, all parking areas and/or at-
tached 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 ga-
rages must occur at the rear or side of the
building, and vehicular access shall be
taken from the alley. See RMC 4-2-115,
Residential Design and Open Space
Standards. (Ord. 5744, 1-12-2015)
c. R-10 and R-14 Zones: For lots abut-
ting an alley, required parking shall be
provided in the rear yard area for any
unit, when alley access is available.
For flats, when alley access is not avail-
able, parking should be located in the
rear yard, side yard or underground, un-
less it is determined through the modifi-
cation process for site development plan
exempt proposals or the site develop-
ment plan review process for non-exempt
proposals, that parking may be allowed in
the front yard or that under building park-
ing (ground level of a residential struc-
ture) should be permitted. See RMC
4-2-115, Residential Design and Open
Space Standards.
d. RMF 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 Al-
ley: No portion of covered or uncov-
ered parking shall be located
between the primary structure and
the front property line. Parking struc-
tures shall be recessed from the front
facade of the primary structure a min-
imum of two feet (2'). (Amd. Ord.
4-4-080F
(Revised 2/19)4 - 30
4999, 1-13-2003; Ord. 5087,
6-28-2004; Ord. 5100, 11-1-2004;
Ord. 5529, 3-8-2010; Ord. 5841, 6-
12-2017)
8. Parking Stall Types, Sizes, and Per-
centage Allowed/Required:
a. Standard Parking Stall Size – Sur-
face/Private Garage/Carport:
i. Minimum Length in All Zones
Except UC Zone: A parking stall
shall be a minimum of twenty feet
(20') in length, except for parallel
stalls, measured along both sides of
the usable portion of the stall. Each
parallel stall shall be twenty three
feet by nine feet (23' x 9') in size.
ii. Minimum Length in UC Zones:
A parking stall shall be a minimum of
nineteen feet (19') in length, except
for parallel stalls, measured along
both sides of the usable portion of the
stalls. Each parallel stall shall be
twenty three feet by nine feet (23' x
9') in size.
iii. Minimum Width: A parking stall
shall be a minimum of nine feet (9') in
width measured from a right angle to
the stall sides.
iv. Reduced Width and Length
for Attendant Parking: When cars
are parked by an attendant, the stall
shall not be less than eighteen feet
long by eight feet wide (18' x 8').
(Ord. 5030, 11-24-2003; Ord. 5759,
6-22-2015)
b. Standard Parking Stall Size –
Structured Parking:
i. Minimum Length: A parking stall
shall be a minimum of fifteen feet
(15'). A stall shall be a minimum of
sixteen feet (16') for stalls designed
at forty five degrees (45°) or greater.
Each parallel stall shall be twenty
three feet by nine feet (23' x 9') in
size.
ii. Minimum Width: A parking stall
shall be a minimum of eight feet, four
inches (8'4") in width.
c. Compact Parking Stall Size and
Maximum Number of Compact
Spaces:
i. Stall Size – Surface/Private Ga-
rage/Carport: Each stall shall be
eight and one-half feet in width and
sixteen feet in length (8-1/2' x 16').
ii. Stall Size – Structured Park-
ing: A parking stall shall be a mini-
mum of seven feet, six inches (7'6")
in width. A parking stall shall be a
minimum of twelve feet (12') in
length, measured along both sides
for stalls designed at less than forty
five degrees (45°). A stall shall be a
minimum of thirteen feet (13') in
length, for stalls designed at forty five
degrees (45°) or greater.
iii. Maximum Number of Com-
pact Spaces Outside of the UC
Zones: Compact parking spaces
shall not account for more than:
•Designated employee parking
– not to exceed forty percent
(40%).
•Structured parking – not to ex-
ceed fifty percent (50%).
•All other uses – not to exceed
thirty percent (30%). (Ord. 5030,
11-24-2003)
iv. Maximum Number of Com-
pact Spaces in the UC Zones: The
maximum number of compact
spaces shall not exceed fifty percent
(50%). (Ord. 5030, 11-24-2003; Ord.
5759, 6-22-2015)
d. Tandem Parking: Tandem parking
is allowed for detached single family res-
idential and townhouse developments. If
tandem parking is provided the following
standards shall apply:
i. Stall length shall conform to the
standards of this subsection F8; and
4-4-080F
4 - 31 (Revised 2/19)
ii. A restrictive covenant or other
device acceptable to the City will be
required to assign tandem parking
spaces to the exclusive use of spe-
cific dwelling units. Enforcement of
tandem parking spaces shall be pro-
vided by the property owner, property
manager, or homeowners’ associa-
tion as appropriate. (Ord. 5529,
3-8-2010)
e. Special Reduced Length for Over-
hang: The Department of Community
and Economic Development may permit
the parking stall length to be reduced by
two feet (2'), providing there is sufficient
area to safely allow the overhang of a ve-
hicle and that the area of vehicle over-
hang does not intrude into required
landscaping areas. (Ord. 5450, 3-2-2009)
f. Guest Parking: Required guest
parking stalls shall be located in a com-
mon area accessible by guests. The area
shall be set aside exclusively for guest
parking. In mixed-used developments,
the required guest parking shall be calcu-
lated using only the residential portion of
the development.
g. Accessible Parking as Stipulated
in the Americans with Disabilities Act
(ADA): Accessible parking shall be pro-
vided per the requirements of the Wash-
ington State Barrier Free Standards as
adopted by the City of Renton.
h. Assigned Parking: Developments
with attached dwellings units in the R-10,
R-14, and RMF zones shall provide a
minimum of one assigned parking space
to each dwelling unit. A restrictive cove-
nant or other device acceptable to the
City will be required to assign parking
spaces to the exclusive use of specific
dwelling units. Enforcement of assigned
parking spaces shall be provided by the
property owner, property manager, or
homeowners’ association as appropriate.
(Ord. 3988, 4-28-1986; Amd. Ord. 4854,
8-14-2000; Ord. 4963, 5-13-2002; Ord.
5909, 12-10-2018)
9. Aisle Width Standards:
a. Parallel Parking Minimum Aisle
Width:
i. One Way Circulation: For one
way circulation, the minimum width
of the aisle shall be ten feet (10').
ii. Two Way Circulation: For two
way circulation, the minimum width
of the aisle shall be eighteen feet
(18'). (Ord. 3988, 4-28-1986)
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking
Spaces in Lot or
Garage
Minimum Required
Number of Accessible
Spaces
1 – 25 1
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
301 – 400 8
401 – 500 9
501 – 1,000 2% of total spaces
Over 1,000 20 spaces plus 1 space for
every 100 spaces, or
fraction thereof, over 1,000
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking
Spaces in Lot or
Garage
Minimum Required
Number of Accessible
Spaces
4-4-080F
(Revised 2/19)4 - 32
b. Ninety Degree (90°) Parking Aisle
Width Minimums: For one row and two
(2) rows of ninety degree (90°) parking
using the same aisle in a one way or two
(2) way circulation pattern, the minimum
width of the aisle shall be twenty four feet
(24'). (Ord. 5729, 10-20-2014)
c. Sixty Degree (60°) Parking Aisle
Width Minimums:
i. For one row and two (2) rows of
sixty degree (60°) parking using a
one way circulation pattern, the mini-
mum width of the aisle shall be sev-
enteen feet (17').
ii. For two (2) rows of sixty degree
(60°) parking using a two (2) way cir-
culation pattern, the minimum width
of the aisle shall be twenty feet (20').
(Ord. 3988, 4-28-1986; Ord. 5729,
10-20-2014)
4-4-080F
4 - 33 (Revised 7/20)
d. Forty Five Degree (45°) Parking
Aisle Width Minimums:
i. One Way Circulation: For one
and two (2) rows of forty five degree
(45°) parking using a one way circu-
lation pattern, the minimum width of
the aisle shall be twelve feet (12').
ii. Two (2) Way Circulation: For
two (2) rows of forty five degree (45°)
parking using a two (2) way circula-
tion pattern, the width of the aisle
shall be twenty feet (20'). (Ord. 3988,
4-28-1986; Ord. 5729, 10-20-2014)
10. Number of Parking Spaces Required.
The specified land use shall provide parking
spaces as shown in the table in subsection
F10d of this Section, except as provided in
this Section:
a. Interpretation of Standards – Mini-
mum and Maximum Number of
Spaces.
i. When a maximum and a minimum
range of required parking is listed in
this Code, the developer or occupant
is required to provide at least the
number of spaces listed as the mini-
mum requirement, and may not pro-
vide more than the maximum listed in
this Code, unless exceptions are per-
mitted as specified in this Section.
(Ord. 5529, 3-8-2010)
ii. When a development falls under
more than one category, the parking
standards for the most specific cate-
gory shall apply, unless specifically
stated otherwise.
b. Alternatives:
i. Joint Parking Agreements: Ap-
proved joint use parking agreements
and the establishment of a Transpor-
tation Management Plan (TMP) may
be used as described in subsection
E3 of this Section to meet a portion of
these parking requirements. (Amd.
Ord. 4790, 9-13-1999)
ii. Transportation Management
Plans: A Transportation Manage-
ment Plan (TMP) guaranteeing the
required reduction in vehicle trips
may be substituted in part or in whole
for the parking spaces required, sub-
ject to the approval of the Depart-
ment of Community and Economic
Development.
The developer may seek the assis-
tance of the Department of Commu-
nity and Economic Development in
formulating a TMP. The plan must be
agreed upon by both the City and the
developer through a binding contract
with the City of Renton. At a mini-
mum, the TMP will designate the
number of trips to be reduced on a
daily basis, the means by which the
plan is to be accomplished, an evalu-
ation procedure, and a contingency
plan if the trip reduction goal cannot
be met. If the TMP is unsuccessful,
the developer or current property
owner is obligated to immediately
provide additional measures at the di-
rection of the Department of Commu-
nity and Economic Development,
which may include the requirement to
provide full parking as required by
4-4-080F
(Revised 7/20)4 - 34
City standards. (Ord. 5450,
3-2-2009)
c. Modifications: Modification of either
the minimum or maximum number of
parking stalls for a specific development
requires written approval from the De-
partment of Community and Economic
Development. (Ord. 5450, 3-2-2009)
i. A twenty five percent (25%) re-
duction or increase from the mini-
mum or maximum number of parking
spaces may be granted for nonresi-
dential uses through site plan review
if the applicant can justify the modifi-
cation to the satisfaction of the Ad-
ministrator. Justification might
include, but is not limited to, quantita-
tive information such as sales re-
ceipts, documentation of customer
frequency, and parking standards of
nearby cities.
ii. In order for the reduction or in-
crease to occur the Administrator
must find that satisfactory evidence
has been provided by the applicant.
Modifications beyond twenty five per-
cent (25%) may be granted per the
criteria and process of RMC
4-9-250D2.
d. Parking Spaces Required Based
on Land Use:
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies:
(2 or 3 different uses in the same
building or sharing a lot. For 4 or more
uses, see “shopping center”
requirements)
The total requirements for off-street parking facilities shall be the
sum of the requirements for the several uses computed sepa-
rately, unless the building is classified as a “shopping center” as
defined in RMC 4-11-190.
Uses not specifically identified in
this Section:
Department of Community and Economic Development staff
shall determine which of the below uses is most similar based
upon staff experience with various uses and information provided
by the applicant. The amount of required parking for uses not
listed above shall be the same as for the most similar use listed
below.
Bicycle parking:See minimum requirements in subsection F11 of this Section.
Parking in Excess of Maximum
Standards:
Maximum ratios for off-street parking facilities may be exceeded
by up to 10% if the applicant implements low impact development
techniques that reduce stormwater runoff and manages stormwa-
ter on site in a way that exceeds the requirements of surface
water management in RMC 4-6-030.
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings and
townhouses:
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.
In addition, if the primary structure on a site where an accessory
dwelling unit (ADU) is proposed does not meet the City’s mini-
mum parking standards, 1 additional off-street parking space is
required to obtain approval.
Manufactured homes within a
manufactured home park:
A minimum of 2 per manufactured home site, plus a screened
parking area shall be provided for boats, campers, travel trailers
and related devices at a ratio of 1 screened space per 10 units.
Congregate residences:A minimum and maximum of 1 per sleeping room and 1 for the
proprietor, plus 1 additional space for each 4 persons employed
on the premises.
4-4-080F
4 - 35 (Revised 7/20)
Assisted living:A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Attached dwellings in RMF, R-14
and R-10 Zones:
A minimum and maximum of 1.6 per 3 bedroom or large dwelling
unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio
dwelling unit. In addition to the minimum parking stalls required, a
minimum 10% of the total number of required parking spaces
shall be provided for guest parking and located in a common area
accessible by guests.
Attached dwellings within all other
zones:
1 per dwelling unit is required. A maximum of 1.75 per dwelling
unit is allowed.
Attached dwelling for low income:A minimum of 1 for each 4 dwelling units is required. A maximum
of 1.75 per dwelling unit is allowed.
Live-work unit, residential unit:A minimum and maximum of 1 per unit.
Accessory dwelling unit:1 per unit is required. A maximum of 2 per unit is allowed.
ADUs located within 1/4 mile of a mass transit facility, as defined
in RMC 4-2-080, shall be exempt from off-street parking require-
ments.
RESIDENTIAL USES IN CENTER DOWNTOWN ZONE:
Attached dwellings:A minimum and maximum of 1 per unit.
Attached dwellings for low income:1 for every 4 dwelling units is required. A maximum of 1.75 per
dwelling unit is allowed.
Congregate residences:A minimum and maximum of 1 per 4 sleeping rooms and 1 for the
proprietor, plus 1 additional space for each 4 persons employed
on the premises.
Assisted living:A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Detached dwellings (existing legal):A minimum of 2 per unit.
COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE AND EXCEPT
SHOPPING CENTERS:
Drive-through retail or drive-
through service:
Stacking spaces: The drive-through facility shall be so located
that sufficient on-site vehicle stacking space is provided for the
handling of motor vehicles using such facility during peak busi-
ness hours. Typically 5 stacking spaces per window are required
unless otherwise determined by the Community and Economic
Development Administrator. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or
extend into the public right-of-way.
Banks:A minimum of 2.5 per 1,000 square feet of net floor area and a
maximum of 5.0 per 1,000 square feet of net floor area except
when part of a shopping center.
Convalescent centers:A minimum and maximum of 1 for every 2 employees plus 1 for
every 3 beds.
Day care centers, adult day care (I
and II):
A minimum and maximum of 1 for each employee and 2 drop-off/
pick-up spaces within 100 feet of the main entrance for every 25
clients of the program.
Hotels and motels:A minimum and maximum of 1 per guest room plus 1 for every 3
employees.
USE NUMBER OF REQUIRED SPACES
4-4-080F
(Revised 7/20)4 - 36
Bed and breakfast houses:A minimum and maximum of 1 per guest room.
Mortuaries or funeral homes:A minimum and maximum of 10 per 1,000 square feet of floor
area of assembly rooms.
Vehicle sales (large and small
vehicles) with outdoor retail sales
areas:
A minimum and maximum of 1 per 5,000 square feet. The sales
area is not a parking lot and does not have to comply with dimen-
sional 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.
Vehicle service and repair (large
and small vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of net
floor area.
Offices, medical and dental:A minimum and maximum of 5.0 per 1,000 square feet of net
floor area.
Offices, general:A minimum of 2.0 per 1,000 square feet of net floor area and a
maximum of 4.5 parking spaces per 1,000 square feet of net floor
area.
Eating and drinking establishments
and taverns:
A minimum and maximum of 10 per 1,000 square feet of dining
area.
Eating and drinking establishment
combination sit-down/drive-
through restaurant:
A minimum and maximum of 1 per 75 square feet of dining area.
Retail sales and wholesale retail
sales:
A minimum and maximum of 2.5 per 1,000 square feet of net
floor area, except wholesale retail sales, which is allowed a max-
imum of 5.0 per 1,000 square feet of net floor area if shared and/
or structured parking is provided.
Retail marijuana:A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of
net floor area.
Services, on-site (except as
specified below):
A minimum and maximum of 3.0 per 1,000 square feet of net
floor area.
Clothing or shoe repair shops,
furniture, appliance, hardware
stores, household equipment:
A minimum and maximum of 2.0 per 1,000 square feet of net
floor area.
Uncovered commercial area,
outdoor nurseries:
A minimum and maximum of 0.5 per 1,000 square feet of retail
sales area in addition to any parking requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor sports arenas,
auditoriums, stadiums, movie
theaters, and entertainment clubs:
A minimum and maximum of 1 for every 4 fixed seats or 10 per
1,000 square feet of floor area of main auditorium or of principal
place of assembly not containing fixed seats, whichever is
greater.
Bowling alleys:A minimum and maximum of 2 per alley.
Dance halls, dance clubs, and
skating rinks:
A minimum and maximum of 1 per 40 square feet of net floor
area.
Golf driving ranges:A minimum and maximum of 1 per driving station.
USE NUMBER OF REQUIRED SPACES
4-4-080F
4 - 36.1 (Revised 7/20)
Marinas:A minimum and maximum of 2 per 3 slips. For private marina
associated with a residential complex, then 1 per 3 slips. Also 1
loading area per 25 slips.
Miniature golf courses:A minimum and maximum of 1 per hole.
Other recreational:A minimum and maximum of 1 per occupant based upon 50% of
the maximum occupant load as established by the adopted Build-
ing and Fire Codes of the City of Renton.
Travel trailers:A minimum and maximum of 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE:
Convalescent center, drive-through
retail, drive-through service, hotels,
mortuaries, indoor sports arenas,
auditoriums, movie theaters,
entertainment clubs, bowling alleys,
dance halls, dance clubs, and other
recreational uses:
These uses follow the standards applied outside the Center
Downtown Zone.
Retail marijuana:A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of
net floor area.
All commercial uses allowed in the
CD Zone except for the uses listed
above:
A maximum of 1 space per 1,000 square feet of net floor area,
with no minimum requirement.
SHOPPING CENTERS:
Shopping centers (includes any
type of business occupying a
shopping center):
A minimum of 2.5 per 1,000 square feet of net floor area and a
maximum of 5.0 per 1,000 square feet of net floor area. In the
UC-N1 and UC-N2 Zones, a maximum of 4.0 per 1,000 square
feet of net floor area is permitted unless structured parking is pro-
vided, in which case 5.0 per 1,000 square feet of net floor area is
permitted. Drive-through retail or drive-through service uses must
comply with the stacking space provisions listed above.
INDUSTRIAL/STORAGE ACTIVITIES:
Airplane hangars, tie-down areas:Parking is not required. Hangar space or tie-down areas are to be
utilized for necessary parking. Minimum and maximum parking
for offices associated with hangars is 5 per 1,000 square feet.
Manufacturing and fabrication,
laboratories, and assembly and/or
packaging operations:
A minimum of 1.0 per 1,000 square feet of net floor area and a
maximum of 1.5 spaces per 1,000 square feet of net floor area
(including warehouse space).
Self service storage:A minimum and maximum of 1 per 3,500 square feet of net floor
area. Maximum of three moving van/truck spaces is permitted.
Outdoor storage area:A minimum and maximum of 0.5 per 1,000 square feet of area.
Warehouses and indoor storage
buildings:
A minimum and maximum of 1 per 1,500 square feet of net floor
area.
USE NUMBER OF REQUIRED SPACES
4-4-080F
(Revised 7/20)4 - 36.2
(Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982,
9-23-2002; Ord. 5018, 9-22-2003; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004;
Ord. 5286, 5-14-2007; Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5387,
6-9-2008; Ord. 5437, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5469, 7-13-2009; Ord. 5518, 12-14-2009; Ord.
5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord. 5607, 6-6-2011; Ord. 5649, 12-12-2011; Ord. 5676,
12-3-2012; Ord. 5729, 10-20-2014; Ord. 5816, 10-3-2016; Ord. 5828, 12-12-2016; Ord. 5841, 6-12-2017;
Ord. 5909, 12-10-2018; Ord. 5960, 12-9-2019)
11. Number of Bicycle Parking Spaces
Required:
a. Bicycle Parking Spaces Required:
Bicycle parking shall be provided for all
residential developments that exceed
five (5) residential units and/or all non-
residential developments that exceed
four thousand (4,000) gross square feet
in size. When there are two (2) or more
separate uses on a site, the required bi-
cycle 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 Eco-
nomic Development.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions:A minimum and maximum of 1 for every 5 seats in the main audi-
torium; however, in no case shall there be less than 10 spaces.
For all existing institutions enlarging the seating capacity of their
auditoriums, 1 additional parking space shall be provided for
every 5 additional seats provided by the new construction. For all
institutions making structural alterations or additions that do not
increase the seating capacity of the auditorium, see “outdoor and
indoor sports arenas, auditoriums, stadiums, movie theaters, and
entertainment clubs.”
Medical institutions:A minimum and maximum of 1 for every 3 beds, plus 1 per staff
doctor, plus 1 for every 3 employees.
Cultural facilities:A minimum and maximum of 40 per 1,000 square feet.
Public post office:A minimum and maximum of 3.0 for every 1,000 square feet.
Secure community transition
facilities:
A minimum and maximum of 1 per 3 beds, plus 1 per staff mem-
ber.
Schools:
Elementary and junior high:A minimum and maximum of 1 per employee. In addition, if buses
for the transportation of students are kept at the school, 1 off-
street parking space shall be provided for each bus of a size suf-
ficient to park each bus.
Senior high schools: public,
parochial and private:
A minimum and maximum of 1 per employee plus 1 space for
every 10 students enrolled. In addition, if buses for the private
transportation of children are kept at the school, 1 off-street park-
ing space shall be provided for each bus of a size sufficient to
park each bus.
Colleges and universities, arts and
crafts schools/studios, and trade or
vocational schools:
A minimum and maximum of 1 per employee plus 1 for every 3
student rooming units, plus 0.5 space for every full-time student
not residing on campus. In addition, if buses for transportation of
students are kept at the school, 1 off-street parking space shall
be provided for each bus of a size sufficient to park each bus.
USE NUMBER OF REQUIRED SPACES
4-4-080F
4 - 37 (Revised 3/17)
(Ord. 5798, 4-25-2016)
b. Bicycle Parking Standards: The lo-
cation of and access to bicycle parking
areas for all uses except office, manufac-
turing and fabrication, laboratories, pack-
aging operations, and attached
dwellings, shall be in accordance with the
following standards: (Ord. 5729, 10-20-
2014)
i. Bicycle parking facilities shall in-
clude a rack that is permanently af-
fixed to the ground and supports the
bicycle at two (2) or more points, in-
cluding at least one point on the
frame. The user shall be able to lock
the bicycle with a U-shaped lock or
cable lock. Bicycle racks that only
support a bicycle front or rear wheel
are not permitted. Bicycle racks shall
be installed to provide adequate ma-
neuvering 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 clear-
ance of seven feet (7'). A maneuver-
ing area of five feet (5') shall separate
rows of bicycle parking spaces.
Where the bicycle parking is abutting
the sidewalk, only the maneuvering
area may extend into the right-of-
way; and (Ord. 5676, 12-3-2012)
iii. Areas set aside for bicycle park-
ing shall be clearly marked and re-
served for bicycle parking only; and
iv. Bicycle parking shall not impede
or create a hazard to pedestrians or
vehicles. Parking areas shall be lo-
cated so as to not conflict with vehi-
cle vision clearance standards; and
v. Bicycle parking shall be conve-
niently located with respect to the
street right-of-way and must be
within fifty feet (50') of at least one
main building entrance, as measured
along the most direct pedestrian ac-
cess route; and
vi. Whenever possible, bicycle
parking shall be incorporated into the
building design and coordinate with
the design of the street furniture
when it is provided; and
vii. Bicycle parking shall be visible
to cyclists from street sidewalks or
building entrances, so that it provides
USE NUMBER OF REQUIRED SPACES
All uses, unless specifically specified
below:
The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle
parking spaces; for uses in the CD zone that do not require off-
street vehicle parking, the number of bicycle parking spaces
shall be equivalent to ten percent (10%) of off-street vehicle
parking spaces required for the same use located outside of
the CD zone. Spaces shall meet the requirements of subsec-
tion F11b of this Section, Bicycle Parking Standards.
Office, general, medical and dental,
manufacturing and fabrication, labora-
tories, and packaging operations:
The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle
parking spaces; for uses in the CD zone that do not require off-
street vehicle parking, the number of bicycle parking spaces
shall be equivalent to ten percent (10%) of off-street vehicle
parking spaces required for the same use located outside of
the CD zone. Spaces shall meet the requirements of subsec-
tion F11c of this Section, Bicycle Parking Standards.
Attached dwellings:One-half (0.5) bicycle parking space per one dwelling unit.
Spaces shall meet the requirements of subsection F11c of this
Section, Bicycle Parking Standards.
4-4-080G
(Revised 3/17)4 - 38
sufficient security from theft and
damage; and
viii. Bicycle parking shall be at least
as well lit as vehicle parking for secu-
rity.
c. Bicycle Parking Standards: The lo-
cation of and access to bicycle parking
areas for office, manufacturing and fabri-
cation, laboratories, packaging opera-
tions, and attached dwellings shall be in
accordance with the following standards:
(Ord. 5729, 10-20-2014)
i. Bicycle parking standards i
through iv in subsection F11b of this
Section shall apply to this subsec-
tion; and
ii. Bicycle parking shall be provided
for secure extended use and shall
protect the entire bicycle and its com-
ponents and accessories from theft
and weather. Acceptable examples
include bike lockers, bike check-in
systems, in-building parking, and lim-
ited 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 pro-
vided within the facility. For fenced
areas, the fence shall be either six
feet (6') high, or be floor-to-ceiling.
iv. For attached dwellings, spaces
within the dwelling units or on balco-
nies do not count toward the bicycle
parking requirement. However, des-
ignated bicycle parking spaces within
individual garages can count toward
the minimum requirement.
d. Modification: The Department of
Community and Economic Development
may authorize a modification from either
of the minimum bicycle parking require-
ments for a specific development should
conditions warrant as described in RMC
4-9-250D2. When seeking a modification
from the minimum bicycle parking re-
quirements, the developer or building oc-
cupant shall provide the Department of
Community and Economic Development
with written justification for the proposed
modification. (Ord. 5529, 3-8-2010)
G. PARKING LOT CONSTRUCTION
REQUIREMENTS:
1. Surfacing Requirements for Parking
Areas: All off-street parking areas shall be
paved with asphaltic concrete, cement or
equivalent alternative material of a perma-
nent nature as approved by the Public Works
Department. Surfacing treatments that pro-
vide increased infiltration opportunities, such
as permeable pavements, shall be used
where feasible and to the extent required by
the Surface Water Design Manual. (Ord.
5828, 12-12-2016)
2. Surfacing Requirements for Storage
Lots: Storage lots may be surfaced with
crushed rock or similar material approved by
the Public Works Department.
3. Marking Requirements: All parking ar-
eas other than those for single family residen-
tial and duplex dwellings shall have stalls
marked and access lanes clearly defined, in-
cluding directional arrows to guide internal
circulation.
a. All entrances and exits shall be des-
ignated as such by markings on the park-
ing lot pavement in addition to any signs
which may be used as entrance and exit
guides.
b. All markings are to be of commercial
traffic paint or equal material and are to
be maintained in a legible condition.
c. All accessible (Americans with Dis-
abilities Act, ADA), compact and guest
parking spaces shall be marked.
4. Wheel Stops Required: Wheel stops
shall be required on the periphery of the park-
ing lot so the cars shall not protrude into the
public right-of-way of the parking lot, or strike
buildings. Wheel stops shall be two feet (2')
from the end of the stall for head-in parking.
5. Drainage: Drainage shall meet City re-
quirements, including the location of the
drains and the disposal of water and shall be
4-4-080I
4 - 39 (Revised 3/17)
in compliance with the Surface Water Design
Manual. (Ord. 5828, 12-12-2016)
H. LANDSCAPE MAINTENANCE
REQUIREMENTS:
1. Maintenance Required: Landscaping
shall be kept neat, orderly and of attractive
appearance at all times. Such landscaping
shall be maintained by the owner and/or oc-
cupant.
2. Periodic Inspection: Landscaped areas
will be subject to periodic inspection by the
Development Services Division to ensure
maintenance. Said Division shall advise en-
forcing authority of noncompliance with Sec-
tion requirements.
3. Maintenance Bonds and Charges Au-
thorized: In the event that such landscaping
is not maintained in a reasonable, neat, and
clean manner, the City shall have the right to
demand a proper performance or similar
bond from the owner or occupant of the prem-
ises to assure proper and continuous mainte-
nance, or alternately, the City reserves the
right to cause such maintenance to be done
and to charge the full cost thereof unto the
owner. (Ord. 3988, 4-28-1986)
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohib-
ited: No driveway shall be constructed in
such a manner as to be a hazard to any exist-
ing street lighting standard, utility pole, traffic
regulating device, fire hydrant, abutting street
traffic, or similar devices or conditions. The
cost of relocating any such street structure
when necessary to do so shall be borne by
the abutting property owner. Said relocation
of any street structure shall be performed
only through the department and person
holding authority for the particular structure
involved. (Ord. 4517, 5-8-1995; Ord. 5676,
12-3-2012)
2. Driveway Spacing Based Upon Land
Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the City under curb cut
permit procedures.
ii. There shall be a minimum of forty
feet (40') between driveway curb re-
turns where there is more than one
driveway on property under unified
ownership or control and used as
one premises.
iii. Driveways shall not be closer
than five feet (5') to any property line
(except as allowed under subsection
I9 of this Section, Joint Use Drive-
ways).
b. All Other Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the Department of Com-
munity and Economic Development
under curb cut permit procedures.
ii. Driveway width (aggregate width
if more than one driveway exists)
shall not exceed forty percent (40%)
of the street frontage. (Ord. 3988,
4-28-1986)
4-4-080I
(Revised 3/17)4 - 40
iii. Driveways shall not be closer
than five feet (5') to any property line
(except as allowed under subsection
I9 of this Section, Joint Use Drive-
ways). (Ord. 4517, 5-8-1995)
iv. There shall be a minimum of
eighteen feet (18') between driveway
curb returns where there is more
than one driveway on property under
single ownership or control and used
as one premises. (Ord. 5729, 10-20-
2014)
3. Driveway Width Maximums Based
Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. Driveway width (aggregate width
if more than one driveway exists)
shall not exceed forty percent (40%)
of the street frontage.
ii. The width of any driveway shall
not exceed fifty feet (50') exclusive of
the radii of the returns or taper sec-
tion, the measurement being made
parallel to the centerline of the street
roadway.
iii. The Administrator may grant an
exception upon proper application in
writing and for good cause shown,
which shall include, but not be limited
to, the absence of any reasonable al-
ternative. (Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012)
b. Single Family and Duplex Uses:
The maximum width of single loaded ga-
rage driveways shall not exceed nine feet
(9') and double loaded garage driveways
shall not exceed sixteen feet (16'). If a ga-
rage is not present on the subject prop-
erty the maximum width of a driveway
shall be sixteen feet (16'). (Ord. 5517,
12-14-2009)
c. All Other Uses: The width of any
driveway shall not exceed thirty feet (30')
exclusive of the radii of the returns or the
taper section, the measurement being
made parallel to the centerline of the
street roadway. (Ord. 5729, 10-20-2014)
4. Maximum Number of Driveways
Based Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses: There shall be no
more than two (2) driveways for each
three hundred thirty feet (330') of street
frontage serving any one property or
among abutting properties under unified
ownership or control. For each additional
one hundred sixty five feet (165') of street
frontage an additional driveway may be
allowed.
b. All Other Uses: There shall be no
more than one driveway for each one
hundred sixty five feet (165') of street
frontage serving any one property or
among properties under unified owner-
ship or control; for each one hundred
sixty five feet (165') of additional street
frontage another driveway may be per-
mitted subject to the other requirements
of this Section. (Ord. 3988, 4-28-1986;
Ord. 5729, 10-20-2014)
5. Driveway Angle – Minimum: The angle
between any driveway and the street road-
way or curb line shall not be less than forty
five degrees (45°).
6. Driveway Grades – Maximum Based
Upon Land Use:
a. Single Family and Two (2) Family
Uses: Maximum driveway slopes shall
not exceed fifteen percent (15%); pro-
vided, that driveways exceeding eight
percent (8%) shall provide slotted drains
at the lower end with positive drainage
discharge to restrict runoff from entering
the garage/residence or crossing any
public sidewalk. To exceed fifteen per-
cent (15%), a variance from the Adminis-
trator is required.
b. All Other Uses: Maximum driveway
slope shall not exceed eight percent
(8%). The Administrator may allow a
driveway to exceed eight percent (8%)
slope but not more than fifteen percent
(15%) slope, upon proper application in
writing and for good cause shown, which
4-4-080J
4 - 41 (Revised 7/20)
shall include, but not be limited to, the ab-
sence of any reasonable alternative. To
exceed fifteen percent (15%), a variance
from the Administrator is required. (Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
7. Surfacing Requirements for Drive-
ways and Driveway Encroachments:
Driveways and driveway approaches in the
public right-of-way shall be paved with as-
phaltic concrete, cement or equivalent alter-
native materials of a permanent nature as
approved by the Public Works Department.
Surfacing treatments that provide increased
infiltration opportunities, such as permeable
pavements, shall be used where feasible and
consistent with the Surface Water Design
Manual.
8. Two (2) Track Driveway Design: For
single-family lots, driveways may provide a
pervious strip in the center in order to reduce
the impervious surface of driveways. A two
(2) track driveway does not allow for an in-
crease in allowed driveway width.
9. Joint Use Driveways:
a. Benefits: Joint use driveways re-
duce the number of curb cuts along indi-
vidual streets and thereby improve safety
and reduce congestion while providing
for additional on-street parking opportuni-
ties. Joint use driveways should be en-
couraged when feasible and appropriate,
particularly when there is existing un-
derutilized parking proximate to a subject
site. (Ord. 4517, 5-8-1995)
b. Where Permitted: Adjoining lots
may utilize a joint use driveway accessed
from a public street where such joint use
driveway reduces the total number of
driveways entering the street network,
subject to the approval of the Department
of Community and Economic Develop-
ment. Joint use driveways must be cre-
ated upon the common property line of
the properties served or through the
granting of a permanent access ease-
ment when said driveway does not exist
upon a common property line. If the ad-
joining lots are residential, the joint use
driveway shall provide access to no more
than two (2) lots and each lot shall abut a
public street. Joint use access to the
driveway shall be assured by easement
or other legal form acceptable to the City.
(Ord. 3988, 4-28-1986; Ord. 4517,
5-8-1995; Ord. 5450, 3-2-2009; Ord.
5727, 10-20-2014; Ord. 5867, 12-11-
2017)
10. Driveways Providing Access or Con-
nection To and From the State Highway
System: Any driveway providing access or
connection to or from the state highway sys-
tem shall be designed and installed pursuant
to RMC 4-6-060F9. (Ord. 5413, 10-13-2008;
Ord. 5828, 12-12-2016)
J. LOADING SPACE STANDARDS:
1. Loading Space Required: For all build-
ings hereafter erected, reconstructed or en-
larged, adequate permanent off-street
loading space shall be provided if the activity
carried on in such building requires deliveries
to it or shipments from it of people or mer-
chandise. Loading space shall be in addition
to required off-street parking spaces.
2. Plan Required: Loading space shall be
shown on a plan and submitted for approval
by the Department of Community and Eco-
nomic Development. (Ord. 5729, 10-20-
2014)
3. Projection into Streets or Alleys Pro-
hibited: No portion of a vehicle taking part in
loading or unloading activities shall project
into a public street or alley. Ingress and
egress points from public rights-of-way at
designated driveways shall be designed and
located in such a manner as to preclude off-
site or on-street maneuvering of vehicles.
4. Minimum Clear Area for Dock High
Loading Doors: Buildings which utilize dock-
high loading doors shall provide a minimum
one hundred feet (100') of clear maneuvering
area in front of each door.
4-4-080K
(Revised 7/20)4 - 42
5. Minimum Clear Area for Ground Level
Loading Doors: Buildings which utilize
ground level service or loading doors shall
provide a minimum of forty five feet (45') of
clear maneuvering area in front of each door.
(Ord. 3988, 4-28-1986)
K. MODIFICATIONS:
1. Special Provisions for Use of Paved
Recreation Space for Parking: The Building
Department may authorize the use of space
designated and primarily used for recreation
purposes for a portion of the required parking
space provided the space conforms to the fol-
lowing conditions: Such parking areas shall
be subject to all locational and developmental
provisions of this Section; such portions of
the recreation area to be used for parking
shall be paved with a durable, dustless sur-
face of a permanent nature; and such parking
space may be credited only to space require-
ments of the principal use which it is intended
to serve. (Ord. 4517, 5-8-1995)
2. Modification of Standards: See RMC
4-9-250D.
L. DEFERRAL OF INSTALLATION OF
REQUIRED IMPROVEMENTS:
See RMC 4-9-060. The requirement of a bond for
landscape installation may be waived upon ap-
proval of the Department of Community and Eco-
nomic Development and upon written application
by the applicant. (Ord. 3718, 3-28-1983; Ord.
3988, 4-28-1986; Ord. 5729, 10-20-2014)
M. APPEALS:
To Hearing Examiner pursuant to RMC 4-8-110.
4-4-085 PARKING OF VEHICLES ON
RESIDENTIAL PROPERTY:
A. PURPOSE:
The primary purpose of yards on residential prop-
erty is to provide access to light and air and to
provide circulation, recreation, and landscaping
around the primary dwelling building. The pres-
ence of such yards on residential property is ben-
eficial to the general health, safety, and welfare of
the community. The purpose of this Section is to
restrict the type and number of vehicles that may
be parked on residential property by declaring the
parking of vehicles in violation of this Section to
be a public nuisance and such violations, if un-
abated, present a risk to public health, safety and
welfare. This Section does not address the devel-
opment standards for off-street parking facilities,
which can be found in RMC 4-4-080.
B. APPLICABILITY:
This Section applies to the parking or storage of
vehicles on any residentially zoned (RC, R-1, R-
4, R-6, R-8, R-10, R-14, and RMF) lot upon which
one or more dwelling units exist.
C. DEFINITIONS:
For the purpose of this Section, the following
terms shall be defined as follows:
1. Commercial Vehicle: Any motor vehicle
that does not meet the definition of “recre-
ational vehicle,” as defined herein, and (a) ex-
ceeds nine feet (9') in height measured from
the ground to the highest part of the vehicle or
frame-mounted cargo attachment, (b) has a
cargo area, truck bed, or frame that extends
more than nine feet (9') behind the vehicle’s
passenger cab or seating area, (c) has a curb
weight of more than ten thousand (10,000)
pounds, or (d) can accommodate eight (8) or
more persons not including the driver. This
definition is intended to include vehicles that
are generally not for personal use and are not
4-4-085E
4 - 42.1 (Revised 7/20)
in keeping with the character of residential ar-
eas, which includes but is not limited to, all
box trucks, cargo trucks/vans, chassis cabs,
cutaway trucks/vans, utility trucks, flat-bed
trucks, high-cube (a.k.a. hicube) trucks, tow
trucks, delivery trucks, and landscaping
trucks. For the purpose of applying/enforcing
this definition, the City may rely upon actual
measurements, manufacturer published
specifications, and/or observations and per-
ceptions that make it apparent the maximum
specifications are exceeded.
2. Curb Weight: The weight of a motor vehi-
cle without occupants or cargo as determined
by the vehicle manufacturer (also called
“gross vehicle weight” or “empty scale
weight”) or as reported by the Washington
State Department of Licensing.
3. Licensed Driver: A person who has ob-
tained a valid driver’s license in accordance
with Chapter 46.20 RCW.
4. Recreational Vehicle: A vehicle, with or
without motive power, capable of human hab-
itation or camping purposes and/or used for
sporting, recreation, or social activities in-
cluding but not limited to trailers, motor
coaches, motor homes, fifth-wheels, camp-
ers, camper shells, camper trailers, snowmo-
biles and snowmobile trailers, boats and boat
trailers, all-terrain vehicles and all-terrain ve-
hicle trailers, and utility trailers.
5. Trailer: Any vehicle without motive power
designed to be drawn by another vehicle and
attached to the towing vehicle by means of a
hitch or other connector, and ordinarily used
for transporting items upon public streets and
highways.
D. GENERAL:
1. Obstruction of Right-of-Way: It shall be
a violation of this Section for a vehicle to be
parked in such a manner that it intrudes into
the public right-of-way.
2. Disabled or Unlicensed Vehicles and
Boats: It is unlawful for any person to keep,
store or park, or to permit any other person to
keep, store or park, any disabled vehicle or
boat, or unlicensed vehicle or boat, on any
residentially zoned property within the City
unless that vehicle or boat is stored and
parked outside public view within a fully en-
closed building at all times. Vehicles and
boats which are kept on site and outside of an
enclosed building shall be operational and
currently registered.
3. Impermissible Parking Locations: Ex-
cept for recreational vehicles and commercial
vehicles being used for development activity
pursuant to a valid City-issued permit, all mo-
tor vehicles shall be parked on a lawfully es-
tablished driveway or an approved
impervious surface. A separate violation of
this Section shall be deemed to have oc-
curred when, after issuance of a citation,
twenty four (24) or more consecutive hours
passes and the offending vehicle remains in
an impermissible location, regardless of
whether or not the vehicle has been relocated
from the original location. For the purpose of
this Section, driveways consisting of com-
pacted dirt and/or gravel established prior to
the effective date of this Section shall be con-
sidered a permissible parking location.
4. Maximum Number of Vehicles per Lot:
A maximum of four (4) vehicles, not including
motorcycles or mopeds, may be parked on a
lot unless vehicles in excess of the allowed
number are kept within an enclosed building.
Additional vehicles may be allowed if:
a. More than four (4) licensed drivers re-
side at the same address, an additional
motor vehicle for each licensed driver
over four (4) may be parked at that partic-
ular address, provided that each licensed
driver and said vehicle are registered to
that same address; or
b. An additional vehicles permit is ob-
tained (see RMC 4-9-105).
c. RMC 4-4-080, Parking, Loading and
Driveway Regulations, allows more off-
street parking stalls for the subject prop-
erty based on the presence of lawfully es-
tablished structures and uses.
E. COMMERCIAL VEHICLES:
No more than one commercial vehicle shall park
or otherwise be stored on any lot in any residen-
tial zone except as allowed through an additional
vehicles permit; provided, that no semi-trucks,
semi-cabs, or tractor trailers shall be permitted.
4-4-085F
(Revised 7/20)4 - 42.2
The following vehicles shall be exempt from this
subsection:
1. A vehicle that is being actively loaded or
unloaded; or
2. A vehicle that is being used for the exclu-
sive purpose of providing active and permit-
ted construction or other hired services with
the permission of the owner of the property at
that location including, but not limited to, con-
struction, carpentry, plumbing, landscaping,
and moving services.
F. RECREATIONAL VEHICLES:
Except for loading and unloading activities com-
pleted within three (3) days within a two (2) week
period, parking or storage of recreational vehicles
is not permitted unless there is compliance with
the following:
1. Permitted Parking Locations: The fol-
lowing locations are listed in order of prefer-
ence. If a specified location is not available
for parking a recreational vehicle due to phys-
ical constraints, conflicts with other provi-
sions of Renton Municipal Code, or based on
the judgment of the Administrator, then the
subsequent location shall be an eligible loca-
tion for compliance with this subsection.
a. Within a vented garage, or a carport;
b. In a side or rear yard, and parked at
least five feet (5') from property lines for
recreational vehicles taller than eight feet
(8'), whether on or off a trailer. If parked
broadside to a street on the side or rear
of a lot, the recreational vehicle must be
sight-screened from that street;
c. Within a front yard on a driveway
parked at least five feet (5') from the side
property line and perpendicular to the
street;
d. In other locations determined by the
Administrator to be less obtrusive than
the above locations. Screening may be
required to meet this standard; and
e. If none of the above locations are fea-
sible, the recreational/utility vehicle must
be stored off site.
2. Modifications: The Administrator shall
have the authority to modify the standards of
this Section, subject to the provisions of RMC
4-9-250D, Modification Procedures.
3. Effective Date: Notwithstanding any
other provision of this Section, recreational
vehicles shall not be regulated by this sub-
section F, Recreational Vehicles, for one year
from the effective date of the first ordinance
codified in this Section.
G. VIOLATIONS AND PENALTIES:
Any person who owns or is in control of property
where a violation of this Section has occurred
shall be guilty of a misdemeanor, pursuant to
RMC 1-3-1.
(Ord. 5959, 12-9-2019)
4-4-090 REFUSE AND
RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for multi-family residences,
commercial, industrial and other nonresidential
uses shall provide on-site refuse and recyclables
deposit areas and collection points for collection
of refuse and recyclables in compliance with this
Section.
B. EXEMPTION FOR SINGLE FAMILY
AND TWO (2) ATTACHED RESIDENCES
(DUPLEXES):
Single family and two (2) attached residences
(duplexes) shall be exempt from these require-
ments for refuse and recyclables deposit areas.
C. GENERAL REQUIREMENTS
APPLICABLE TO ALL USES (EXCEPT
SINGLE FAMILY AND TWO (2)
ATTACHED DWELLING UNITS):
1. Dimensions: Dimensions of the refuse
and recyclables deposit areas shall be of suf-
ficient width and depth to enclose containers
for refuse and recyclables, and to allow easy
access.
2. Location in Setback or Landscape Ar-
eas Prohibited: Outdoor refuse and recycla-
bles deposit areas and collection points shall
not be located in any required setback or
landscape areas.
4-4-090C
4 - 42.3 (Revised 7/20)
3. Special Setbacks from Residential
Properties: Outdoor refuse and recyclables
deposit areas and collection points shall not
be located within fifty feet (50') of a lot zoned
residential, except by approval through the
site development plan review process, or
through the modification process if exempt
(Revised 7/20)4 - 42.4
This page left intentionally blank.
4-4-090D
4 - 43 (Revised 5/18)
from site development plan review. (Ord.
5676, 12-3-2012; Ord. 5744, 1-12-2015)
4. Obstruction Prohibited: Collection
points shall be located in a manner so that
hauling trucks do not obstruct pedestrian or
vehicle traffic on-site, or project into any pub-
lic right-of-way.
5. Collocation Encouraged: When possi-
ble, the recyclables deposit areas and collec-
tion points shall be located near garbage
collection areas to encourage their use. (Ord.
5676, 12-3-2012)
6. Signage Required: Refuse or recycla-
bles deposit areas shall be identified by signs
not exceeding two (2) square feet.
7. Containment in Zone 1 Wellhead Pro-
tection Areas: Containment shall be pro-
vided if the site infiltrates to a Zone 1
Wellhead Protection Area.
8. Architectural Design Consistent with
Primary Structure: Architectural design of
any structure enclosing an outdoor refuse or
recyclables deposit area or any building pri-
marily used to contain a refuse or recyclables
deposit area shall be consistent with the de-
sign of the primary structure(s) on the site as
determined by the Administrator. (Ord. 5852,
8-7-17)
9. Screening of Deposit Areas: Garbage
dumpsters, refuse compactor areas, and re-
cycling collection areas must be fenced or
screened. A six foot (6') wall or fence shall en-
close any outdoor refuse or recyclables de-
posit area. In cases where Zoning Code
fencing provisions conflict with the six foot (6')
wall or fence requirement, the Zoning Code
provisions shall rule. Refuse and recyclables
deposit areas located in industrial develop-
ments that are greater than one hundred feet
(100') from residentially zoned property are
exempted from this wall or fence requirement.
10. Minimum Gate Opening and Mini-
mum Vertical Clearance: Enclosures for
outdoor refuse or recyclables deposit areas/
collection points and separate buildings used
primarily to contain a refuse or recyclables
deposit area/collection point shall have gate
openings at least twelve feet (12') wide for
haulers. In addition, the gate opening for any
separate building or other roofed structure
used primarily as a refuse or recyclables de-
posit area/collection point shall have a verti-
cal clearance of at least eleven feet (11'), but
no more than fourteen feet (14'). (Ord. 5852,
8-7-17)
11. Weather Protection: Weather protec-
tion of refuse and recyclables shall be en-
sured by using weather-proofed containers or
by providing a roof over the storage area.
12. Approval of Screening Detail Plan
Required: A screening detail plan must be
approved by the Development Services Divi-
sion prior to the issuance of building or con-
struction permits. (Ord. 5828, 12-12-2016)
D. MULTI-FAMILY DEVELOPMENTS –
ADDITIONAL REQUIREMENTS FOR
DEPOSIT AND COLLECTION AREAS:
1. The refuse and recyclables deposit area
and collection points for multi-family resi-
dences shall be apportioned, located and de-
signed as follows:
a. Minimum Size: A minimum of one
and one-half (1-1/2) square feet per
dwelling unit in multi-family residences
shall be provided for recyclables deposit
areas, except where the development is
participating in a City-sponsored program
in which individual recycling bins are
used for curbside collection. A minimum
of three (3) square feet per dwelling unit
shall be provided for refuse deposit ar-
eas. A total minimum area of eighty (80)
square feet shall be provided for refuse
and recyclables deposit areas.
b. Minimum Number of Deposit Ar-
eas: There shall be a minimum of one re-
fuse and recyclables deposit area/
collection point for each project. There
shall be at least one deposit area/collec-
tion point for every thirty (30) dwelling
units.
c. Dispersal of Deposit Areas: The
required refuse and recyclables deposit
areas shall be dispersed throughout the
site when a residential development
comprises more than one building.
4-4-090E
(Revised 5/18)4 - 44
d. Location within Structures Possi-
ble: Refuse and recyclables deposit ar-
eas and collection points may be located
in separate buildings/structures or out-
doors. Refuse and recyclables deposit
areas may be located within residential
buildings, providing that they are in com-
pliance with the Uniform Fire Code, and
that collection points are easily and
safely accessible to hauling trucks.
e. Maximum Distance from Building
Entrance: Refuse and recyclables de-
posit areas and collection points shall be
located no more than two hundred feet
(200') from a common entrance of a resi-
dential building, allowing for easy access
by residents and hauling trucks.
f. Site Plan Location: If refuse or recy-
clable containers are located within a
building, then the space which these fa-
cilities utilize as well as parking space for
refuse/recyclable container-towing vehi-
cles must be clearly shown on plans sub-
mitted to the City. Additionally, an exterior
space must be provided to accommodate
the container(s) on refuse/recyclable
pick-up days. (Ord. 4971, 6-10-2002)
g. Parking Space Obstruction Pro-
hibited: Refuse and recyclable contain-
ers, and associated refuse/recyclable
container-towing vehicles may not ob-
struct a required parking space at any
time. (Ord. 4971, 6-10-2002)
h. Storage in Required Parking
Space Prohibited: Refuse and recycla-
ble containers, and associated refuse/re-
cyclable container-towing vehicles may
not be stored in the minimum required
parking spaces for a development. (Ord.
4971, 6-10-2002)
2. Multi-family residences using thirty-five
(35) gallon garbage carts or smaller, when al-
lowed, must meet all of the following require-
ments:
a. Storage Space: Storage space for
carts must be provided either within the
garage or outside.
i. Storage within a garage must be
appropriately sized to accommodate
both vehicles and refuse and recy-
cling carts. Storage space for carts
must measure at least two feet by six
feet (2’ x 6’) floor area and sixty
inches (60”) high. This space must
be identified on floor plans.
ii. Storage located outside must
measure at least two feet by six feet
(2’ x 6’) in size and be located on the
same lot as the dwelling in a side or
rear yard.
b. Screening: Outdoor storage must
be adequately screened from public view,
made of wood, masonry, or ornamental
metal.
c. Pick-Up Location: Space for carts
to be placed on garbage pick-up day
must be sufficient to accommodate the
number of carts expected to be serviced
on pick-up day. There shall be a direct
connection constructed of a smooth sur-
face that allows carts to be smoothly
rolled to the street or other specified pick-
up location.
d. Parking Space Obstruction Pro-
hibited: Refuse and recycle carts may
not obstruct a required parking space at
any time.
e. Storage in Required Parking
Space Prohibited: Refuse and recycle
carts may not be stored in the minimum
required parking spaces. (Ord. 5852, 8-7-
17)
E. COMMERCIAL, INDUSTRIAL, AND
OTHER NONRESIDENTIAL
DEVELOPMENTS – ADDITIONAL
REQUIREMENTS FOR DEPOSIT AND
COLLECTION AREAS:
The refuse and recyclables deposit areas and
collection points for commercial, industrial and
other nonresidential developments shall be ap-
portioned, located and designed as follows:
1. Location: Refuse and recyclables de-
posit areas and collection points may be allo-
cated to a centralized area, or dispersed
throughout the site, in easily accessible areas
for both users and hauling trucks.
4-4-095C
4 - 44.1 (Revised 5/18)
2. Accessibility May Be Limited: Access
to refuse and recyclables deposit areas and
collection points may be limited, except
during regular business hours and/or specific
collection hours.
3. Office, Educational and Institutional
Developments – Minimum Size: In office,
educational and institutional developments, a
minimum of two (2) square feet per every one
thousand (1,000) square feet of building
gross floor area shall be provided for recycla-
bles deposit areas and a minimum of four (4)
square feet per one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for refuse deposit areas. A total mini-
mum area of one hundred (100) square feet
shall be provided for recycling and refuse de-
posit areas.
4. Manufacturing and Other Nonresiden-
tial Developments – Minimum Size: In
manufacturing and other nonresidential de-
velopments, a minimum of three (3) square
feet per every one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for recyclables deposit areas and a
minimum of six (6) square feet per one thou-
sand (1,000) square feet of building gross
floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred
(100) square feet shall be provided for recy-
cling and refuse deposit areas.
5. Retail Developments – Minimum Size:
In retail developments, a minimum of five (5)
square feet per every one thousand (1,000)
square feet of building gross floor area shall
be provided for recyclables deposit areas and
a minimum of ten (10) square feet per one
thousand (1,000) square feet of building
gross floor area shall be provided for refuse
deposit areas. A total minimum area of one
hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
F. MODIFICATIONS:
Whenever there are practical difficulties involved
in carrying out the provisions of this Section, mod-
ifications may be granted for individual cases in
accordance with the procedures and review crite-
ria in RMC 4-9-250D.
G. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Community and Economic Development Admin-
istrator within fifteen (15) days and filed, in writ-
ing, with the Department of Community and Eco-
nomic Development. The Administrator shall give
substantial weight to any discretionary decision of
the City rendered pursuant to this Section. (Ord.
4376, 11-16-1992, Ord. 4703, 2-2-1998; Amd.
Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4-4-095 SCREENING AND STORAGE
HEIGHT/LOCATION LIMITATIONS:
A. PURPOSE:
The purpose of this Section is to provide screen-
ing standards for mechanical equipment and out-
door service and storage areas to reduce
visibility, noise, and related impacts while allow-
ing accessibility for providers and users.
B. APPLICABILITY:
The standards contained in this Section shall ap-
ply to:
1. New or Replacement Equipment/Ac-
tivity: All proposals for new or replacement
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas.
2. Enlargement or Exterior Modifications
of Existing Structures: Sites with existing
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas, that are not
screened in conformance with this Section
shall be required to conform to the screening
requirements of this Section if enlarged or al-
tered when the cost of additions, expansions,
or alterations exceeds fifty percent (50%) of
the assessed value of the existing structure
or use shall result in the application of this
Section; provided, that interior alterations or
improvements which do not result in the exte-
rior modification of an existing building, struc-
ture, or use shall be exempt from these
provisions.
C. AUTHORITY:
The Community and Economic Development Ad-
ministrator shall determine compliance with these
standards concurrently with any development
permit review. (Ord. 5676, 12-3-2012)
4-4-095D
(Revised 5/18)4 - 44.2
D. SURFACE MOUNTED EQUIPMENT:
1. General Screening: All on-site surface
mounted utility equipment shall be screened
from public view. Screening shall consist of
equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height
at least as high as the equipment it screens,
or a landscaped visual barrier allowing for
reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of
4-4-095I
4 - 45 (Revised 2/15)
materials and/or colors compatible with build-
ing materials.
a. Industrial Zone Exemption: Sur-
face mounted equipment located in in-
dustrial developments that are greater
than one hundred feet (100') from resi-
dentially zoned property and/or public
streets are exempted from requirements
in subsection D1 of this Section, General
Screening.
E. ROOF-TOP EQUIPMENT:
All operating equipment located on the roof of any
building shall be enclosed so as to be screened
from public view. Subject to the Administrator’s
discretion, shielding shall consist of the following:
1. New Construction: Roof wells, cleresto-
ries, or parapets, walls, solid fencing, or other
similar solid, nonreflective barriers or enclo-
sures.
2. Additions to Existing Buildings:
Where the existing roof structure cannot
safely support the required screening, or
where the integrity of the existing roof will be
compromised by the screening, the Adminis-
trator may require painting of the equipment
to match the approximate color of the back-
ground against which the equipment is
viewed, or an equivalent nonstructural
method to reduce visibility. (Ord. 5676,
12-3-2012; Ord. 5746, 1-12-2015)
F. OUTDOOR STORAGE, LOADING,
REPAIR, MAINTENANCE AND WORK
AREAS:
1. Outdoor Loading – Multi-Family
Zones: Loading areas shall be screened by a
solid barrier fence or landscaping, or some
combination thereof as determined through
the site plan development review process or
the modification process for site plan devel-
opment review exempt proposals.
2. Outdoor Loading, Repair, Mainte-
nance and Work Areas – Commercial and
Industrial Zones: Screening is not required,
except when the subject commercial or in-
dustrial lot abuts or is adjacent to a residen-
tially zoned lot and the regulated activity is
proposed on the side of the property abutting
or adjacent to the listed zones. In such cases,
a fence, or landscaping, or a landscaped
berm, or any combination of the same is re-
quired to achieve adequate visual or acousti-
cal screening. These provisions may be
modified through the site plan development
review process, or the modification process
for site plan exempt proposals, where the ap-
plicant can show that the same or better re-
sult will occur because of creative design
solutions, unique aspects or use, etc. (Ord.
5744, 1-12-2015)
3. Outdoor Storage – Commercial or In-
dustrial Zones: When permitted by the un-
derlying zone, outdoor storage must be
screened from adjacent or abutting properties
and public rights-of-way. Outdoor storage
uses shall provide sight-obscuring fences or
solid walls a minimum of six feet (6') in height,
berming, and/or landscaping as determined
by the Administrator to achieve adequate vi-
sual or acoustical screening. Outside storage
shall not be permitted in any required setback
area. Products or materials covered by build-
ings with roofs but without sides shall be con-
sidered outside storage and subject to the
screening provisions of this Section. Exterior
sales of autos, boats and motorcycles are not
considered outdoor storage.
a. Special Outdoor Storage Height
Requirements, Industrial Zones: Lim-
ited to fifteen feet (15') in height. (Ord.
5676, 12-3-2012)
G. VEHICLE STORAGE SCREENING, CA
ZONE:
In lieu of subsection F3 of this Section, vehicle
storage screening shall include the following:
fencing, berming, enclosing walls and landscap-
ing, as determined by the Administrator, sufficient
to achieve substantial visual and acoustical
screening, shall be provided to screen adjacent
and abutting properties, public rights-of-way and
limited rights-of-way. (Ord. 5676, 12-3-2012)
H. OUTDOOR RETAIL SALES – CD
ZONE:
Outdoor retail sales uses in the CD Zone must be
fully enclosed on all sides and screened from
view of adjacent uses and abutting public streets.
I. VARIANCES:
A variance to standards that are not otherwise al-
lowed to be altered via another process in accor-
4-4-095J
(Revised 2/15)4 - 46
dance with subsections D through G of this
Section may be sought pursuant to RMC 4-9-250.
J. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002)
4-4-100 SIGN REGULATIONS:
A. PURPOSE:
It is the purpose of these regulations to provide a
means of regulating signs so as to promote the
health, safety, morals, general welfare, social and
economic welfare and esthetics of the City of
Renton. Signs are erected to provide information
for the benefit and convenience of pedestrians
and motorists and should not detract from the
quality of urban environment by being competitive
or garish. Signs should complement and charac-
terize the environment which they serve to give
their respective areas a unique and pleasing
quality. The regulations of this Code are not in-
tended to permit any violations of any other lawful
ordinance. The purposes of this Section are im-
plemented through the establishment of stan-
dards for the type, placement, scale, and
construction of signs which varies by use, zoning
district, or City Center sign district. (Ord. 2877,
9-9-1974; Amd. Ord. 4720, 5-4-1998)
B. APPLICABILITY AND AUTHORITY:
1. Applicability: No sign shall hereafter be
erected, re-erected, constructed or altered,
except as provided by this Code and a permit
for the same has been issued by the Building
Official.
2. Permits Required: A separate permit
shall be required for a sign or signs for each
business entity and/or a separate permit for
each group of signs on a single supporting
structure. In addition, electrical permits shall
be obtained for electric signs. (Ord. 4629,
8-19-1996)
3. Periodic Inspection of Signs: All signs
controlled by this Section shall be subject to
inspection and periodic reinspection by the
Community and Economic Development Ad-
ministrator. (Ord. 3719, 4-11-1983; Amd. Ord.
4832, 3-6-2000; Ord. 5450, 3-2-2009)
4. Authority of Community and Eco-
nomic Development Administrator: The
Community and Economic Development Ad-
ministrator is hereby authorized and directed
to enforce all the provisions of this section.
The Administrator may order the removal of
any sign that is not maintained in accordance
with the provisions of subsection D3 of this
section. (Ord. 2877, 9-9-1974; Amd. Ord.
3719, 4-11-1983; Ord. 4832, 3-6-2000; Ord.
5450, 3-2-2009)
5. Exemptions from Sign Code Regula-
tions:
a. Indoor Signage: This Code does
not apply to any signs or sign structures
located within a building. (Ord. 2877,
9-9-1974, Amd. Ord. 4720, 5-4-1998)
b. Government and Utility Signage:
Nothing in this Code shall be interpreted
as controlling public and informational
signs placed on the public right-of-way by
any governmental agency or public utility
having underground or overhead installa-
tions. (Ord. 2877, 9-9-1974)
c. Awning, Canopy, and Marquee
Structures Having No Signage: Aw-
nings and canopies shall meet the appli-
cable provisions of the adopted edition of
the International Building Code. (Ord.
4720, 5-4-1998; Ord. 5450, 3-2-2009)
6. Exceptions from Permit Require-
ments: The following shall not require a sign
permit. These exceptions shall not be con-
strued as relieving the owner of any sign from
the responsibility of its erection, maintenance
and compliance with any other law or ordi-
nance regulating the same.
a. Bulletin Boards: Bulletin board not
over twelve (12) square feet in area on
one face for each public, charitable or re-
ligious institution when the same is lo-
cated on the premises of said institution.
b. City Sponsored Signs: Temporary
signs for the purpose of announcing or
promoting a City sponsored community
fair, festival, or event. Such decorations
and signs may be displayed no more
than fourteen (14) calendar days prior to
and during the fair, festival, or event. All
4-4-100B
4 - 46.1 (Revised 3/13)
decorations and signs must be removed
within five (5) calendar days following the
end of the fair, festival or event. Excep-
tions to the time limitations may be ap-
proved by the Mayor’s office. The
temporary signs may be located on or
over public rights-of-way with approval of
the sign placement by the City of Renton
Transportation Systems Division.
c. City Sponsored or Co-Sponsored
Signs and Displays: City sponsored or
co-sponsored signs, banners, or decora-
tions subject to approval of the Mayor’s
office. These signs, banners, and dis-
plays may be located on or over public
rights-of-way with approval of the sign
placement by the City of Renton Trans-
portation Systems Division. (Amd. Ord.
4848, 6-26-2000)
d. Construction Signs:
i. Construction Advertising: One
temporary sign per street frontage,
not exceeding thirty two (32) square
feet in area on one face, denoting the
architect, engineer, contractor, finan-
cier, developer and/or future site oc-
cupant or tenant when placed on the
site of new construction and/or build-
ing or site renovation.
ii. Temporary Replacement Sig-
nage: Existing uses which have re-
moved permanent signage during a
construction project may install tem-
porary banners and/or rigid portable
signs in lieu of permanent signage.
Only one banner or rigid portable
sign shall be allowed per street front-
age. Wall-hung and wall-pole strung
banners shall not exceed one hun-
dred (100) square feet in size, pole-
hung banners shall not exceed
twenty (20) square feet in size, and
rigid portable signs shall not exceed
thirty two (32) square feet in size.
The above temporary signage may
only be displayed in conjunction with
a valid building or construction per-
mit. Temporary replacement signs
shall be removed at, or prior to, the fi-
nalization of the building permit.
(Amd. Ord. 4859, 9-18-2000)
e. Copy Changes: The changing of the
advertising copy or message on a
painted or printed sign, theater marquee
and similar signs specifically designed for
the use of replaceable copy.
f. Credit Signs: Signs of not over two
(2) square feet advertising that credit is
available to members of monetary institu-
tions.
g. Flags: National, State, county and
municipal flags properly displayed. In ad-
dition, one corporate or institutional flag
may be properly displayed per site. (Ord.
4848, 6-26-2000)
h. Garage Sale Signs: See RMC
4-4-100J3. (Ord. 5062, 1-26-2004)
i. Holiday Displays: Temporary signs
and decorations customary for special
holidays, observed by the federal, state
or municipal government erected entirely
on private property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
j. Memorial Signs: Memorial signs or
tables, names of buildings and dates of
erection, when cut into any masonry sur-
face or when constructed of bronze or
other incombustible materials. (Ord.
4629, 8-19-1996; Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
k. Modifications Not Requiring
Structural or Electrical Changes:
i. Outside of City Center: Paint-
ing, repainting or cleaning of an ad-
vertising structure or the changing of
the advertising copy or message
thereon shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. (Ord.
4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
ii. Inside City Center Sign Regu-
lation Boundaries: Painting, re-
painting or cleaning of an advertising
structure shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. A change
4-4-100C
(Revised 3/13)4 - 46.2
of sign face shall be subject to permit
requirements. (Ord. 4720, 5-4-1998;
Amd. Ord. 4848, 6-26-2000; Ord.
5062, 1-26-2004)
l. Open House Signs. (Amd. Ord.
4848, 6-26-2000; Ord. 5062, 1-26-2004)
m. Political Signs: Political signs less
than thirty-two (32) square feet on one
face as herein defined. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004; Ord.
5604, 6-6-2011)
n. Public Art: Sculptures, wall paint-
ings, murals, collages, banners and other
design features which do not incorporate
advertising or identification, consistent
with the provisions and procedures of the
Public Art Exemption, RMC 4-9-160.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
o. Public Service Signs: Nonadvertis-
ing and nonpromotional signs such as cit-
izen recognition signs, neighborhood
welcome signs, signs indicating scenic or
historic points of interest, or other signs of
similar nature as determined by the De-
velopment Services Division. Such signs
may be located in any zone and shall re-
quire approval of the Development Ser-
vices Division. These signs may be
located on or over public rights-of-way
with approval of the sign placement by
the City of Renton Transportation Sys-
tems Division. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
p. Real Estate Signs: Open house
signs as described in subsection J2b(i) of
this Section and freestanding real estate
signs as described in subsection J2c of
this Section. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004; Ord.
5496, 10-5-2009)
q. Safety Information Signs: Signs of
public service companies indicating dan-
ger and/or service or safety information.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
r. Small Parking and Traffic Control
Signs: Parking and traffic control signs
two (2) square feet or less on private
property. (Amd. Ord. 4848, 6-26-2000;
Ord. 5062, 1-26-2004)
s. Small Wall Signs: One on-premises
sign, not electrical or illuminated, two (2)
square feet or less on one face which is
affixed permanently on a plane parallel to
the wall on the wall located entirely on pri-
vate property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
t. Weekend and Holiday Display Sig-
nage for Vehicle and Vessel Sales in
the Automall Overlay Districts: Bal-
loons, with no limit on size or number per
site, may be displayed on Fridays, Satur-
days, and Sundays, federal legal holi-
days and December 26 – 31. (Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
u. Banner Signage for Vehicle and
Vessel Sales in the Automall Overlay
Districts: Wall-hung and pole-hung ban-
ners are permitted as follows:
i. Wall-Hung Banner Size and Lo-
cation Limitations: Wall-hung ban-
ners shall not exceed one hundred
(100) square feet in size. There are
no restrictions on the number per
wall or number per site. Wall-hung
banners shall not cover up perma-
nent signage or address numbers.
ii. Pole-Hung Banner Size and
Location Limitations: Pole-hung
banners shall not exceed twenty (20)
square feet in size. No more than one
pole-hung banner shall be located on
any on-site pole or light standard.
There are no restrictions on the num-
ber of pole-hung banners per site.
(Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
C. PROHIBITED SIGNS AND DEVICES:
The following signs or devices are specifically
prohibited:
1. Signs Which Violate State Regula-
tions: All signs not complying with the Wash-
ington State Highway Department regulations
abutting State roads. (Ord. 4629, 8-19-1996;
Ord. 5676, 12-3-2012)
4-4-100C
4 - 46.3 (Revised 2/19)
2. Signs Which Interfere with Traffic
Control: Any sign using the words “stop”,
“look”, “danger” or any other word, symbol or
character which might confuse traffic or de-
tract from any legal traffic control device. No
sign shall be erected in such a manner as to
confine or obstruct the view or interpretation
of any official traffic sign, signal or device.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
3. Animated, Revolving, Blinking and
Flashing Signs:
a. Outside City Center: All of the fol-
lowing signs located within seventy five
feet (75') of the public right-of-way with
any of the following features: animated,
revolving more than eight (8) revolutions
per minute, blinking and flashing. Excep-
tions are public service signs, such as
those which give the time, temperature
and/or humidity, and electronic message
boards/signs for public facilities and car
dealers located within the Automall
Area(s). (Ord. 4629, 8-19-1996, Amd.
Ord. 4724, 5-11-1998; Ord. 4766,
3-1-1999).
b. Inside City Center Sign Regulation
Area Boundaries: In the City Center, all
of the following signs with any of the fol-
lowing features: animated, revolving,
blinking and flashing. Exceptions are
public service signs, such as those which
give the time, temperature and/or humid-
ity, and barber poles.
4. Devices of a Carnival Nature: Balloons,
flags, pennants/streamers, wind-animated
objects, searchlights, inflatable statuary, and
similar devices of a carnival nature except as
specifically provided in subsections B6, Ex-
emptions from Permit Requirements, and J6,
Event Signs, of this Section. (Amd. Ord.
4848, 6-26-2000)
5. Banners and Rigid Portable Signs:
Banners and rigid portable signs or any simi-
lar sign which is not permanently mounted,
except for those signs specifically permitted
by subsections B6, Exceptions from Permit
Requirements, and J, Temporary Signs, of
this Section. (Amd. Ord. 4832, 3-6-2000; Ord.
4848, 6-26-2000)
6. Signs Which Obscure Vision: There
shall be no signs over forty two inches (42")
in height allowed within twenty feet (20') of in-
tersections or driveways. (Ord. 5917, 12-10-
2018)
7. Signs on Stationary Vehicles: Station-
ary motor vehicles, trailers and related de-
vices to circumvent the intent of this Code.
(Ord. 4629, 8-19-1996)
8. Signs over Public Right-of-Way: Signs
over public right-of-way other than signs
specified in subsection L2 of this Section,
projecting signs, temporary cloth signs per
subsection J1c of this Section, City spon-
sored signs and public service signs per sub-
sections B6b, B6c and B6o of this Section.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
9. Signs on Public Right-of-Way: Signs
on public right-of-way other than real estate
kiosk signs, temporary and portable signs al-
lowed by subsection J of this Section; and
subsections B6b, City Sponsored Signs; B6c,
City Sponsored or Co-Sponsored Signs and
Displays; B6o, Public Service Signs; B6q,
Safety Information Signs; and I, Signs on
Public Right-of-Way, of this Section. (Ord.
3719, 4-11-1983; Amd. Ord. 4832, 3-6-2000;
Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004;
Ord. 5496, 10-5-2009)
10. Off-Premises Signs: Except tempo-
rary and portable signs allowed by subsec-
tions J of this Section; City sponsored signs
and public service signs per subsections
B6b, City Sponsored Signs; B6c, City Spon-
sored or Co-Sponsored Signs and Displays;
and B6o, Public Service Signs, of this Sec-
tion. (Ord. 4172, 9-12-1988; Amd. Ord. 4629,
8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
11. Roof Signs within the City Center
Sign Regulation Area, subsection H of this
Section, shall be prohibited. (Ord. 4720,
5-4-1998)
12. Signs Obscuring Address Numbers.
(Ord. 4848, 6-26-2000)
13. Signs Located in Designated Fire
Lanes: Signs shall not encroach within any
on-site fire lane, i.e., a minimum clearance of
4-4-100D
(Revised 2/19)4 - 46.4
fourteen feet (14') in height and twenty feet
(20') in width. (Ord. 4848, 6-26-2000)
14. Perimeter Street Landscaping: No
sign shall be located within required perime-
ter street landscaping. (Ord. 4848,
6-26-2000)
15. Signs on Vegetation: No sign or ad-
vertising device shall be attached or hung on
or from a tree or shrub. (Ord. 4848,
6-26-2000)
16. Real Estate Signs:
a. Any off-premises real estate sign, ex-
cept open house, real estate directional,
and real estate kiosk signs.
b. In no case shall any real estate sign
be less than four (4) square feet, except
for open house signs.
c. Any off-premises real estate sign lo-
cated at the same intersection corner, or
location as an approved public service
sign or public art.
d. Any real estate sign closer than four
feet (4') to the edge of a public roadway.
e. Any real estate sign placed in a man-
ner as to constitute a public safety hazard
as determined by the Development Ser-
vices Division. (Ord. 5062, 1-26-2004;
Ord. 5496, 10-5-2009)
D. GENERAL REQUIREMENTS FOR
SIGNS:
1. Permit Fees: At the time of issuing a per-
mit to erect or install a sign or device con-
trolled by this Code, the Building Official shall
collect a fee pursuant to RMC 4-1-140M.
2. Method of Calculating Sign Area: For
the purpose of computing the maximum per-
mitted size and permit fee, freestanding let-
ters or characters, where no background is
specially provided, the area shall be consid-
ered as that encompassed by drawing
straight lines at the extremities of the shapes
to be used.
3. Sign Maintenance Required: All signs,
together with all of their supports, braces,
guys and anchors, shall be kept in repair and
in proper state of preservation. The surfaces
of all signs shall be kept neatly painted or
posted at all times. The ground area shall be
neat and orderly. (Ord. 3719, 4-11-1983)
4. Appearance of Signs: If a sign is visible
from more than one direction, all areas not in-
tended as display surfaces including the back
and sides shall be designed so that such ar-
eas are given a finished and pleasing appear-
ance with the display surfaces visible only
from the directions that they are intended to
be seen. (Ord. 2504, 9-23-1969)
5. Lighting: All illuminated signs shall be
designed and located in such a manner as to
avoid undue glare or reflection of light. Unless
specifically restricted, signs may be internally
or externally illuminated, or have tube illumi-
nation. (Ord. 2504, 9-23-1969; Amd. Ord.
4720, 5-4-1998)
6. Removal of Signage Upon Closure of
Business:
a. City-Wide Outside of City Center:
Upon the closure and vacation of a busi-
ness or activity, the owner of said busi-
ness or activity shall have ninety (90)
days from the date of closure to remove
all signs relating to said business and ac-
tivity. If the owner of said business or ac-
tivity fails to remove said signs within the
designated time period, then the owner of
the property upon which said signs are
located shall remove said signs within
one hundred twenty (120) days of said
closure and vacation of premises. (Ord.
4720, 5-4-1998)
b. City Center Sign Regulation Area:
Upon the effective date of this Section
(June 8, 1998), the following regulations
shall govern sign removal in the City
Center Sign Regulation Area upon clo-
sure of business:
i. Timing and Responsibility for
Removal: Upon the closure and va-
cation of a business or activity, the
owner of said business or activity
shall immediately remove all signs
relating to said business and activity.
If the owner of said business or activ-
ity fails to remove said signs, then the
4-4-100D
4 - 46.5 (Revised 2/15)
owner of the property upon which
said signs are located shall remove
said signs within thirty (30) days of
said closure and vacation of prem-
ises. If the owner of the property fails
to remove the signs within the desig-
nated time limit, then the Building Of-
ficial may upon due notice enforce
civil penalty regulations per RMC
1-3-2. Prior to the end of the thirty
(30) day time period or time period
established upon notice by the City
pursuant to enforcement of civil pen-
alty regulations, a new tenant or the
property owner may request utiliza-
tion of existing signs or sign struc-
tures as regulated in paragraphs ii
through iv of this subsection.
ii. Exception for Conforming
Signs: Conforming signs and sign
structures may be utilized by a new
tenant or owner. The tenant or owner
shall submit a sign permit application
to confirm the conformity of the signs
and sign structures. Permit fees are
not required when the Administrator
determines that no change to the
conforming sign will be made. Where
there will be alterations or new sign
faces of the existing conforming
signs or sign structures, sign permit
fees shall apply. (Ord. 4720,
5-4-1998)
iii. Exception for Nonconforming
Signs: Nonconforming signs and
sign structures shall not be utilized by
a new tenant or owner unless one or
more of the following conditions is
present:
• The sign is considered to be of
historic value, and has been des-
ignated as such by the Renton
City Council through adoption of
a resolution or ordinance; or
• Replacement of sign faces may
be allowed if there is a change in
the corporate name of the busi-
ness due to merger, acquisition
or new management, but no
change in use or activity, and the
property was not vacated in the
transition. Such signs shall be
subject to applicable sign permit
and fee requirements; or
• A variance or modification was
granted to the previous tenant or
owner, and the conditions war-
ranting the variance or modifica-
tion are still present. The
approval or denial shall be docu-
mented by administrative deter-
mination. If the Administrator
indicates that conditions do not
appear to warrant continuation of
the previous variance or modifi-
cation, the applicant may submit
a new variance or modification
application; or
• The applicant proposes to alter
the nonconforming sign in order
to make it fully conforming. Alter-
ation of the sign shall be subject
to applicable sign permit and fee
requirements; or
• Application is made for a sign
modification or variance as ap-
propriate. If the above provisions
are not met, then the noncon-
forming sign or sign structure
shall be removed immediately.
(Ord. 3719, 4-11-1983, Amd.
Ord. 4422, 10-25-1993, Ord.
4720, 5-4-1998)
iv. Immediate Removal: If the pro-
visions of subsection D6b(iii) of this
Section are not met, then the non-
conforming sign or sign structure
shall be removed immediately. (Ord.
5676, 12-3-2012)
7. Nonconforming Signs: Any noncon-
forming signage which was erected prior to
the enactment of the Sign Code (September
9, 1974), or which was erected legally in ac-
cordance with the provisions of the sign ordi-
nance in effect at the time of erection, or
which has a valid building permit from the City
may remain in use by the existing business,
subject to the following:
a. The changing of advertising copy or
message thereon is permitted provided
no structural or electrical alteration is
made. A sign permit shall be obtained by
4-4-100E
(Revised 2/15)4 - 46.6
the existing business, unless exempt
from permit requirements pursuant to
subsection B6e of this Section. Other
proposed alterations are subject to sub-
sections D7b through D7d of this Section.
b. The sign shall be kept in a safe con-
dition. Nothing in this Section shall pre-
vent the strengthening or restoring to a
safe condition of any portion of a sign de-
clared unsafe by a proper authority. Legal
nonconforming signage is subject to all
requirements of this Code regarding
safety, maintenance, and repair.
c. Excluding the cost of changing ad-
vertising copy/messages per subsection
D7a of this Section, the cost of alterations
of a legal nonconforming sign shall not
exceed an aggregate cost of fifty percent
(50%) of the value of the sign, based
upon its replacement value, unless the
amount over fifty percent (50%) is used to
make the sign more conforming. Alter-
ations shall not result in or increase any
nonconforming condition.
d. The reconstruction, repairing, re-
building and continued use of a noncon-
forming sign damaged by fire, explosion,
or act of God, subsequent to the effective
date of these regulations (June 8, 1998),
may be allowed as follows: the work shall
not exceed fifty percent (50%) of its re-
placement value of the sign at the time
such damage occurred; otherwise, any
restoration or reconstruction shall con-
form to the regulations and standards
specified in this Section. (Ord. 4720,
5-4-1998)
E. SIZE, NUMBER AND HEIGHT OF
PERMANENT SIGNS:
1. Permitted and Prohibited Signs: Only
those signs specifically designated are per-
mitted; all others are prohibited. (Ord. 4464,
7-25-1994)
2. Location Limitations: Setbacks for sig-
nage shall be as listed in the applicable zone
as established by chapter 4-2 RMC. (Ord.
4464, 7-25-1994; Amd. Ord. 4720, 5-4-1998;
Ord. 5578, 11-15-2010)
3. Height Limits:
a. Signs within City Center: See sub-
section H of this Section.
b. Signs within Urban Design Sign
Regulation Area: See subsection G of
this Section.
c. Signs Outside City Center and
Outside Urban Design Sign Regula-
tion Areas: The height limitation for free-
standing, ground, projecting and
combination signs shall be the maximum
height of the zone or forty feet (40'),
whichever is less. Roof signs may extend
twenty feet (20') above the parapet wall.
This Section shall not apply to those
signs covered by subsection E5e of this
Section, Large Retail Uses, or subsection
G of this Section, Signs Within Urban De-
sign Area – Special Requirements, or
subsection H of this Section, Signs
Within City Center – Special Require-
ments, or subsection E5f(ii) of this Sec-
tion, Motor Vehicle Dealership Over One
Acre of Contiguous Ownership or Control
Located Within the Automall Area(s).
(Ord. 4464, 7-25-1994, Amd. Ord. 4720,
5-4-1998; Ord. 5066, 4-5-2004; Ord.
5578, 11-15-2010)
4. Signs Permitted in All Residential,
Commercial, and Industrial Zones: In all
residential, commercial and industrial zones
the following shall apply: (Ord. 5578,
11-15-2010)
a. Churches, Apartments, Subdivi-
sions, and Existing Legally Estab-
lished Nonconforming Businesses
within Residential Zones: Churches,
apartment buildings, subdivision devel-
opments, and existing legally established
nonconforming businesses within resi-
dential zones and similar occupancies lo-
cated in residential and mixed-use zones
may have two (2) on-premises identifying
signs of not over thirty two (32) square
feet in area on one face. The signs may
be illuminated but not animated, shall be
for location identification only and shall
display no copy, symbol or device other
than that in keeping with the develop-
ment. Freestanding signs shall not have
a height greater than six feet (6') above
4-4-100E
4 - 47 (Revised 2/19)
any established grade and shall be no
closer than five feet (5') to any lot line.
(Ord. 5675, 12-3-2012; Ord. 5749, 1-12-
2015)
i. Decorative Flags: Apartment
buildings, residential subdivision de-
velopments and similar occupancies
located in residential and mixed-use
zones may also display decorative
flags in accordance with the following
requirements:
(a) Permit Requirements:
Permit required.
(b) Sign Type: A lightweight
fabric or similar material, sup-
ported by a vertical or horizontal
staff.
(c) Allowed Uses: Multi-family
residential complexes and subdi-
visions of ten (10) or more units
or lots.
(d) Maximum Size: Each flag
shall not exceed twenty five (25)
square feet.
(e) Maximum Height: Flags,
including the supports, shall not
exceed the height limitations for
the zone in which it is located.
(f) Sign/Pole Location: Only
permissible when located within
one hundred feet (100') of the en-
trance to a subdivision or a multi-
family development. The sign/
pole shall be located on the de-
velopment premises and shall be
set back a minimum of one foot
from the property line for each
foot in height. (Amd. Ord. 4766,
3-1-1999; Ord. 5062, 1-26-2004)
b. Home Occupations: Only one
home occupation sign, not illuminated,
not exceeding two (2) square feet in area,
attached to the wall of the building with
the face of the sign in a plane parallel to
the plane of the wall is permitted.
c. Temporary Signs: Temporary signs
per subsection J of this Section are al-
lowed, except for cloth signs over public
right-of-way. (Ord. 3719, 4-11-1983;
Amd. Ord. 4172, 9-12-1988; Ord. 4720,
5-4-1998; Ord. 5062, 1-26-2004)
d. Public Facilities (Public Buildings,
Schools, Parks and Recreation Facili-
ties): Each individual public facility may
have one freestanding electronic or man-
ual message board, a maximum of twenty
five feet (25') in height and one hundred
fifty (150) square feet in size. In addition
to the message board sign, each individ-
ual facility may have one freestanding
sign not higher than six feet (6') above
any established grade for each street
frontage and no more than one hundred
(100) square feet. Freestanding signs
shall be no closer than ten feet (10') to any
street right-of-way or five feet (5') to any
side property line. In addition to the free-
standing signs, wall signs are permitted
with a total copy area not exceeding ten
percent (10%) of the building facade to
which it is applied. (Ord. 4766, 3-1-1999;
Ord. 5062, 1-26-2004)
5. Additional Signs Permitted in Com-
mercial and Industrial Zones: Except in the
City Center Sign Regulation Area, subsection
H of this Section, the following shall apply in
all commercial and industrial zones: (Ord.
5578, 11-15-2010)
a. Business Signs – General:
i. Freestanding, Ground, Roof
and Projecting Signs: Each individ-
ual business establishment may
have only one sign for each street
frontage of any one of the following
types: Freestanding, roof, ground,
projecting or combination. Each sign
shall not exceed an area greater than
one and one-half (1-1/2) square feet
for each lineal foot of property front-
age which the business occupies up
to a maximum of three hundred (300)
square feet; or if such sign is multi-
faced, the maximum allowance shall
not be more than three hundred
(300) square feet. However, a maxi-
mum of one-half (1/2) of the allowed
square footage is allowed on each
face. Businesses with less than
twenty five (25) lineal front feet may
4-4-100E
(Revised 2/19)4 - 48
have a sign of a maximum of twenty
(20) square feet per face.
ii. Wall Signs: In addition to the
signs in subsections E5c, Under
Marquee Signs, E5a, Business Signs
– General, E5f and E5g, Motor Vehi-
cle Dealership Over One Acre, E5e,
Large Retail Uses, and E5d, Shop-
ping Centers, of this Section, wall
signs are permitted with a total copy
area not exceeding twenty percent
(20%) of the building facade to which
it is applied. (Ord. 3719, 4-11-1983;
Amd. Ord. 4464, 7-25-1994; Amd.
Ord. 4720, 5-4-1998)
b. Marquee Signs: Signs on marquees
conforming to subsection N of this Sec-
tion are permitted.
c. Under Marquee Signs: Under mar-
quee signs shall be limited to one such
sign per entrance for each business es-
tablishment. (Ord. 3719, 4-11-1983)
d. Shopping Centers:
i. Shopping centers less than ten
(10) acres may install:
•Freestanding Signs: One free-
standing sign for each street
frontage of the shopping center.
Each sign shall not exceed an
area greater than one and one-
half (1-1/2) square foot for each
linear foot of property frontage,
not to exceed one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces.
ii. Shopping centers ten (10)
acres or greater may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces; and
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above; one free-
standing identification sign for
listing the names of the occu-
pants of the shopping center.
The shopping center identifica-
tion sign shall not exceed an
area greater than one and one-
half (1-1/2) square feet for each
linear foot of property frontage,
not to exceed two hundred fifty
(250) square feet per sign face
and a maximum of five hundred
(500) square feet including all
sign faces.
e. Large Retail Uses: Property dedi-
cated primarily to retail sales may install
oversized signs as follows in lieu of sig-
nage permitted under subsections E5a,
Business Signs – General, and E5d,
Shopping Centers, of this Section. (Ord.
4577, 1-22-1996)
i. Developments Over One Hun-
dred Twenty Five Thousand
(125,000) Square Feet: A commer-
cial development with a single build-
ing of a minimum of one hundred
twenty five thousand (125,000)
square feet in floor area dedicated
primarily to retail sales, provided all
or part of the property is located
within one thousand feet (1,000') of
the right-of-way of I-405 or SR 167,
may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces; and
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above, for a
4-4-100E
4 - 49 (Revised 2/19)
property frontage with a mini-
mum of two hundred (200) linear
feet, one freestanding sign not to
exceed two hundred fifty (250)
square feet per sign face and a
maximum of five hundred (500)
square feet including all sign
faces, and not to exceed sixty
feet (60') in height; and
•Directional Sign: An additional
directional sign may be permitted
to locate within twenty feet (20')
of a recorded access easement
serving the subject property, pro-
vided the sign does not obscure
sight distance. This sign shall not
exceed thirty two (32) square
feet per sign face and a maxi-
mum of sixty four (64) square
feet including all sign faces.
(Ord. 4577, 1-22-1996, Ord.
4649, 1-6-1997)
ii. Wholesale Retail Uses with
over Three Hundred Fifty Thou-
sand (350,000) Square Feet of To-
tal Building Area Located in the
Employment Area: Wholesale retail
uses with over three hundred fifty
thousand (350,000) square feet in to-
tal building area located in the Em-
ployment Area may install:
•Large Freestanding Signs:
One on-premises freestanding
sign not to exceed one hundred
fifteen feet (115') in height and
seven hundred (700) square feet
per face, and another such sign
not to exceed forty feet (40') in
height and four hundred (400)
square feet per face; and
•Roof Signs: One roof-mounted
sign per building of up to four
hundred (400) square feet not to
exceed twenty feet (20') in height
above the parapet wall and not to
exceed two (2) such signs per re-
tail center; and
•Additional Freestanding
Signs: Two (2) on-premises
freestanding signs per street
frontage, no more than eight feet
(8') tall and no more than one
hundred (100) square feet per
side. (Ord. 4577, 1-22-1996;
Amd. Ord. 4990, 12-9-2002; Ord.
5759, 6-22-2015; Ord. 5917, 12-
10-2018)
f. Motor Vehicle Dealership Over
One Acre of Contiguous Ownership or
Control Located Within the Automall
Area(s):
i. Wall and Under Marquee
Signs: Each dealership is allowed its
appropriate wall or under marquee
sign as stated in the Sign Code; and
(Ord. 3719, 4-11-1983, Amd. Ord.
4707, 2-9-1998)
ii. Freestanding Signs: Each
dealership is allowed:
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage that the
business occupies up to a maxi-
mum of two hundred (200)
square feet per sign face, and a
maximum of four hundred (400)
square feet including all sign
faces, and not to exceed fifty feet
(50') in height; or
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces, and not to exceed
fifty feet (50') in height. In addi-
tion, each dealership is allowed a
maximum of two (2) accessory
ground signs per street frontage,
each for a separate business ac-
tivity located on the property that
can reasonably be related to the
primary business. These signs
shall not exceed a height of ten
feet (10') and a total sign area of
twenty five (25) square feet if sin-
4-4-100E
(Revised 2/19)4 - 50
gle faced, or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20') set-
back and be no closer than one
hundred fifty feet (150') to any
other accessory ground sign.
(Ord. 3719, 4-11-1983, Amd.
Ord. 4707, 2-9-1998; Ord. 5066,
4-5-2004)
• One electronic message board
sign is permitted as a wall sign,
under marquee sign, or free-
standing sign as allowed by the
provisions stated above. (Ord.
4724, 5-11-1998; Amd. Ord.
5066, 4-5-2004)
g. Motor Vehicle Dealership Over
One Acre of Contiguous Ownership or
Control Located Outside the Automall
Area:
i. Wall Signs: Each motor vehicle
dealership located outside the Auto-
mall area is allowed its appropriate
wall or under marquee sign as stated
in the Sign Code; and
ii. Freestanding Signs: Each mo-
tor vehicle dealership located outside
the Automall area is allowed:
• One freestanding, roof, ground,
or projecting sign per street front-
age not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces; or
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred (100)
square feet per sign face and a
maximum of two hundred (200)
square feet including all sign
faces. In addition, each dealer-
ship is allowed a maximum of
two (2) accessory ground signs
per street frontage, each for a
separate business activity lo-
cated on the property which can
reasonably be related to the pri-
mary business. These signs
shall not exceed a height of ten
feet (10') and a total sign area of
twenty five (25) square feet if sin-
gle faced or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20') set-
back and be no closer than one
hundred fifty feet (150') to any
other accessory ground sign.
(Ord. 4707, 2-9-1998)
h. Subdivision Identification Signs:
Commercial and/or industrial subdivi-
sions may have two (2) on-premises
identifying signs not over seventy five
(75) square feet on one face. These
signs must be no higher than six feet (6'),
or no closer to the street right-of-way
than ten feet (10') or five feet (5') to any
side property line. (Ord. 4172, 9-12-1988,
Amd. Ord. 4720, 5-4-1998)
i. Special Requirements for Speci-
fied Uses in the Commercial Office
(CO), Light Industrial (IL), Medium In-
dustrial (IM), and Heavy Industrial (IH)
Zones within One Hundred Feet (100')
of a Lot Zoned Residential:
i. Specified Uses – CO Zone
• Assisted Living
• Eating and Drinking Establish-
ments
• Retail Sales
• Indoor Recreation
• On-site Services
• Convalescent Centers
ii. Specified Uses – IL, IM, IH
Zones
• Mini-Mart
4-4-100G
4 - 50.1 (Revised 8/17)
• On-site Services
iii. Sign Allowances for Specified
Uses in Subsections E5i(i) and
E5i(ii) of this Section:
•Freestanding Signs: One free-
standing sign per street frontage.
Freestanding signs shall be lim-
ited to six feet (6') in height above
grade and ten feet (10') from any
public right-of-way. Each sign
shall not exceed an area of one
square foot for each lineal foot of
property frontage, not to exceed
one hundred (100) square feet
per sign face and a maximum of
two hundred (200) square feet in-
cluding all sign faces.
•Wall Signs: In addition to the
freestanding sign(s), wall signs
are permitted with a total copy
area not exceeding ten percent
(10%) of the building facade to
which it is applied. (Ord. 4649,
1-6-1997; Amd. Ord. 4963,
5-13-2002; Ord. 5387, 6-9-2008;
Ord. 5744, 1-12-2015)
j. Self Storage Uses in the RMF
Zone: Signage for permitted self-storage
uses in the RMF Zone shall comply with
subsection E5i of this Section except that
freestanding signs shall be limited to two
(2) signs or one per street frontage,
whichever is greater.
k. Large Institution Directional and
Wayfinding Signs: Commercial and in-
dustrial campuses on land equal to or
greater than two hundred thousand
(200,000) square feet of contiguous land
area may display directional signs under
the following conditions:
i. Appearance of Signs: All on
campus directional signs shall be vi-
sually similar to other on campus
signs.
ii. Allowed Area, Height, and
Number: Directional signs shall not
exceed nine (9) square feet in sur-
face area and shall not exceed five
feet (5') in height. One wayfinding
sign with a maximum surface area of
thirty two (32) square feet may be
used for every fifty thousand
(50,000) square feet of contiguous
land area. Wayfinding signs shall not
exceed a height of six feet (6') above
the established grade.
iii. Visibility and Location: Sig-
nage shall not be visible from the
public right-of-way unless necessary
for traffic and pedestrians entering
the campus. Directional and wayfind-
ing signs shall be located on the sub-
ject property, outside of the public
right-of-way, and drive aisles. (Ord.
4736, 8-24-1998; Amd. Ord. 4963,
5-13-2002; Ord. 5841, 6-12-2017)
F. (Deleted by Ord. 5798, 4-25-2016)
(Ord. 3858, 11-5-1984)
G. SIGNS WITHIN URBAN DESIGN AREA
– SPECIAL REQUIREMENTS:
1. Applicability: The regulations of this
Section apply in addition to the regulations
listed in subsection E5 of this Section, Addi-
tional Signs Permitted in Commercial and In-
dustrial Zones, within Urban Design Districts
‘C’ and ‘D’ as defined in RMC 4-3-100B1biii
and iv, respectively, as they exist or may be
amended. (Ord. 5675, 12-3-2012)
2. Purpose: To provide a means of identify-
ing and advertising businesses, provide di-
rectional assistance, encourage signs that
are both clear and of appropriate scale for the
project, encourage quality signage that con-
tributes to the character of the Urban Center
and the Center Village, and create color and
interest.
3. (Repealed by Ord. 5675, 12-3-2012)
4. General Requirements:
a. Integration: Signage shall be an in-
tegral part of the design approach to the
building.
b. Coordination: In mixed use and
multi-use buildings, signage shall be co-
ordinated with the overall building design.
4-4-100G
(Revised 8/17)4 - 50.2
c. Size: Corporate logos and signs
shall be sized appropriately for their loca-
tion.
d. Size of Entry Signs: Entry signs
shall be limited to the name of the larger
development.
e. Color, Lighting, and Materials: Al-
teration of trademarks notwithstanding,
corporate signage should not be garish in
color nor overly lit, although creative de-
sign, strong accent colors, and interest-
ing surface materials and lighting
techniques are encouraged.
f. Preferred Lighting and Sign Type:
Front-lit, ground-mounted monument
signs are the preferred type of freestand-
ing sign.
g. Other Encouraged Signs: Blade
type signs, proportional to the building fa-
cade on which they are mounted, are en-
couraged on pedestrian-oriented streets.
5. Additional Prohibited Signs: In addi-
tion to the signs listed in subsection C of this
Section, the following other sign types are
also prohibited within the Urban Design Area:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics
on a plastic sheet (can signs or illumi-
nated cabinet signs). Exceptions: Back-lit
logo signs less than ten (10) square feet
are permitted as area signs with only the
individual letters back-lit (see illustration,
subsection G8 of this Section).
6. Maximum Height of Freestanding
Signs: Freestanding ground-related monu-
ment signs, with the exception of primary en-
try signs, shall be limited to five feet (5')
above finished grade, including support
structure.
7. Landscaping Required for Freestand-
ing Signs: Freestanding signs shall include
decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the
area surrounding the sign. Alternately, sig-
nage may incorporate stone, brick, or other
decorative materials as approved by the Di-
rector.
4-4-100H
4 - 51 (Revised 3/13)
8. Illustrations – Acceptable and Unac-
ceptable:
(Ord. 5578, 11-15-2010)
H. SIGNS WITHIN CITY CENTER –
SPECIAL REQUIREMENTS:
1. Purpose of Special Regulations: The
purpose of the City Center sign regulations is
to provide sign standards and regulations
which recognize and strengthen the unique
character of the City Center area businesses
and streets, provide for appropriate signage
which contributes to the economic vitality of
the area and which complements its environ-
ment, and to enhance the pedestrian orienta-
tion of the district.
2. Applicability: The sign standards of this
subsection shall apply to the property con-
tained within the City Center sign regulation
boundaries as shown in the following figure,
generally described as including: land which
is within the Urban Design Regulations Dis-
trict ‘A.’ (Ord. 4720, 5-4-1998; Ord. 5357,
2-25-2008)
4-4-100H
(Revised 3/13)4 - 52
3. Map of City Center Sign Regulation Area:
(Ord. 4720, 5-4-1998; Ord. 5357, 2-25-2008; Ord. 5675, 12-3-2012)
4-4-100H
4 - 53 (Revised 5/08)4. Type and number of permanent signs allowed: a. Residential/Churches/Schools: Residential occupancies, churches, and schools in the City Center are subject to the requirements of sub-section E4 of this Section, Signs Permitted in All Residential, Commercial, and Industrial Zones.b. Nonresidential Uses: Nonresidential occupancies (excluding churches and schools) are subject to the following standards based upon sign category:SIGN CATEGORYTYPE AND NUMBER OF SIGNS ALLOWEDCATEGORY A Freestanding OR Ground OR WallSelect only one of the following sign types:NumberOne freestanding sign per street frontage for each single occupancy building located on a corner lot, multi-occupancy building, or multiple building complex. The maximum number of signs is 2.One ground sign per street frontage for each single occupancy building, multi-occupancy building, or multiple building complex. The maximum number of signs is 2.Each individual ground-level business may have one wall sign for each business facade fronting on a public street. In addition, in multiple building complexes or for multi-occupancy buildings each ground-level tenant with an exterior business facade may have one wall sign to identify individual tenant spaces.Mix of options for lots with multiple frontagesAn applicant for a business having more than one street frontage may substitute an allowed Category A sign type for another Category A sign type; however, the maximum number of signs shall not be exceeded. For example, on a corner lot, an applicant may request one ground sign facing one street frontage, and one freestanding sign facing the other street frontage.
4-4-100H
(Revised 5/08)4 - 54SIGN CATEGORYTYPE AND NUMBER OF SIGNS ALLOWEDCATEGORY A Freestanding OR Ground OR WallMulti-occupancy buildings or multiple building complexes – greater than 50,000 square feet with frontage on Rainier Ave. S.Multi-occupancy buildings or multiple building complexes with 50,000 square feet of gross leasable floor area or greater, and with frontage on Rainier Avenue S., may choose to comply with either: (1) The above Category A regulations; or(2) Freestanding or ground signs and wall signs per the following standards:(i)Freestanding or Ground Signs: Have only one sign for each street frontage of any one of the following types: Free-standing, ground, or combination. Each freestanding or ground sign shall not exceed an area greater than 1.5 square feet for each lineal foot of property frontage which the business occupies up to a maximum of 300 square feet; or if such sign is multi-faced, the maximum allowance shall not be more than 300 square feet. However, a maximum of one-half of the allowed square footage is allowed on each face. Businesses with less than 25 lineal front feet may have a sign of a maximum of 20 square feet per face. In addition, one freestanding sign is allowed for each street frontage of the complex. Each sign shall not exceed an area greater than 1.5 square feet for each linear foot of property frontage, not to exceed 150 square feet per sign face and a maximum of 300 square feet including all sign faces. (ii)Wall Signs: In addition to the above freestanding or ground signs, wall signs are permitted with a total copy area not exceeding 20% of the building facade to which it is applied. Roof signs are prohibited per subsection C11 of this Section. Projecting signs are regulated per this subsection and subsection H5d of this Section.Buildings 40 feet or greater in heightBuildings 40 feet or greater in height may choose to comply with either: (1) The above Category A regulations; or(2) Freestanding or ground signs and wall signs per the following standards:(i)Freestanding or Ground Signs: Have only one sign for each street frontage of any one of the following types: Free-standing, ground, or combination. Each freestanding or ground sign shall not exceed an area greater than 1.5 square feet for each lineal foot of property frontage which the business occupies up to a maximum of 300 square feet; or if such sign is multi-faced, the maximum allowance shall not be more than 300 square feet. However, a maximum of one-half of the allowed square footage is allowed on each face.(ii)Wall Signs: In addition to the above freestanding or ground signs, wall signs are permitted with a total copy area not exceeding 20% of the building facade to which it is applied. Roof signs are prohibited per subsection C11 of this Section. Projecting signs are regulated per this subsection and subsection H5d of this Section.
4-4-100H
4 - 54.1 (Revised 2/19)(Ord. 4720, 5-4-1998; Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008; Ord. 5905, 12-10-2018)SIGN CATEGORYTYPE AND NUMBER OF SIGNS ALLOWEDCATEGORY BSelect only one of the following sign types allowed in addition to signs of Category A.Projecting Sign OR Awning Sign, or Canopy Sign, or Marquee Sign, or Traditional Marquee SignNumberEach individual ground-level business may have one sign for each business facade fronting on a public street. In addition, in multiple building complexes or for multi-occupancy buildings each ground-level tenant with an exterior business facade may have one sign to identify individual tenant spaces.Each individual ground-level business may have one sign for each business facade fronting on a public street.In addition, in multiple building complexes or for multi-occupancy buildings each ground-level tenant with an exterior business facade may have one sign to identify individual tenant spaces.A series of awnings or canopies upon a single business and located on a single street frontage are considered as one awning or canopy.SIGN CATEGORYTYPE AND NUMBER OF SIGNS ALLOWEDCATEGORY CAllowed in addition to signs of Categories A and B:Under Awning/ Under Canopy/ Under MarqueeAND Secondary Wall, Projecting, or Awning Sign, Having No Internal IlluminationAND If applicable, Multi-Occupancy Building Sign, or Multiple Building Complex Wall SignNumberOne per ground-level business per public entrance.One sign, having no internal illumination, per business facade which does not contain a Category A or B sign; maximum of 2 secondary signs.(1)Buildings Less Than 40 Feet in Height: One per building facade which does not contain any other Category A or B sign.(2)Buildings 40 Feet in Height or Greater: May be placed on a building facade, containing a Cat-egory A or B sign, if the sign is placed on the facade a minimum of 25 feet above grade, measured to the bottom of the sign.Buildings located in the CD ZoneOpaque signage is only allowed on or in no more than 10% of the window space. Stenciled or other signage types that allow visibility into the building are encouraged and do not count toward the 10% calculation of signage in windows.
4-4-100H
(Revised 2/19)4 - 54.25.a.FREESTANDING SIGNSSIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE:(Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)MAXIMUM SIGN AREAMAXIMUM HEIGHTLOCATION AND OTHER LIMITATIONSREQUIRED CLEARANCES(Refer also to RMC 4-4-100K16, K17 and K18)(1)General: Each sign shall not exceed an area greater than 1.5 square feet for each lineal foot of street frontage which the building or complex occupies up to a maximum of 25 square feet per face; the maximum cumulative square footage of all faces of a sign is 50 square feet. (2)Property with frontage on Rainier Avenue S.: In lieu of the sign area requirements of subsection (1) of this chart, each sign shall not exceed an area greater than 1.5 square feet for each lineal foot of street frontage which the building or complex occupies up to a maximum of 75 square feet per face; the maximum cumulative square footage of all faces of a sign is 150 square feet; provided, that the sign is located in accordance with subsection (6) of this chart.(3)Multi-occupancy buildings or multiple building complexes with greater than 50,000 square feet gross leasable floor area, having frontage on Rainier Avenue S.: Such uses may comply with the standards of subsections (1) or (2) of this chart, or with subsection H4b of this Section, Type and Number of Permanent Signs Allowed. Freestanding sign area may be transferred from within the City Center sign regulation boundaries to contiguously owned property outside of the City Center sign regulation bound-aries. Only sign area may be transferred, not the number of allowed signs. Where transferred, the maximum size of the free-standing sign shall not exceed the limits of subsection H4b of this Section, Type and Number of Permanent Signs Allowed.(4) 20 feet, mea-sured to the top of the sign or sign structure, which-ever is higher.(5) Setbacks shall be consis-tent with the Zoning Code.(6)Property with street frontage on Rainier Ave-nue S.: The sign shall be located along Rainier Avenue S. and set back a minimum distance of 100 lineal feet from the right-of-way of S. Third Street. This setback shall not apply to multi-occupancy buildings or multiple build-ing complexes with 50,000 square feet gross leasable floor area or greater, having frontage on Rainier Avenue S.(7) Minimum 15 foot clearance above traffic aisles and driveways.
4-4-100H
4 - 57 (Revised 6/09)5.e.AWNING SIGN, CANOPY SIGN, MARQUEE SIGNSIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE:(Ord. 5450, 3-2-2009)MAXIMUM SIGN AREAMAXIMUM HEIGHTLOCATION AND OTHER LIMITATIONSREQUIRED CLEARANCES(Refer also to RMC 4-4-100K16, K17, K18 and N3b)(1)Awning, canopy, or marquee sign: A maxi-mum of 50 square feet of copy may appear on the vertical face area.(2)Traditional marquee sign: The maximum copy area is 150 square feet per face; the cumulative square footage of all faces of a sign is 300 square feet total.None. (3) Sign copy shall only be located on the vertical faces of the awning, canopy, or marquee.(4)Maximum height/thickness of awning/can-opy with a sign: 10 feet.(5)Maximum height/thickness of marquee: in accordance with the adopted edition of the International Building Code.(6) Building canopy poles shall not be placed in a manner which interferes with pedestrian or wheelchair travel upon a sidewalk.(7) Awnings, building canopies, and marquees and the attached or associated signs may extend over the right-of-way according to the terms of the adopted International Building Code.(8) The sign shall be mounted above the busi-ness facade to which it is associated.(9) Sign structures shall be located a minimum of 8 feet above the surface of the sidewalk. Where under awning, under can-opy, or under marquee signs are anticipated, the clearance should be increased to accommo-date them as necessary.
4-4-100H
(Revised 6/09)4 - 585.f.UNDER AWNING SIGN, CANOPY SIGN, MARQUEE SIGNSIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE:MAXIMUM SIGN AREAMAXIMUM HEIGHTLOCATION AND OTHER LIMITATIONSREQUIRED CLEARANCES(Refer also to RMC 4-4-100K16, K17, K18 and N3b)(1) 6 square feet. None (2) The sign shall not extend beyond the awning, canopy, or marquee to which it is attached. (3) The sign shall not be more than 12 inches thick.(4) Minimum 8 feet above the surface of the sidewalk.
4-4-100H
4 - 59 (Revised 5/08)5.g.SECONDARY SIGNSIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE:(Ord. 5357, 2-25-2008)MAXIMUM SIGN AREAMAXIMUM HEIGHTLOCATION AND OTHER LIMITATIONSREQUIRED CLEARANCES(Refer also to RMC 4-4-100K16, K17 and K18)(1)Secondary wall or awning signs: Each sign shall not exceed an area greater than one square foot for each lineal foot of business facade, up to maximum of 25 square feet.(2)Secondary projecting signs: Maxi-mum of 6 square feet.(3) Secondary wall or pro-jecting signs shall not be located more than 25 feet above the grade, measured to the top of the sign or sign structure, whichever is higher.(4) Secondary signs shall not be located on a business facade containing a Category A or B sign, or another secondary sign.(5) Secondary signs shall not be internally illu-minated. Such signs may be unlit, externally illuminated or have tube illumination.(6)Maximum height or thickness of awning with a sign: 10 feet.(7)Awning signs: Sign copy shall be located on the vertical faces of the awning.(8) When projecting over a public right-of-way, a minimum of 8 feet clear-ance above the surface of the entryway is required.
4-4-100H
(Revised 5/08)4 - 605.h.MULTI-OCCUPANCY OR MULTIPLE BUILDING COMPLEX SIGNSIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE:(Ord. 4720, 5-4-1998; Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)MAXIMUM SIGN AREAMAXIMUM HEIGHTLOCATION AND OTHER LIMITATIONSREQUIRED CLEARANCES(Refer also to RMC 4-4-100K16, K17 and K18)(1)Buildings less than 40 feet in height: The maximum square footage limitation is 100 square feet.(2)Buildings 40 feet in height or greater: The maximum square footage limitation is 100 square feet unless the choice is made to comply with subsection H4b of this Section, Type and Number of Signs Allowed for Nonresidential Uses.(3)Buildings less than 40 feet in height: The wall sign shall be placed on the facade not more than 25 feet above the grade, measured to the top of the sign.(4)Buildings 40 feet in height or greater: The wall sign may be placed anywhere on the facade.(5)Buildings less than 40 feet in height: The sign shall be located on a business facade which does not contain any other Category A or B sign.(6)Buildings 40 feet in height or greater: There are no restrictions on facade place-ment.(7) The sign shall only contain the business name and/or logo of each development.(8) When projecting over a public right-of-way, a minimum of 8 feet clear-ance above the grade is required.
4-4-100H
4 - 61 (Revised 3/13)
H.6. Letter Size Limitations for Permanent Signs for Nonresidential Uses Based Upon Distance
from Right-of-Way:
a. Maximum Letter Height: The maximum letter height of signs shall be as follows:
b.Exemption from Letter Size Lim-
its: The following properties are exempt
from the maximum letter height require-
ments of subsection H6a of this Section:
i. Multi-occupancy buildings or mul-
tiple building complexes with fifty
thousand (50,000) square feet gross
leasable floor area or greater, having
frontage on Rainier Avenue S.; or
ii. Properties with frontage on Rain-
ier Avenue S.; or
iii. Buildings exceeding forty feet
(40') in height. (Amd. Ord. 4843,
5-22-2000; Ord. 5357, 2-25-2008)
7. Special Allowance for City Center
Signs to Project into Right-of-Way: See
subsection L2c(ii) of this Section.
8. Temporary/Special Permit Signs: In
addition to the permanent signs described in
subsection H6b of this Section, temporary
signs per subsection J of this Section, Tem-
porary Signs, are also allowed.
9. Modifications of City Center Sign Reg-
ulations:
a.Authority and Purpose: The Com-
munity and Economic Development Ad-
ministrator may grant a modification from
the sign standards for individual signs
which do not meet the specific provisions
of the City Center sign standards when
the proposed sign is intended to accom-
plish one of the following purposes:
i. Respond to the needs of the pub-
lic in locating a business establish-
ment; or
ii. Assist business in contributing to
the economic well-being of the com-
munity; or
iii. Install a sign that is considered
to be historic or of historic value by
the advertising industry or a recog-
nized historic preservation organiza-
tion, provided that such entity was
not involved in the use, design or pro-
duction of the proposed sign; or
iv. Result in a reduction of signs on
a site; or
v. Result in a reduction in the num-
ber of freestanding or ground signs
otherwise allowed; or
vi. Result in a coordinated sign plan
for a multi-tenant building or multiple
building complex.
b. Review Criteria: If the Community
and Economic Development Administra-
tor determines that the intent of the pro-
posed sign accomplishes one of the
above purposes, the Community and
Economic Development Administrator
may grant a modification request pro-
vided the proposed sign also meets all of
the following criteria:
i. The modification will not create a
significant adverse impact to other
property or improvements in the im-
DISTANCE OF
SIGN FROM
RIGHT-OF-WAY
FREESTANDING, GROUND,
WALL, PROJECTING,
TRADITIONAL MARQUEE SIGN
AWNING SIGN/
CANOPY SIGN/
MARQUEE SIGN
MULTI-OCCUPANCY OR
MULTIPLE BUILDING
COMPLEX SIGN
Within 50 feet: 24 inches 12 inches 6 inches (applies to letters
and logo)
Between 50 feet
and 100 feet:
36 inches 12 inches 6 inches (applies to letters
and logo)
More than 100 feet: 48 inches 12 inches 6 inches (applies to letters
and logo)
4-4-100I
(Revised 3/13)4 - 62
mediate vicinity of the subject prop-
erty; and
ii. The modification will not increase
the number of signs allowed by this
Chapter; and
iii. The modification will not in-
crease the allowed height or area of
any wall, projecting, awning/canopy/
marquee/traditional marquee, or sec-
ondary sign by more than twenty five
percent (25%); and
iv. The modification will not in-
crease the allowed height or area of
any freestanding or ground sign; and
v. The modification does not create
a public safety hazard. (Amd. Ord.
5071, 4-26-2004)
c.Variance May Be Required: Pro-
posals which do not meet the purposes
or criteria of subsections H9a and H9b of
this Section may be reviewed as variance
applications as provided in subsection S
of this Section. (Ord. 4720, 5-4-1998)
d. Fees: Fees shall be as stipulated in
the adopted Fee Schedule. (Ord. 5676,
12-3-2012)
I. SIGNS ON PUBLIC RIGHT-OF-WAY:
1. City Sponsored Signs Authorized: City
sponsored signs, displays, and public service
signs per subsections B6b, B6c and B6o of
this Section may be located on or over public
rights-of-way with approval of the sign place-
ment by the City of Renton Transportation
Systems Division. If the Transportation Divi-
sion determines that a sign request does not
comply with this subsection, the requesting
organization shall have the right to appeal that
decision to the Hearing Examiner as a final
administrative determination pursuant to
RMC 4-8-110. (Ord. 4639, 8-19-1996; Amd.
Ord. 4848, 6-26-2000)
2. Directional Signs for Public Buildings
Authorized: Such signs are limited to one of
the following sites approved by the Building
Official. Public service directional signs for
public buildings such as public schools, li-
braries, hospitals and other similar public ser-
vice facilities may be placed entirely on the
public right-of-way.
a. Standards and Size Limits for Di-
rectional Signs: Sign must be of size,
height, color, design and mounting and
so located as to comply in all respects
with the City street sign standards. Sign
shall not be over twelve (12) square feet
in total background area for any one face,
no portion of the sign closer than four feet
(4') to any curb line or improved roadway
surface and not illuminated. (Ord. 2877,
9-9-1974)
3. Public Service Directional Signs for
Nonpublic Buildings Such as Churches
and Charitable Organizations Authorized:
Public service directional signs for nonpublic
buildings such as churches and charitable or-
ganizations may be placed entirely on the
public right-of-way.
a. Review Authority and Time: The
organization seeking the sign must sub-
mit a letter to the Transportation Systems
Division requesting directional signs, in-
cluding the requested locations and
wording for the sign. The Transportation
Systems Division shall respond to the let-
ter by calling or mailing a postcard within
one working day of receipt of the request.
An engineering study will be performed
by the City within thirty (30) days of the
request. If the requested locations do not
conform to this subsection, the response
will suggest suitable alternative locations,
if any.
b. Appeal Process: If the Transporta-
tion Systems Division determines that the
sign request does not comply with this
subsection, the requesting organization
shall have the right to appeal that deci-
sion to the Hearing Examiner as a final
administrative determination.
c. Installation Time: If the sign is ap-
proved, it will be installed within forty five
(45) calendar days after approval of the
request. (Ord. 4615, 6-17-1996)
4. Residential Open House Signs: Sub-
ject to the requirements of subsection J3 of
this Section.
4-4-100J
4 - 63 (Revised 11/09)
J. TEMPORARY AND PORTABLE
SIGNS: (Amd. Ord. 4832, 3-6-2000)
1. General Requirements for Temporary
Signs:
a. Display of Permit Number: All tem-
porary signs shall have the sign permit
number placed in the upper left-hand cor-
ner by the permittee.
b. Support and Perforation Require-
ments for Cloth Signs: Every temporary
cloth sign shall be supported and at-
tached with wire rope of three-eighths
inch (3/8") minimum diameter, or other
material of equivalent breaking strength.
No strings, fiber ropes or wood slats shall
be permitted for support or anchorage
purposes. Cloth signs and panels shall
be perforated over at least ten percent
(10%) of their area to reduce wind resis-
tance.
Exception: Temporary cloth signs over
private property not exceeding sixty (60)
square feet shall be supported and at-
tached with wire rope which will meet the
requirements of subsection K of this Sec-
tion.
c. Projection of Temporary Cloth
Signs Over Public Property/Right-of-
way:
i. Projection Permitted: Cloth
signs may extend over public prop-
erty. Cloth signs may extend across a
public right-of-way only by permis-
sion of the Mayor’s office or his/her
designated representative, and shall
be subject to all related laws and or-
dinances.
ii. Clearance: Such signs, when
extended over a public street, shall
maintain a minimum vertical clear-
ance of twenty feet (20'). Temporary
signs, other than cloth, when eight
feet (8") or more above the ground,
may project not more than six inches
(6") over public property or beyond
the legal setback line. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993)
iii. Time Limits: Cloth signs may
be extended over a public right-of-
way in accordance with the provi-
sions of this Code for a period to be
established by the Mayor or his des-
ignated representative but not to ex-
ceed thirty (30) days. (Ord. 3273,
12-11-1978)
2. Real Estate Signs:
a. Prohibited Real Estate Signs:
i. See RMC 4-4-100C16.
ii. No balloons or other attention-
attracting devices may be attached to
real estate signs.
b. Off-Premises Real Estate Signs:
i. Open House Signs.
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
In no case shall an open house
sign be displayed prior to dawn
or after dusk. A seller or their rep-
resentative shall be present at
the property for sale, rent or
lease, while the open house sign
is being displayed.
(c) Allowed Use: For directing
potential customers to the site of
real estate that is for sale, rent, or
lease.
(d) Allowable Sign Type: A
nonilluminated portable sign
comprised of hinged panels con-
figured in the shape of the alpha-
betic letter “A.” The sign text
must include the words “open,”
“for sale,” “for rent,” or “for
lease.”
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32" x 36") high per each face of
the sign.
(f) Sign Location: Signs may
be placed no closer than four
4-4-100J
(Revised 11/09)4 - 64
feet (4') to the edge of a public
roadway; provided, that they do
not obstruct the vision or path-
way of vehicular or pedestrian
traffic and that they are not lo-
cated on trees, foliage, utility
poles, regulatory signs, direc-
tional signs, or informational
signs.
(g) Maximum Number: Six (6)
off-premises signs per property
for sale, rent or lease.
(h) Maximum Height: Shall
not exceed ten (10) feet from fin-
ished grade.
ii. Real Estate Directional Signs
(Outside of the City Center Sign
Regulation Boundary as depicted
in RMC 4-4-100H3):
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units, until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family
complexes that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated type of freestand-
ing sign.
(e) Maximum Size: Twelve
(12) square feet on one face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four feet (4') to the edge of a pub-
lic roadway; provided, that they
do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection except that no
real estate directional signs shall
be placed at intersections where
an approved real estate sign
kiosk is situated. (Ord. 5496,
10-5-2009)
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than five hun-
dred (500') feet to any other real
estate directional sign and no
closer than one hundred feet
(100') to an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10') from fin-
ished grade.
iii. Real Estate Directional Signs
(Within the City Center Sign Regu-
lation Boundary as depicted in
RMC 4-4-100H3):
4-4-100J
4 - 65 (Revised 3/13)
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family de-
velopments that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated freestanding sign
and A-frame signs.
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32" by 36") tall per face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four (4) feet to the edge of a pub-
lic roadway; provided, that they
do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection.
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than one hun-
dred feet (100') to any other real
estate directional sign and fifty
feet (50') from an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10') from fin-
ished grade.
iv. Real Estate Sign Kiosks.
(a) Permit Requirements:
Sign and Excess Right-of-Way
Use Permits are required for in-
stallation of each kiosk. Individ-
ual real estate sign kiosk
directional panels and panel
changes do not require a permit.
Fees for each kiosk shall be one
hundred dollars ($100.00).
(b) Maximum Display Period:
Permits for real estate sign
kiosks shall be issued for a lim-
ited period of time in twelve (12)
month increments. This period
commences on November 8,
2009, and will sunset on Novem-
ber 8, 2012, unless extended by
City Council action. Permits shall
not be issued beyond November
8, 2012, unless the maximum
display period is extended by
City Council action.
(c) Allowed Use: Real estate
sign kiosk directional panels on a
City-approved kiosk structure
may be authorized for the pur-
pose of providing directional in-
formation to residential
developments with units for sale,
lease, or exchange (including as-
sisted living developments) lo-
cated only within the corporate
limits of the City of Renton.
4-4-100J
(Revised 3/13)4 - 66
(d) Allowable Sign Type:
Kiosks shall be of a uniform style
throughout the City, shall be free-
standing and nonilluminated,
and shall contain a maximum of
ten (10) real estate sign kiosk di-
rectional panels. Individual real
estate sign kiosk sign directional
panels shall contain only the
name of the subdivision or resi-
dential development, or devel-
oper, or development logo, and a
logo(s) regarding an award, spe-
cial certification, and a direc-
tional arrow. Two (2) of these real
estate sign kiosk directional pan-
els may identify community/pub-
lic facilities (City Hall, library,
parks, districts, historic sites,
etc.), at the discretion of the City.
One additional panel at the top of
the real estate sign kiosk shall
identify the City of Renton.
(e) Permitted Size: Real es-
tate sign kiosk directional panels
shall be five (5) square feet in to-
tal area and shall measure a
maximum five feet (5') horizontal
length by one foot (1') vertical
height.
(f) Permitted Locations: Sign
panels shall be located on desig-
nated kiosk structures within the
public right-of-way. If available
kiosk structures will not permit
adequate directional information,
kiosk structures may be ap-
proved on private property with
the permission of the property
owner granted through an ease-
ment. A kiosk location plan shall
be prepared showing the site of
each kiosk and shall be submit-
ted to the Community and Eco-
nomic Development Administra-
tor for review and decision with
the sign permit applications.
(Ord. 5676, 12-3-2012)
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate sign kiosks shall
be allowed at any one intersec-
tion and only one sign panel per
development shall be allowed on
each sign face.
(h) Maximum Height: The
kiosk sign structure shall not ex-
ceed ten feet (10') from finished
grade to the top of the title panel
which identifies the City of
Renton.
(i) Design Standards: Colors,
fonts, etc., shall conform to de-
sign standards approved by the
Community and Economic De-
velopment Administrator. (Ord.
5496, 10-5-2009; Ord. 5676,
12-3-2012)
c. On-Premises Real Estate Signs:
i. Freestanding Real Estate Sign:
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
The maximum display period is
for the period of time the property
is for sale, rent or lease.
For multi-family complexes of
five (5) or more dwelling units
and on a lot greater than thirty
five thousand (35,000) square
feet, a thirty two (32) square foot
or six (6) square foot freestand-
ing real estate sign shall be al-
lowed during the original rental,
lease up or sale of the develop-
ment until one hundred percent
(100%) of the dwelling units have
been rented, leased or sold
once; and thereafter, only if sev-
enty five percent (75%) or less of
the total number of dwelling units
in the development are rented,
leased or sold. A six (6) square
foot sign is permitted at all times
regardless of vacancy status,
number of units, or lot size, un-
less a thirty two (32) square foot
sign is being utilized.
(c) Allowed Use: For real es-
tate that is for sale, rent or lease.
4-4-100J
4 - 66a (Revised 11/09)
(d) Allowable Sign Type: A
nonilluminated freestanding sign
indicating that the property,
which the sign is located on is for
sale, rent or lease.
(e) Maximum Size:
1. For lots thirty five thousand
(35,000) square feet or less in
area: six (6) square feet in area
per face; or
2. For lots greater than thirty
five thousand (35,000) square
feet in area: thirty two (32)
square feet in area per face.
However, a six (6) square foot
sign cannot be used concurrently
with a thirty two (32) square foot
sign.
(f) Sign Location: These signs
must be located on the premises
that is for sale, rent or lease.
These signs may be placed no
closer than four feet (4') to the
edge of a public roadway; pro-
vided, that they do not obstruct
the vision or pathway of vehicu-
lar or pedestrian traffic.
(g) Maximum Number: One
sign per street frontage.
(h) Maximum Height: Shall
not exceed ten feet (10') from fin-
ished grade.
ii. Commercial Real Estate Ban-
ner Signs:
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: For sale,
rent, or lease of commercial
property. Real estate banners
shall not be utilized by residential
development.
(d) Allowable Sign Type: A
sign of any shape made of light-
weight fabric or similar material.
The sign must indicate “For Sale,
Rent, or Lease.”
(e) Maximum Size: Fifty (50)
square feet.
(f) Sign Location: Only per-
missible when mounted to a
building that is for sale, rent, or
lease.
(g) Maximum Number: One
per street frontage. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 5062,
1-26-2004)
3. Garage Sale Signs:
a. Permit Requirements: No per-
mit required.
b. Maximum Display Period:
Maximum of twenty four (24) hours
prior to the start of the sale and a
maximum of twenty four (24) hours
after the sale is completed.
c. Allowed Uses: For directing po-
tential customers to the garage sale
site.
d. Allowable Sign Type: A nonillu-
minated freestanding sign or an A-
frame sign.
e. Maximum Size: Thirty two
inches wide by thirty six inches tall
(32" x 36").
f. Sign Location: Signs may be
placed no closer than four feet (4') to
the edge of a public roadway; pro-
vided, that they do not obstruct the vi-
sion or pathway of vehicular or
pedestrian traffic. The signs shall not
be attached to utility poles, traffic
controlling devices or any other pub-
lic structure.
g. Maximum Height: Shall not ex-
ceed ten feet (10') from finished
grade. (Ord. 3719, 4-11-1983; Ord.
5062, 1-26-2004)
4-4-100J
(Revised 11/09)4 - 66b
4. Political Signs:
a. Permitted Location: In addition to
being permitted on the public right-of-
4-4-100J
4 - 66.1 (Revised 8/11)
way, political signs may be displayed on
private property with the consent of the
property owner or the lawful occupant
thereof and on public right-of-way as long
as such display does not interfere with
pedestrian or public safety.
b. Maximum Size: Political signs shall
not be greater than thirty two (32) square
feet if single faced or sixty four (64)
square feet if multi-faced.
c. Removal Required: Each political
sign shall be removed within fourteen
(14) days following an election, by the
candidate, candidate’s representative or
proposition sponsor except that the suc-
cessful candidates of a primary election
may keep their signs on display until four-
teen (14) days after the general election,
at which time they shall be promptly re-
moved. After fourteen (14) days the City
may pick up and dispose of remaining
signs. Violation or failure to comply with
the provisions of this section shall subject
the offender to RMC 1-3-2, Code En-
forcement and Penalties. (Ord. 3719,
4-11-1983; Amd. Ord. 4422, 10-25-1993;
Ord. 4848, 6-26-2000; Ord. 5604,
6-6-2011)
5. A-Frame Signs: A-frame signs comply-
ing with all the following standards may be
permitted:
a. Number:
i. Within City Center Sign Regu-
lation Area: Only one of these signs
is permitted per business per street
frontage.
ii. Elsewhere in the City: One of
these signs is permitted per business
per street frontage and, in addition,
an additional sign is permitted to be
located abutting the business and
building to which the sign relates.
b. Location Requirements:
i. Permitted Location:
(1) Within City Center Sign
Regulation Area: A-frame signs
must be placed against the build-
ing and business to which the
sign relates.
(2) Elsewhere in the City: A-
frame signs may be located on
the public sidewalk abutting the
business site and/or within the
landscaping area on or abutting
the business site, however, A-
frame signs cannot be placed in
the landscape strip between the
curb and outer edge of the public
sidewalk. Additionally, for busi-
nesses located within shopping
centers, an additional A-frame
sign may be placed against the
building and business to which
the sign relates.
ii. Pedestrian Clearance: A mini-
mum of four feet (4') of unobstructed
sidewalk area between the outer
edge of the sign and the street curb
is required.
iii. Clear Vision Area: No sign
shall be located as to pose a danger
and violate the clear vision area spec-
ified in subsection C6 of this Section,
Prohibited Signs. Where a traffic vi-
sion hazard is created, the City may
require a modification to the height or
location of a sign to the degree nec-
essary to eliminate the hazard.
c. Size: Signs shall be no larger than
thirty two inches (32") wide and thirty six
inches (36") tall.
d. Construction Specifications and
Materials: The sign must be profession-
ally manufactured of durable material(s).
No lighting or attachments, such as bal-
loons are permitted.
e. Maintenance and Appearance:
Signs must be maintained in accordance
with the provisions of subsection D3 of
this section, Sign Maintenance Required,
and subsection D4 of this Section, Ap-
pearance of Signs.
f. Alteration of Landscaping Prohib-
ited: No landscaping may be damaged
or modified to accommodate an A-frame
sign. The City may require replacement
4-4-100J
(Revised 8/11)4 - 66.2
of any damaged landscaping pursuant to
RMC 4-4-070I, Damaged Landscaping.
g. Removal upon Close of Business
Required: A-frame signs shall not be dis-
played during nonbusiness hours.
h. Display of Permit and Code Re-
quirements: Any business displaying an
A-frame sign shall have a copy of the sign
permit for the sign posted along with its
City business license. Additionally the
business shall post the City’s regulations
governing A-frame signs so that employ-
ees are made aware of the standards.
i. Display of Permit Number: All A-
frame signs shall have the sign permit num-
ber a minimum of one half inch in height
placed on the exterior sign face in the upper
left-hand corner by the permittee.
j. Proof of Insurance and Hold Harm-
less Agreement for Signs on Public
Right-of-Way: In order to obtain a sign
permit, applicants must provide the De-
velopment Services Division with proof of
general commercial liability insurance
(certificate of liability insurance) meeting
the requirements of subsection L4 of this
Section. The sign permit application must
also include a signed hold harmless
agreement that specifies that the owner
of the sign will defend, indemnify, and
hold the City harmless for any loss, inju-
ries, damage, claims or lawsuit, including
attorney’s fees that arise from the sign.
k. Confiscation of Signs: Signs that
do not comply with the provisions of this
section may be confiscated by the City
pursuant to subsection T of this Section,
Compliance and Confiscation of Signs.
(Ord. 4832, 3-6-2000)
l. Permit Required: A permit is required
for each A-frame sign, and remains valid
indefinitely for the business using the sign.
(Ord. 4908, 6-11-2001; Amd. Ord. 5511,
11-23-2009, eff. 12-23-2009)
6. Event Signs:
a. Applicability: Commercial, indus-
trial, residential, public, and quasi-public
uses and mixed-use developments (com-
mercial combined with multi-family resi-
dential) may display event signage in
compliance with the following regula-
tions. These regulations apply to use of
signs for grand opening events or for pe-
riodic special events. This subsection
does not apply to those signs and dis-
plays exempt per RMC 4-4-100B6, Ex-
emptions from Permit Requirements.
(Ord. 5062, 1-26-2004)
b. Types of Event Signage Allowed:
Any combination of the following types of
signage are permitted: balloons, pole/
wall strung and wall-hung banners not
exceeding one hundred (100) square feet
each in size, pole-hung banners not ex-
ceeding twenty (20) square feet each in
size, flags, inflatable statuary, pennants/
streamers, searchlights, wind animated
objects, and other similar advertising de-
vices approved by the Development Ser-
vices Division. Rigid portable signs are
also allowed provided the sign is a maxi-
mum of thirty two (32) square feet in area
on one face per sign not exceeding six
feet (6') in height. Rigid portable signs are
limited to one per street frontage outside
the Automall.
c. Permit Required: Event signs may
be displayed on private property only by
“event sign permit.”
d. Time Limitations and Applicability
– Grand Openings and Event Signage:
i. Grand Opening Event Signage:
A grand opening temporary event
sign permit may be issued for a period
of up to thirty (30) days only for a new
business opening or to an existing
business relocating to an entirely new
location. One permit may authorize
display of all of the above display
items.
ii. Event Signage – General: Up
to four (4) special event permits may
be issued to each business or orga-
nization per calendar year. Each per-
mit may be valid for thirty (30) days.
One permit may authorize display of
all signage types identified in sub-
section J6b of this Section, Types of
Event Signage Allowed. A fifteen (15)
4-4-100K
4 - 67 (Revised 4/12)
day separation period is required be-
tween the end of one event permit
period and the start of another permit
period.
iii. Event Signage for Vehicle and
Vessel Sales in the Automall Over-
lay Districts: In addition to the event
signage allowed per subsection
J6d(ii) of this Section, each dealer-
ship shall be issued two (2) additional
event permits per the requirements
of subsection J6d(ii) of this Section.
e. Placement Limitations for Event
Signs:
i. Roof: No sign or advertising de-
vice, allowed per this subsection J6
shall be placed on top of a roof or ex-
tend vertically above the fascia of the
building.
ii. Perimeter Street Landscaping:
Event signage shall not be located
within required perimeter street land-
scaping. (Ord. 2877, 9-9-1974; Amd.
Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000)
7. Accessory Home Agriculture and Ag-
riculture Sales Signs:
a. Permit Requirements: There is no
permit required provided the require-
ments of this Section are met.
b. Number and Type of Allowable
Sign: One non-illuminated freestanding
sign or one A-frame sign is allowed.
c. Maximum Size: The maximum size
sign allowed is thirty-two inches (32")
wide by thirty-six inches (36") tall.
d. Display Period: The sign may be
displayed between 9:00 a.m. and 7:00
p.m.
e. Sign Location: Signs shall be lo-
cated on the subject property. Signs may
not be placed closer than four feet (4') to
the edge of a public roadway and shall
not be attached to utility poles, traffic con-
trolling devices or any other public struc-
ture.
(Ord. 3719, 4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 4832, 3-6-2000; Ord. 5640,
12-12-2011)
K. DESIGN AND CONSTRUCTION
REQUIREMENTS FOR PERMANENT
SIGNS – GENERAL:
1. General Design: Signs and sign struc-
tures shall be designed and constructed to re-
sist wind and seismic forces as specified in
this Section. All bracing systems shall be de-
signed and constructed to transfer lateral
forces to the foundations. For signs on build-
ings, the dead and lateral loads shall be
transmitted through the structural frame of
the building to the ground in such manner as
not to overstress any of the elements thereof.
The overturning moment produced from lat-
eral forces shall in no case exceed two-thirds
(2/3) of the dead-load resisting moment. Up-
lift due to overturning shall be adequately re-
sisted by proper anchorage to the ground or
to the structural frame of the building. The
weight of earth superimposed over footings
may be used in determining the dead-load re-
sisting moment. Such earth shall be thor-
oughly compacted.
2. Wind Loads: Signs and sign structures
shall be designed to resist wind forces as
specified in the adopted edition of the Interna-
tional Building Code. (Ord. 5450, 3-2-2009)
3. Seismic Loads: Signs and sign struc-
tures shall be designed and constructed to re-
sist seismic forces as specified in the adopted
edition of the International Building Code.
(Ord. 5450, 3-2-2009)
4. Combined Loads: Wind and seismic
loads need not be combined in design of
signs or sign structures; only that loading pro-
ducing the larger stresses may be used. Ver-
tical design loads, except roof live loads, shall
be assumed to be acting simultaneously with
the wind or seismic loads.
5. Allowable Stresses: The design of
wood, concrete or steel members shall con-
form to the requirements of the adopted edi-
tion of the International Building Code.
Loads, both vertical and horizontal, exerted
on the soil shall not produce stresses exceed-
ing those specified in the adopted edition of
4-4-100K
(Revised 4/12)4 - 68
the International Building Code. The working
stresses of wire rope and its fastenings shall
not exceed twenty five percent (25%) of the
ultimate strength of the rope or fasteners.
Working stresses for wind or seismic loads
combined with dead-loads may be increased
as specified in the adopted edition of the In-
ternational Building Code. (Ord. 5450,
3-2-2009)
6. Location and General Standards for
Structural Supports: The supports for all
signs or sign structures shall be placed in or
upon private property and shall be securely
built, constructed and erected in conform-
ance with the requirements of this Code.
7. Materials: Materials for construction of
signs and sign structures shall be of the qual-
ity and grade as specified for buildings in the
adopted edition of the International Building
Code. In all signs and sign structures the ma-
terials and details of construction shall, in the
absence of specified requirements, conform
with the following:
a. Structural steel shall be of such
quality as to conform with IBC Standard
No. 22-1. Secondary members in contact
with or directly supporting the display
surface may be formed of light gauge
steel, provided such members are
designed in accordance with the
specifications of the design of light gauge
steel as specified in IBC chapter 22 and
in addition shall be galvanized.
Secondary members, when formed
integrally with the display surface, shall
be not less than No. 24 gauge in
thickness. When not formed integrally
with the display surface, the minimum
thickness of the secondary members
shall be No. 12 gauge. The minimum
thickness of hot-rolled steel members
furnishing structural support for signs
shall be one-fourth inch (1/4"), except
that, if galvanized, such members shall
be not less than one-eighth inch (1/8")
thick. Steel pipes shall be of such quality
as to conform with IBC Standard No.
22-1. Steel members may be connected
with one galvanized bolt, provided the
connection is adequate to transfer the
stresses in the members. (Ord. 3719,
4-11-1983)
b. Anchors and supports, when of
wood and embedded in the soil, or within
six inches (6") of the soil, shall be of all
heartwood of a durable species or shall
be pressure-treated with an approved
preservative. Such members shall be
marked or branded by an approved
agency. (Ord. 2504, 9-23-1969; Ord.
5450, 3-2-2009)
8. Restrictions on Combustible Materi-
als: Freestanding and wall signs may be con-
structed of any material meeting the
requirements of this Code. Combination
signs, roof signs and signs on marquees shall
be constructed of incombustible materials,
except as provided in subsection K9 of this
Section. Projecting signs and under awning,
under canopy, or under marquee signs may
be constructed of any material meeting the
requirements of this Code, including fire re-
sistive treated wood. No combustible materi-
als other than approved plastics shall be used
in the construction of electric signs. (Ord.
3719, 4-11-1983)
9. Nonstructural Trim: Nonstructural trim
may be of wood, metal, approved plastics or
any combination thereof. (Amd. Ord. 4832,
3-6-2000)
10. Anchorage: Members supporting un-
braced signs shall be so proportioned that the
bearing loads imposed on the soil in either di-
rection, horizontal or vertical, shall not ex-
ceed the safe values. Braced ground signs
shall be anchored to resist the specified wind
or seismic load acting in any direction. An-
chors and supports shall be designed for safe
bearing loads on the soil and for an effective
resistance to pull-out amounting to a force
twenty five percent (25%) greater than the re-
quired resistance to overturning. Anchors
and supports shall penetrate to a depth below
ground greater than that of the frost line.
Signs attached to masonry, concrete or steel
shall be safely and securely fastened thereto
by means of metal anchors, bolts or approved
expansion screws of sufficient size and an-
chorage to support safely the loads applied.
No wooden blocks or plugs or anchors with
wood used in connection with screws or nails
shall be considered proper anchorage, ex-
4-4-100K
4 - 69 (Revised 2/15)
cept in the case of signs attached to wood
framing.
No anchor or support of any sign shall be
connected to, or supported by, an unbraced
parapet wall, unless such wall is designed in
accordance with the requirements for parapet
walls specified in the adopted edition of the
International Building Code. (Ord. 2504,
9-23-1969; Ord. 5450, 3-2-2009)
11. Size of and Materials for Display Sur-
faces: Display surfaces in all types of signs
may be made of metal, glass or approved
plastics, or other approved noncombustible
material, or wood for wood signs.
Sections of approved plastics on wall signs
shall not exceed two hundred twenty five
(225) square feet in area.
Exception: Sections of approved plastics on
signs other than wall signs may be of unlim-
ited area if approved by the Building Official.
Sections of approved plastics on wall signs
shall be separated three feet (3') laterally and
six feet (6') vertically by the required exterior
wall construction.
Exception: Sections of approved plastics on
signs other than wall signs may not be re-
quired to be separated if approved by the
Building Official.
12. Glass Panel Size, Thickness and
Type: Glass thickness and area limitations
shall be as set forth below: (Ord. 3719,
4-11-1983)
13. Approved Plastics: The Building Offi-
cial shall require that sufficient technical data
be submitted to substantiate the proposed
use of any plastic material and, if it is deter-
mined that the evidence submitted is satis-
factory for the use intended, he may approve
its use. (Ord. 2504, 9-23-1969)
14. Welding: All welding on signs or sign
structures shall be done by certified welders
holding a valid certification from King County
or other governmental jurisdiction acceptable
to the Building Official.
15. Electrical Requirements: All signs
containing electrical wiring shall be subject to
the governing electrical code and shall bear
the label of an approved testing agency. (Ord.
3719, 4-11-1983)
16. Clearance: All types of signs shall con-
form to the clearance and projection require-
ments of this Section.
17. Clearance from High Voltage Power
Lines: Signs shall be located not less than
ten feet (10') horizontally or twelve feet (12')
vertically from overhead electrical conductors
which are energized in excess of seven hun-
dred fifty (750) volts. The term “overhead
conductors” as used in this Section means
any electrical conductor, either bare or insu-
lated, installed above the ground except such
conductors as are enclosed in iron pipe or
other material covering of equal strength.
18. Clearance from Fire Escapes, Exits
or Standpipes: No sign or sign structure
shall be erected in such a manner that any
portion of its surface or supports will interfere
in any way with the free use of any fire es-
cape, exit or standpipe.
19. Obstruction of Openings Prohibited:
No sign shall obstruct any opening to such an
extent that light or ventilation is reduced to a
point below that required by the applicable
City building codes. Signs erected within five
feet (5') of an exterior wall in which there are
openings within the area of the sign shall be
constructed of incombustible material or ap-
proved plastics.
20. Standards for Supports: The support-
ing members of a sign shall be free of any un-
necessary bracing, angle iron, guy wires,
cables and similar devices. (Ord. 2504,
9-23-1969)
MAXIMUM SIZE OF EXPOSED GLASS PANEL
Any
Dimension
(Inches)
Area
(Square
Inches)
Minimum
Thickness of
Glass (Inches)
Type of
Glass
30 500 1/8
Plain, Plate
or Wired
45 700 3/16
Plain, Plate
or Wired
144 3600 1/4
Plain, Plate
or Wired
144+ 3600+ 1/4 Wired Glass
4-4-100L
(Revised 2/15)4 - 70
L. LOCATION, PERMIT, AND
INSURANCE REQUIREMENTS FOR
SIGNS PROJECTING INTO SETBACKS
OR RIGHT-OF-WAY: (Amd. Ord. 4832,
3-6-2000)
1. Maximum Sign Projection into Set-
back:
a. Signs may project within a legal set-
back a maximum of six feet (6'). (Ord.
3719, 4-11-1983; Amd. Ord. 4720,
5-4-1998)
b. Within nonresidential zones, ground
signs that are six feet (6') or less in height
may be installed within the landscape
strip of the front yard setback if the clear
vision area described in subsection C.6
of this Section is kept clear. Within resi-
dential zones, ground signs six feet (6') or
less in height may be located within the
landscape strip of the front yard setback
if the sign is set back at least five feet (5')
from any lot line. (Ord. 4720, 5-4-1998;
Ord. 5749, 1-12-2015)
2. Allowed Projections into Right-of-
Way: Signs and supporting sign structures
may project within the public right-of-way as
follows:
a. Wall Signs: The thickness of that
portion of a wall sign which projects over
public right-of-way shall not exceed
twelve inches (12"). (Ord. 3719,
4-11-1983; Ord. 4720, 5-4-1998)
b. Marquees: Marquees and the at-
tached or associated signs may extend
over the right-of-way according to the
terms of the adopted International Build-
ing Code.
c. Additional Allowances within City
Center Sign Regulation Boundaries: In
the City Center sign regulation boundar-
ies defined in subsection H2 of this Sec-
tion, the following signs may project into
the public right-of-way:
i. Wall Signs: The thickness of that
portion of a wall sign which projects
over public right-of-way shall not ex-
ceed twelve inches (12").
ii. Projecting Signs: A projecting
sign may extend over the public right-
of-way no more than four feet (4')
from the wall it is mounted on. No
sign shall extend into the public right-
of-way to within less than two feet (2')
of the curbline.
iii. Awnings, Building Canopies
and Marquees: Awnings, building
canopies, and marquees and the at-
tached or associated signs may ex-
tend over the right-of-way according
to the terms of the adopted Interna-
tional Building Code. (Ord. 4720,
5-4-1998; Ord. 5450, 3-2-2009)
3. Identification of Sign Installer: All pro-
jecting signs and signs which project into
public right-of-way shall have painted thereon
the name of the sign erector and the date of
the erection. (Ord. 3719, 4-11-1983; Amd.
Ord. 4720, 5-4-1998)
4-4-100L
4 - 70.1 (Revised 2/15)
4. Liability Insurance Required for Signs
Located on or over Public Property: (Amd.
Ord. 4832, 3-6-2000)
a. Excluding wall signs projecting
twelve inches (12") or less over a public
right-of-way, the owner of any sign lo-
cated on or over a public right-of-way
shall at the time of sign permit applica-
tion, file with the Building Official a certif-
icate of liability insurance issued by an
insurance company authorized to do
business in the State of Washington. The
City shall be named as an additional in-
sured, and notified of lapses or changes
to the insurance policy in advance of
such change. The insurance shall be in
the amount of one million dollars
($1,000,000.00) per occurrence. (Amd.
Ord. 4832, 3-6-2000)
b. An annual sign permit shall be re-
quired for any signs projecting over the
right-of-way, excluding wall signs project-
ing twelve inches (12") or less. Annual
fees shall be consistent with RMC
4-1-140M. The annual permit shall be is-
sued upon a determination that liability
insurance remains in effect, and that the
sign and supporting structure are secure.
(Ord. 4720, 5-4-1998)
(Revised 2/15)4 - 70.2
This page left intentionally blank.
4-4-100O
4 - 71 (Revised 3/13)
5. Annual Right-of-Way Use Permit Re-
quired for Signs Projecting on or over
Public Right-of-Way: An annual right-of-way
use permit shall be required for any signs pro-
jecting over the right-of-way, excluding wall
signs projecting twelve inches (12") or less.
Annual fees shall be consistent with RMC
4-1-180E. The annual permit shall be issued
upon a determination that liability insurance
remains in effect, and that the sign and sup-
porting structure are secure. (Ord. 4832,
3-6-2000)
M. DESIGN REQUIREMENTS FOR
PROJECTING SIGNS:
1. Standards: Projecting signs shall be de-
signed in accordance with the requirements
specified in subsection L of this Section. (Ord.
3719, 4-11-1983)
N. DESIGN REQUIREMENTS FOR
AWNING, CANOPY, OR MARQUEE
SIGNS:
1. Applicability of this Section: All signs
erected on, above or below a marquee shall
comply with the requirements of this Section.
2. Acceptable Location and International
Building Code Requirements:
a. Signs may be placed on, attached to
or constructed in a marquee. Such signs,
over public or private property, shall, for
the purpose of determining projection,
clearance, height and material, be con-
sidered a part of and shall meet the re-
quirements for a marquee as specified in
the adopted edition of the International
Building Code (IBC). (Ord. 4172,
9-12-1988)
b. Signs may be painted, printed, or af-
fixed upon awnings or canopies. Awnings
or canopies shall meet the applicable
provisions of the adopted International
Building Code. (Ord. 5450, 3-2-2009)
3. Under Marquee/Under Awning/Under
Canopy Sign Limitations:
a. Number: Under awning, canopy, or
marquee signs shall be limited to one
such sign per entrance for each business
establishment. (Ord. 3719, 4-11-1983,
Amd. Ord. 4720, 5-4-1998)
b. Location and Size – Outside City
Center: Where a legally constructed aw-
ning, canopy, or marquee exists which in
itself complies with the provisions of the
Renton Building Code, an “under mar-
quee” sign, no larger than twelve inches
(12") high by seventy two inches (72")
long by twelve inches (12") thick, may be
suspended below the awning, canopy, or
marquee, provided the bottom of the sign
is at least eight feet (8') above the surface
of the public or private sidewalk or walk-
way and the sign does not extend beyond
the awning, canopy, or marquee.
c. Location and Size – Within City
Center: In the City Center sign regulation
boundaries defined in subsection H2 of
this Section, under marquee signs may
not exceed a maximum square footage of
six (6) square feet, with a maximum sign
thickness of twelve inches (12"). The bot-
tom of the sign shall be at least eight feet
(8') above the surface of the public or pri-
vate sidewalk or walkway, and the sign
shall not extend beyond the awning, can-
opy, or marquee. (Ord. 4720, 5-4-1998)
O. DESIGN REQUIREMENTS FOR
ELECTRIC SIGNS:
1. Materials and Design Standards: Elec-
tric signs shall be constructed of incombusti-
ble materials, except as specified in
subsection K of this Section. The enclosed
shell of electric signs shall be watertight, ex-
cepting that service holes fitted with covers
shall be provided into each compartment of
such signs.
2. Installation: Electrical equipment used
in connection with display signs shall be in-
stalled in accordance with local regulations
regulating electrical installation.
3. Erector’s Name: Every electric sign pro-
jecting over any street or alley or public place
shall have the name of the sign erector and
date of erection. Such name and date shall
be of sufficient size and contrast to be read-
able from a reasonable distance. Failure to
provide such name and date shall be grounds
4-4-100P
(Revised 3/13)4 - 72
for rejection of the sign by the Building Offi-
cial. (Ord. 2504, 9-23-1969)
4. Label Required: All electric signs shall
bear the label of an approved testing agency.
P. INSPECTIONS:
Footing inspections shall be made by the Building
Official for all signs having footings.
Q. ALTERNATE PROVISIONS FOR
MATERIAL, CONSTRUCTION AND
DESIGN:
See RMC 4-9-250E.
R. APPEALS OF ADMINISTRATIVE
DECISIONS:
Appeals from administrative decisions in the in-
terpretation of the provisions of this Code shall be
heard by the Hearing Examiner pursuant to RMC
4-8-110.
S. VARIANCES:
Applications for variances from the provisions of
this Chapter shall be heard by the Administrator
as provided in RMC 4-8-070D and consistent with
the provisions of RMC 4-9-250B. (Ord. 3719,
4-11-1983; Amd. Ord. 5157, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
T. COMPLIANCE AND CONFISCATION
OF SIGNS: (Amd. Ord. 4856, 8-21-2000)
1. Compliance Required: It shall be un-
lawful for any person to erect, construct, en-
large, alter, repair, move, improve, convert,
equip, use or maintain any sign or structure in
the City or cause or permit the same to be
done contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 4856,
8-21-2000)
2. Removal and Storage of Illegal Signs
Authorized: Unauthorized signs or other ad-
vertising devices either wholly or partially
supported on or projecting over the public
right-of-way may be removed by the Building
Official or his representative without notice to
the owner. Such signs or devices shall be
stored at the City garage for a period not to
exceed thirty (30) days, during which time the
owner may redeem such sign or device by
payment to the City Treasurer an amount
equal to the City cost for the removal and
storage, but in no event shall the fee be less
than twenty dollars ($20.00). After expiration
of the thirty (30) day storage period, the sign
not having been redeemed, it shall be de-
stroyed or otherwise disposed of. (Ord. 3719,
4-11-1983, Amd. Ord. 4422, 10-25-1993;
Ord. 4856, 8-21-2000)
3. Confiscated Signs: All confiscated signs
shall become the property of the City. (Ord.
3719, 4-11-1983; Amd. Ord. 4856, 8-21-2000)
U. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 5062, 1-26-2004; Ord. 5159,
10-17-2005)
4-4-110 STORAGE FACILITIES,
BULK:
A. INTENT:
The intent of the regulation of bulk storage facili-
ties is to allow such facilities in a location and
manner so they are compatible with adjacent or
abutting properties and beneficial to the City and
in accordance with the State Environmental Pol-
icy Act. It is further the intent to insure that the
safety, health, welfare, aesthetics and morals of
the community are maintained at a high level.
(Ord. 5676, 12-3-2012)
B. SPECIAL REVIEW AND HIGHER
STANDARDS REQUIRED:
Due to the unique characteristics and problems
inherent in making bulk storage facilities compat-
ible with surrounding properties and environment,
the City Council finds that special review of bulk
storage facilities is required to insure the intent of
these regulations; and the City Council expressly
finds that in the Green River Valley, City of Renton
and surrounding areas, there has been a loss in
air quality and that a potential exists for a continu-
ing deterioration in this air quality due in part to
the unique meteorological and topographic char-
acteristics such as the channeling and holding of
air masses by inversions and the surrounding
hills. This degradation in air quality adversely af-
fects the livability and desirability of the City and
is injurious to the health and well-being of its citi-
zens. Those uses classified as a recognized
higher risk have higher standards applied to them
including, but not limited to, landscaping, traffic
and access and hazardous materials. These reg-
4-4-110D
4 - 73 (Revised 7/20)
ulations are to supplement and be in addition to
existing code provisions. (Ord. 2962, 9-8-1975,
Amd. Ord. 2967, 9-22-1975; Ord. 5963, 3-2-
2020)
C. SPECIAL PERMIT AND
ADMINISTRATION:
1. Special Permit Required for Bulk Stor-
age: Bulk storage may be allowed only by
special permit as specified in RMC 4-9-220.
The fee for the special permit for bulk storage
is specified in the City of Renton Fee Sched-
ule. (Ord. 3653, 8-23-1982)
2. Applicability: The Department of Com-
munity and Economic Development shall be
responsible for determining whether an appli-
cation is bulk storage. (Ord. 2962, 9-8-1975,
Amd. Ord. 2967, 9-22-1975; Ord. 5676,
12-3-2012)
3. Authority and Responsibility: The
Hearing Examiner is designated as the offi-
cial agency of the City for the conduct of pub-
lic hearings, and the Community and
Economic Development Administrator is re-
sponsible for the general administration and
coordination. The Administrator shall estab-
lish administrative procedures, which shall in-
clude, but are not limited to: preparation of
application forms, determining completeness
and acceptance of application, and establish-
ment of interdepartmental review routing pro-
cedures. (Ord. 2962, 9-8-1975, Amd. Ord.
2967, 9-22-1975, Amd. Ord. 3101,
1-17-1977, eff. 1-1-1977; Ord. 3592,
12-14-1981; Ord. 5676, 12-3-2012)
4. Provision of Information: The respon-
sibility of producing information and data to
establish that the proposed bulk storage
complies with the standards set forth in this
Section shall be on the applicant. (Ord. 2962,
9-8-1975; Amd. Ord. 2967, 9-22-1975)
5. Evaluation Criteria: The Hearing Exam-
iner shall review the impact of the proposed
use to determine whether it is compatible with
the proposed site and general area. The
Hearing Examiner may require any applica-
ble bulk standard to be up to fifty percent
(50%) more strict than specified to alleviate a
potential problem, providing it shall be
shown: (Ord. 2962, 9-8-1975; Amd. Ord.
2967, 9-22-1975; Amd. Ord. 3101,
1-17-1977, eff. 1-1-1977)
a. That because of special circum-
stances applicable to subject property, in-
cluding size, topography, location or
surroundings and special characteristics
applicable to subject facilities including
height, surface drainage, toxic sub-
stances, traffic and access, sound, liquid
waste, light and glare, odorants, flamma-
ble and explosive materials and gaseous
wastes, the strict application of the zon-
ing code and bulk storage regulations is
found to deprive neighboring properties
of rights and privileges enjoyed by other
properties in the vicinity and under identi-
cal zone classification.
b. That the application of more strict
standards will not be materially detrimen-
tal to the subject facility and will maintain
the full rights, privileges and environment
of neighboring properties.
c. That the application of such modifica-
tions shall be supported by documented
evidence of a clear and compelling na-
ture to justify such stricter standards.
(Ord. 5963, 3-2-2020)
D. DEVELOPMENT STANDARDS:
1. Height of Containers and Stock Piles:
The maximum height of all storage contain-
ers and stock piles of bulk materials and/or
products shall be forty feet (40') or that of the
structure height of the underlying zone if
more restrictive. The storage of bulk materi-
als in containers above manufacturing plants
shall not be considered as bulk storage, but
shall be classified as part of the supporting
structure. No roof shall extend beyond five
percent (5%) slopes drawn from forty foot
(40') high vertical surfaces contiguous to the
base of the structure. Only accessory items
such as, but not limited to, antennas, ladders,
light fixtures, railings, vent pipes and safety or
health related items shall be excluded from
the determination of structure height.
2. Setbacks: All structures and bulk stor-
age, except security fences, opaque screens
and signs, shall be located at least sixty feet
(60') from all public rights-of-way, wildlife hab-
itat, public areas, parks and waterways which
4-4-110D
(Revised 7/20)4 - 74
include, but are not limited to, rivers, lakes,
streams and drainage channels. In all other
instances the setbacks shall be at least
twenty feet (20') from the property line.
3. Landscaping and Screening:
a. Intent: The intent of landscaping and
screening is to minimize the visual impact
of bulk storage as viewed from adjacent
or nearby properties or facilities and to
enhance the image of the industrial areas
and the City. (Ord. 2962, 9-8-1975; Amd.
Ord. 2967, 9-22-1975)
b. Screening Required for Recog-
nized Higher Risk Storage: Those bulk
storage uses which are considered as
having a recognized higher risk shall
have a barrier as specified in subsection
D12 of this Section, Hazardous Materi-
als, with a screen that is at least eighty
percent (80%) opaque on top of the bar-
rier and set back at least twenty feet (20')
from the property line.
i. Height of Screen: The barrier
shall have a maximum height of four
feet (4') when measured as in sub-
section D12d of this Section. The
combined height of the four-foot (4')
(maximum) barrier and screen shall
be at least twenty five percent (25%)
of the height of the bulk storage pro-
vided such combination is at least
eight feet (8') high. An optional secu-
rity fence shall have at least a twenty-
foot (20') setback.
ii. Landscaping Required: All ar-
eas between the property lines and
the screen shall be landscaped ex-
cept for ingress and egress areas and
except when a second bulk storage
facility has a contiguous side or rear
property line with an existing bulk
storage facility constructed to the
standards specified in this Section.
The landscape plan shall be pre-
pared by a licensed landscape archi-
tect and approved by the
Administrator. (Ord. 5676,
12-3-2012)
iii. Tree Retention and Land
Clearing: Bulk storage and acces-
sory uses shall comply with tree re-
tention and land clearing regulations
in RMC 4-4-130. (Ord. 5828, 12-12-
2016; Ord. 5963, 3-2-2020)
c. Screening Required for Other Bulk
Storage: Those bulk storage uses not in-
cluded in subsection D3b of this Section
shall have a screen including gates and
shall be at least eighty percent (80%)
opaque surrounding the property area.
Said screen shall be at least twenty five
percent (25%) as high as the bulk stor-
age containers or stock piles provided
said screen is at least eight feet (8') high.
The screen and optional security fence
shall be set back at least twenty feet (20')
from all property lines except that for
those bulk storage facilities whose total
ownership is less than two and one-half
(2-1/2) contiguous acres in area, the
Hearing Examiner may reduce this set-
back up to fifty percent (50%) for good
cause and upon proper written applica-
tion. All areas between the property lines
and the screen shall be landscaped ex-
cept for ingress and egress areas and ex-
cept when a second bulk storage facility
has a contiguous side or rear property
line that abuts an existing bulk storage fa-
cility constructed to the standards speci-
fied in this Section provided there is at
least a twenty-foot (20') landscaped strip.
The landscape plan is to be approved by
the Administrator. A landscaped berm
may be used by itself or in combination
with a screen provided the required
height is met. The slopes of said berm
shall be a maximum of two feet (2') hori-
zontal to one foot (1') vertical. There shall
be a flat area on top of the berm with a
minimum width of two feet (2'). A retain-
ing wall may be substituted for the inter-
nal side of the berm provided the
retaining wall is approved by a licensed
engineer. (Ord. 3653, 8-23-1982; Ord.
5676, 12-3-2012; Ord. 5828, 12-12-
2016)
d. Landscaping Maintenance: The
maintenance of landscaping shall be as-
sured prior to the issuance of a building
permit by requiring one of the following
options: (i) the posting of a performance
bond for one hundred fifty percent
(150%) of the estimated cost of mainte-
4-4-110D
4 - 75 (Revised 7/20)
nance of landscaping for a three (3) year
period, (ii) the depositing with the City
Clerk of a certified or cashier’s check for
one hundred fifty percent (150%) of the
estimated cost of maintenance of land-
scaping for a three (3) year period, (iii) fil-
ing with the City Clerk a copy of a service
contract for maintenance of landscaping
for a three (3) year period, or (iv) such
other written commitments that will as-
sure satisfactory maintenance of land-
scaping for a three (3) year period. Any of
the four (4) options above are to be ap-
proved as to legal form prior to accep-
tance by the City. Landscaping is to be
maintained in a healthy, neat manner and
shall be subject to periodic inspection by
the City.
4-4-110D
(Revised 7/20)4 - 76
4. Signs Permitted: The only identification
signs permitted shall be one sign per street
frontage that shall be four feet (4') in height or
less, with a maximum of two (2) faces and no
more than thirty (30) square feet per face.
Such signs may be illuminated by external
lights. Exit and entrance signs four (4) square
feet in area or less may be placed at street en-
trances. (Ord. 2962, 9-8-1975; Amd. Ord.
2967, 9-22-1975)
5. Surface Drainage:
a. Intent: The intent of this standard is
to protect property from damage and loss
due to flooding, erosion and deposition
caused by the adverse alteration of natu-
ral drainage flow patterns and rates, and
to promote development practices which
enhance the quality, benefits and enjoy-
ment of the natural watercourses.
b. Standards: Surface drainage shall
be approved by the Development Ser-
vices Division and shall comply with the
design specifications set forth in the lat-
est editions or revisions of Standard
Specifications for Municipal Public Works
Construction by the Washington State
Chapter American Public Works Associa-
tion, and Highway Hydraulics Manual by
the Washington State Highway Commis-
sion, Department of Highways.
c. Design Criteria: The design of bulk
storage facilities and accessory uses
shall minimize the size of impervious ar-
eas, avoid soils with infiltration potential,
and reduce soil compaction to the extent
feasible, and be consistent with the Sur-
face Water Design Manual. (Ord. 5828,
12-12-2016)
4-4-110D
4 - 77 (Revised 3/17)
6. Toxic Substances:
a. Intent: The intent of this standard is
to extend to the general public basic pre-
cautions used in industry dealing with the
exposure of workers to toxic materials. As
a requisite to protecting the public health
and welfare, and especially as that public
includes the very young and other sensi-
tive members, the environment should be
kept free of unnecessary concentrations
of these toxic substances by using the
best practicable control and process
technology in all phases of manufacture
and handling and by a sincere commit-
ment to good housekeeping practices.
b. PSAPCA Standards: The ambient
air quality standards specified in Regula-
tion 1 of the Puget Sound Air Pollution
Control Agency (PSAPCA) shall apply to
all air contaminants specifically listed
therein.
c. Maximum Concentrations of Toxic
Substances:
i. Those toxic substances not spe-
cifically listed in Regulation 1 of the
PSAPCA, but released into the ambi-
ent air shall be in accordance with
the fractional quantities set forth in
subsection D6c(ii) of this Section and
for those toxic substances listed in
the most current publication, entitled
Threshold Limit Values, of the Amer-
ican Conference of Governmental
Hygienists (ACGIH).
ii. The concentration of a single
toxic substance measured in an air
sample shall not exceed one-fiftieth
(1/50) of the threshold limit value or
ceiling “C” limit value at the lot lines
or one one-hundredth (1/100) of the
threshold limit value or ceiling “C”
limit value at the lot-district line. The
concentrations of two (2) or more
substances shall be considered as in
the publication of ACGIH.
iii. Those carcinogenic substances
listed in threshold limit values having
no listed threshold limit value shall
not be detectable by the most sensi-
tive method in air samples taken at
the lot or lot-district lines.
d. Method of Measurement: The sam-
ples shall be taken by a qualified person
as per the publication of the ACGIH and
the concentrations of toxic substances
shall be measured in a certified labora-
tory or facility at the request of the Admin-
istrator. (Ord. 5676, 12-3-2012)
7. Traffic and Access Control:
a. Intent: The intent of this standard is
to promote the safety of travel on public
streets in industrial areas where dense
and variable traffic flows cause additional
hazards to persons and property and to
provide for uninterruptable access to all
properties and neighbors of a potential
major fire, emergency or hazard.
b. Access Requirements: All lots
used by an industry of recognized higher
risk shall be served on at least two (2)
sides by accesses of dimensions equal to
an industrial access street. Such ac-
cesses shall be continuously open to City
departments for clearing or repair at the
owner’s expense.
c. Emergency Vehicle Access: When
on-site emergency access is required for
fire or other emergency equipment, a
through route shall be provided and
maintained in a free and open condition
at all times, with an exit from the lot differ-
ent from the entrance and separated by
at least three hundred feet (300') when
not on opposite sides of the lot. Any fire
or emergency access, including but not
limited to this subsection, shall conform
with the recommendations of the Fire De-
partment and together with a traffic flow
pattern, when required, shall be clearly
defined on a site plan. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975;
Ord. 5806, 6-20-2016)
d. Traffic Flow, Setbacks from Ac-
cess Routes and Curb Cuts: A defini-
tive traffic flow pattern shall be provided
on the property for all traffic, both truck
and automobile, such that all traffic shall
cross lot lines traveling in a forward direc-
tion. Necessary transportation between
4-4-110D
(Revised 3/17)4 - 78
different parts of the same building or
complex of buildings when located on
one continuous lot shall be by private ac-
cess routes, confined to the property so
as to not cause unnecessary congestion
or hazards on public streets. Such on-site
access routes shall be located at a dis-
tance of at least ten feet (10'), or on the
property side of any required planting
strip, from all pedestrian sidewalks or
edge of public right-of-way. Curb cuts for
purposes of vehicular access shall be
kept to a minimum on both number and
width consistent with the property traffic
flow pattern. Curb cuts for purposes of
stormwater management shall be de-
signed to allow runoff to enter low impact
development best management prac-
tices such as bioretention. (Ord. 5828,
12-12-2016)
e. Separation of Parking from Load-
ing/Maneuvering Areas: Provisions
shall be made for the separation of park-
ing of private automobiles from any space
or area used for maneuvering, parking or
loading or any truck, vehicle or trailer ei-
ther while attached to or unattached from
any mover.
f. Overpasses: Overpasses extending
over a public right-of-way shall be limited
to pedestrian foot traffic except that con-
duits for the transmission of information
may be included if concealed within the
primary structure of the overpass. The
design, lighting and landscaping of such
structures shall clearly exhibit a high level
of aesthetic design and furthermore shall
be reviewed and approved by the Devel-
opment Services Division. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975;
Amd. Ord. 3592, 12-14-1981)
g. Paving of Access Routes: All on-
site surfaces used for daily traffic within
the lot or as a part of the traffic flow pat-
tern required in subsection D7d of this
Section shall be paved and maintained in
a good condition with an asphalt surfac-
ing, or its equivalent if approved, to pre-
vent the generation of dust or the tracking
of mud onto public rights-of-way. (Ord.
5676, 12-3-2012)
h. Surfacing of Storage Areas: Stor-
age areas not intended for maneuvering
space shall be paved with a surface sat-
isfactory to the Hearing Examiner to meet
the requirements of this Chapter and
minimize dust and control stormwater
drainage. (Ord. 3653, 8-23-1982)
8. Sound:
a. Intent: The intent of this standard is
to establish maximum sound levels for in-
dustrial sources as received in other
properties of the same or different envi-
ronmental use designation. This is ac-
complished by implementing the sound
level requirements of the Washington Ad-
ministrative Code as it applies to indus-
trial sources of sound and all sound
receptors.
b. WAC Regulations Adopted by Ref-
erence: The regulation of industrial
sounds as set forth in chapter 173-60 of
the Washington Administrative Code
(WAC), Maximum Environmental Noise
Levels, is hereby incorporated by refer-
ence.
c. Classifications: The Classifications
for Use Districts (Zoning Codes) of the
City of Renton shall be assigned the En-
vironmental Designation for Noise Abate-
ment (EDNA) Codes as follows:
(Ord. 5744, 1-12-2015; Ord. 5759, 6-22-
2015)
d. Maximum Sound Levels: The
sound level of an industrial (EDNA Class
C) sound source when measured in the
prescribed manner and location shall not
exceed the following values:
EDNA Class A:RC, R-1, R-4, R-6,
R-8, RMH, R-10,
R-14, RMF
EDNA Class B:CN, CV, CD, CA,
COR, CO, UC
EDNA Class C:IL, IH, IM
4-4-110D
4 - 79 (Revised 3/13)
e. Reduction Due to Method of Mea-
surement: All maximum sound level val-
ues for impulsive sounds shall be
reduced five (5) decibels when measured
with an A-weighted network.
f. Extension of Hours of Restric-
tions: The hours of lower sound levels
shall be extended in EDNA Class A envi-
ronments for all hours of the weekend,
from midnight Friday to midnight Sunday,
and the following holidays, as officially
observed by the City of Renton: New
Year’s Day, Independence Day, Labor
Day, Thanksgiving Day and Christmas
Day.
9. Liquid Waste:
a. Intent: The intent of this standard is
to preserve and enhance the quality of
the environment and protect the public
health and welfare by preventing the dis-
posal of liquid industrial wastes by unac-
ceptable methods and in unapproved
areas. Liquid waste shall include surface
run-off waters as per subsection D5 of
this Section, Surface Drainage, when
contaminated with chemicals, oils or
other toxic substances.
b. Discharge Regulated: The dis-
charge of all waterless liquid waste shall
be subject to the conditions of subsection
D9d of this Section and/or disposed of by
a liquid waste disposal company.
MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES FROM
EDNA CLASS C (INDUSTRIAL) SOURCE
EDNA CLASS OF
RECEPTOR
MAXIMUM SOUND
LEVEL1 (dB(A))
DURATION IN MINUTES IN
ANY ONE-HOUR PERIOD
APPLICABLE
HOURS5
A
A
A
A
A
A
A
A
60
65
70
75
50
55
60
65
Continually
152
52
1-1/22
Continually
152
52
1-1/22
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
B
B
B
B
65
70
75
80
Continually
153
53
1-1/23
All
All
All
All
C
C
C
C
70
75
80
85
Continually
154
54
1-1/24
All
All
All
All
1 Source: Chapter 172-60 WAC, “Maximum Environment Noise Levels”.
2 Total of all dB(A)s over 60 not to exceed 15 minutes in any one hour.
3 Total of all dB(A)s over 65 not to exceed 15 minutes in any one hour.
4 Total of all dB(A)s over 70 not to exceed 15 minutes in any one hour.
5 The lower noise in EDNA Class A apply to all hours of the weekends and holidays.
4-4-110D
(Revised 3/13)4 - 80
c. Standards and Permits: The dis-
charge of any water containing liquid, gas
or solid wastes in solution and/or as a
mixture into any part of the natural water
system shall comply with the standards
and compatibility requirements of the
Washington State Department of Ecology
or any successor department or agency
thereof. The Administrator shall be sup-
plied with a true copy of any and all dis-
charge permits issued to the facility by the
State of Washington Department of Ecol-
ogy. (Ord. 5676, 12-3-2012)
d. Standards for Discharge into
Sewer System: All wastes discharged
into a sewerage system shall comply with
the applicable regulations of the City of
Renton and the municipality of metropol-
itan Seattle sewerage system governing
the control and disposal of industrial
waste.
e. Disposal Schedule: All liquid
wastes undisposable by treatment, after
treatment, or by sewerage system shall
be disposed of on a scheduled basis
clearly related in both rate and magnitude
with the industrial process or source gen-
erating the waste.
f. Proof of Compliance: Upon request,
the industry shall provide substantial
proof of having disposed of liquid waste,
falling in the categories of subsection
D9e of this Section equal to or greater
than eighty percent (80%) in either vol-
ume or weight of the amount generated
during the previous six (6) months of op-
eration. Should the generation of such
liquid waste be on a sporadic basis then
the industry shall provide written evi-
dence of substantial compliance with this
subsection. (Ord. 5676, 12-3-2012)
g. Prevention of Odorants: The re-
lease of odorants or gaseous wastes
from liquid wastes awaiting disposal shall
be prevented by using adequate means
of storage and all other reasonable
means necessary.
h. Treatment of Liquid Waste: Any
treatment of liquid waste solely for the
purpose of disposal shall be permitted
when the generation of any solid or gas-
eous wastes is adequately handled in
compliance with these standards and all
other rules and regulations of State and
regional agencies. Such treatment shall
employ the best practicable control cur-
rently available to industry.
10. Light and Glare:
a. Intent: The intent of this standard is
to afford the public the safety of adequate
lighting while avoiding unnecessary glare
and exposure to excessive outdoor illu-
mination which may create a hazard or
unreasonably interfere with the relaxation
and enjoyment of public open spaces,
rights-of-way, and normal residential ac-
tivities and pursuits.
b. Method of Measurement: Illumina-
tion levels shall be measured with a pho-
toelectric photometer (light-meter) having
a spectral response similar to that of the
human eye, following the standard spec-
tral luminous efficiency curve adopted by
the International Commission of Illumina-
tion.
c. Maximum Levels: The illumination
from all sources located on a lot shall
have the maximum value of eleven (11)
lumens per square meter outside of lot
lines and six (6) lumens per square meter
outside the district line. In all cases of con-
flict the district line value shall apply. The
intrinsic brightness of any source visible
beyond the district lines shall have a max-
imum value of fifty (50) candles per
square centimeter. Intermittent, rotating
or flashing lights of an intrinsic brightness
greater than two (2) candles per square
centimeter and with a frequency greater
than once in any five (5) second time pe-
riod shall not be visible beyond district
lines unless for the sole purpose of alarm
or giving warning.
11. Odorants:
a. Intent: The intent of this standard is
to prevent the occurrence of certain of-
fensive odors in the environment by limit-
ing the concentration of chemical
compounds which are known to produce
strong olfactory responses. This stan-
dard does not attempt to determine the
4-4-110D
4 - 81 (Revised 3/13)
intrinsic or subjective good or bad quali-
ties of an odor, but only that the concen-
tration of specific constituent compounds
are above adopted values which have
been accepted for the health and well-be-
ing of the general public.
b. Maximum Levels: The concentra-
tion of specific compounds listed in the
following schedule shall not exceed the
odor threshold values in two (2) consecu-
tive air samples. Three (3) air samples
are to be taken over a two (2) hour pe-
riod, one sample each at the beginning
and end of the test period and one sam-
ple near the time midway through the
sample period. The Administrator may
establish the time of the sample period.
When more than one concentration is
listed for a substance in these standards,
the more stringent shall apply.
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT ODOR THRESHOLD1
(ppm) (mg/m
3)
Acetone
Acrolein
Allyl disulfide
Allyl mercaptan
Ammonia
320.00
15.00
0.0001
0.0005
0.037
770.00
15.00
0.00006
0.00015
0.026
Amyl alcohol
Apiole
Benzene
i-Butanol
n-Butanol
10.00
0.0063
60.00
40.00
11.00
35.00
0.057
180.00
120.00
33.00
i-Butylacetate
n-Butylacetate
n-Butylformate
Butyric acid
Camphor
4.00
7.00
17.00
0.00028
16.00
17.00
35.00
70.00
0.000001
100.00
Carbon disulfide
Carbonetetrachloride
Chlorine
Diacetyl
1,2-Dichloroethane
7.70
200.00
0.01
0.025
110.00
23.00
260.00
0.029
0.088
450.00
Diethylketone
Dimethylamine
Dimethyl sulphide
Dioxane
Ethanol
9.00
6.00
0.02
170.00
50.00
33.00
11.00
0.051
620.00
93.00
Ethylacetate
Ethyleneglycol
Ethyl mercaptan
Ethyl selenide
Ethyl selenomercaptan
50.00
25.00
0.000016
0.000062
0.0000018
180.00
90.00
0.00004
0.00035
0.000008
Ethyl sulphide
Heptane
Hydrogen selenide
Hydrogen sulphide
Iodoform
0.00025
220.00
3.00
0.0011
0.00037
0.00092
930.00
10.00
0.0015
0.0061
Ionone
Methanol
Methylacetate
Methylenechloride
Methylethylketone
0.000000059
5900.00
200.00
150.00
25.00
0.00000046
7800.00
550.00
550.00
80.00
4-4-110D
(Revised 3/13)4 - 82
(Ord. 5676, 12-3-2012)
c. Testing Procedure: The samples
shall be taken by a qualified person and
the concentrations of odorants shall be
measured in a certified laboratory or facil-
ity at the request of the Administrator.
The location for taking the three (3) sam-
ples shall remain fixed during the test pe-
riod and shall be at a point outside lot
lines, at ground level or habitable eleva-
tions and a safe and reasonable place
consistent with the location of the re-
ported violation. (Ord. 5676, 12-3-2012)
d. Monitoring Required Upon Com-
plaint: Monitoring shall be undertaken
only upon receipt of a complaint made by
a person who resides, owns property, or
is employed in the area affected by the
complained of odors, unless the area is
designated as a public use area where-
upon all complaints will be accepted.
e. Other Remedies Not Impaired:
Nothing in this standard shall be con-
strued to impair any cause of action or le-
gal remedy therefor of any person, or the
public for injury or damages arising from
the emission of any odorant in such place,
manner or concentration as to constitute
air pollution or a common law nuisance.
12. Hazardous Materials:
a. Intent: The intent of this standard is
to provide adequate separation between
highly flammable or explosive materials
used in industries of a recognized higher
risk and the neighboring properties and
public areas, total containment of all
highly flammable, toxic and polluting liq-
uid materials, limits for the stored quan-
tity of highly flammable and explosive
materials as a function of property area,
and all other reasonable safety measures
Methylformate
Methyleneglycol
Methyl-i-butylketone
Methyl mercaptan
Methylpropylketone
2000.00
60.00
8.00
0.0011
8.00
5000.00
190.00
32.00
0.0022
27.00
Octane
Ozone
Phenol
i-Propanol
n-Propanol
150.00
0.10
3.00
40.00
30.00
710.00
0.20
12.00
90.00
80.00
i-Propylacetate
n-Propylacetate
Propyl mercaptan
Pyridine
Scatole
30.00
20.00
0.000075
0.012
0.000000075
140.00
70.00
0.00023
0.04
0.0000004
Sulphur dioxide
Tetrachloroethylene
Tetrahydrofuran
Toluene
1,1,1-Trichloroethane
30.00
50.00
30.00
40.00
400.00
79.00
320.00
90.001
40.00
2100.00
Trichloroethylene
Trimethylamine
Valeric acid
Vanillin
Xylene
80.00
4.00
0.00062
0.000000032
20.00
440.00
96.00
0.0026
0.0000002
100.00
1 ppm is parts per million at 20° and 760 torr
mg/m3 is milligrams per cubic meter
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT ODOR THRESHOLD1
(ppm) (mg/m
3)
4-4-110D
4 - 83 (Revised 8/16)
deemed necessary for the protection of
people, property, and the environment
from the threat and destruction of fire
and/or explosion, and to prevent encum-
bering adjoining properties with burdens
which are related to the hazards of highly
flammable and explosive materials.
b. Off-Site Economic Burdens Pro-
hibited: An industry shall not impose
economic burdens such as, but not lim-
ited to, higher insurance rates and/or op-
erational limitations upon neighboring
facilities due to its location and hazard-
ous nature. All necessary modifications
shall be made to both such characteris-
tics and the site plan so as to not impact
neighboring facilities.
c. Barrier Required: An industry or fa-
cility storing for its own use or redistribu-
tion any highly flammable toxic or
polluting liquid of a capacity equal to or
greater than the lesser of that quantity
sufficient to result in a flow across lot
lines or a quantity of fifteen (15) cubic
inches per square foot of total lot area
shall construct a permanent continuous
barrier surrounding all buildings, struc-
tures and facilities which could contribute
to the flow. The storage in liquid form of
those materials which are normally in a
gas phase at ambient temperature and
atmospheric pressures shall be con-
tained within a barrier unless it is deter-
mined that dispersion of the resulting gas
or aerosol would be less hazardous. The
capacity of the space within the barrier
shall be one hundred percent (100%) of
the maximum possible volume of stored
liquid and the top of the barrier shall be at
least one foot (1') above this liquid level.
The barrier shall be designed and con-
structed in such a manner that there is no
visible leakage on or below any portion of
the exterior surface of the barrier which is
below the level of the confined liquid after
a forty eight (48) hour period. A report on
a test of a typical barrier section con-
structed to full scale shall be prepared by
a licensed engineer and submitted as
proof of the design. (Ord. 5676,
12-3-2012)
d. Barrier Design: The barrier shall be
of earthen material with two (2) sloping
sides extending to grade level without any
vertical cuts or retaining walls. The top of
the barrier shall be flat. The barrier shall
have a maximum vertical height of four
feet (4') when measured between the
grade level at the internal toe to the top.
The slope of the sides and width of the top
shall be according to accepted engineer-
ing design for holding ponds. The design
of the barrier shall minimize the likelihood
of damage by major earthquakes whose
epicenters are located in the Pacific
Northwest. All ingress into and egress
from the inner side of the barrier shall be
over the barrier top. The roadway shall be
constructed so as to not weaken the bar-
rier or decrease its resistance to earth-
quake damage. When the barrier and
landscaped berm are one and the same
structure no vertical cuts or retaining walls
shall be allowed in the common structure.
e. Fire Suppression System Stan-
dards: On-site fire suppression systems
shall be fully automatic with manual over-
rides from at least two (2) locations out-
side the barrier. The fire suppression
system shall be connected to central dis-
patch of the Fire Department by means of
a remote station protecting signaling sys-
tem, in accordance with the specifications
of the National Fire Code, Volume 7, of
the National Fire Protection Association.
The best practicable control shall be
used for the prevention of fires and explo-
sions, for the detection of fires and other
related hazards, and for the protection of
life and property from fires, explosions
and their related effects. (Ord. 5806, 6-
20-2016)
f. Maximum Quantities and Permit-
ted Locations: The manufacture and/or
storage of explosives or blasting agents
shall comply with the quantities and loca-
tions set forth in the following schedule
as per type of explosive, quantity to be
manufactured and/or stored and the dis-
tances from the lot lines. The quantities
are the maximum amount that shall be al-
lowed for any one company, facility or
site. The stated distances are the mini-
mum that shall be allowed.
4-4-110D
(Revised 8/16)4 - 84
g. Additional Requirements: The
manufacture and/or storage of explo-
sives, blasting agents and similar such
substances shall comply with all other
conditions and regulations as set forth in
the Washington State Explosives Act,
chapter 70-74 WAC.
h. Separation of Barrier and Fire
Code Dyke: The dyke required by the
Uniform Fire Code (with a minimum hold-
ing capacity of one hundred percent
(100%) of the single largest tank) and the
barrier required by the bulk storage regu-
lations (with a holding capacity of one
hundred percent (100%) of the total ca-
pacity of all tanks plus one foot (1')) shall
be separated by at least one hundred
feet (100') for the safety of firefighting
personnel. Such separation shall be
measured from the external toe of the
dyke to the internal toe of the barrier or
from the setback line when the internal
toe of the barrier is closer to the property
line than the required setback.
i. Combination of Requirements En-
couraged: The requirements for a bar-
rier, landscaping and opaque screen and/
or berm are encouraged to be combined
into a single configuration similar to that
shown in the second figure of subsection
D3 of this Section, Landscaped Berm
and Opaque Screen. The required
opaque screen may be satisfied by a
properly designed security fence.
j. Impervious Surfacing Required: All
exposed ground surfaces within struc-
tures intended for the containment of
spills shall be impervious to those stored
and/or handled liquids which may result
in the contamination of the underlying
soil. The ground surface within the barrier
shall be impervious unless all potential
points of spill have intermediate contain-
ment structures. Contaminating liquids
shall also include solid chemicals when
readily soluble in water and transportable
into the subsoil by dissolution in surface
water. The impervious area in the case of
such contaminated surface water shall
be determined by intercept points in an
approved drainage system.
13. Gaseous and Particulate Emissions:
a. Intent: The intent of this standard is
to limit the unnecessary generation of all
air contaminants, to decrease the annual
emissions from stationary sources and all
related transfer operations on the site by
controlling land use intensity and requir-
ing the use of the best practicable control
of the emission of airborne contaminants
to achieve and maintain a healthful envi-
ronment of clean air.
b. Preferred Process Methods: Pro-
cess methods and procedures currently
available in industry which are known to
cause fewer in number and lesser quan-
tities of air contaminants shall be used in
all cases. In addition the best practicable
control shall be used for the control and
removal of air contaminants.
c. PSAPCA Requirements: Compli-
ance with the emission and density
schedule in this subsection D13 does not
relieve the owner or operator of the facil-
ity of the responsibility of meeting the re-
quirements of Regulation 1 of the Puget
Sound Air Pollution Control Agency.
d. Substance Density Limitations:
The emission of specific substances into
the air shall be limited to the total annual
and spatial density, relative to land use
for each facility as set forth in the emis-
QUANTITY AND DISTANCE FOR EXPLOSIVE
MATERIAL MANUFACTURE AND STORAGE
EXPLOSIVE
MATERIAL1
QUANTITY
IN POUNDS
DISTANCE
FROM LOT
LINES IN FEET
Explosive –
Class A
0 to 5 280
Blasting
Agents
0 to 5
5 to 10
10 to 20
20 to 30
280
360
440
500
Explosive –
Class B and C
0 to 5
5 to 10
10 to 20
20 to 30
30 to 40
40 to 50
210
270
330
380
420
450
1Definitions and classification as per “Washington
State Explosive Act”, chapter 70-74 WAC, as
amended by Chapter 72, Laws of 1970.
4-4-110D
4 - 85 (Revised 3/13)
sion and density schedule in this subsec-
tion D13.
e. Further Emission Limitations Dur-
ing an Alert: A facility shall be capable of
achieving a condition of near-zero dis-
charge during an alert or higher stage of
operational and technical means to reach
the lowest physically possible quantity of
emissions during the entire alert period. It
shall be the responsibility of the Adminis-
trator to enforce a reduction in the pro-
cess weight to comply with this
restriction. (Ord. 5676, 12-3-2012)
f. Hydroseeding Required: All ground
surfaces not included in developmental
coverage, left in an undisturbed condition
of natural flora, or required landscaping
which may contribute to the amount of
airborne particulate matter shall be suit-
ably covered by hydroseeding or the
equivalent with grasses or other vegeta-
tion to prevent the generation of dust.
g. Report by Developer Required: It
shall be the responsibility of the devel-
oper of the facility to ascertain the infor-
mation required in the emission and
density schedule in this subsection D13
and to report such finding to the Adminis-
trator. All new facilities or expansion of ex-
isting facilities, unless exempted by the
limitations in the emission and density
schedule in this subsection D13, shall
provide an initial report covering the emis-
sion of those specific substances listed in
the emission and density schedule in this
subsection D13. The report shall cover
the first three (3) months of operation and
shall be filed with the Administrator within
thirty (30) days after the end of the report-
ing period. The report shall enumerate all
sources by type or category contributing
ten percent (10%) or more of the total
emission for each specific substance.
The total of all sources contributing less
than ten percent (10%) individually may
be grouped as one entry and if so shall
specify the number of sources included.
The report shall contain such information
or analyses as will disclose the reported
values of the emissions which are or may
be discharged by such source. The report
shall be certified by a licensed engineer.
(Ord. 5676, 12-3-2012)
h. Quarterly Reports May Be Re-
quired: Each emission greater than
twenty percent (20%) of the annual
weight per facility or spatial density, com-
puted on an annual basis, as reported in
subsection D13g of this Section shall be
reported thereafter on a quarterly basis
until such time as the total weight of the
specific emission drops below and re-
mains below the twenty percent (20%)
specified above. Such reports shall be
due and filed with the Administrator
within thirty (30) days after the end of the
reporting quarter. The beginning and
ending dates of each quarter shall be es-
tablished during the approval process.
(Ord. 5676, 12-3-2012)
i. Notification Required: Each facility
subject to this standard shall be respon-
sible for notifying the Administrator of all
new initial emissions of a substance
listed in the emission and density sched-
ule in this subsection D13 and all in-
creases in emissions of that specific
substance for existing sources, above
the twenty percent (20%) level specified
in subsection D13h of this Section. Such
notification will be in a report as per sub-
section D13g of this Section. (Ord. 5676,
12-3-2012)
j. Additional Reports Authorized: In
addition to such reports as required
above, the Administrator may designate
and employ a licensed engineer of his
choice to make an independent study
and report as to the type and quantity of
emissions which are or may be dis-
charged from the source. The Adminis-
trator shall be authorized to enter and
inspect the facility upon a showing of
need and upon the owner’s permission or
upon court order. (Ord. 5676, 12-3-2012)
k. Locational Restrictions for Facili-
ties with Emissions: The site of bulk
storage facilities emitting any of those
substances listed in the emission and
density schedule in this subsection D13
shall comply with the following limitation
on location. No new facility or expansion
of an existing facility shall be permitted
within five thousand feet (5,000') of an ex-
isting bulk storage facility if their com-
bined emission for any of the listed sub-
4-4-110D
(Revised 3/13)4 - 86
stances exceeds two (2) times the permit-
ted annual emission of the substance for
a single facility. The emissions of applica-
ble existing facilities shall be reduced as
per subsection D13l of this Section.
l. Special Emission Standards for
Existing Facilities: All existing bulk stor-
age facilities on the effective date of this
Section (9-18-1975) and emitting more
than the maximum permitted emission of
any listed substance shall be assumed
as having the maximum permitted emis-
sion for the purpose of calculating the lo-
cational density of facilities as specified
in subsection D13k of this Section. For
the purpose of this standard, existing
bulk storage facilities shall include those
facilities for which substantial construc-
tion, other than site preparation, is in
progress and as determined by the Ad-
ministrator. (Ord. 5676, 12-3-2012)
m. Compliance Later Required for
Existing Facilities: All existing facilities
qualifying under subsection D13l of this
Section shall comply with the emission
standards set forth in the emission and
density schedule in this subsection D13
within three (3) years of the effective date
of this Section. A one-time extension of
up to two (2) years may be granted upon
the showing of good cause why compli-
ance cannot be achieved within the spec-
ified time period. (Ord. 5676, 12-3-2012)
n. Efficiency Rating – Minimum:
Emission control shall be required of
those specific substances for which a re-
port is required as per subsection D13h of
this Section. Sources and/or points of
emissions within the lot lines shall be suit-
ably controlled to result in a reduction or
recovery of emissions with an overall ef-
ficiency for the facility of ninety percent
(90%) or greater when compared to the
uncontrolled facility and when the equip-
ment and technology are readily avail-
able. Sources and points of emission
shall include the carrier vehicle and trans-
fer mechanism when actively engaged in
loading or unloading operations. Control
shall include, but is not limited to, vapor
recovery systems for volatile liquids and
hoods or fully enclosed buildings with ex-
haust fans and filters or their equivalent
for transfer operations generating air-
borne particulates. Such emission control
shall be required even though the emis-
sions of the bulk storage facility are below
the maximum permitted levels. (Ord.
2962, 9-8-1975; Amd. Ord. 2967,
9-22-1975)
TOTAL ANNUAL EMISSION AND SPATIAL DENSITY
OF SPECIFIC SUBSTANCES
SUBSTANCE MEASURED AS
MAXIMUM
WEIGHT PER
FACILITY
(Tons/Year)
SPATIAL
DENSITY1
(Units/Acre) LIMITATIONS
Hydrocarbons Carbon 100.0 9.00 Tons None
Water Vapor
Sulfur Oxides
Nitrogen Dioxide
Carbon Monoxide
Photochemical Oxidants
Suspended Particulates
Arsenic
The annual emission per facility and spatial density
shall be equivalent to the allowable emissions and
ambient air concentrations established in Regulation 1
of the Puget Sound Air Pollution Control Agency
1 Fractions of an acre shall be allotted an equivalent portion of the emission and rounded out to the near-
est significant figure as shown in the table.
4-4-130C
4 - 87 (Revised 2/15)
E. VARIANCES:
In the case of hardships affecting the subject
property, variances to these bulk standards may
be granted by the Hearing Examiner subject to
the conditions of RMC 4-9-250B5. (Ord. 2962,
9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord.
3101, 1-17-1977, eff. 1-1-1977)
4-4-120 STORAGE LOTS –
OUTSIDE:
A. SCREENING REQUIRED:
Outside storage lots shall be effectively screened
by a combination of landscaping and fencing
along the perimeter.
1. Landscaping: A minimum of ten feet
(10') landscaped strip is required between the
property lines along public rights-of-way and
the fence. The landscaping shall be of size
and variety so as to provide an eighty percent
(80%) opaque screen.
2. Fencing: The entire perimeter must be
fenced by a minimum of an eight foot (8') high
sight-obscuring fence. Gates may be left un-
screened for security purposes.
B. SURFACING:
Storage areas may be surfaced with crushed rock
or similar material subject to the approval of the De-
velopment Services Division to minimize dust, con-
trol surface drainage and provide suitable access.
(Ord. 3653, 8-23-1982; Ord. 5100, 11-1-2004)
4-4-130 TREE RETENTION AND
LAND CLEARING REGULATIONS:
A. PURPOSE:
This Section provides regulations for the clearing
of land and the protection and preservation of
trees, shrubs, and ground cover plants. The pur-
poses of these regulations are to:
1. Preserve and enhance the City’s physical
and aesthetic character by minimizing indis-
criminate removal or destruction of trees,
shrubs and ground cover;
2. Implement and further the goals and pol-
icies of the City’s Comprehensive Plan for the
environment, open space, wildlife habitat,
vegetation, resources, surface drainage, wa-
tersheds, and economics;
3. Promote land development practices that
result in minimal adverse disturbance to ex-
isting vegetation and soils within the City
while at the same time recognizing that cer-
tain factors such as condition (e.g., disease,
danger of falling, etc.), proximity to existing
and proposed structures and improvements,
interference with utility services, protection of
scenic views, and the realization of a reason-
able enjoyment of property may require the
removal of certain trees and ground cover;
4. Minimize surface water and groundwater
runoff and diversion, and aid in the stabiliza-
tion of soil, and minimize erosion and sedi-
mentation, and minimize the need for addi-
tional storm drainage facilities caused by the
destabilization of soils;
5. Retain clusters of trees for the abatement
of noise and for wind protection, and reduce
air pollution by producing pure oxygen from
carbon dioxide;
6. Protect trees during construction activi-
ties from damage to tree roots, trunks, and
branches; and
7. Recognize that trees increase real estate
values.
B. APPLICABILITY:
The regulations of this Section apply to any devel-
oped lot, and property where land development or
routine vegetation management activities are un-
dertaken or planned.
C. ALLOWED TREE REMOVAL
ACTIVITIES:
Tree removal and associated use of mechanical
equipment is permitted as follows, except as pro-
vided in subsection D3 of this Section, Restric-
tions for Critical Areas – General, and in RMC
4-3-110E5b, Urban Separator Overlay Regula-
tions. Except as stated in subsection C9 of this
Section, no Routine Vegetation Management
Permit is required for the following activities/work:
1. Emergency Situations: Removal of
trees and/or ground cover by the City and/or
public or private utility in emergency situa-
tions involving immediate danger to life or
4-4-130C
(Revised 2/15)4 - 88
property, substantial fire hazards, or interrup-
tion of services provided by a utility.
2. Dangerous Trees: Removal of a dan-
gerous tree, as defined in RMC 4-11-200,
Definitions T, that has been certified as such
by a City approved, licensed landscape archi-
tect or certified arborist.
3. Maintenance Activities/Essential Tree
Removal – Public or Private Utilities,
Roads and Public Parks: Maintenance ac-
tivities including routine vegetation manage-
ment and essential tree removal for public
and private utilities, road rights-of-way and
easements, and public parks.
4. Installation of SEPA Exempt Public or
Private Utilities: Installation of distribution
lines by public and private utilities; provided,
that such activities are categorically exempt
from the provisions of the State Environmen-
tal Policy Act and RMC 4-9-070, Environmen-
tal Review Procedures.
5. Existing and Ongoing Agricultural Ac-
tivities: Clearing associated with existing
and ongoing agricultural activities as defined
in RMC 4-11-010, Definitions A.
6. Commercial Nurseries or Tree Farms:
Removal of only those trees which are
planted and growing on the premises of a li-
censed retailer or wholesaler.
7. Public Road Expansion: Expansion of
public roads, unless critical areas would be
affected (refer to subsection C12 of this Sec-
tion, Utilities, Traffic Control, Walkways, Bike-
ways Within Existing, Improved Right-of-Way
or Easements).
8. Site Investigative Work: Site investiga-
tive work necessary for land use application
submittals such as surveys, soil logs, perco-
lation tests, and other related activities includ-
ing the use of mechanical equipment to
perform site investigative work, provided the
work is conducted in accordance with the fol-
lowing requirements:
a. Investigative work should not disturb
any more than five percent (5%) of any
protected sensitive area described in
subsection D3 of this Section, Restric-
tions for Critical Areas – General, on the
subject property. In every case, impacts
shall be minimized and disturbed areas
restored.
b. In every location where site investi-
gative work is conducted, disturbed ar-
eas shall be minimized, and immediately
restored.
c. A notice shall be posted on the site
by the property owner or owner’s agent
indicating that site investigative work is
being conducted, and that the work must
minimize disturbance to the critical areas
identified in subsection D3 of this Sec-
tion, Restrictions for Critical Areas – Gen-
eral.
d. No site investigative work shall com-
mence without first notifying the Commu-
nity and Economic Development
Administrator. (Ord. 5676, 12-3-2012)
9. Minor Tree Removal Activities: Except
as provided in subsection D3 of this Section,
Restrictions for Critical Areas – General, re-
moval of trees and associated use of me-
chanical equipment is permitted at the rates
specified within the table below, provided
subsections C9a through e of this Section are
satisfied. A Routine Vegetation Management
Permit is required for removal of trees in ex-
cess of the rates listed below.
Lot Size Maximum number of significant
trees* allowed to be removed in
any twelve (12) month period
Maximum number of
significant trees* allowed to be
removed in five (5) years
Lots up to 10,000 sq. ft. 2 4
Lots 10,001 to 20,000 sq. ft. 3 6
Lots 20,001 sq. ft. or greater 6 12
*Except landmark trees (greater than a thirty inch (30") caliper) shall not be removed without a Routine
Vegetation Management Permit.
4-4-130D
4 - 89 (Revised 8/17)
a. There is not an active land develop-
ment application for the site;
b. The trees proposed for removal are
not protected trees;
c. The tree is not a landmark tree; and
d. Minimum Tree Density:
i. A minimum tree density shall be
maintained on each residentially
zoned lot, as specified in the table
below. The tree density may consist
of existing trees, replacement trees,
trees required pursuant to RMC
4-4-070F1, Street Frontage Land-
scaping Required, or a combination.
If the number of trees required in-
cludes a fraction of a tree, any
amount equal to or greater than one-
half (1/2) shall be rounded up; and
ii. Property owners are responsible
for maintaining these trees in a
healthy condition. (Ord. 5841, 6-12-
2017)
e. Rights-of-Way Unobstructed: In
conducting minor tree removal activities,
rights-of-way shall not be obstructed un-
less a right-of-way use permit is ob-
tained.
10. Landscaping or Gardening Permit-
ted: Land clearing in conformance with the
provisions of subsection C9 of this Section,
Minor Tree Removal Activities, and subsec-
tion D3 of this Section, Restrictions for Critical
Areas – General, is permitted for purposes of
landscaping or gardening; provided, that no
mechanical equipment is used.
11. Operational Mining/Quarrying: Land
clearing and tree removal associated with
previously approved operational mining and
quarrying activities.
12. Utilities, Traffic Control, Walkways,
Bikeways within Existing, Improved
Rights-of-Way or Easements: Within exist-
ing improved public road rights-of-way or
easements, installation, construction, re-
placement, operation, overbuilding, or alter-
ation of all natural gas, cable,
communication, telephone and electric facili-
ties, lines, pipes, mains, equipment or appur-
tenances, traffic control devices, illumination,
walkways and bikeways. If activities exceed
the existing improved area or the public right-
of-way, this exemption does not apply. Resto-
ration of disturbed areas shall be completed.
13. Land Development Permit Required:
Tree removal authorized by a Land Develop-
ment Permit. (Ord. 5650, 12-12-2011)
D. PROHIBITED ACTIVITIES:
1. Tree Cutting in Advance of Issuance
of Land Development Permit: There shall
be no tree removal or land clearing on any
site for the sake of preparing that site for fu-
ture development unless a Land Develop-
ment Permit, as defined in RMC 4-11-120,
Definitions L, for the City approved site. (Ord.
5450, 3-2-2009)
2. Tree Cutting or Vegetation Manage-
ment without Required Routine Vegeta-
tion Management Permit:
a. Tree cutting in excess of the limits
established in subsection C9 of this Sec-
tion, Minor Tree Removal Activities, is
prohibited unless a Routine Vegetation
Management Permit has been granted.
b. Routine vegetation management on
an undeveloped property without a Rou-
tine Vegetation Management Permit is
prohibited.
c. Use of non-exempt mechanical
equipment (mechanical equipment with
more than twenty seven (27) horse-
Type of Residential
Development
Minimum Tree Density
Multi-family
development
(attached dwellings)3
Four (4) significant trees1
for every five thousand
(5,000) sq. ft.
Single family
development
(detached dwellings)2
Two (2) significant trees1
for every five thousand
(5,000) sq. ft.
1Or the gross equivalent of caliper inches
provided by one or more trees.
2Lots developed with detached dwellings in the
R-10 and R-14 zones are exempt.
3Development in the RMF zone is exempt.
4-4-130E
(Revised 8/17)4 - 90
power) without a Routine Vegetation
Management Permit is prohibited.
3. Restrictions for Critical Areas – Gen-
eral: Unless exempted by critical areas, RMC
4-3-050C5 or Shoreline Master Program
Regulations, RMC 4-3-090, no tree removal,
or land clearing, or ground cover manage-
ment is permitted:
a. On portions of property with:
i. Critical habitats, pursuant to RMC
4-3-050K, Habitat Conservation;
ii. Streams and lakes, pursuant to
RMC 4-3-050L, Streams and Lakes;
iii. Shorelines of the State, pursu-
ant to RMC 4-3-090, Shoreline Mas-
ter Program Regulations; and
iv. Wetlands and wetland buffers,
pursuant to RMC 4-3-050M, Wet-
lands;
b. On protected slopes except as al-
lowed in this Section or in the Critical Ar-
eas Regulations, RMC 4-3-050; or
c. Areas classified as very high land-
slide hazards, except as allowed in this
Section or in the Critical Areas Regula-
tions, RMC 4-3-050.
4. Restrictions for Native Growth Protec-
tion Areas: Tree removal or land clearing
shall not be permitted within a native growth
protection area except as provided in RMC
4-3-050E4, Native Growth Protection Areas.
(Ord. 5650, 12-12-2011)
5. Tree Topping: Tree topping shall be pro-
hibited unless the City has approved the tree
for removal.
6. Removal of Landmark Tree: The re-
moval of a landmark tree (a tree with a caliper
of thirty inches (30") or greater) is prohibited
without an approved Routine Vegetation
Management Permit or a Land Development
Permit.
E. REVIEW AUTHORITY:
1. Authority and Interpretation: The
Community and Economic Development Ad-
ministrator is authorized and directed to inter-
pret and enforce all the provisions of this
Section when no other permit or approval re-
quires Hearing Examiner review. The Admin-
istrator may require retention above the
minimum standards, to require phasing of
tree retention plans, or to require any other
measures to meet the purpose of this Sec-
tion.
2. Independent Secondary Review: The
Administrator may require independent re-
view of any land use application that involves
tree removal and land clearing at the City’s
discretion. An evaluation by an independent
qualified professional regarding the appli-
cant’s analysis on the effectiveness of any
proposed removal, retention, or replacement
measures, to include recommendations as
appropriate. This review shall be paid for by
the applicant and the City shall select the
third-party review professional. (Ord. 5676,
12-3-2012)
F. PERMITS REQUIRED:
1. Land Development Permit Required
for Site Preparation: An approved land de-
velopment permit, as defined in RMC
4-11-120, Definitions L, is required in order to
conduct tree removal or land clearing on any
site for the sake of preparing that site for fu-
ture development.
2. Routine Vegetation Management Per-
mit Required for the Following Activities:
a. Routine Vegetation Management
on Undeveloped Properties: Any per-
son who performs routine vegetation
management, as defined in RMC
4-11-180, Definitions R, on undeveloped
property in the City must obtain a Routine
Vegetation Management Permit prior to
performing such work.
b. Use of Mechanical Equipment: Ex-
cept where mechanical equipment is
twenty seven (27) horsepower or less,
any person who uses mechanical equip-
ment for routine vegetation management,
land clearing, tree removal, landscaping,
4-4-130F
4 - 90.1 (Revised 8/17)
or gardening must obtain a Routine Veg-
etation Management Permit prior to per-
forming such work.
c. Tree Removal in Excess of Maxi-
mum Allowance: A Routine Vegetation
Management Permit shall be required for
(Revised 8/17)4 - 90.2
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4-4-130G
4 - 91 (Revised 9/15)
tree cutting in greater amounts than
specified under subsection C9 of this
Section, Minor Tree Removal Activities,
where tree cutting is proposed without an
associated Land Development Permit.
Any tree cutting activities shall be the
minimum necessary to accomplish the in-
tended purpose, and shall be consistent
with subsection D3 of this Section, Re-
strictions for Critical Areas – General.
Trees removed in excess of the maxi-
mum amount allowed under subsection
C9 of this Section, Minor Tree Removal
Activities, shall be subject to RMC
4-4-130H1e, Replacement Require-
ments, unless determined by the Admin-
istrator to be unfeasible in the specific
case.
d. Removal of Landmark Tree: A
Land Development Permit or Routine
Vegetation Management Permit, which
explicitly approves the removal of a land-
mark tree, as defined by RMC 4-11-200,
Definitions T, from any property. Replace-
ment trees are required if the minimum
tree density for the subject property is not
maintained upon removal of the tree. Re-
moval of a landmark tree may be granted
for situations where:
i. The tree is determined to be a
dangerous tree; or
ii. The tree is causing obvious
physical damage to structures in-
cluding but not limited to building
foundations, driveways or parking
lots, and for which no reasonable al-
ternative to tree removal exists. Rou-
tine maintenance of roofs that is
required due to leaf fall does not con-
stitute obvious physical damage to
structures; or
iii. Removal of tree(s) to provide so-
lar access to buildings incorporating
active solar devices. Windows are
solar devices only when they are
south-facing and include special
storage elements to distribute heat
energy; or
iv. The Administrator determines
the removal is necessary to achieve
a specific and articulable purpose or
goal of this Title.
3. Conditional Use Permit Required for
Timber Stand Thinning: While timber har-
vesting shall not be permitted until such time
as a valid land development is approved, a
request may be made for maintenance and
thinning of existing timber stands to promote
the overall health and growth of the stand.
Permits allowing thinning beyond the limits al-
lowed in subsection C9 of this Section, Minor
Tree Removal Activities, shall be considered
as a Conditional Use Permit by the Hearing
Examiner according to the following criteria:
a. Appropriate approvals have been
sought and obtained with the Washington
State Department of Natural Resources;
and
b. The activity shall improve the health
and growth of the stand and maintain
long-term alternatives for preservation of
trees; and
c. The activity shall meet the provisions
of subsections H4, Applicability, Perfor-
mance Standards and Alternates, and
H5, General Review Criteria, of this Sec-
tion; and
d. Thinning activities shall conform to
the basal area density recommendations
of the Washington State Department of
Natural Resources, but shall not reduce
the volume of tree canopy by more than
forty percent (40%); and
e. A Tree Retention/Land Clearing
(Tree Inventory) Plan, as defined in RMC
4-8-120D, Definitions T, shall be re-
quired. (Ord. 5650, 12-12-2011)
G. ROUTINE VEGETATION
MANAGEMENT PERMIT REVIEW
PROCESS:
Permits for routine vegetation management shall
be processed consistent with RMC 4-9-195, Rou-
tine Vegetation Management Permits.
4-4-130H
(Revised 9/15)4 - 92
H. PERFORMANCE STANDARDS FOR
LAND DEVELOPMENT/BUILDING
PERMITS:
1. Protected Trees – Retention Required:
Significant trees required to be retained pur-
suant to subsection H1a of this Section, Per-
centage of Tree Retention Based on Zones,
are considered “protected trees.” Protected
trees may contribute to each residential lot’s
required minimum tree density, but any trees
that are in excess of an individual lot’s mini-
mum tree density shall not contribute to the
total number of trees that are required to be
retained for the Land Development Permit.
Protected trees that do not contribute to a
lot’s required minimum tree density shall be
held in perpetuity within a tree protection tract
pursuant to subsection H2 of this Section,
Tree Protection Tract; protected trees on an
individual lot are the responsibility of the lot
owner and may only be removed if in compli-
ance with subsection C of this Section, Al-
lowed Tree Removal Activities. Significant
trees shall be retained as follows:
a. Percentage of Tree Retention
Based on Zones: Properties subject to
an active Land Development Permit or
building permit shall retain the following
percentages of significant trees based on
the property’s zone. Trees within critical
areas and proposed public rights-of-way
shall not contribute to the number of sig-
nificant trees required to be retained.
i. RC, R-1, R-4, R-6 and R-8
Zones: At least thirty percent (30%)
of the significant trees shall be re-
tained in a residential or institutional
development.
ii. R-10, R-14, RMF and RMH: At
least twenty percent (20%) of the sig-
nificant trees shall be retained in a
residential or institutional develop-
ment.
iii. All Other Zones: At least ten
percent (10%) of the significant trees
shall be considered protected and re-
tained in commercial or industrial de-
velopments.
iv. Utility Uses and Mineral Ex-
traction Uses: Such operations
shall be exempt from the protected
tree retention requirements of this
Section if the applicant can justify the
exemption in writing to the Adminis-
trator’s satisfaction. (Ord. 5676,
12-3-2012; Ord. 5759, 6-22-2015)
b. Priority of Tree Retention Require-
ments: Significant trees shall be retained
in the following priority order:
c. Calculating Tree Retention: Tree
retention standards shall be applied to
the developable area of a property (i.e.,
land within critical areas and their buffers,
public rights-of-way, private PUD streets,
shared driveways, and public trails shall
be excluded). If the number to be re-
tained includes a fraction of a tree, any
Priority One i. Landmark trees;
ii. Significant trees that form
a continuous canopy;
iii. Significant trees on
slopes greater than
twenty percent (20%);
iv. Significant trees adjacent
to critical areas and their
associated buffers; and
v. Significant trees over
sixty feet (60') in height or
greater than eighteen
inches (18") caliper.
Priority Two i. Healthy tree groupings
whose associated
undergrowth can be
preserved;
ii. Other significant native
evergreen or deciduous
trees; and
iii. Other significant non-
native trees.
Priority Three Alders and cottonwoods shall
be retained when all other
trees have been evaluated
for retention and are not able
to be retained, unless the
alders and/or cottonwoods
are used as part of an
approved enhancement
project within a critical area
or its buffer.
4-4-130H
4 - 93 (Revised 8/17)
amount equal to or greater than one-half
(1/2) tree shall be rounded up.
d. Minimum Tree Density: Pursuant to
subsection C9e of this Section, Minimum
Tree Density, each residential lot to be
created by subdivision shall have re-
tained, or newly planted, trees that satisfy
the lot’s minimum tree density require-
ment. Any protected tree, whether re-
tained or newly planted, that is in excess
of the individual lot’s minimum tree den-
sity shall not contribute to the total num-
ber of trees that are required to be
retained for the Land Development Per-
mit.
e. Replacement Requirements: As an
alternative to retaining trees, the Admin-
istrator may authorize the planting of re-
placement trees on the site if it can be
demonstrated to the Administrator’s sat-
isfaction that an insufficient number of
trees can be retained.
i. Replacement Ratio: When the
required number of protected trees
cannot be retained, replacement
trees, with at least a two-inch (2") cal-
iper or an evergreen at least six feet
(6') tall, shall be planted at a rate of
twelve (12) caliper inches of new
trees to replace each protected tree
removed. Up to fifty percent (50%) of
trees required pursuant to RMC
4-4-070, Landscaping, may contrib-
ute to replacement trees. The City
may require a surety or bond to en-
sure the survival of replacement
trees.
ii. Prohibited Types of Replace-
ment Trees: Unless replacement
trees are being used as part of an ap-
proved enhancement project in a crit-
ical area or buffer, they shall not
consist of the following species:
(a) All Populus species includ-
ing cottonwood (Populus tricho-
carpa), quaking aspen (Populus
tremuloides), lombardy poplar
(Populus nigra “Italica”), etc.;
(b) All Alnus species, which in-
cludes red alder (Alnus ore-
gona), black alder (Alnus
glutinosa), white alder (Alnus
rhombifolia), etc.;
(c) Salix species, which in-
cludes weeping willow (Salix
babylonica), etc.; and
(d) All Platanus species, which
include London plane tree (Pla-
tanus acerifolia), American syca-
more, buttonwood (Platanus
occidentalis), etc.
iii. Fee in Lieu: When the Adminis-
trator determines that it is infeasible
to replace trees on the site, payment
into the City’s Urban Forestry Pro-
gram fund may be approved in an
amount of money approximating the
current market value of the replace-
ment trees and the labor to install
them. The City shall determine the
value of replacement trees.
2. Tree Protection Tract: Trees required to
be retained (i.e., protected trees), and/or Ad-
ministrator approved replacement trees (ex-
cluding required street trees pursuant to
RMC 4-4-070F, Areas Required to be Land-
scaped), that are not necessary to provide
the required minimum tree density for resi-
dential lots, shall be preserved by establish-
ing a tree protection tract that encompasses
the drip line of all protected trees; however,
multiple tree protection tracts may be ap-
proved if it can be demonstrated, to the Ad-
ministrator’s satisfaction, that multiple tracts
provide a better site design and/or support
other adopted goals and purposes of this Ti-
tle.
a. Applicability: Tree protection tracts
shall be required for any protected trees
that are not located on an individual lot.
Tree protection tracts may contribute to
open space requirements, if applicable.
b. Standards:
i. Tree protection tracts should con-
sist of an aggregation of trees occu-
pying a specific area and sufficiently
uniform in species composition, size,
age, arrangement, and condition as
4-4-130H
(Revised 8/17)4 - 94
to be distinguished from adjoining ar-
eas;
ii. Trees shall be retained and
maintained pursuant to the recom-
mendations of a City approved certi-
fied arborist or licensed landscape
architect, as stated within the re-
quired Tree Retention/Land Clearing
(Tree Inventory) Plan;
iii. Amenities, as approved by the
Administrator, may be installed to fa-
cilitate passive recreation within the
tract. Such amenities might include,
but are not limited to, benches, picnic
tables, and soft surface (semi-per-
meable) trails.
c. Tract Creation and Deed Restric-
tion: The permit holder shall establish
and record a permanent and irrevocable
deed restriction on the property title of
any tree protection tract or tracts created
as a condition of a permit. Such deed re-
striction(s) shall prohibit development, al-
teration, or disturbance within the tract
except for purposes of installing Adminis-
trator approved amenities, or habitat en-
hancement activities as part of an
enhancement project, which has re-
ceived prior written approval from the
City. A covenant shall be placed on the
tract restricting its separate sale.
d. Fencing: The City shall require per-
manent fencing of the tree protection
tract. This shall be accomplished by in-
stalling a wood, split-rail fence with appli-
cable signage. The Administrator may
approve pedestrian-sized openings for
the purpose of facilitating passive recre-
ation within the tract for the benefit of the
community. The Administrator may au-
thorize alternate styles and/or materials
for the required fencing.
e. Signage Required: The common
boundary between a tree protection tract
and the abutting land must be perma-
nently identified. This identification shall
include permanent wood or metal signs
on treated wood, or metal posts. Sign lo-
cations and size specifications are sub-
ject to City review for approval.
Suggested wording is as follows: “Protec-
tion of these trees is in your care. Alter-
ation or disturbance is prohibited by law.”
f. Responsibility for Ownership and
Maintenance: The relevant homeown-
ers’ association, abutting lot owners, the
permit applicant or designee, or other
City approved entity shall have owner-
ship and responsibility for maintaining the
tree protection tract(s) and protected
trees.
g. Maintenance Covenant and Note
Required: The following note shall ap-
pear on the face of all plats, short plats,
PUDs, or other approved site plans con-
taining at least one tree protection tract,
and shall also be recorded as a covenant
running with the land on the title of record
for all affected lots on the title: “MAINTE-
NANCE RESPONSIBILITY: All owners of
lots created by or benefiting from this City
action are responsible for maintenance
and protection of the tree protection tract.
Maintenance includes ensuring that no
alterations occur within the tract and that
all vegetation remains undisturbed un-
less the express written authorization of
the City has been received.”
3. Plan Required: When a Land Develop-
ment Permit, as defined in RMC 4-11-120, is
submitted to the City it shall be accompanied
by a Tree Retention/Land Clearing (Tree In-
ventory) Plan as defined in RMC
4-8-120D20, Submittal Requirements – Spe-
cific to Application Type.
4. Applicability, Performance Standards
and Alternates: All land clearing and tree re-
moval activities shall conform to the criteria
and performance standards set forth in this
Section unless otherwise recommended in
an approved soil engineering, engineering
geology, hydrology, or forest management
plan and where the alternate procedures will
be equal to or superior in achieving the pur-
poses of this Section. All land clearing and
tree removal activities may be conditioned to
ensure that the standards, criteria, and pur-
poses of this Section are met.
5. Review Criteria: All land clearing and
tree removal activities shall comply with RMC
4-4-060, Grading, Excavation, and Mining
4-4-130H
4 - 95 (Revised 7/20)
Regulations, and shall meet the following cri-
teria:
a. The land clearing and tree removal
will not create or contribute to landslides,
accelerated soil creep, settlement or sub-
sidence, flooding, erosion, or increased
turbidity, siltation or other form of pollu-
tion in a watercourse.
b. Land clearing and tree removal will
be conducted to maintain or provide vi-
sual screening and buffering between
land uses of differing intensity, consistent
with applicable landscaping and setback
provisions of the Renton Municipal Code.
c. Land clearing and tree removal shall
be conducted so as to expose the small-
est practical area of soil to erosion for the
least possible time, consistent with an
approved build-out schedule and includ-
ing any necessary erosion control mea-
sures.
d. Land clearing and tree removal shall
be consistent with subsection D3 of this
Section, Restrictions for Critical Areas –
General, and RMC 4-3-050, Critical Ar-
eas Regulations.
e. The land clearing and tree removal
shall not create or contribute to a hazard-
ous condition, such as increased poten-
tial for blowdown, pest infestation,
disease, or other problems that may re-
sult from selectively removing trees and
other vegetation from a lot.
f. Land clearing and tree removal shall
be conducted to maximize the preserva-
tion of any tree in good health that is an
outstanding specimen because of its
size, form, shape, age, color, rarity, or
other distinction as a community land-
mark. (Ord. 5840, 6-12-2017)
6. Timing: The City may restrict the timing
of the land clearing and tree removal activi-
ties to specific dates and/or seasons when
such restrictions are necessary for the public
health, safety and welfare, or for the protec-
tion of the environment.
7. Restrictions for Critical Areas: See
subsection D3 of this Section, Restrictions for
Critical Areas – General, and RMC 4-3-050,
Critical Areas Regulations.
8. Tree/Ground Cover Retention: The fol-
lowing measures may be used in conditioning
a land development permit or building permit
proposal, to comply with the general review
criteria of subsection H5 of this Section, Gen-
eral Review Criteria:
a. Trees shall be maintained to the
maximum extent feasible on the property
where they are growing. Modification of
the tree retention and land clearing plan,
or the associated Land Development
Permit, may be required to ensure the re-
tention of the maximum number of trees.
b. The applicant may be required to re-
place trees, provide interim erosion con-
trol, hydroseed exposed soils, or other
similar conditions which would implement
the intent of this Section.
c. Trees that shelter interior trees or
trees on abutting properties from strong
winds that could otherwise cause them to
blow down should be retained. (Ord.
5676, 12-3-2012)
9. Protection Measures During Con-
struction: Protection measures in this sub-
section shall apply for all trees that are to be
retained on site and off site. Off-site trees
containing drip lines that encroach onto the
site under construction shall be considered
protected trees unless it is determined the
abutting property owner is in compliance with
subsection C of this Section, Allowed Tree
Removal Activities. All of the following tree
protection measures shall apply:
a. Construction Storage Prohibited:
The applicant may not fill, excavate,
stack or store any equipment, dispose of
any materials, supplies or fluids, operate
any equipment, install impervious sur-
faces, or compact the earth in any way
within the area defined by the drip line of
any tree to be retained.
b. Fenced Protection Area Required:
Prior to development activities, the appli-
cant shall erect and maintain six-foot (6')
high chain link temporary construction
fencing around the drip lines of all re-
4-4-130I
(Revised 7/20)4 - 96
tained trees or at a distance surrounding
the tree equal to one and one-quarter
feet (1-1/4') for every one inch (1") of
trunk caliper, whichever is greater, or
along the perimeter of a tree protection
tract. Placards shall be placed on fencing
every fifty feet (50') indicating the words,
“NO TRESPASSING – Protected Trees,”
or on each side of the fencing if less than
fifty feet (50'). Site access to individually
protected trees or groups of trees shall
be fenced and signed. Individual trees
shall be fenced on four (4) sides. In addi-
tion, the applicant shall provide supervi-
sion whenever equipment or trucks are
moving near trees.
c. Protection from Grade Changes: If
the grade level adjoining to a tree to be
retained is to be raised, the applicant
shall construct a dry rock wall or rock well
around the tree. The diameter of this wall
or well must be equal to the tree’s drip
line.
d. Impervious Surfaces Prohibited
within the Drip Line: The applicant may
not install impervious surface material
within the area defined by the drip line of
any tree to be retained, unless otherwise
approved by the City. (Ord. 5958, 12-9-
2019)
e. Restrictions on Grading within the
Drip Lines of Retained Trees: The
grade level around any tree to be re-
tained may not be lowered within the
greater of the following areas: (i) the area
defined by the drip line of the tree, or (ii)
an area around the tree equal to one and
one-half feet (1-1/2') in diameter for each
one inch (1") of tree caliper. A larger tree
protection zone based on tree size, spe-
cies, soil, or other conditions may be re-
quired. (Ord. 5676, 12-3-2012)
f. Mulch Layer Required: All areas
within the required fencing shall be cov-
ered completely and evenly with a mini-
mum of three inches (3") of bark mulch
prior to installation of the protective fenc-
ing. Exceptions may be approved if the
mulch will adversely affect protected
ground cover plants. (Ord. 5676,
12-3-2012)
g. Monitoring Required during Con-
struction: The applicant shall retain a
certified arborist or licensed landscape
architect to ensure trees are protected
from development activities and/or to
prune branches and roots, fertilize, and
water as appropriate for any trees and
ground cover that are to be retained.
h. Alternative Protection: Alternative
safeguards may be used if determined to
provide equal or greater tree protection.
(Ord. 5676, 12-3-2012; Ord. 5841, 6-12-
2017)
10. Maintenance:
a. All retained and replacement trees,
including protected trees, shall be main-
tained in perpetuity from the date of the fi-
nal Land Development Permit issued for
the project, unless tree removal is autho-
rized pursuant to this Section;
b. All retained trees and vegetation
shall be pruned and trimmed to maintain
a healthy growing condition or to prevent
limb failure;
c. With the exception of dangerous
trees specifically retained to provide wild-
life habitat, any protected tree that be-
comes a dangerous tree, as defined in
RMC 4-11-200, or any protected or re-
placement tree that is stolen, shall be re-
placed within three (3) months or during
the next planting season if the loss does
not occur in a planting season.
I. MODIFICATIONS:
The Administrator shall have the authority to
grant modifications from the provisions of this
Section pursuant to RMC 4-9-250D, Modification
Procedures, when no other permit or approval re-
quires Hearing Examiner review. (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
J. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of
any of the provisions of this Section shall be
in accordance with RMC 1-3-2, Code En-
forcement and Penalties. In a prosecution un-
der this Section, each tree removed,
damaged or destroyed will constitute a sepa-
rate violation, and the monetary penalty for
4-4-140B
4 - 97 (Revised 7/20)
each violation shall be no less than the mini-
mum penalty, and no greater than the maxi-
mum penalty of RMC 1-3-2P, Penalties.
2. Additional Liability for Damage: In ad-
dition, any person who violates any provision
of this Section or of a permit shall be liable for
all damages to public or private property aris-
ing from such violation, including the cost of
restoring the affected area to its condition
prior to such violation.
3. Restoration Required: The City may re-
quire replacement of all improperly removed
ground cover with species similar to those
which were removed or other approved spe-
cies such that the biological and habitat val-
ues will be replaced. Restoration shall
include installation and maintenance of in-
terim and emergency erosion control mea-
sures that shall be required as determined by
the City.
4. Replacement Required: The City may
require, for each tree that was improperly cut
and/or removed in violation of this Section,
replacement planting with one or more trees
of equal quality and species at a ratio of one-
to-one (1:1) caliper inches. The replacement
trees will be of sufficient caliper to adequately
replace the lost tree(s), and be a minimum of
two (2) caliper inches. The City may require a
bond to ensure the survival of replacement
trees. If the Administrator determines that it is
infeasible to replace trees on the site, pay-
ment into the City’s Urban Forestry Program
fund may be approved in an amount of
money approximating the current market
value of the replacement trees and the labor
to install them. The City shall determine the
value of replacement trees. (Ord. 5867, 12-
11-2017)
5. Stop Work: For any parcel on which
trees and/or ground cover are improperly re-
moved and subject to penalties under this
Section, the City shall stop work on any exist-
ing permits and halt the issuance of any or all
future permits or approvals until the property
is fully restored in compliance with this Sec-
tion and all penalties are paid. (Ord. 4219,
6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord.
4851, 8-27-2000; Ord. 4963, 5-13-2002; Ord.
5132, 4-4-2005; Ord. 5137, 4-25-2005; Ord.
5304, 9-17-2007; Ord. 5748, 1-12-2015)
4-4-140 WIRELESS
COMMUNICATION FACILITIES:
A. PURPOSE:
The purposes of this Section are to:
1. Provide a variety of locations and options
for wireless communication providers while
minimizing the visual impacts associated with
wireless communication facilities;
2. Encourage creative approaches in locat-
ing and designing wireless communication
facilities that blend in with the surroundings of
such facilities;
3. Provide standards that comply with the
Telecommunications Act of 1996 (“the Tele-
communications Act”); the provisions of this
Section are not intended to and shall not be
interpreted to prohibit or have the effect of
prohibiting personal wireless services as de-
fined in the Telecommunications Act; and
4. Administer the provisions of this Section
in such a manner as to not unreasonably dis-
criminate between providers of functionally
equivalent personal wireless services, as de-
fined in the Telecommunications Act.
B. GOALS:
1. Commercial Wireless Facilities:
a. Encourage the location of towers in
nonresidential areas and minimize the to-
tal number of towers throughout the com-
munity;
b. Encourage the joint use of new and
existing towers;
c. Encourage users of towers and an-
tennas to locate them, to the extent feasi-
ble, in areas where the visual impact on
the community is significantly minimized;
d. Encourage users of towers and an-
tennas to configure them in a way that
minimizes the visual impact of the towers
and antennas; and
e. Enhance the ability of the providers
of telecommunications services to pro-
4-4-140C
(Revised 7/20)4 - 98
vide such services to the community
quickly, effectively, and efficiently.
2. Amateur Radio Antennas: The goals of
this Section are to ensure the interests of
neighboring property owners are considered
while reasonably accommodating amateur
radio communications so as to comply with
applicable Federal law. These regulations are
not intended to preclude amateur radio com-
munications. (Ord. 5675, 12-3-2012)
C. APPLICABILITY AND AUTHORITY:
No person shall place, construct, reconstruct or
modify a wireless communication facility within
the City without an Administrator issued permit,
except as provided by this Title or chapter 5-19
RMC, and a Building Official issued permit. The
Administrator shall have discretion to approve or
deny elements of a WCF where standards pro-
vide flexibility or subjectivity; the same discretion
is given to the Hearing Examiner for applications
requiring a public hearing. (Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
D. COLLOCATION REQUIRED:
1. Evaluation of Existing Support Struc-
tures: With the exception of support struc-
tures to facilitate the deployment of small cell
facilities, no new support structure shall be
permitted unless the applicant demonstrates
to the Administrator’s satisfaction that no ex-
isting tower or support structure can accom-
modate the applicant’s proposed WCF.
Evidence submitted to demonstrate that an
existing tower or structure cannot accommo-
date the applicant’s proposed antenna may
consist of any of the following:
a. No existing towers or structures are
located within the geographic area re-
quired to meet the applicant’s engineer-
ing requirements.
b. Existing towers or structures are not
of sufficient height to meet the applicant’s
engineering requirements.
c. Existing towers or structures do not
have sufficient structural strength to sup-
port the applicant’s proposed antenna
and related equipment.
d. The applicant’s proposed antenna
would cause electromagnetic interfer-
ence with the antenna on the existing
towers or structures, or the antenna on
the existing towers or structures would
cause interference with the applicant’s
proposed antenna.
e. The fees, costs, or contractual provi-
sions required by the owner in order to
share an existing tower or structure or to
adapt an existing tower or structure for
sharing are unreasonable. Costs exceed-
ing new tower development are pre-
sumed to be unreasonable.
f. The applicant demonstrates that
there are other limiting factors that render
existing towers and structures unsuit-
able.
2. Cooperation of Providers in Colloca-
tion Efforts: With the exception of support
structures deploying small cell facilities, a
permittee shall cooperate with other provid-
ers in collocating additional antennas on sup-
port structures, provided the proposed
collocators have received a building permit
for such use at the site from the City. A per-
mittee shall exercise good faith in collocating
with other providers and sharing the permit-
ted site, provided such shared use does not
give rise to a substantial technical level of im-
pairment of the ability to provide the permitted
use (i.e., a significant interference in broad-
cast or reception capabilities as opposed to a
competitive conflict or financial burden). Such
good faith shall include sharing technical in-
formation to evaluate the feasibility of collo-
cation. In the event a dispute arises as to
whether a permittee has exercised good faith
in accommodating other users, the City may
require a third-party technical study at the ex-
pense of either or both the applicant and per-
mittee.
3. Reasonable Efforts: All applicants shall
demonstrate reasonable efforts in developing
a collocation alternative for their proposal.
E. ALTERATION OF EXISTING
WIRELESS COMMUNICATION FACILITY
(WCF) SUPPORT STRUCTURES:
1. Minor Alteration: A proposed colloca-
tion and/or modification to a lawfully existing
WCF support structure that does not sub-
4-4-140F
4 - 99 (Revised 7/20)
stantially change the physical dimensions of
the WCF shall be a minor alteration and ex-
empt from conditional use permit require-
ments. A minor alteration is an eligible
facilities request as that term is used pursu-
ant to Section 6409(a) of the Spectrum Act
and its implementing regulations. A modifica-
tion substantially changes the physical di-
mensions of an eligible support structure if it
meets any of the following criteria:
a. Height: For towers other than towers
in the public rights-of-way, it increases
the height of the tower by more than ten
percent (10%), or by the height of one ad-
ditional antenna array with separation
from the nearest existing antenna not to
exceed twenty feet (20'), whichever is
greater; for other eligible support struc-
tures, it increases the height of the struc-
ture by more than ten percent (10%) or
more than ten feet (10'), whichever is
greater;
b. Width: For towers other than towers
in the public rights-of-way, it involves
adding an appurtenance to the body of
the tower that would protrude from the
edge of the tower more than twenty feet
(20'), or more than the width of the tower
structure at the level of the appurte-
nance, whichever is greater; for other eli-
gible support structures, it involves
adding an appurtenance to the body of
the structure that would protrude from the
edge of the structure by more than six
feet (6');
c. Equipment Cabinets:
i. For any eligible support structure,
it involves installation of more than
the standard number of new equip-
ment cabinets for the technology in-
volved, but not to exceed four (4)
cabinets; and
ii. For towers in the public rights-of-
way and base stations, it involves in-
stallation of any new equipment cab-
inets on the ground if there are no
preexisting ground cabinets associ-
ated with the structure; or involves in-
stallation of ground cabinets that are
more than ten percent (10%) larger in
height or overall volume than any
other ground cabinets associated
with the structure;
d. Excavation: It entails any excava-
tion or deployment outside the current
site;
e. Concealment: It would defeat the
concealment elements of the eligible
support structure; or
f. Entitlement: It does not comply with
conditions associated with the siting ap-
proval of the construction or modification
of the eligible support structure or base
station equipment; provided, however,
that this limitation does not apply to any
modification that is noncompliant only in
a manner that would not exceed the
thresholds identified in subsections E1a
through d of this Section.
2. Major Alteration: Any change that is not
a minor alteration is a major alteration.
3. Original Dimensions: An increase in
height and/or width of a WCF due to a collo-
cation and/or modification shall be measured
against the dimensions of the original support
structure in cases where deployments are or
will be separated horizontally, such as on
buildings’ rooftops; in other circumstances,
changes in height should be measured from
the dimensions of the tower or base station,
inclusive of originally approved appurte-
nances and any modifications that were ap-
proved prior to the passage of the Spectrum
Act.
4. Review Time Period: Requests for mi-
nor alterations, as described in this subsec-
tion, shall be reviewed for completeness and
approval or denial within sixty (60) days.
(Ord. 5798, 4-25-2016)
F. STANDARDS AND REQUIREMENTS
FOR ALL TYPES OF WIRELESS
COMMUNICATIONS FACILITIES:
1. Equipment Shelters/Cabinets:
a. Location: Except for equipment re-
lated to small cell facilities and temporary
wireless communication facilities, equip-
ment shelters and cabinets used to
4-4-140F
(Revised 7/20)4 - 100
house related equipment should be lo-
cated within buildings or placed under-
ground, unless it is infeasible. However,
in those cases where it can be demon-
strated by the applicant that the equip-
ment cannot be located in buildings or
underground, equipment shelters or cab-
inets shall be screened to the Administra-
tor’s satisfaction.
b. Screening: Equipment shelters and
cabinets for all facilities other than small
cell facilities and temporary wireless
communication facilities shall be sur-
rounded by a fifteen-foot (15') wide sight-
obscuring landscape buffer along the
outside perimeter of required security
fencing with a minimum height that is no
less than the height of the compound
fence at any point; however, existing to-
pography, vegetation and other site char-
acteristics may provide relief from the
screening requirement. The required
landscaped areas shall include an auto-
mated irrigation system, unless the appli-
cant is able to justify an exception to this
requirement to the Administrator’s satis-
faction. Related equipment facilities lo-
cated on the roof of any building need not
be landscaped but shall be screened on
all sides in a manner that complements
and blends with the surroundings so as to
be shielded from view. Related equip-
ment facilities shall not be enclosed with
exposed metal surfaces. Equipment
shelters and cabinets for small cell facili-
ties shall be concealed in accordance
with subsection J of this Section. (Ord.
5798, 4-25-2016)
c. Size: Except for equipment related to
temporary wireless communication facili-
ties, the applicant shall provide docu-
mentation that the size of any equipment
shelters or cabinets is the minimum nec-
essary to meet the provider’s service
needs, and meets any size requirements
of this Code. The area of the compound
may be greater than is necessary in order
to accommodate future collocations, but
the area reserved for future equipment
shelters/cabinets shall be the minimum
necessary for the documented WCF ca-
pacity. (Ord. 5676, 12-3-2012)
d. Generators: Except for temporary
wireless facilities, the following standards
apply to generators powering all types of
wireless communication facilities:
i. Architectural integration is re-
quired (if applicable).
ii. To the extent feasible, genera-
tors shall be enclosed along with the
related equipment. Similar to equip-
ment shelters, the screening for the
generator shall utilize similar building
materials, colors, accents, and tex-
tures as the primary building; if no
buildings exist on site, ensure that
the building is designed to blend in
with the environment.
iii. A screening wall and/or land-
scaping material shall be required to
mitigate visual impacts.
iv. Fences shall be constructed of
materials that complement and blend
in with the surroundings.
v. Anti-graffiti finish shall be applied
to all solid fences, walls, and gates.
vi. A noise analysis shall be re-
quired to demonstrate that the gener-
ator will operate within allowed noise
limits if the generator is the sole
power source.
2. Maximum Height: All wireless commu-
nication facilities shall comply with RMC
4-3-020, Airport Related Height and Use Re-
strictions. In addition, all wireless communi-
cation facilities shall comply with the height
limitation of the applicable zoning district, ex-
cept as follows:
a. Monopole I: Less than sixty feet
(60') for all zones. Antennas may extend
sixteen feet (16') above the monopole I
support structure.
b. Monopole II: No more than thirty five
feet (35') higher than the maximum
height for the applicable zoning district,
or one hundred fifty feet (150'), whichever
is less. Antennas may extend sixteen feet
(16') above the monopole II support
structure.
4-4-140F
4 - 101 (Revised 7/20)
c. Stealth Towers: The maximum al-
lowed height of a stealth tower shall be
one hundred fifty feet (150'); however, the
allowed height for a specific type of
stealth facility shall be determined
through the Conditional Use Permit re-
view process and the standards of this
Section.
d. Rooftop WCF: Concealed and/or
camouflaged WCFs erected on a rooftop
may extend up to sixteen feet (16') above
the allowed zone height.
e. Utility Poles:
i. Proposed replacement utility
poles, for the purpose of siting wire-
less communication facilities other
than small cell facilities, shall be no
more than twenty feet (20') taller than
adjacent utility poles;
ii. Utility poles used for the siting of
wireless communication facilities
other than small cells on residentially
zoned private property shall be no
taller than forty five feet (45'), unless
those poles are transmission utility
poles, in which case the proposed re-
placement utility pole cannot be
more than twenty feet (20') taller than
the existing pole;
iii. Small cell facility deployments
on existing and replacement utility
poles shall be regulated in accor-
dance with subsection J of this Sec-
tion. (Ord. 5798, 4-25-2016)
3. Visual Impact: Site location and devel-
opment shall preserve the pre-existing char-
acter of the surrounding buildings and
landscape to the extent consistent with the
function of the communications equipment.
Towers shall be integrated through location
and design to blend in with the existing char-
acteristics of the site to the extent practical.
Existing on-site vegetation shall be preserved
or improved, and disturbance of the existing
topography shall be minimized, unless such
disturbance would result in less adverse vi-
sual impact to the surrounding area. Towers,
antennas and related equipment shall be uni-
formly painted a nonreflective neutral color
that best matches the colors within the imme-
diately surrounding built and natural land-
scape in order to reduce the contrast
between the WCF and the landscape.
4. Setbacks: Towers shall be set back from
each property line by a distance equal to the
tower height, unless an engineering analysis
concludes that a reduced setback is safe for
abutting properties and the Administrator de-
termines that a reduced setback is appropri-
ate for the site.
5. Maximum Noise Levels: No equipment
shall be operated so as to produce noise in
levels above forty five (45) decibels as mea-
sured from the nearest property line on which
the wireless communication facility is located.
Operation of a back-up power generator in
the event of power failure or the testing of a
back-up generator between eight o’clock
(8:00) a.m. and nine o’clock (9:00) p.m. are
exempt from this standard. No testing of
back-up generators shall occur between the
hours of nine o’clock (9:00) p.m. and eight
o’clock (8:00) a.m.
6. Fencing: Security fencing shall be re-
quired and shall be painted or coated with a
nonreflective neutral color. Fencing shall
comply with the requirements listed in RMC
4-4-040, Fences, Hedges, and Retaining
Walls.
7. Lighting: Towers or antennas shall not
be artificially lighted, unless required by the
FAA or other applicable authority. If lighting is
required, the Administrator may review the
available lighting alternatives and approve the
design that would cause the least disturbance
to the surrounding views. Security lighting for
the equipment shelters or cabinets and other
on-the-ground ancillary equipment is also
permitted, as long as it is appropriately down
shielded to keep light within the boundaries of
the compound. (Ord. 5675, 12-3-2012)
8. Advertising Prohibited: No lettering,
symbols, images, or trademarks large
enough to be legible to occupants of vehicu-
lar traffic on any abutting roadway shall be
placed on or affixed to any part of a WCF
tower, antenna array or antenna, other than
as required by FCC regulations regarding
tower registration or other applicable law. An-
tenna arrays designed and approved to be lo-
cated on or within signs or billboards as a
4-4-140G
(Revised 7/20)4 - 102
stealth tower, small cell, or a concealed or
camouflaged WCF, shall not be construed to
be in violation of this prohibition. (Ord. 5676,
12-3-2012)
9. Building Standards: Support structures
shall be constructed so as to meet or exceed
the most recent Electronic Industries Associ-
ation/Telecommunications Industries Associ-
ation (EIA/TIA) 222 Revision G Standard
entitled: “Structural Standards for Steel An-
tenna Towers and Antenna Supporting Struc-
tures” (or equivalent), as it may be updated or
amended. Prior to issuance of a building per-
mit the Building Official shall be provided with
an engineer’s certification that the support
structure’s design meets or exceeds those
standards. (Ord. 5675, 12-3-2012)
10. Radio Frequency Standards: The ap-
plicant shall ensure that the wireless commu-
nication facility (WCF) will not cause localized
interference with the reception of area televi-
sion or radio broadcasts. If the City finds that
the WCF interferes with such reception, and
if such interference is not remedied within
thirty (30) calendar days, the City may revoke
or modify a Building and/or Conditional Use
Permit. (Ord. 5675, 12-3-2012)
G. CONCEALED WIRELESS
COMMUNICATION FACILITY
STANDARDS:
Additions or modifications to buildings shall com-
plement the existing design, bulk, scale, and sym-
metry of the building, and minimize the addition of
bulk and clutter. Except as otherwise provided in
subsection J of this Section for small cell facilities,
concealed WCFs shall adhere to the following
standards:
1. Building Addition: All antennas shall be
fully concealed within a structure that is archi-
tecturally compatible with the existing build-
ing. Roof top additions shall be concealed on
all sides.
2. Related Equipment: The related equip-
ment shall be completely concealed inside a
structure or inside an underground vault.
Concrete masonry unit (CMU) walls and pre-
fabricated facilities do not meet the intent of a
concealed WCF. Equipment enclosures shall
be designed to be compatible with the exist-
ing building/structure.
3. Materials: Fiberglass reinforced plastic
or radio frequency transparent materials may
be used to screen and integrate a WCF with
an existing building. Visible transition lines
between the old and new surfaces are prohib-
ited.
4. Architectural Elements: New architec-
tural features such as columns, pilasters, cor-
bels, or other ornamentation that conceal
antennas may be used if they complement
the architecture of the existing building.
5. Residential Buildings: Wireless com-
munication facilities shall not be located on
residential buildings except for multi-family
structures constructed pursuant to the Inter-
national Building Code as an occupancy
group R-2, which may serve as a support
structure if the interior wall or ceiling immedi-
ately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator
shafts, mechanical rooms, etc.).
H. CAMOUFLAGED WIRELESS
COMMUNICATION FACILITY
STANDARDS:
Additions or modifications to buildings shall com-
plement the existing design, bulk, scale, and sym-
metry of the building, and minimize the addition of
bulk and clutter. Except as otherwise provided in
subsection J of this Section for small cell facilities,
camouflaged WCFs shall adhere to the following
standards:
1. Architectural Integration: Antennas
may be mounted to a building if the antennas
do not interrupt the building’s architectural
theme.
a. When feasible, camouflaged WCFs
shall employ a symmetrical, balanced de-
sign for all facade-mounted antennas.
For multiple deployments on one struc-
ture, subsequent applications will be re-
quired to provide for consistent design,
architectural treatment and symmetry in
placing antennas on the structure’s exte-
rior with any existing WCFs on the same
side of the structure.
b. When feasible, interruption of archi-
tectural lines or horizontal or vertical re-
veals is prohibited.
4-4-140I
4 - 103 (Revised 7/20)
2. Materials:
a. Mounting Hardware: Utilize the
smallest mounting brackets necessary in
order to provide the smallest offset from
the building.
b. Concealment: Utilize skirts or
shrouds on the sides and bottoms of an-
tennas in order to conceal mounting
hardware, create a cleaner appearance,
and minimize the visual impact of the an-
tennas. Exposed cabling is prohibited.
c. Paint: Paint and texture antennas to
match the adjacent building surfaces.
3. Antennas:
a. Antennas shall be no longer or wider
than the facade on which they are pro-
posed.
b. When panel antennas are un-
screened, they shall be mounted no more
than twelve inches (12") from the building
facade.
c. No exposed mounting apparatus
shall remain on a building facade without
the associated antennas.
4. Residential Buildings: Wireless com-
munication facilities shall not be located on
residential buildings except for multi-family
structures constructed pursuant to the Inter-
national Building Code as an occupancy
group R-2, which may serve as a support
structure if the interior wall or ceiling immedi-
ately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator
shafts, mechanical rooms, etc.).
I. STEALTH TOWER STANDARDS:
The following standards for each type of stealth
tower are the minimum necessary to meet the in-
tent of effectively disguising the tower. Standards
for types of stealth towers not identified within this
subsection will be determined on a case-by-case
basis by the Administrator through the Condi-
tional Use Permit criteria pursuant to RMC
4-9-030E, Decision Criteria – Wireless Communi-
cation Facilities.
1. Faux Trees:
a. Location: Faux trees shall be lo-
cated within one hundred feet (100') of
existing trees, unless photo simulations
show, to the Administrator’s satisfaction,
that the proposed faux tree would be ap-
propriate for the site.
b. Height: The faux tree may exceed
the average height of nearby trees by no
more than twenty percent (20%) or thirty
feet (30'), whichever is greater.
c. Authenticity: Faux trees shall repli-
cate the shape, structure, and color of
live trees common to the area. Plans
shall provide detailed specifications re-
garding the number and spacing of
branches, bark, foliage, and colors. All
faux trees shall incorporate a sufficient
number of branches (no less than three
(3) branches per linear foot of height) and
design materials (e.g., faux bark) so that
the structure appears as natural in ap-
pearance as feasible. Branches shall not
be required for the lowest twenty feet
(20') of the trunk.
d. Concealment:
i. All cables and antennas shall be
painted to match the color of the
trunk.
ii. Antenna socks are mandatory for
all antennas (and similar compo-
nents) located on a faux tree.
2. Flagpoles:
a. Location and Height: The height,
diameter and location of the flagpole
shall be compatible with the surrounding
area, as determined by the Administrator.
The flagpole shall be tapered in order to
maintain the appearance of an authentic
flagpole.
b. Authenticity: Flags shall comply
with the U.S. Flag Code. Allowed flags in-
clude national, state, county and munici-
pal flags properly displayed. In addition,
one corporate or institutional flag may be
properly displayed at each site.
4-4-140J
(Revised 7/20)4 - 104
c. Concealment: Antennas shall be
enclosed within the pole or a radome. If a
radome is used, it shall have a diameter
no greater than one hundred fifty percent
(150%) of the diameter of the pole at the
height where the radome will be
mounted. The length of the radome shall
not be greater than one-third (1/3) of the
height of the proposed light pole. All ca-
bles shall be routed directly from the
ground up through the pole. Cable cover-
ings are prohibited.
3. Sports Field Lights:
a. Location and Height: Utilization of
an existing or replacement sports field
light as a WCF support structure shall
only be permitted on sites where a sports
field exists. The height, diameter and lo-
cation of the sports field light(s) shall be
compatible with the surrounding area, as
determined by the Administrator.
b. Authenticity: Sports field lights shall
be uniform (style, height, etc.) with the
exception of the WCF. The sports field
lights shall provide consistent illumination
for the sports field.
c. Concealment:
i. Antennas shall be no more than
twenty feet (20') above the light
source.
ii. All cables shall be routed directly
from the ground up through the pole.
Cable coverings are prohibited.
iii. Paint antennas and mounting
apparatus the same color as the
pole.
4. Freestanding Signs:
a. Sign Permit Required: Towers rep-
licating a sign shall be subject to RMC
4-4-100, Sign Regulations, and a sepa-
rate sign permit shall be required.
b. Concealment:
i. All antennas shall be completely
screened by the facade of the sign or
by fiberglass reinforced plastic or ra-
dio frequency transparent materials.
ii. All cables and conduit to and
from the sign shall be routed from un-
derneath the foundation up into the
pole. Cable coverings may be al-
lowed in limited circumstances in sit-
uations where they are minimally
visible and designed to integrate with
the sign.
J. SMALL CELL/DISTRIBUTED
ANTENNA SYSTEMS STANDARDS:
Small cell deployment includes small cell facili-
ties, microcells, and small cell networks. The fol-
lowing provisions establish design and
concealment standards for small cell facilities and
in appropriate situations, criteria for the establish-
ment of standards for small cell deployments sub-
ject to a concealment element plan; provided,
however, that any small cell, microcell, or small
cell network component which is not exempt from
SEPA review shall comply with RMC 4-9-070, En-
vironmental Review Procedures. These stan-
dards shall also apply to distributed antenna
systems when equipment is installed outside of a
building. Throughout this Section, unless context
clearly provides otherwise, the term “small cell fa-
cilities” refers to small cell facilities, microcells,
small cell networks, and distributed antenna sys-
tems.
1. Preferred Concealment Techniques:
Small cell facilities complying with the pre-
ferred concealment techniques described in
this subsection shall be considered a permit-
ted use. Facilities complying with the pre-
ferred concealment techniques in this
subsection require a small cell permit, subject
to the Type I permit procedures in RMC 4-8-
080, Permit Classification. In addition, small
cell facilities located on or over the public
right-of-way also require a right-of-way use
permit, unless the Administrator allows use of
the public right-of-way and conditions thereof
to be incorporated into a franchise agree-
ment.
a. Building Attachment: Antennas
may be mounted to a building if the an-
tennas do not interrupt the building’s ar-
chitectural theme.
i. Small cell facilities attached to the
side or roof of buildings shall employ
4-4-140J
4 - 105 (Revised 7/20)
a symmetrical, balanced design for
all facade-mounted antennas. Sub-
sequent deployments will be re-
quired to ensure consistent design,
architectural treatment and symme-
try when placing antennas on the
structure’s exterior with any existing
small cell facilities on the same side
of the structure.
ii. The interruption of architectural
lines or horizontal or vertical reveals
is prohibited unless demonstrated to
be unavoidable.
iii. New architectural features such
as columns, pilasters, corbels, or
other ornamentation that conceal an-
tennas may be used if they comple-
ment the architecture of the existing
building.
iv. Small cell facilities shall utilize
the smallest mounting brackets nec-
essary in order to provide the small-
est offset from the building.
v. Skirts or shrouds shall be utilized
on the sides and bottoms of anten-
nas in order to conceal mounting
hardware, create a cleaner appear-
ance, and minimize the visual impact
of the antennas. Exposed conduit,
cabling and wiring are prohibited.
vi. Small cell facilities shall be
painted and textured to match the ad-
jacent building surfaces.
vii. All installations of small cell fa-
cilities shall have permission from
the pole/structure owner to install fa-
cilities on such structure.
b. Projecting or Marquee Sign:
i. Small cell facilities replicating a
projecting or marquee sign shall be
subject to RMC 4-4-100, Sign Regu-
lations. A sign permit is required un-
less the small cell facilities are placed
entirely within an existing sign.
ii. All antennas shall be completely
screened by the facade of the sign.
iii. All cables and conduit to and
from the sign shall be routed from
within the building wall. Cable cover-
ings may be allowed on the exterior
of the building wall in limited circum-
stances in situations where they are
minimally visible and concealed to
match the adjacent building sur-
faces.
c. Parking Lot Lighting: Small cell fa-
cilities are permitted as attachments to or
replacements of existing parking lot light
fixtures. The design of the parking lot
light fixture shall be in accordance with
RMC 4-4-075, Lighting, Exterior On-Site;
provided, that a pole extender up to six
feet (6') in height may be utilized.
d. Street Light Poles and Traffic Sig-
nal Poles in Urban Design Districts:
For the purposes of this Section, urban
design districts are those districts defined
in RMC 4-3-100, Urban Design Regula-
tions. In an urban design district, an exist-
ing street light pole or traffic signal pole
(but not a wooden utility pole) may be re-
placed or added on to accommodate
small cell antennas and related equip-
ment subject to the following require-
ments:
i. Replacement street lights/traffic
signal poles shall conform to the ad-
opted streetscape design standard
for the design district. The replace-
ment pole shall look substantially the
same as the existing standard.
ii. Wherever compatible with the
pole design and technologically fea-
sible, all equipment and cabling shall
be internal to the replacement street
lighting standard. If equipment or ca-
bling is not proposed to be placed in-
ternal to the replacement pole, a
concealment element plan shall be
submitted in accordance with the
provisions of subsection J2 of this
Section.
iii. No Illumination: Small cell fa-
cilities shall not be illuminated.
iv. Generators and Backup Bat-
tery: Generators are not permitted
4-4-140J
(Revised 7/20)4 - 106
for small cell facilities. A battery
backup may be permitted through
the submittal of a concealment ele-
ment plan and subject to administra-
tive conditional use permit review for
the purpose of serving multiple small
cell facilities.
v. Cabinet Location and Dimen-
sions: The equipment cabinet for
small cell facilities shall be the small-
est amount of cabinet enclosure nec-
essary to enclose the equipment.
Disconnect switches may be located
outside of the primary equipment
cabinet.
e. Utility Poles/Street Light Poles in
Areas Other Than Design Districts and
Exempt from Undergrounding: For in-
stallations outside of urban design dis-
tricts and exempt from undergrounding
requirements pursuant to RMC 4-6-090,
Utility Lines – Underground Installation,
small cell antennas and related equip-
ment may be attached to existing or re-
placement utility poles or street light
poles if the antennas and related equip-
ment meet the following requirements:
i. Height Restrictions: All small
cell facilities shall be in compliance
with height restrictions applicable to
poles and other structures proposed
to be utilized. The City may approve
minor deviations up to the minimum
additional height needed to allow suf-
ficient space for the required clear-
ance from electrical utility wires when
required to accommodate antennas
at the top of a pole or a pole ex-
tender, which shall be no greater
than six feet (6') tall.
ii. Replacement Poles: Replace-
ment poles shall match height, width,
color (to the extent possible), and
material of the original or adjacent
poles. The City may approve minor
deviations up to the minimum addi-
tional height needed to allow suffi-
cient space for the required
clearance from electrical wires when
required to accommodate antennas,
and may also approve minor devia-
tions up to fifty percent (50%) of the
pole width or thirty inches (30"),
whichever is greater, when housing
equipment within the pole base. Re-
placement poles shall be located as
close as possible to the existing pole,
and the replaced pole shall be re-
moved.
iii. Interior Concealment: When-
ever technologically feasible, anten-
nas and equipment shall be fully
concealed within a light pole, or oth-
erwise camouflaged to appear to be
an integrated part of a light pole.
iv. Flush-Mounted and Pole-Top
Antennas: In situations when inte-
rior concealment is demonstrated to
not be possible, the small cell facility
shall, to the full extent permitted un-
der the State electrical code and the
utilities’ requirements, be flush-
mounted on the subject pole, which
means mounting directly to the pole
with little to no gap other than that
which may be required for the
screws/bolts, or located at the top of
the pole. Canisters attached to the
top of a pole shall not exceed the di-
ameter of the pole, unless technically
required and then shall not be more
than fifty percent (50%) greater than
the diameter of the pole.
v. Antenna Design: Where an en-
closure is proposed to house an an-
tenna, the antenna shall be located in
an enclosure of no more than three
(3) cubic feet in volume, or in case of
an antenna that has exposed ele-
ments, the antenna and all of its ex-
posed elements could fit within an
enclosure of no more than three (3)
cubic feet. No more than four (4) an-
tennas are permitted on a single pole
and with a total volume not to exceed
twelve (12) cubic feet.
vi. Material and Color: If interior
concealment described in subsection
J1eiii of this Section is not possible,
the small cell facility shall to the max-
imum extent feasible match the color
of the pole and shall be nonreflective.
4-4-140J
4 - 107 (Revised 7/20)
vii. No Illumination: Small cell fa-
cilities shall not be illuminated.
viii. No Collocation on Wooden
Utility Poles: Each wooden utility
pole may not contain more than one
small cell facility.
ix. Generators and Backup Bat-
tery: Generators are not permitted
for small cell facilities. A battery
backup may be permitted through
the submittal of a concealment ele-
ment plan and subject to administra-
tive conditional use permit review for
the purpose of serving multiple small
cell facilities.
x. Cabinet Location and Dimen-
sions: The equipment cabinet for
small cell facilities shall be the small-
est amount of cabinet enclosure nec-
essary to enclose the equipment.
Disconnect switches may be located
outside of the primary equipment
cabinet.
2. Concealment Element Plan:
a. Concealment Element Plan Re-
quired: Applications for proposed small
cell facilities installations which do not
conform to a preferred concealment tech-
nique in subsection J1 of this Section
shall submit a concealment element plan.
The plan shall include the design of the
screening, fencing, or other concealment
technology for a base station, tower,
pole, or equipment structure, and all re-
lated transmission equipment or facilities
associated with the proposed wireless fa-
cility.
b. Purpose of Concealment Element
Plan, Generally: Concealment element
plans should seek to minimize the visual
obtrusiveness of installations using meth-
ods including, but not limited to, integrat-
ing the installation with architectural
features or building design components,
utilization of coverings or concealment
devices of similar material, color and tex-
ture, or the appearance thereof, as the
surface against which the installation will
be seen or on which it will be installed.
Other concealment element approaches
may include, but not be limited to, use of
street furniture concealment products
such as trash cans, benches, information
kiosks, or other types of enclosures rea-
sonably compatible to conceal ground
level equipment. Additionally, the use of a
concealment support or device, such as
a clock tower, steeple, flagpole, tree,
wayfinding sign, decorative pole with
banner, artwork, street sign, or other ap-
plicable concealment structure may be
approved.
c. Review of Concealment Element
Plan for Nonsubstantial Change Collo-
cations: Where a collocation is proposed
that does not comply with a preferred
concealment technique but does not con-
stitute a major alteration, a concealment
element plan shall be subject to adminis-
trative review to ensure the proposed col-
location does not defeat the concealment
features approved as part of the initial in-
stallation at that location.
d. Review of Concealment Element
Plan for Initial Installations and Sub-
stantial Change Collocations: For ini-
tial installations and major alterations not
complying with a preferred concealment
technique, the concealment element plan
shall be subject to administrative condi-
tional use permit review.
3. New Poles: Within urban design districts
and where undergrounding is not required
pursuant to RMC 4-6-090, Utility Lines – Un-
derground Installation, the installation of a
new pole for the purpose of locating small cell
facilities is permitted only when the applicant
establishes that:
a. The small cell facility cannot be lo-
cated on a site outside of the public right-
of-way such as a public park, public prop-
erty, or in or on a building whether by roof
or panel-mount or separate structure;
and
b. The small cell facility cannot be lo-
cated on an existing pole within the public
right-of-way; and
4-4-140K
(Revised 7/20)4 - 108
c. The proposed facility complies with a
preferred concealment technique or an
approved concealment element plan.
4. Ground-Mounted Equipment Stan-
dards; ADA Compliance Required: To al-
low full use of the public right-of-way by
pedestrians, bicycles and other users, and
particularly in urban design districts and un-
derground districts, all ground-mounted
equipment shall be undergrounded in a vault
meeting the City’s construction standards or
incorporated into street furniture or the base
of a pole. The location of ground-mounted
equipment including street furniture (to the
extent undergrounding such equipment is not
technologically feasible), replacement poles
and/or any new poles shall comply with the
Americans with Disabilities Act (ADA), City
construction standards, and State and Fed-
eral regulations in order to provide a clear
and safe passage within the public right-of-
way.
5. Federal Regulatory Requirements:
a. These provisions shall be interpreted
and applied in order to comply with the
provisions of Federal law. By way of illus-
tration and not limitation, any small cell
facility which has been certified as com-
pliant with all FCC and other government
regulations regarding the human expo-
sure to radio frequency emissions will not
be denied on the basis of radio frequency
(RF) radiation concerns.
b. Small cell facilities shall be subject to
the requirements of this Code to the ex-
tent that such requirements:
i. Do not unreasonably discriminate
among providers of functionally
equivalent services; and
ii. Do not have the effect of prohib-
iting personal wireless services
within the City.
c. Small cell facilities installed pursuant
to the preferred concealment techniques
or a concealment element plan may not
be expanded pursuant to an eligible facil-
ities request.
K. TEMPORARY WIRELESS
COMMUNICATIONS FACILITIES
STANDARDS:
1. Location:
a. Temporary wireless communication
facilities shall be located no closer than
seventy five feet (75') from the property
line of a property that is adjacent, abut-
ting, or diagonal to a property with a resi-
dential use.
b. No space or spaces needed to meet
the required parking standards for a de-
velopment site shall be taken by the
placement of temporary wireless commu-
nication facilities.
c. Temporary wireless communication
facilities shall not be located in the R-1,
R-4, R-6, R-8, or R-10 zone.
2. Size: Temporary wireless communica-
tion facilities are permitted on tandem axel
utility trailers with a maximum width of ten
feet (10') and length of twenty four feet (24'),
or other support structure as approved by the
Administrator.
3. Screening: A six-foot (6') high sight-ob-
scuring fence, vegetative screen, or alterna-
tive visual buffer approved by the
Administrator shall be constructed around the
perimeter of the utility trailer and/or any other
ground equipment associated with the tem-
porary wireless communication facility.
4. Power Source:
a. Use of on-site utility services is re-
quired for primary power.
b. In the event of an emergency or
power outage, a whisper quiet generator
or other utility source may be used that
emits an average noise level, measured
at the property line, that does not exceed
fifty five (55) decibels day-night level
(Ldn) when measured on an “a weighted”
sound level meter, according to the pro-
cedures of the Environmental Protection
Agency, unless otherwise approved by
the Administrator.
4-4-140N
4 - 109 (Revised 7/20)
5. Permits: An approved Tier 2 temporary
use permit is required for all temporary wire-
less communications facilities.
6. WCF Installation/Repairs: A temporary
use permit issued for the use of a temporary
wireless communication facility during the in-
stallation of a new WCF or while repairs are
being done on an existing WCF shall comply
with the standards contained above and with
the following:
a. The approval shall not exceed a
length of one hundred eighty (180) con-
secutive days (excluding installation and
removal).
b. There shall be no more than one
temporary use permit issued for the use
of a temporary wireless communication
facility per site each calendar year.
c. Two (2) extensions of the original
temporary use permit of up to one hun-
dred eighty (180) consecutive days (ex-
cluding installation and removal) per
extension may be approved by the Ad-
ministrator upon a showing that the pro-
posed installation or repairs are actively
progressing.
L. APPLICATION SUBMITTAL
REQUIREMENTS:
In addition to application materials and informa-
tion required pursuant to RMC 4-8-120C, Table
4-8-120C – Land Use Permit Submittal Require-
ments, the following materials are the minimum
required to complete a review of any WCF, other
than a minor alteration pursuant to subsection E1
of this Section or small cell facilities pursuant to
subsection J of this Section. Additional materials
and information may be required.
1. Technical Analysis:
a. Site Justification Letter: This report
shall justify the need or requirement for
the proposed WCF location and design.
An analysis of other available sites shall
be included as well as determination as
to why these sites were not selected.
b. Justification Map: A map identify-
ing the zoning districts, search area, al-
ternative sites, the selected site, and all
existing and approved WCFs within a
one-half (1/2) mile radius.
c. Coverage Map: Map(s) identifying
the proposed target coverage that illus-
trate the coverage prior to and after the
installation.
d. Noise Report: For projects pro-
posed adjacent to residential uses when
generators, air conditioning units, or
other noise-generating devices are uti-
lized.
2. Photo Simulations: Photo simulations
shall be required with each plan set. The
photo simulations shall illustrate the pro-
posed WCF from at least four (4) vantage
points and show the existing view (without the
proposed WCF) and proposed view (with the
proposed WCF) from each vantage point.
3. Method of Attachment/Cabling: Di-
mensioned details shall be provided of anten-
nas and mounting hardware used to attach
the antennas to the structure.
4. Visual Mitigation: Any concealment/in-
tegration techniques proposed shall be fully
explained, illustrated and detailed.
M. OBSOLESCENCE AND REMOVAL:
Any wireless communications facility that is no
longer needed or is not operational shall be re-
ported immediately by the service provider to the
Administrator. Discontinued facilities or facilities
that are in disrepair, as determined by the Admin-
istrator, shall be decommissioned and removed
by the facility owner within six (6) months of the
date it ceases to be operational, and the site shall
be restored to its pre-existing condition. The Ad-
ministrator may approve an extension of an addi-
tional six (6) months if good cause is demon-
strated by the facility owner. (Ord. 5675,
12-3-2012)
N. PERMIT LIMITATIONS:
1. Maintenance Required: The applicant
shall maintain the WCF to standards that may
be imposed by the City at the time of the
granting of a permit. Such maintenance shall
include, but shall not be limited to, mainte-
nance of the paint, structural integrity and
landscaping. If the applicant fails to maintain
the facility, the City may undertake the main-
4-4-150O
(Revised 7/20)4 - 110
tenance at the expense of the applicant or
terminate the permit, at its sole option.
2. Notice to City of Change of Operation
of Facility: The applicant shall notify the De-
partment of all changes in operation of the fa-
cility within sixty (60) calendar days of the
change. (Ord. 4666, 6-2-1997, Amd. Ord.
4689, 11-24-1997; Ord. 5675, 12-3-2012)
O. MODIFICATIONS:
The Administrator shall have the authority to
modify the standards of this Section, subject to
the provisions of RMC 4-9-250D, Modification
Procedures.
P. APPEALS:
See RMC 4-8-110, Appeals. (Ord. 4722,
5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord.
5746, 1-12-2015; Ord. 5876, 1-22-2018; Ord.
5950, 11-25-2019)
4-4-150 RESIDENTIAL MIXED USE
DEVELOPMENT STANDARDS:
A. PURPOSE:
1. Ensure that all development is consistent
with the goals, objectives and policies of the
Comprehensive Plan.
2. Provide development standards for inte-
grated residential and commercial develop-
ment within the same building or on the same
parcel or contiguous group of parcels.
B. DESIGN:
1. Where allowed, townhouses or carriage
houses shall be subject to the standards of
RMC 4-2-115, Residential Design and Open
Space Standards, applicable to the R-10 and
R-14 Zones, in lieu of the Design District
Overlay standards of RMC 4-3-100.
2. For vertically mixed use buildings, the fa-
cade necessary for interior entrances, lob-
bies, and areas/facilities developed for the
exclusive use of the building’s residents, or
their guests, is limited to twenty five percent
(25%) of the overall facade along any street
frontage or the primary facade.
C. GROUND FLOOR COMMERCIAL –
WHERE REQUIRED:
1. A vertically mixed use building with at
least two (2) residential stories above ground
floor commercial is required:
a. Along any street frontage in the CA
Zone;
b. The CD Zone within the Downtown
Business District; and
c. Along NE Sunset Blvd. for properties
in the CV Zone abutting NE Sunset Blvd.
east of Harrington Avenue NE.
2. A vertically mixed use building with
ground floor commercial is required in:
a. The CN Zone; and
b. The UC Zone along pedestrian-ori-
ented streets.
D. COMMERCIAL SPACE STANDARDS:
1. Commercial Area Requirement: Ex-
cept in the CD Zone outside of the Downtown
Business District, and CV zoned properties
not abutting NE Sunset Blvd. east of Har-
rington Avenue NE, any development
wherein dwelling units are proposed shall
provide gross commercial square footage
equivalent to fifty percent (50%) of the gross
ground floor area of all buildings on site.
2. Ground Floor Commercial Space
Standards: At a minimum, the development
shall include ground floor commercial space
along any street frontage or, in the absence of
street frontage, along the primary facade of
the building in conformance with the following
standards:
a. A minimum average depth of thirty
feet (30') and no less than twenty feet
(20') at any given point;
b. A minimum floor-to-ceiling height of
eighteen feet (18'), and a minimum clear
height of fifteen feet (15') unless a lesser
clear height is approved by the Adminis-
trator;
4-4-160
4 - 111 (Revised 7/20)
c. ADA compliant bathrooms (common
facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft
for a commercial kitchen hood/exhaust.
E. MODIFICATIONS:
Except for subsection C of this Section, Ground
Floor Commercial – Where Required, whenever
there are practical difficulties involved in carrying
out the provisions of this Section, modifications
may be granted for individual cases in accor-
dance with the procedures and review criteria in
RMC 4-9-250D. (Ord. 5899, 11-19-2018)
4-4-160 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors, subject to RMC 1-3-
1. (Ord. 4856, 8-21-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005; Ord. 5603,
6-6-2011; Ord. 5831, 1-23-2017; Ord. 5899, 11-
19-2018. Formerly 4-4-150)
5 - i (Revised 7/20)
Chapter 5
BUILDING AND FIRE PREVENTION STANDARDS
CHAPTER GUIDE: Chapter 4-5 RMC provides structural and design information typically required by
architects, engineers, and contractors. These regulations primarily consist of the adoption and amend-
ment of Uniform Codes for building, mechanical, plumbing, electrical, fire protection, and others. Re-
lated permit processes (e.g., occupancy permits, etc.) are located in chapters 4-8 and 4-9 RMC. Fee-
related information is located in chapter 4-1 RMC.
This Chapter last amended by Ord. 5954, November 18, 2019.
SECTION PAGE
NUMBER NUMBER
4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND
INTERNATIONAL CODES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-020 AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Building Official Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Record of Plats Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Fire Department Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.City Clerk Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION . . . . . . . . . 1
A.Construction of Manufactured or Mobile Home Parks – Permits Required . . . . . 1
B.Individual Mobile/Manufactured Home Installation . . . . . . . . . . . . . . . . . . . . . . . 1
1. Installation Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Insignia Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-5-040 RENTON ELECTRICAL CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-5-050 INTERNATIONAL BUILDING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.City Amendments to the International Building Code . . . . . . . . . . . . . . . . . . . . . 2
1. Standpipe Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Dry Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Elevator Car Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.City Amendments to the IBC Relating to Sprinkler Requirements . . . . . . . . . . . 3
E.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-5-051 WASHINGTON STATE ENERGY CODE ADOPTED . . . . . . . . . . . . . . . . . . 8
4-5-055 INTERNATIONAL RESIDENTIAL CODE ADOPTED . . . . . . . . . . . . . . . . . . . . 9
A. City Amendments to IRC Table R301.2(1), Climatic and
Geographic Design Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-5-060 CONSTRUCTION ADMINISTRATIVE CODE . . . . . . . . . . . . . . . . . . . . . . . . . 10
A. Section 101 – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B. Section 102 – Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)5 - ii
C. Section 103 – Enforcement Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
D. Section 104 – Organization and Duties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
E. Section 105 – Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.2
F. Section 106 – Floor and Roof Design Loads . . . . . . . . . . . . . . . . . . . . . . . . 18.7
G. Section 107 – Submittal Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.7
H. Section 108 – Temporary Structures and Uses . . . . . . . . . . . . . . . . . . . . . 18.12
I. Section 109 – Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
J. Section 110 – Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
K. Section 111 – Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
L. Section 112 – Service Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
M. Section 113 – Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
N. Section 114 – Notices and Orders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
O. Section 115 – Unsafe Structures and Equipment . . . . . . . . . . . . . . . . . . . . 18.22
P. Section 116 – Emergency Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.24
Q. Section 117 – Demolition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.24
R. Section 118 – Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
S. Section 119 – Applicability of Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
4-5-065 DIVERSION OF BUILDING MATERIALS FROM LANDFILLS . . . . . . . . . 18.25
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
D. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
E. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION
REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
B.Adoption of Fire Code and Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.26
C.Amendments, Additions, and Deletions to the Fire Code . . . . . . . . . . . . . . 18.26
D.Fire Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
1. Required for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
a. Plans Required Prior to Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
b. Installation Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
c. Upgrade of Existing Hydrants Required . . . . . . . . . . . . . . . . . . . . 18.54a
2. Fire Hydrant Requirements in Commercial, Business, Industrial
and Manufacturing Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
a. Installation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
b. Number and Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
c. Applicability to Annexed Properties . . . . . . . . . . . . . . . . . . . . . . . . 18.54a
3. Fire Hydrants in Other Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
4. Fire Hydrants; Special Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
5. Multiple Uses – Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
6. Fire-Flow Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
a. Basis for and Computation of Fire-Flow Requirement . . . . . . . . . . 18.55
b. Unknown Fire-Flow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
7. Residential Sprinkling Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
8. Number of Hydrants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.56
9. Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.56
SECTION PAGE
NUMBER NUMBER
5 - ii.1 (Revised 7/20)
10. Hydrant Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.56
11. Design and Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 18.56
12. Special Requirements for Buildings More Than Two Hundred
Feet (200') from a Street Property Line . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
13. Water System Requirements for Hydrants . . . . . . . . . . . . . . . . . . . . . . 18.57
14. Service and Testing of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
(Revised 7/20)5 - ii.2
This page left intentionally blank.
SECTION PAGE
NUMBER NUMBER
5 - iii (Revised 8/16)
15. Prohibited Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
16. Dead End Mains Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
17. Meter or Detection Required for Private Water or Fire Service . . . . . . . 18.58
18. Use for Other Than Fire Protection Prohibited . . . . . . . . . . . . . . . . . . . 18.58
19. Changes Requiring Increased Fire Protection . . . . . . . . . . . . . . . . . . . . 18.58
20. Violation of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
4-5-080 (Deleted by Ord. 5549, 8-9-2010 and Ord. 5555, 10-11-2010). . . . . . . . . .18.58
4-5-090 INTERNATIONAL MECHANICAL CODE ADOPTED . . . . . . . . . . . . . . . . 18.58
A. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
B. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
C. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
4-5-100 NATIONAL FUEL GAS CODE ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
4-5-110 UNIFORM PLUMBING CODE ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . 18.59
4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT
REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.59
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.59
B.Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.59
C.Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
D.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
E.Exclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F.Fire Chief and Fire Department Authority and Responsibility . . . . . . . . . . . . . 20
G.Definitions of Terms Used in This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H.New Underground Storage Facilities and Monitoring Standards . . . . . . . . . . 21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Standards for New Underground Storage Facilities . . . . . . . . . . . . . . . . . 22
3. Design Standards for New Primary Containers and Double-Walled
Underground Storage Tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Standards for Secondary Containers Including Leak Interception
and Detection Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Monitoring Standards for New Underground Storage Facilities . . . . . . . . 27
6. Response Plan for New Underground Storage Facilities . . . . . . . . . . . . . 27
a. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Plan Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
I.Existing Installations and Monitoring Standards . . . . . . . . . . . . . . . . . . . . . . . 27
1. Continuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Leaks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Monitoring Standards for Existing Underground Storage Facilities . . . . . . 28
a. Monitoring System Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Fire Department Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Monitoring System Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Annual Certification of Monitoring System . . . . . . . . . . . . . . . . . . . . . . 28
4. System Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Failure to Monitor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
J.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
SECTION PAGE
NUMBER NUMBER
(Revised 8/16)5 - iv
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Abandonment Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Closure Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Permit Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Notification of Changes or Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Monitoring Records Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Permit Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
8. Transfer of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
9. Inspection Required for Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
10. Implementation of Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
K.Release Reporting Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Reporting Required for All Unauthorized Releases . . . . . . . . . . . . . . . . . . . 30
a. Releases to Secondary Containers . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
b. All Other Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Unauthorized Releases Requiring Recording . . . . . . . . . . . . . . . . . . . . . . . 31
a. Definition of Release Requiring Recording . . . . . . . . . . . . . . . . . . . . . . 31
b. Time for Reporting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
c. Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
d. Review and Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
e. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
f. Causes of Container Deterioration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
g. Reportable or Recordable Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3. Unauthorized Release Requiring Reporting . . . . . . . . . . . . . . . . . . . . . . . . 31
a. Time for Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
b. Time for and Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4. Subsequent Cleanup Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
L.Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Closure Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Closure Proposal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
c. Department of Ecology Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Temporary Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Temporary Closure . . . . . . . . . . . . . . 33
d. Modification of Monitoring Requirements . . . . . . . . . . . . . . . . . . . . . . . 33
e. Inspection Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
f. Closure Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Permanent Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
b. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Removal of Tanks . . . . . . . . . . . . . . 33
d. Standards and Requirements for Abandoning Tank in Place . . . . . . . . 34
e. Demonstration to Fire Code Official . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
SECTION PAGE
NUMBER NUMBER
5 - v (Revised 9/19)
M.Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-5-125 RESIDENTIAL RENTAL REGISTRATION AND INSPECTION
PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
C. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
D. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Annual Registration, Declaration of Compliance, and Certificate of
Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2. Effect of Multiple Landlords . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Payment of Registration Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36.1
E. Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36.1
F. Certificate of Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36.1
G. Sale of Property – New Owner Compliance . . . . . . . . . . . . . . . . . . . . . . . . . .36.1
H. Penalties and Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36.1
4-5-130 INTERNATIONAL PROPERTY MAINTENANCE CODE . . . . . . . . . . . . . . 36.1
A.International Property Maintenance Code Adopted . . . . . . . . . . . . . . . . . 36.1
B.Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1
C.Copy on File . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4-5-140 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4-5-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 38
4-5-030B
5 - 1 (Revised 8/16)
4-5-010 ADOPTION OF STATE,
NATIONAL, UNIFORM, AND
INTERNATIONAL CODES:
(Amd. Ord. 5085, 6-21-2004; Ord. 5297,
7-2-2007)
A. ADOPTION BY REFERENCE:
By the reference thereto made herein, said
Codes, together with any and all amendments,
modifications or additions thereto hereafter
printed and filed with the City Clerk as herein
specified, are incorporated in and made a part of
this Chapter as fully and with the same effect as if
set out herein in full, or as if adopted by subse-
quent amendments. (Ord. 3214, 4-10-1978, eff.
4-19-1978)
B. AMENDMENTS:
Any and all amendments, additions or modifica-
tions to said Codes, when printed and filed with
the City Clerk of the City of Renton by authoriza-
tion of the City Council from time to time, shall be
considered and accepted and constitute a part of
such Codes without the necessity of further adop-
tion of such amendments, modifications or addi-
tions by the legislative authority of the City of
Renton or by ordinance.
4-5-020 AUTHORITY:
A. BUILDING OFFICIAL DUTY:
Whenever the term “administrative authority” is
used in this Chapter, it shall be construed to mean
the Building Official of the City of Renton, or his
duly authorized representative or agent. It shall
be the duty of the Building Inspector (or Official)
in charge of issuing building permits and inspec-
tion of buildings to see that this Chapter is en-
forced through the proper legal channels. He
shall issue no permit for the construction or alter-
ation of any building or part thereof unless the
plans, specifications and intended use of such
building conform in all respects with the provi-
sions of this Chapter.
1. Record of Plats Required: All specifica-
tions for building permits shall be accompa-
nied by a plat in duplicate drawn to scale,
showing the actual dimensions of the lot to be
built upon, the size, the use and location of
existing buildings and buildings to be erected,
and such other information as may be neces-
sary to provide for the enforcement of this
Chapter. A careful record of such application
and plats shall be kept in the office of the
Building Official or proper enforcement offi-
cial. (Ord. 1472, 12-18-1953; Amd. Ord.
3101, 1-17-1977; Amd. Ord. 3214,
4-10-1978)
B. FIRE DEPARTMENT DUTY:
The International Fire Code shall be enforced by
the Fire Department pursuant to interlocal agree-
ment and RMC 2-21-2. (Ord. 4547, 7-24-1995;
Ord. 5806, 6-20-2016)
C. CITY CLERK DUTY:
The City Clerk shall keep a copy of the Interna-
tional, Uniform and other Codes adopted under
this Chapter, together with any amendments or
additions thereto, available in the City Clerk’s Of-
fice for examination by the public. (Ord. 3214,
4-10-1978; Ord. 5810, 7-11-2016)
4-5-030 MANUFACTURED/MOBILE
HOME AND PARK INSTALLATION:
A. CONSTRUCTION OF
MANUFACTURED OR MOBILE HOME
PARKS – PERMITS REQUIRED:
In the construction of mobile home parks, the de-
veloper shall obtain a building permit consistent
with all applicable State, County and City codes
for electrical, plumbing, sanitary sewer, storm
sewer, fire, street, building and all other applica-
ble codes. A building permit for a mobile home
park shall include but is not necessarily limited to
the site, its grading and preparation, private utili-
ties and services, private on-site streets, drive-
ways, walkways and landscaping, the dimensions
of the individual mobile home sites and the design
and construction of the individual mobile home
pads and their utility connections. Public utilities
and on- or off-site public street improvements as
defined in subdivision regulations and public or
private sewer, water and storm drainage systems
will require a permit from the Development Ser-
vices Division. (Ord. 3746, 9-19-1983)
B. INDIVIDUAL MOBILE/
MANUFACTURED HOME INSTALLATION:
1. Installation Permit Required: An instal-
lation permit from the Development Services
Division shall be required for installation of
each manufactured/mobile home and to con-
nect to utilities. An installation permit shall not
be issued for the location of any mobile home
4-5-040
(Revised 8/16)5 - 2
unless the mobile home park has been is-
sued an occupancy certificate and a license
from the Building Official.
2. Installation Requirements: All mobile
home installations shall comply with WAC
296-150B-200 et seq. entitled General Instal-
lation Requirements for Mobile Homes. Set-
backs, lot coverage and related requirements
shall be completed and approved and issued
prior to the occupation of each mobile home.
3. Insignia Required: Mobile homes con-
structed after July 1, 1968 shall bear the in-
signia of approval for plumbing, heating and
electrical installation according to chapter
43.22 RCW. (Ord. 3746, 9-19-1983)
4-5-040 RENTON ELECTRICAL
CODE:
The most recently published edition of The Wash-
ington Cities Electrical Code, Parts 1, 2 and 3, as
published by the Washington Association of
Building Officials and amended by the City of
Renton, is adopted by reference, and shall be
known as the Renton Electrical Code.
The City shall at all times keep on file with the City
Clerk, for reference by the general public, not less
than one copy of The Washington Cities Electrical
Code. (Ord. 3217, 4-10-1978, eff. 4-19-1978;
Ord. 4400, 5-3-1993; Ord. 4311, 4-15-1991; Ord.
4596, 4-8-1996; Ord. 4722, 5-11-1998; Ord.
5010, 5-19-2003; Ord. 5063, 2-23-2004; Ord.
5297, 7-2-2007; Ord. 5450, 3-2-2009; Ord. 5537,
5-17-2010; Ord. 5749, 1-12-2015)
4-5-050 INTERNATIONAL BUILDING
CODE:
A. ADOPTION:
The 2015 Edition of the International Building
Code (IBC) including the adoption of ICC/ANSI
A117.1-2009, Requirements for Accessible and
Useable Buildings and Facilities, as adopted and
amended by the State Building Code Council in
chapter 51-50 WAC, as published by the Interna-
tional Code Council, excluding Chapter 1, Admin-
istration, is adopted by reference, together with
the following amendments and additions. The
Construction Administrative Code, as set forth in
RMC 4-5-060, shall be used in place of IBC Chap-
ter 1, Administration.
Appendix E – Supplementary Accessibility Re-
quirements of the 2015 Edition of the Interna-
tional Building Code is also adopted by reference.
The 2015 International Existing Building Code
(IEBC) is included in the adoption of the Interna-
tional Building Code as provided by IBC Section
101.4.7 and amended in WAC 51-50-480000, in-
cluding Appendix A, Guidelines for the Seismic
Retrofit of Existing Buildings, excluding Chapter
1, Part 2 – Administration. The Construction Ad-
ministrative Code, as set forth in RMC 4-5-060,
shall be used in place of IEBC Chapter 1, Part 2
– Administration.
The 2015 International Swimming Pool and Spa
Code (ISPSC) is included in the adoption of the
International Building Code as provided by IBC
Section 3109.1 and amended in WAC 51-50-
3109, excluding Chapter 1, Part 2 – Administra-
tion. The Construction Administrative Code, as
set forth in RMC 4-5-060, shall be used in place
of ISPSC Chapter 1, Part 2 – Administration. The
design and construction of swimming pools, spas
and other aquatic recreation facilities shall com-
ply with the International Swimming Pool and Spa
Code, except that public swimming pool barriers
are regulated by WAC 246-260-031(4). All other
“water recreation facilities” as defined in RCW
70.90.110 are regulated under chapters 246-260
and 246-262 WAC. (Amd. Ord. 5297, 7-2-2007;
Ord. 5554, 10-11-2010; Ord. 5709, 4-14-2014;
Ord. 5810, 7-11-2016)
B. APPLICABILITY:
It shall be unlawful for any person, firm or corpo-
ration to erect, construct, enlarge, alter, repair,
move, improve, remove, convert or demolish,
equip, use, occupy or maintain any building or
structure in the city, or cause or permit the same
to be done, contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 5297,
7-2-2007)
C. CITY AMENDMENTS TO THE
INTERNATIONAL BUILDING CODE:
1. Standpipe Requirements: Section
905.3 of the International Building Code is
amended to read as follows:
a. 905.3.1, Height: Class III standpipe
systems shall be installed throughout a
building where the floor level of the high-
est story is located more than twenty feet
4-5-050D
5 - 3 (Revised 8/16)
(20') above the lowest level of the fire de-
partment vehicle access, or where the
floor level of the lowest story is located
more than twenty feet (20') below the
highest level of fire department vehicle
access.
Exceptions:
i. Class I standpipes are allowed in
buildings equipped throughout with
an automatic sprinkler system in ac-
cordance with Section 903.3.1.1 or
903.3.1.2.
ii. Class I manual standpipes are al-
lowed in open parking garages
where the highest floor is located not
more than one hundred fifty feet
(150') above the lowest level of fire
department vehicle access.
iii. Class I manual dry standpipes
are allowed in open parking garages
that are subject to freezing tempera-
tures, provided that the hose connec-
tions are located as required for
Class II standpipes in accordance
with Section 905.5.
iv. Class I standpipes are allowed in
basements equipped throughout with
an automatic sprinkler system.
v. Group R-3 does not require
standpipes.
b. 905.3.8, High Rise Building Stand-
pipes: Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of six inches (6"). Two
two and one-half-inch (2-1/2") hose con-
nections shall be provided on every inter-
mediate floor level landing in every
required stairway unless otherwise ap-
proved by the fire code official. Where
pressure reduction valves (PRV) are re-
quired, each hose connection shall be
provided with its own PRV. The system
shall be designed to provide a minimum
flow of three hundred (300) gpm at a min-
imum pressure of one hundred fifty (150)
psi (maximum two hundred (200) psi) at
each standpipe connection, in addition to
the flow and pressure requirements con-
tained in NFPA 14.
2. Dry Standpipes: Section 905.8 of the In-
ternational Building Code is amended to read
as follows:
Dry standpipes when approved by the fire
code official are acceptable in other than
high-rise buildings.
3. Elevator Car Size: Section 3002.4 of the
International Building Code is amended to
read as follows:
3002.4 Elevator car to accommodate am-
bulance stretcher. Where elevators are
provided in buildings four (4) or more sto-
ries above, or four (4) or more stories be-
low, grade plane; or in any R-1, R-2,
Group B medical care office; or I occu-
pancy building provided with an elevator
regardless of the number of stories, at
least one (1) elevator shall be provided
for fire department emergency access to
all floors. The elevator car shall be of
such a size and arrangement to accom-
modate an ambulance stretcher forty
inches (40”) by eighty-four inches (84”)
(610 mm by 2,134 mm) with not less than
five-inch (5”) (127 mm) radius corners, in
the horizontal, open position and shall be
identified by the international symbol for
emergency medical services (star of life).
The symbol shall not be less than three
inches (3”) (76 mm) in height and shall be
placed inside on both sides of the hoist-
way door frame. (Ord. 5810, 7-11-2016)
D. CITY AMENDMENTS TO THE IBC
RELATING TO SPRINKLER
REQUIREMENTS:
The following sections of Chapter 9 of the Interna-
tional Building Code are amended to read as fol-
lows:
1. Section 903.2, Where required. Ap-
proved automatic sprinkler systems in new
buildings and structures shall be provided in
the locations described in this Section.
All newly constructed buildings with a gross
square footage of five thousand (5,000) or
greater square feet, regardless of type of use
as well as zero lot line townhouses within an
aggregate area of all connected townhouses
equaling five thousand (5,000) square feet or
greater square feet must be sprinklered. Ad-
4-5-050D
(Revised 8/16)5 - 4
ditions to existing buildings which would re-
sult in a gross floor area greater than five
thousand (5,000) square feet must be retrofit-
ted with an automatic sprinkler system.
Exceptions:
a. One time additions to Group R-3 oc-
cupancies of up to five hundred (500)
square feet are permitted without compli-
ance with this Section.
b. One- and two-family dwellings and
townhouses built in compliance with the
International Residential Code and meet-
ing fire flow and access requirements of
the City of Renton.
When not required by other provisions of
this Chapter, a fire extinguishing system
installed in accordance with NFPA 13
may be used for increases and substitu-
tions allowed in Sections 504.2, 504.3,
506.3 506.2 and Table 601. (Ord. 5810,
7-11-2016)
2. Section 903.2.1.1, Group A-1. An auto-
matic sprinkler system shall be provided for
Group A-1 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more;
c. The fire area is located on a floor
other than the level of exit discharge; or
d. The fire area contains a multi theater
complex.
3. Section 903.2.1.2, Group A-2. An auto-
matic sprinkler system shall be provided for
Group A-2 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
one hundred (100) or more; or
c. The fire area is located on a floor
other than a level of exit discharge serv-
ing such occupancies.
4. Section 903.2.1.3, Group A-3. An auto-
matic sprinkler system shall be provided for
Group A-3 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more; or
c. The fire area is located on a floor
other than a level of exit discharge serv-
ing such occupancies.
5. Section 903.2.1.4, Group A-4. An auto-
matic sprinkler system shall be provided for
Group A-4 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more; or
c. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
6. Section 903.2.1.5, Group A-5. An auto-
matic sprinkler system shall be provided for
Group A-5 occupancies in the following ar-
eas: concession stands, retail areas, press
boxes and other accessory use areas in ex-
cess of one thousand (1,000) square feet.
7. Section 903.2.2, Group B ambulatory
health care facilities. An automatic sprinkler
system shall be installed throughout all fire
areas containing a Group B ambulatory
health care facility occupancy when either of
the following conditions exists at any time:
a. Four (4) or more care recipients are
incapable of self-preservation.
b. One (1) or more care recipients who
are incapable of self-preservation are lo-
cated at other than the level of exit dis-
charge serving such an occupancy.
4-5-050D
5 - 5 (Revised 8/16)
8. Section 903.2.3, Group E. An automatic
sprinkler system shall be provided for Group
E occupancies as follows:
a. Throughout all Group E fire areas
greater than five thousand (5,000)
square feet in area.
b. Throughout every portion of educa-
tional buildings below the lowest level of
exit discharge serving that portion of the
building.
Exception:
Portable school classrooms, provided
aggregate area of clusters of portable
school classrooms does not exceed five
thousand (5,000) square feet; and clus-
ters of portable school classrooms shall
be separated as required by the building
code. (Ord. 5810, 7-11-2016)
9. Section 903.2.4, Group B, F, and S Oc-
cupancies. An automatic sprinkler system
shall be provided throughout all buildings
containing a Group B, F, or S occupancy with
over five thousand (5,000) square feet of
gross floor area.
10. Section 903.2.4.1, Woodworking Op-
erations. An automatic sprinkler system shall
be provided throughout all Group F-1 occu-
pancy fire areas that contain woodworking
operations in excess of two thousand five
hundred (2,500) square feet in area which
generate finely divided combustible waste or
which use finely divided combustible materi-
als.
11. Section 903.2.5, Group H. Automatic
sprinkler systems shall be provided in high-
hazard occupancies as required in Sections
903.2.5.1 through 903.2.5.3.
12. Section 903.2.5.1, General. An auto-
matic sprinkler system shall be installed in
Group H occupancies.
13. Section 903.2.5.2, Group H-5 Occu-
pancies. An automatic sprinkler system shall
be installed throughout buildings containing
Group H-5 occupancies. The design of the
sprinkler system shall not be less than that re-
quired under the International Building Code
for the occupancy hazard classifications in
accordance with Table 903.2.5.2.
Where the design area of the sprinkler sys-
tem consists of a corridor protected by one
(1) row of sprinklers, the maximum number of
sprinklers required to be calculated is thirteen
(13).
14. Section 903.2.5.3 Pyroxylin Plastic.
An automatic sprinkler system shall be pro-
vided in buildings, or portions thereof, where
cellulose nitrate film or Pyroxylin plastics are
manufactured, stored or handled in quantities
exceeding one hundred (100) pounds.
15. Section 903.2.7, Group M. An auto-
matic sprinkler system shall be provided
throughout buildings containing a Group M
occupancy where one (1) of the following
conditions exists:
a. Where a Group M gross floor area
exceeds five thousand (5,000) square
feet;
b. Where a Group M fire area is located
more than three (3) stories above grade
plane;
c. Where the combined area of all
Group M fire areas on all floors, including
any mezzanines, exceeds five thousand
(5,000) square feet; or
d. A Group M occupancy used for dis-
play and sale of upholstered furniture or
mattresses exceeds five thousand
(5,000) square feet. (Ord. 5810, 7-11-
2016)
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms
without dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
Corridors Ordinary Hazard Group 2
4-5-050D
(Revised 8/16)5 - 6
16. Section 903 is amended by adding
Sections 903.2.8.5 and 903.2.8.6 to read as
follows:
Section 903.2.8.5 – Group R-3 occu-
pancy. When the occupancy has over
five thousand (5,000) square feet of
gross floor area.
Section 903.2.8.6 – Dwellings. When
proposed within all residential zones,
clustered or constructed so that, when at-
tached, the total square foot gross floor
area of all dwelling units exceeds five
thousand (5,000) square feet. For the
purpose of this subsection, portions of
buildings separated by one (1) or more
firewalls will not be considered a sepa-
rate building. (Ord. 5810, 7-11-2016)
17. Section 903.2.9, Group S-1. An auto-
matic sprinkler system shall be provided
throughout all buildings containing a Group
S-1 occupancy where one of the following
conditions exists:
a. A Group S-1 fire area exceeds five
thousand (5,000) square feet.
b. A Group S-1 fire area is located more
than three (3) stories above grade plane.
c. The combined area of all Group S-1
fire areas on all floors, including any mez-
zanines, exceeds five thousand (5,000)
square feet.
d. A Group S-1 fire area used for the
storage of commercial motor vehicles
where the fire area exceeds five thou-
sand (5,000) square feet.
e. A Group S-1 occupancy used for the
storage of upholstered furniture or mat-
tresses exceeds two thousand five hun-
dred (2,500) square feet. (Ord. 5810, 7-
11-2016)
18. Section 903.2.9.1, Repair Garages.
An automatic sprinkler system shall be pro-
vided throughout all buildings used as repair
garages in accordance with Section 406 of
the International Building Code, as shown:
a. Buildings having two (2) or more sto-
ries above grade plane, including base-
ments, with a fire area containing a repair
garage exceeding five thousand (5,000)
square feet.
b. Buildings no more than one (1) story
above grade plane, with a fire area con-
taining a repair garage exceeding five
thousand (5,000) square feet.
c. Buildings with repair garages servic-
ing vehicles parked in basements.
d. A Group S-1 fire area used for the re-
pair of commercial motor vehicles where
the fire area exceeds five thousand
(5,000) square feet. (Ord. 5810, 7-11-
2016)
19. Section 903.2.9.2, Bulk Storage of
Tires. Buildings and structures where the
area for the storage of tires exceeds twenty
thousand (20,000) cubic feet shall be
equipped throughout with an automatic sprin-
kler system in accordance with Section
903.3.1.1. (Ord. 5810, 7-11-2016)
20. Section 903.2.10, Group S-2 En-
closed Parking Garages. An automatic
sprinkler system shall be provided throughout
buildings classified as enclosed parking ga-
rages in accordance with Section 406.4 of the
International Building Code as follows:
a. Where the fire area of the enclosed
parking garage exceeds five thousand
(5,000) square feet; or
b. Where the enclosed parking garage
is located beneath other groups.
Exception: Enclosed parking garages
located beneath Group R-3 occupancies.
(Ord. 5810, 7-11-2016)
21. Section 903.2.10.1, Commercial
Parking Garages. An automatic sprinkler
system shall be provided throughout build-
ings used for storage of commercial motor
vehicles where the fire area exceeds five
thousand (5,000) square feet. (Ord. 5810, 7-
11-2016)
22. Section 903.2.11, Specific building
areas and hazards. In all occupancies an
automatic sprinkler system shall be installed
for building design or hazards in the locations
4-5-050D
5 - 7 (Revised 8/16)
set forth in Sections 903.2.11.1 through
903.2.11.6.
Exception: Groups R-3 and U. (Ord.
5810, 7-11-2016)
23. Section 903.2.11.1, Stories Without
Openings. An automatic sprinkler system
shall be installed throughout all stories, in-
cluding basements, of all buildings where the
floor area exceeds one thousand five hun-
dred (1,500) square feet and where there is
not provided at least one (1) of the following
types of exterior wall openings:
a. Openings below grade that lead di-
rectly to ground level by an exterior stair-
way complying with Section 1009 or an
outside ramp complying with Section
1010. Openings shall be located in each
fifty (50) linear feet, or fraction thereof, of
exterior wall in the story on at least one
(1) side. The required openings shall be
distributed such that the lineal distance
between adjacent openings does not ex-
ceed fifty feet (50').
b. Openings entirely above the adjoin-
ing ground level totaling at least twenty
(20) square feet in each fifty (50) linear
feet, or fraction thereof, of exterior wall in
the story on at least one (1) side. The re-
quired openings shall be distributed such
that the lineal distance between adjacent
openings does not exceed fifty feet (50').
(Ord. 5810, 7-11-2016)
24. Section 903.2.11.1.1, Opening Di-
mensions and Access. Openings shall have
a minimum dimension of not less than thirty
inches (30"). Such openings shall be accessi-
ble to the fire department from the exterior
and shall not be obstructed in a manner that
fire fighting or rescue cannot be accom-
plished from the exterior. (Ord. 5810, 7-11-
2016)
25. Section 903.2.11.1.2, Openings on
One Side Only. Where openings in a story
are provided on only one side and the oppo-
site wall of such story is more than seventy-
five feet (75') from such openings, the story
shall be equipped throughout with an ap-
proved automatic sprinkler system or open-
ings as specified above shall be provided on
at least two sides of the story. (Ord. 5810, 7-
11-2016)
26. Section 903.2.11.1.3, Basements.
Where any portion of a basement is located
more than seventy-five feet (75') from open-
ings required by Section 903.2.11.1, or where
walls, partitions or other obstructions are in-
stalled that restrict the application of water
from hose streams, the basement shall be
equipped throughout with an approved auto-
matic sprinkler system. (Ord. 5810, 7-11-
2016)
27. Section 903.2.11.2, Rubbish and
Linen Chutes. An automatic sprinkler sys-
tem shall be installed at the top of rubbish and
linen chutes and in their termination rooms.
Chutes shall have additional sprinkler heads
installed at alternate floors and at the lowest
intake. Where a rubbish chute extends
through a building more than one (1) floor be-
low the lowest intake, the extension shall
have sprinklers installed that are recessed
from the drop area of the chute and protected
from freezing in accordance with Section
903.1.1. Such sprinklers shall be installed at
alternate floors beginning with the second
level below the last intake and ending with the
floor above the discharge. Chute sprinklers
shall be accessible for servicing. (Ord. 5810,
7-11-2016)
28. Section 903.2.11.3, Buildings Fifty-
Five Feet (55') or More in Height. An auto-
matic sprinkler system shall be installed
throughout buildings that have one or more
stories with an occupant load of thirty (30) or
more located fifty-five feet (55') or more
above the lowest level of fire department ve-
hicle access, measured to the finished floor.
Exceptions:
a. Open parking structures; and
b. Occupancies in Group F-2. (Ord.
5810, 7-11-2016)
29. Section 903.2.11.4, Ducts Conveying
Hazardous Exhausts. Where required by
the International Mechanical Code, automatic
sprinklers shall be provided in ducts convey-
ing hazardous exhaust, flammable or com-
bustible materials.
4-5-050E
(Revised 8/16)5 - 8
Exception: Ducts where the largest
cross-sectional diameter of the duct is
less than ten inches (10"). (Ord. 5810, 7-
11-2016)
30. Section 903.2.11.5, Commercial
Cooking Operations. An automatic sprinkler
system shall be installed in a commercial
kitchen exhaust hood and duct system where
an automatic sprinkler system is used to com-
ply with Section 904. (Ord. 5810, 7-11-2016)
31. Section 903.2.11.6, Other Required
Suppression Systems. In addition to the re-
quirements of Section 903.2, the provisions
indicated in Table 903.2.11.6 require the in-
stallation of a fire suppression system for cer-
tain buildings and areas. (Ord. 5810, 7-11-
2016)
32. Section 903.2.12, During Construc-
tion. Automatic sprinkler systems required
during construction, alteration and demolition
operations shall be provided in accordance
with Section 1413. (Ord. 5810, 7-11-2016)
33. Section 903 is amended by adding
Section 903.2.13, to read as follows:
Section 903.2.13, Automatic Sprinkler
Systems in New Buildings:
a. Section 903.2.13.1 – A fully auto-
matic fire protection sprinkler system is to
be installed in all new buildings in excess
of five thousand (5,000) square feet total
gross floor area, regardless of vertical or
horizontal fire barriers, such sprinkler
system shall be designed, installed and
tested as per Section 903.3.
b. Section 903.2.13.2 – A fully auto-
matic fire protection sprinkler system
may be required by the Chief of the Fire
Department or the Fire Code Official for
buildings less than five thousand (5,000)
square feet total gross floor area when, in
their judgment, supported by written doc-
umentation from a professional organiza-
tion (such as NFPA, ICC, SBCC U.L.,
ISO, etc.) verify that hazardous contents,
critical exposure problems, limited acces-
sibility to the building, or other items may
contribute to a definite hazard. (Ord.
5810, 7-11-2016)
34. Section 903 is amended to add a new
Section 903.2.14 to read as follows:
Section 903.2.14, Sprinkler Systems in Re-
modeled Buildings:
a. Section 903.2.14.1 – When existing
buildings with full sprinkler systems are
remodeled or added onto, the remodeled
or added on portion shall be fully sprin-
klered.
b. Section 903.2.14.2 – When an exist-
ing building is added onto or remodeled
and the resulting total square foot gross
floor area exceeds five thousand (5,000)
square feet, then the entire structure
shall be fully sprinklered. All existing non-
sprinklered buildings currently exceeding
five thousand (5,000) square feet where
a remodel, alteration or repair exceeds
fifty percent (50%) of the building valua-
tion within a three (3) year period shall
have a sprinkler system installed
throughout the building. Valuation shall
be determined from the King County As-
sessor records at the time of the first ap-
plication for a building permit. (Ord. 3214,
4-10-1978; Ord. 4351, 5-4-1992; Ord.
4358, 7-20-1992; Ord. 4546, 7-24-1995;
Amd. Ord. 4768, 3-8-1999; Ord. 5010,
5-19-2003; Ord. 5085, 6-21-2004; Ord.
5554, 10-11-2010; Ord. 5709, 4-14-2014;
Ord. 5810, 7-11-2016)
E.Repealed by Ord. 5297.
4-5-051 WASHINGTON STATE
ENERGY CODE ADOPTED:
The Washington State Energy Code (WSEC), as
adopted by the State Building Code Council in
chapter 51-11 WAC, excluding the Administration
sections C106 through C111 and R106 through
R111, is adopted by reference. The Construction
Administrative Code, as set forth in RMC 4-5-060,
shall be used in place of the Administration sec-
tions C106 through C111 and R106 through R111.
(Ord. 5297, 7-2-2007; Ord. 5555, 10-11-2010;
Ord. 5710, 4-14-2014; Ord. 5810, 7-11-2016)
4-5-055B
5 - 9 (Revised 2/19)
4-5-055 INTERNATIONAL
RESIDENTIAL CODE ADOPTED:
The 2015 Edition of the International Residential
Code (IRC), as adopted and amended by the
State Building Code Council in chapter 51-51
WAC, as published by the International Code
Council, is adopted by reference, with the City’s
amendments thereto, as specified in subsections
A through C of this Section. Chapter 1, Adminis-
tration, is not adopted and the Construction Ad-
ministrative Code, as set forth in RMC 4-5-060,
shall be used in place of IRC Chapter 1, Adminis-
tration.
A. CITY AMENDMENTS TO IRC TABLE
R301.2(1), CLIMATIC AND GEOGRAPHIC
DESIGN CRITERIA:
Table R301.2(1) of the International Residential
Code is amended to read as follows:
Footnotes:
1. When using this roof snow load it will be left to the engineer’s judgment whether to consider drift or
sliding snow. However, rain on snow surcharge of five (5) psf must be considered for roof slopes less than
five degrees (5°).
2. Wind exposure category and Topographic effects (Wind Speed-up Kzt factor) shall be determined on a
site-specific basis by the Design Professional in Responsible Charge (components and cladding need not
consider topographic effects unless otherwise determined by the engineer of record).
3. From IRC Table 301.2(1).
4. Weathering may require a higher strength concrete or grade of masonry than necessary to satisfy the
structural requirements of this code. The grade of masonry units shall be determined from ASTM C 34, C
55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
5. The City of Renton participates in the National Flood Insurance Program (NFIP) as specified in City of
Renton Resolution No. 1984, dated April 21, 1975. The City’s Flood Insurance Study is April 19, 2005, and
the number and date of current effective Flood Insurance Rate Maps (FIRMS) are as follows:
53033CIND0A 04/19/2005
53033C0664F 05/16/1995
53033C0666F 05/16/1995
53033C0668F 05/16/1995
53033C0669F 05/16/1995
53033C0957F 05/16/1995
53033C0976F 05/16/1995
53033C0977F 05/16/1995
53033C0978F 05/16/1995
53033C0979F 05/16/1995
53033C0981F 05/16/1995
53033C0982F 05/16/1995
53033C0983F 05/16/1995
53033C0984F 05/16/1995
53033C0986F 05/16/1995
53033C0987F 05/16/1995
B. EXCEPTIONS:
The provisions of this code do not apply to tempo-
rary growing structures used solely for the com-
mercial production of horticultural plants including
ornamental plants, flowers, vegetables, and fruits.
“Temporary growing structure” means a structure
that has the sides and roof covered with polyeth-
ylene, polyvinyl, or similar flexible synthetic mate-
IRC Table R301.2(1)
Climatic and Geographic Design Criteria
Roof
Snow
Load1
Wind Design2 Seismic
Design
Category3
Subject to Damage From: Outside
Design
Temp. –
Heat/Cool
Ice Barrier
Under-lay-
ment
Required
Flood Hazards5 Air Freez-
ing Index
Mean
Annual
Temp.
Speed Topo-
graphic
Effects
Weathering4 Frost
Line
Depth
Termite
Decay
25 psf 110
mph
See foot-
note2
D2 Moderate 12" Slight to
Moderate
24ºF/83ºF No N/A 113 50ºF
4-5-055C
(Revised 2/19)5 - 10
rial and is used to provide plants with either frost
protection or increased heat retention. A tempo-
rary growing structure is not considered a building
for purposes of this code.
C. CONFLICTS:
In the case of conflict between the duct sealing or
insulation requirements of Section 603 or Section
604 of this code and the duct sealing or insulation
requirements of Chapter 51-11C/R WAC, the
Washington State Energy Code shall govern.
(Ord. 5085, 6-21-2004; Amd. Ord. 5157,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012; Ord. 5710, 4-14-2014; Ord. 5810, 7-
11-2016)
4-5-060 CONSTRUCTION
ADMINISTRATIVE CODE:
A. SECTION 101 – GENERAL:
1. 101.1 Title. These regulations shall be
known as the Construction Administrative
Code of the City of Renton, hereinafter re-
ferred to as “this code”.
2. 101.2 Scope. The provisions of this Con-
struction Administrative Code shall apply to
building, plumbing, and mechanical permits
and the following “Construction Codes”:
a. 2015 International Building Code –
WAC 51-50;
b. 2015 International Residential Code
– WAC 51-51;
c. 2015 International Mechanical Code
– WAC 51-52;
d. 2015 National Fuel Gas Code (ANSI
Z223.1/NFPA 54) – WAC 51-52;
e. 2014 Liquefied Petroleum Gas Code
(NFPA 58) – WAC 51-52;
f. 2015 Uniform Plumbing Code – WAC
51-56 and 51-57;
g. 2017 National Electrical Code (NFPA
70);
h. 2015 International Property Mainte-
nance Code;
i. 2015 International Existing Building
Code – WAC 51-50-48000; and
j. 2015 International Swimming Pool
and Spa Code – WAC 51-50-3109 and
WAC 51-51-0329. (Ord. 5749, 1-12-
2015; Ord. 5810, 7-11-2016; Ord. 5888,
10-8-2018)
3. 101.2.1 Definitions. For the purpose of
this section, certain terms, phrases, words
and their derivatives shall have the meanings
set forth in this section. Where terms are not
defined, they shall have their ordinary ac-
cepted meanings within the context with
which they are used. Webster’s Third Interna-
tional Dictionary of the English Language,
Unabridged, latest edition, shall be consid-
ered as providing ordinary accepted mean-
ings. Words used in the singular include the
plural and the plural the singular. Words used
in the masculine gender include the feminine
and the feminine the masculine.
a. “Action” means a specific response
complying fully with a specific request by
the jurisdiction.
b. “Building service equipment” means
and refers to the plumbing, mechanical
and electrical equipment including piping,
wiring, fixtures, and other accessories
which provide sanitation, lighting, heat-
ing, ventilation, cooling, refrigeration, fire-
fighting, and transportation facilities
essential to the occupancy of the building
or structure for its designated use.
c. “Complete response” means an ade-
quate response to all requests from City
staff in sufficient detail to allow the appli-
cation to be processed.
d. “Occupancy” means the purpose for
which a building, or part thereof, is used
or intended to be used.
e. “Shall,” as used in this section, is
mandatory.
f. “Valuation” or “value” as applied to a
building or building service equipment,
means and shall be the estimated cost to
replace the building and its building ser-
4-5-060A
5 - 10.1 (Revised 2/19)
vice equipment in kind, based on current
replacement costs. It shall also include
the contractor’s overhead and profit.
(Revised 2/19)5 - 10.2
This page left intentionally blank.
4-5-060A
5 - 11 (Revised 8/16)
4. 101.3 Appendices. Provisions in the ap-
pendices shall not apply unless specifically
adopted.
5. 101.4 Intent. The purpose of the Con-
struction Codes and the Construction Admin-
istrative Code is to establish the minimum
requirements to provide a reasonable level of
safety, public health, and general welfare
through structural strength, means of egress
facilities, stability, sanitation, adequate light
and ventilation, energy conservation, and
safety to life and property from fire and other
hazards attributed to the built environment
and to provide a reasonable level of safety to
fire fighters and emergency responders
during emergency operations. (Ord. 5810, 7-
11-2016)
6. 101.5 Referenced Codes. The codes
listed in subsections RMC 4-5-060.A.6.a,
101.5.1 International Building Code – Scope,
through RMC 4-5-060.A.6.k, 101.5.10 Venti-
lation, and referenced elsewhere in the Con-
struction Codes and the Construction
Administrative Code shall be considered part
of the requirements of the Construction
Codes and the Construction Administrative
Code to the prescribed extent of each such
reference.
a. 101.5.1 International Building
Code – Scope. The provisions of the In-
ternational Building Code (IBC) shall ap-
ply to the construction, alteration,
movement, enlargement, replacement,
repair, equipment, use and occupancy,
location, maintenance, removal, and
demolition of every building or structure
or any appurtenances connected or at-
tached to such buildings or structures.
Exception: Detached one (1) - and two
(2) - family dwellings and multiple single-
family dwellings (townhouses) not more
than three (3) stories above grade plane
in height with separate means of egress
and their accessory structures not more
than three (3) stories above grade plane
in height shall comply with the Interna-
tional Residential Code. (Ord. 5810, 7-
11-2016)
b. 101.5.2 International Residential
Code – Scope. The provisions of the In-
ternational Residential Code for One-
and Two-Family Dwellings (IRC) shall ap-
ply to the construction, alteration, move-
ment, enlargement, replacement, repair,
equipment, use and occupancy, location,
removal and demolition of detached one
(1) - and two (2) - family dwellings and
multiple single-family dwellings (town-
houses) not more than three (3) stories
above grade plane in height with a sepa-
rate means of egress and their accessory
structures not more than three (3) stories
above grade plane in height, including
adult family homes, foster family care
homes and family day care homes li-
censed by the Washington state depart-
ment of social and health services.
Exception: Live/work units located in
townhouses complying with the require-
ments of Section 419 of the International
Building Code shall be permitted to be
constructed in accordance with the Inter-
national Residential Code for One- and
Two-Family Dwellings. Fire suppression
required by Section 419.5 of the Interna-
tional Building Code where constructed
under the International Residential Code
for One- and Two-Family Dwellings shall
conform to Section P2904 of the Interna-
tional Residential Code. (Ord. 5810, 7-
11-2016)
c. 101.5.3 Electrical Code – Scope.
The provisions of the Renton Code apply
to the installation of electric conductors,
electric equipment, alterations, modifica-
tions or repairs to existing electrical in-
stallations for the following:
i. Electrical conductors, electrical
equipment, and electrical raceways
installed within or on public and pri-
vate buildings, property or other
structures.
ii. Signaling and communications
conductors and equipment, telecom-
munications conductors and equip-
ment, fiber optic cables, and
raceways installed within or on public
and private buildings, property or
other structures.
iii. Yards, lots, parking lots, and in-
dustrial substations.
4-5-060A
(Revised 8/16)5 - 12
iv. Temporary electrical installa-
tions for use during the construction
of buildings.
v. Temporary electrical installations
for carnivals, conventions, festivals,
fairs, traveling shows, the holding of
religious services, temporary lighting
of streets, or other approved uses.
vi. Installations of conductors and
equipment that connect to a supply of
electricity.
vii. All other outside electrical con-
ductors on the premises.
viii. Optional standby systems de-
rived from portable generators.
Exception: Installations under the exclu-
sive control of electric utilities for the pur-
pose of communication, transmission,
and distribution of electric energy located
in buildings used exclusively by utilities
for such purposes or located outdoors on
property owned or leased by the utilities
or on public highways, streets, roads,
etc., or outdoors by established rights on
private property.
It is the intent of this section that this code
covers all premises’ wiring or wiring other
than utility owned metering equipment,
on the load side of the service point of
buildings, structures, or any other prem-
ises not owned or leased by the utility.
Also, it is the intent that this code covers
installations in buildings used by the util-
ity for purposes other than listed above,
such as office buildings, warehouses, ga-
rages, machine shops, and recreational
buildings which are not an integral part of
a generating plant, substation, or control
center.
The provisions of 296-46B WAC may
also apply to electrical installations and
alterations. The provisions of Chapter
480-93 WAC are enforced by the Wash-
ington Utilities and Transportation Com-
mission, while the provisions of Chapter
296-46B WAC are enforced by the Wash-
ington State Department of Labor and In-
dustries.
d. 101.5.4 Gas Code – Scope. The
provisions of the National Fuel Gas Code
(NFGC) shall apply to the installation of
gas piping from the point of delivery, gas
appliances and related accessories as
covered in this code when utilizing natu-
ral gas and gaseous hydrogen except
those regulated by the International Res-
idential Code (IRC) and those utilizing
LPG. These requirements apply to gas
piping systems extending from the point
of delivery to the inlet connections of ap-
pliances and the installation and opera-
tion of residential and commercial gas
appliances and related accessories.
e. 101.5.5.1 Mechanical Code –
Scope. The provisions of the Interna-
tional Mechanical Code (IMC) shall apply
to the design, installation, maintenance,
alteration and inspection of mechanical
systems that are permanently installed
and utilized to provide control of environ-
mental conditions and related processes
within buildings. The International Me-
chanical Code shall also regulate those
mechanical systems, system compo-
nents, equipment and appliances specifi-
cally addressed herein. The installation
of fuel gas distribution piping and equip-
ment, fuel gas-fired appliances and fuel
gas-fired appliance venting systems shall
be regulated by the National Fuel Gas
Code.
Exceptions:
i. Detached one (1) - and two (2) -
family dwellings and multiple single-
family dwellings (townhouses) not
more than three (3) stories high with
separate means of egress and their
accessory structures shall comply
with the International Residential
Code.
ii. The standards for liquefied petro-
leum gas (LPG) installations shall be
NFPA 58 (Liquefied Petroleum Gas
Code) and ANSI Z223.1/NFPA 54
(National Fuel Gas Code).
f. 101.5.5.2 Other authorities. In addi-
tion to the International Mechanical
Code, provisions of Chapter 480-93
WAC regarding gas pipeline safety may
4-5-060A
5 - 13 (Revised 8/16)
also apply to single meter installations
serving more than one (1) building. The
provisions of Chapter 480-93 WAC are
enforced by the Washington Utilities and
Transportation Commission.
g. 101.5.6 Plumbing Code – Scope.
The provisions of the Uniform Plumbing
Code (UPC) shall apply to the installa-
tion, alteration, repair and replacement of
plumbing systems, including equipment,
appliances, fixtures, fittings and appurte-
nances, and where connected to a water
or sewage system and all aspects of a
medical gas system.
h. 101.5.7 Property maintenance.
The provisions of the International Prop-
erty Maintenance Code, as amended by
RMC 4-5-130 shall apply to existing
structures to provide minimum standards
to safeguard life or limb, health, property,
and public welfare by regulating and con-
trolling the use and occupancy, location,
and maintenance of all residential build-
ings and other structures within this juris-
diction.
i. 101.5.8 Fire prevention. The provi-
sions of the International Fire Code (IFC)
shall apply to matters affecting or relating
to structures, processes, premises and
safeguards from the hazard of fire and
explosion arising from the storage, han-
dling or use of structures, materials or de-
vices; from conditions hazardous to life,
property or public welfare in the occu-
pancy or operation of structures or prem-
ises; from matters related to the
construction, extension, repair, alteration
or removal of fire suppression and alarm
systems or fire hazards in the structure or
on the premises from occupancy or oper-
ation: and matters related to prepared-
ness for natural or manmade disasters;
and from conditions affecting the safety
of fire fighters and emergency respond-
ers during emergency procedures. (Ord.
5810, 7-11-2016)
j. 101.5.9 Energy Code – Scope. The
provisions of the Washington State En-
ergy Code (WSEC) shall apply to all mat-
ters governing the design and
construction of buildings for energy effi-
ciency. WAC 51-11R applies to residen-
tial buildings, building sites, associated
systems and equipment, and WAC 51-
11C applies to commercial buildings,
building sites, associated systems and
equipment. (Ord. 5810, 7-11-2016)
k. 101.5.10 Ventilation. The provisions
of the mechanical code shall apply to all
occupancies to govern minimum require-
ments for ventilation.
l. 101.5.11 International Existing
Building Code – Scope. The provisions
of the International Existing Building
Code shall apply to matters governing
the repair, alteration, change of occu-
pancy, addition to and relocation of exist-
ing buildings.
i. 101.5.11.1 Buildings previously
occupied. The legal occupancy of
any building existing on July 1, 2016
shall be permitted to continue without
change, except as is specifically cov-
ered in this code, the International
Fire Code, or as deemed necessary
by the code official to mitigate an un-
safe building. For the purpose of this
section, “unsafe building” is not to be
construed to mean a mere lack of
compliance with the current code.
ii. 101.5.11.2 Appendices. The
code official is authorized to require
rehabilitation and retrofit of buildings,
structures, or individual structural
members in accordance with the ap-
pendices of this code if such appen-
dices have been individually
adopted. Appendix A of the Interna-
tional Existing Building Code, Guide-
lines for the Seismic Retrofit of
Existing Buildings, is hereby adopted
as part of this code without any spe-
cific adoption by the local jurisdiction.
(Ord. 5810, 7-11-2016)
m. 101.5.12 International Swimming
Pool and Spa Code – Scope. The provi-
sions of this code shall apply to the con-
struction, alteration, movement,
renovation, replacement, repair and
maintenance of aquatic recreation facili-
ties, pools and spas. The pools and spas
covered by this code are either perma-
nent or temporary, and shall be only
4-5-060B
(Revised 8/16)5 - 14
those that are designed and manufac-
tured to be connected to a circulation
system and that are intended for swim-
ming, bathing or wading. Swimming
pools, spas and other aquatic recreation
facilities shall comply with the Interna-
tional Swimming Pool and Spa Code,
where the facility is one of the following:
i. For the sole use of residents and
invited guests at a single-family
dwelling;
ii. For the sole use of residents and
invited guests of a duplex owned by
the residents; or
iii. Operated exclusively for physi-
cal therapy or rehabilitation and un-
der the supervision of a licensed
medical practitioner.
Public swimming pool barriers shall be
regulated by WAC 246-260-031(4). All
other “water recreation facilities” as de-
fined in RCW 70.90.110 are regulated
under chapters 246-260 and 246-262
WAC. (Ord. 5810, 7-11-2016)
B. SECTION 102 – APPLICABILITY:
1. 102.1.1 General. Where there is a con-
flict between a general requirement and a
specific requirement, the specific require-
ment shall be applicable. Where, in any spe-
cific case, different sections of the
Construction Codes specify different materi-
als, methods of construction or other require-
ments, the most restrictive shall govern
except that the hierarchy of the codes named
in RCW 19.27 shall govern.
2. 102.1.2 New Installations. The adopted
Construction Codes apply to new installa-
tions.
Exception: If an electrical, plumbing or me-
chanical permit application is received after
the adopted Construction Codes have taken
effect, but is identified with a building permit
application received prior to the effective date
of the ordinance codified in this section, all
applicable codes adopted and in force at the
time of a complete building permit application
will apply. (Ord. 5810, 7-11-2016)
3. 102.1.3 Existing installations. Lawfully
installed existing installations that do not
comply with the provisions of the adopted
Construction Codes shall be permitted to be
continued without change, except as specifi-
cally authorized by this section, the Interna-
tional Existing Building Code, the
International Property Maintenance Code,
the International Fire Code or as is deemed
necessary by the building official for the gen-
eral safety and welfare of the occupants and
the public. Where changes are required for
correction of hazards, a reasonable amount
of time shall be given for compliance, de-
pending on the degree of the hazard. (Ord.
5810, 7-11-2016)
4. 102.1.4 Maintenance. Buildings and
structures, including their electrical, plumbing
and mechanical systems, equipment, materi-
als and appurtenances, both existing and
new, and parts thereof shall be maintained in
proper operating condition in accordance
with the original design and in a safe, hazard-
free condition. Devices or safeguards that are
required by the adopted Construction Codes
shall be maintained in compliance with the
code edition under which installed. The
owner or the owner’s designated agent shall
be responsible for the maintenance of the
systems and equipment. To determine com-
pliance with this provision, the code official
shall have the authority to require that the
systems and equipment be reinspected.
(Ord. 5810, 7-11-2016)
5. 102.1.5 Additions, alterations, modifi-
cations or repairs. Additions, alterations,
modifications or repairs to a building or struc-
ture or to the electrical, plumbing or mechan-
ical system(s) of any building, structure, or
premises shall conform to the requirements
of the adopted Construction Codes. How-
ever, those portions of the existing building or
system not being altered or modified are only
required to comply with all the requirements
of the adopted Construction Codes when
specifically required in this chapter, the Inter-
national Existing Building Code, the Interna-
tional Property Maintenance Code, the
International Fire Code, or when deemed
necessary by the building official for the gen-
eral safety and welfare of the occupants and
the public. Installations, additions, alter-
ations, modifications, relocations or repairs
shall not cause an existing building to be-
4-5-060B
5 - 15 (Revised 8/16)
come unsafe or to adversely affect the perfor-
mance of the building as determined by the
building official or designated representative.
Electrical wiring added to an existing service,
feeder, or branch circuit shall not result in an
installation that violates the provisions of the
code in force at the time the additions were
made. (Ord. 5810, 7-11-2016)
6. 102.2 Other laws. The provisions of the
Construction Codes and the Construction Ad-
ministrative Code shall not be deemed to nul-
lify any provisions of local, state or federal
law.
7. 102.3 Application of references. Refer-
ences to chapter or section numbers, or to
provisions not specifically identified by num-
ber, shall be construed to refer to such chap-
ter, section or provision of the Construction
Codes.
8. 102.4 Existing structures and installa-
tions. The legal occupancy of any structure
existing on the date of adoption of the Con-
struction Codes shall be permitted to con-
tinue without change, except as is specifically
covered in the referenced codes listed in
RMC 4-5-060.A.6, 101.5 Referenced Codes,
this code, or as is deemed necessary by the
building official for the general safety and wel-
fare of the occupants and the public.
9. 102.5 Added electrical wiring. Electri-
cal wiring added to an existing service,
feeder, or branch circuit shall not result in an
installation that violates the provisions of this
section in force at the time the additions were
made.
10. 102.6.1 Moved buildings. Buildings or
structures moved into or within a jurisdiction
shall comply with the provisions of this code,
the International Existing Building Code
(WAC 51-50) when applicable, the Interna-
tional Residential Code (WAC 51-51), the In-
ternational Building Code (WAC 51-50), the
International Mechanical Code (WAC 51-52),
the International Fire Code (WAC 51-54), the
Uniform Plumbing Code and Standards
(WAC 51-56 and 51-57), and the Washington
State Energy Code (WAC 51-11).
Exception: Group R-3 buildings or structures
are not required to comply if:
a. The original occupancy classification
is not changed; and
b. The original building is not substan-
tially remodeled or rehabilitated.
For the purposes of this section a building
shall be considered to be substantially re-
modeled when the costs of remodeling ex-
ceed sixty percent (60%) of the value of the
building exclusive of the costs relating to
preparation, construction, demolition or reno-
vation of foundations. Valuation shall be de-
termined from the King County Assessor
records at the time of the first application for
a building permit. (Ord. 5810, 7-11-2016)
11. 102.6.2 Moved Buildings, Electrical.
a. Nonresidential buildings or struc-
tures moved into or within the jurisdiction
must be inspected to ensure compliance
with current requirements of this section.
b. Residential buildings or structures
moved into the jurisdiction must be in-
spected to ensure compliance with the
NEC requirements in effect at the time
and place the original wiring was made.
The building or structure must be in-
spected to ensure compliance with all
current requirements of Chapter 19.28
RCW and the rules developed by the de-
partment if:
i. The original occupancy classifi-
cation of the building or structure is
changed as a result of the move; or
ii. The building or structure has
been substantially remodeled or re-
habilitated as a result of the move.
12. 102.7.1 Referenced codes and stan-
dards. The codes and standards referenced
in the Construction Codes shall be consid-
ered part of the requirements of the Construc-
tion Codes to the prescribed extent of each
such reference. Where differences occur be-
tween provisions of the Construction Codes
and referenced codes and standards, the
provisions of the Construction Codes shall
apply.
4-5-060C
(Revised 8/16)5 - 16
Exception. Where enforcement of a code
provision would violate the conditions of the
listing of equipment or an appliance, the con-
ditions of the listing and the manufacturer’s
installation instructions shall apply.
13. 102.7.2 International Fire Code - Ref-
erenced codes and standards. The codes
and standards referenced in this code shall
be those that are listed in Chapter 80, except
all references to the NFPA 70 National Elec-
trical Code shall be substituted with the
phrase, “Renton Electrical Code”. Such
codes and standards shall be considered part
of the requirements of this code to the pre-
scribed extent of each such reference as de-
termined or modified by the fire code official.
In the event the referenced codes are incon-
sistent with this code, this code shall apply.
(Ord. 5810, 7-11-2016)
14. 102.8 Partial invalidity. In the event
that any part or provision of the Construction
Codes is held to be illegal or void, this shall
not have the effect of making void or illegal
any of the other parts or provisions.
15. 102.9 Requirements not covered by
code. Requirements necessary for the
strength, stability or proper operation of an
existing or proposed structure or installation,
or for the public safety, health and general
welfare, not specifically covered by this code,
shall be determined by the building official.
16. 102.10 Structures in Areas of Special
Flood Hazard. Buildings located in Areas of
Special Flood Hazard shall be regulated un-
der the International Building Code or the In-
ternational Residential Code, and the Renton
Municipal Code.
C. SECTION 103 – ENFORCEMENT
AUTHORITY:
1. 103.1 Creation of Enforcement
Agency. The building section is hereby cre-
ated and the official in charge thereof shall be
known as the building official.
2. 103.2 Building official. The building offi-
cial is responsible for administration and in-
terpretation of the Construction
Administrative Code and the Construction
Codes, except that the fire marshal or his or
her designee shall be responsible for admin-
istration and interpretation of the International
Fire Code.
3. 103.3 Deputies. The building official may
delegate authority to a deputy building offi-
cial, related technical officers, code enforce-
ment officers, inspectors, plan examiners or
other City employees. Such employees shall
have powers as delegated by the building of-
ficial.
4. 103.4 Fire Marshal/Deputy(s)/Assis-
tant(s). In accordance with prescribed proce-
dures of this jurisdiction, the fire code official
shall have the authority to appoint a Fire Mar-
shal, Deputy Fire Marshal(s) and/or Assistant
Fire Marshal(s), other related technical offi-
cers, inspectors and other employees.
5. 103.5 Assistance from other agencies.
Police and other enforcement agencies shall
have authority to render necessary assis-
tance in the investigation of fires or the en-
forcement of this code as requested by the
fire code official, or his/her designee.
6. 103.6 Obstructing operations. No per-
son shall obstruct the operations of the Fire
and Emergency Services Department in con-
nection with extinguishment, control, or in-
vestigation of any fire or actions relative to
other emergencies, or disobey any lawful
command of the fire chief or officer of the Fire
and Emergency Services Department in
charge of the emergency, or any part thereof,
or any lawful order of a police officer assisting
the Fire and Emergency Services Depart-
ment.
D. SECTION 104 – ORGANIZATION AND
DUTIES:
1. 104.1 General. The building official is
hereby authorized and directed to administer,
interpret and enforce the provisions of this
Construction Administrative Code and all
Construction Codes using inspector consul-
tation, except the International Fire Code. Af-
ter consulting with the inspectors, the building
official shall have the authority to render inter-
pretations of said codes and to adopt policies
and procedures in order to clarify the applica-
tion of their provisions. Such interpretations,
policies and procedures shall be consistent
with the intent and purpose of the codes and
shall not have the effect of waiving require-
4-5-060D
5 - 17 (Revised 8/16)
ments specifically provided for in the codes.
All references in this code to the “department
of fire prevention within the jurisdiction” shall
be synonymous with the Fire and Emergency
Services Department under the direction of
the fire code official. The function of the de-
partment shall be the implementation, admin-
istration and enforcement of the provisions of
this code.
2. 104.2 Liability. The building official, or
employee charged with the enforcement of
this code, while acting in good faith and with-
out malice in the discharge of the duties re-
quired by this code or other pertinent law or
ordinance, shall not thereby be rendered civ-
illy or criminally liable personally and is
hereby relieved from personal liability for any
damage accruing to persons or property as a
result of any act or by reason of an act or
omission in the discharge of official duties.
Any suit or criminal complaint instituted
against an officer or employee because of an
act performed by that officer or employee in
the lawful discharge of duties while acting in
good faith and without malice and under the
provisions of this code shall be defended by
legal representative of the jurisdiction until
the final termination of the proceedings. The
building official or subordinate shall not be li-
able for cost in any action, suit or proceeding
that is instituted in pursuance of the provi-
sions of this code. (Ord. 5810, 7-11-2016)
3. 104.3 Applications and permits. The
building official shall receive applications, re-
view construction documents and issue per-
mits for the erection, alteration, demolition
and moving of buildings, structures and build-
ing service equipment, inspect the premises
for which such permits have been issued and
enforce compliance with the provisions of the
Construction Codes and the Construction Ad-
ministrative Code.
4. 104.4 Notices and orders. The building
official shall issue all necessary notices or or-
ders to ensure compliance with the Construc-
tion Codes and the Construction Administra-
tive Code.
5. 104.5 Declaration of emergency - tag-
ging of buildings. Following a City of
Renton-issued formal declaration of emer-
gency, the building official shall be authorized
to evaluate and provide building safety evalu-
ations. Evaluations shall generally follow
standards from the Applied Technology
Council ATC 20, ATC 20-1, or ATC 45 manu-
als. The procedure shall allow for the tagging
of buildings as “Inspected,” “Limited Entry” or
“Unsafe.” Notice of orders pertaining to dan-
gerous buildings and appeal procedures es-
tablished under adopted building codes shall
not apply under official declarations of emer-
gency.
6. 104.6 Inspections. The building official
shall make all of the required inspections, or
the building official shall have the authority to
accept reports of inspection by approved
agencies or individuals. Reports of such in-
spections shall be in writing and be certified
by a responsible officer of such approved
agency or by the responsible individual. The
building official is authorized to engage such
expert opinion as deemed necessary to re-
port upon unusual technical issues that arise
at the applicant’s expense.
7. 104.7 Identification. The building official
shall carry proper identification when inspect-
ing structures or premises in the performance
of duties under the Construction Codes and
the Construction Administrative Code.
8. 104.8 Right of entry. Where it is neces-
sary to make an inspection to enforce the pro-
visions of the Construction Codes and the
Construction Administrative Code, or where
the building official has reasonable cause to
believe that there exists in a structure or upon
a premises a condition which is contrary to or
in violation of the Construction Codes and the
Construction Administrative Code which
makes the structure or premises unsafe, dan-
gerous or hazardous, the building official is
authorized to enter the structure or premises
at reasonable times to inspect or to perform
the duties imposed by the Construction
Codes and the Construction Administrative
Code, provided that if such structure or prem-
ises be occupied that credentials be pre-
sented to the occupant and entry requested.
If such structure or premises is unoccupied,
the building official shall first make a reason-
able effort to locate the owner, the owner’s
authorized agent or other person having
charge or control of the structure or premises
and request entry. If entry is refused, the
building official shall have recourse to the
remedies provided by law to secure entry.
4-5-060D
(Revised 8/16)5 - 18
Where the code official has first obtained a
proper inspection warrant or other remedy
provided by law to secure entry, an owner, the
owner’s authorized agent or occupant or per-
son have charge, care or control of the build-
ing or premises shall not fail or neglect to
promptly permit entry therein by the code of-
ficial for the purpose of inspection and exam-
ination pursuant to the applicable
construction code. (Ord. 5810, 7-11-2016)
9. 104.9 Department records. The build-
ing official shall keep official records of appli-
cations received, permits and certificates
issued, fees collected, reports of inspections,
and notices and orders issued. Such records
shall be retained in the official records for the
period required for retention of public re-
cords.
10. 104.10 Approved materials and
equipment. Materials, equipment and de-
vices approved by the building official shall be
constructed and installed in accordance with
such approval.
11. 104.11 Used materials and equip-
ment. The use of used materials and building
service equipment which meet the require-
ments of this code for new materials is per-
mitted. Used equipment and devices shall not
be reused unless prior approval is obtained
from the building official.
12. 104.12 Modifications. Wherever there
are practical difficulties involved in carrying
out the provisions of the Construction Codes
and the Construction Administrative Code,
the building official shall have the authority to
grant modifications for individual cases, upon
application of the owner or owner’s autho-
rized agent, provided the building official shall
first find that special individual reason makes
the strict letter of the Construction Codes and
the Construction Administrative Code im-
practical and the modification is in compli-
ance with the intent and purpose of the
Construction Codes and the Construction Ad-
ministrative Code and that such modification
does not lessen health, accessibility, life and
fire safety, or structural requirements. The de-
tails of action granting modifications shall be
recorded and entered in the files of the de-
partment. The building official is authorized to
charge an additional fee to evaluate any pro-
posed modification under the provisions of
this section. (Ord. 5810, 7-11-2016)
13. 104.13 Alternative materials, design
and methods of construction and equip-
ment. The provisions of the Construction
Codes are not intended to prevent the instal-
lation of any material or to prohibit any design
or method of construction not specifically pre-
scribed by the Construction Codes, provided
that any such alternative has been approved
by the building official. An alternative mate-
rial, design or method of construction shall be
approved where the building official finds that
the proposed design is satisfactory and com-
plies with the intent of the provisions of the
Construction Codes, and that the material,
method or work offered is, for the purpose in-
tended, at least the equivalent of that pre-
scribed in the Construction Codes in quality,
strength, effectiveness, fire resistance, dura-
bility and safety. Where the alternative mate-
rial, design or method of construction is not
approved, the building official shall respond in
writing, stating the reasons why the alterna-
tive was not approved. The building official is
authorized to charge an additional fee to eval-
uate any proposed alternate material, design
and/or method of construction and equipment
under the provisions of this section. (Ord.
5810, 7-11-2016)
14. 104.14 Research reports. Supporting
data, where necessary to assist in the ap-
proval of materials or assemblies not specifi-
cally provided for in the Construction Codes,
shall consist of valid research reports from
approved sources.
15. 104.15 Tests. Whenever there is insuf-
ficient evidence of compliance with the provi-
sions of the Construction Codes, or evidence
that a material or method does not conform to
the requirements of the Construction Codes,
or in order to substantiate claims for alterna-
tive materials or methods, the building official
shall have the authority to require tests as ev-
idence of compliance to be made at no ex-
pense to the jurisdiction. Test methods shall
be as specified in the Construction Codes or
by other recognized test standards. In the ab-
sence of recognized and accepted test meth-
ods, the building official shall approve the
testing procedures. Tests shall be performed
by an approved agency. Reports of such tests
shall be retained by the building official for the
4-5-060D
5 - 18.1 (Revised 8/16)
period required for retention of public re-
cords.
16. 104.16.1 Responsibility for compli-
ance. Compliance with the requirements of
this code is the obligation of the owner of the
building, structure, or premises, the duly au-
thorized agent of the owner, and other per-
sons responsible for the condition or work,
and not of the City or any of its officers, em-
ployees or agents.
17. 104.16.2 Responsibilities of regis-
tered design professional in responsible
charge. It is the responsibility of the regis-
tered design professional in responsible
charge to ensure that the information in the
construction documents is complete, accu-
rate, and, to the best of the design profes-
sional’s knowledge, conforms to the
requirements of this code.
18. 104.16.3 Responsibilities of struc-
tural engineer in responsible charge. It is
the responsibility of the structural engineer in
responsible charge to:
a. Design the primary structure;
Exception: A licensed engineer other
than the structural engineer in responsi-
ble charge may design the primary struc-
ture of single-story metal buildings.
b. Specify design loads, configurations,
controlling dimensions, deflection limits
and/or other criteria necessary for the de-
sign of secondary structural components
and sub-systems and the selection of
structurally qualified products;
c. Determine the adequacy and confor-
mance of the application of the structur-
ally qualified products with the design
intent of the City-approved construction
documents;
d. Review for compatibility with the
City-approved construction documents
previously approved by the building offi-
cial, the deferred submittals for the pri-
mary structural frame and the design and
deferred submittals for secondary mem-
bers for the following structural elements:
i. Wood trusses;
ii. Glu-lam beams;
iii. Steel joists;
iv. Structural steel;
v. Steel decking;
vi. Prefabricated stair systems;
vii. Precast concrete piles;
viii. Post-tensioned floor systems;
ix. Curtain wall systems;
x. Precast prestressed planks;
xi. Major skylight frames; and
xii. Precast concrete/masonry wall
panels.
The building official may approve addi-
tions to, or deletions from this list for spe-
cific projects. If there is no structural
engineer in responsible charge on the
project, the architect in responsible
charge shall assume these responsibili-
ties.
19. 104.16.4 Responsibilities of contrac-
tor. It is the responsibility of the contractor to
perform all the work in conformance with the
City-approved construction documents.
20. 104.16.5 Responsibilities of plans ex-
aminer. It is the responsibility of the plans ex-
aminer to verify that the description of the
work in the construction documents is sub-
stantially complete, and to require corrections
where, to the best of the plans examiner's
knowledge, the construction documents do
not conform to this code or other pertinent
laws and ordinances.
21. 104.16.6 Responsibilities of field in-
spector. It is the responsibility of the field in-
spector to conduct inspections to verify that
the work in progress conforms with the ap-
proved construction documents and to re-
quire corrections where, to the best of the
field inspector's knowledge, the work either
does not conform to the construction docu-
ments or where the work is in violation of this
code or other pertinent laws and ordinances.
4-5-060E
(Revised 8/16)5 - 18.2
E. SECTION 105 – PERMITS:
1. 105.1 Required. Any owner or owner’s
authorized agent who intends to construct,
enlarge, alter, repair, move, demolish, or
change the occupancy of a building or struc-
ture, or to erect, install, enlarge, alter, repair,
remove, convert or replace any electrical,
gas, mechanical or plumbing system, the in-
stallation of which is regulated by the Con-
struction Codes and the Construction
Administrative Code, or to cause any such
work to be done, shall first make application
to the building official and obtain the required
permit.
a. 105.1.1 Annual permit. In lieu of an
individual permit for each alteration to an
already approved electrical, gas, me-
chanical or plumbing installation, the
building official is authorized to issue an
annual permit upon application therefor
to any person, firm or corporation regu-
larly employing one or more qualified
tradespersons in the building, structure
or on the premises owned or operated by
the applicant for the permit.
b. 105.1.2 Annual permit records.
The person to whom an annual permit is
issued shall keep a detailed record of al-
terations made under such annual per-
mit. The building official shall have
access to such records upon request
during the time of inspection and such re-
cords shall be filed with the building offi-
cial as designated.
c. 105.1.3 Electrical permit required.
In accordance with Chapter 19.28 RCW,
an electrical permit is required for the fol-
lowing installations:
i. The installation, alteration, repair,
replacement, modification or mainte-
nance of all electrical systems, wire
and electrical equipment regardless
of voltage.
ii. The installation and/or alteration
of low voltage systems defined as:
(a) NEC, Class 1 power limited
circuits at thirty (30) volts maxi-
mum.
(b) NEC, Class 2 circuits pow-
ered by a Class 2 power supply
as defined in NEC 725.41(A).
(c) NEC, Class 3 circuits pow-
ered by a Class 3 power supply
as defined in NEC 725.41(A).
iii. Telecommunications Systems.
(a) All installations of telecom-
munications systems on the cus-
tomer side of the network
demarcation point for projects
greater than ten (10) telecommu-
nications outlets.
(b) All backbone installations
regardless of size and all tele-
communications cable or equip-
ment installations involving
penetrations of fire barriers or
passing through hazardous loca-
tions require permits and inspec-
tions.
(c) The installation of greater
than ten (10) outlets and the as-
sociated cables along any hori-
zontal pathway from a
telecommunications closet to
work areas during any continu-
ous ninety (90) - day period re-
quires a permit and inspection.
(d) In Residential Groups R-1
and R-2 occupancies as defined
in the International Building
Code, permits and inspections
are required for all backbone in-
stallations, all penetrations of
fire-resistive walls, ceilings and
floors; and installations of
greater than ten (10) outlets in
common areas.
(e) Definitions of telecommuni-
cations technical terms will come
from Chapter 19.28 RCW, the
currently adopted WAC rules,
EIA/TIA standards, and the NEC.
d. 105.1.4 Grading permit required.
No person shall do any grading without
first obtaining a grading permit from the
building official. (Ord. 5810, 7-11-2016)
4-5-060E
5 - 18.3 (Revised 9/19)
2. 105.2 Work exempt from permit. Ex-
emptions from permit requirements related to
the Construction Codes shall not be deemed
to grant authorization for any work to be done
in any manner in violation of the provisions of
the Construction Codes or any other laws or
ordinances of this jurisdiction. Permit exemp-
tions shall not apply to Areas of Flood Hazard
and City Land Use Critical Areas. Permits
shall not be required for the following:
a. Public service agencies or Work in
the Public Way.
i. A permit shall not be required for
the installation, alteration or repair of
generation, transmission, distribution
or metering or other related equip-
ment that is under the ownership and
control of public service agencies es-
tablished by right.
ii. A permit shall not be required for
work located primarily in a public
way, public utility towers and poles
(but not exempting wireless commu-
nications facilities not located in a
public way) and hydraulic flood con-
trol structures.
b. Grading.
i. An excavation below existing fin-
ished grade for basements and foot-
ings of an existing building, retaining
wall or other structure authorized by
a valid building permit. This shall not
exempt any excavation having an
unsupported height greater than five
feet (5’).
ii. An excavation of less than fifty
(50) cubic yards of materials which:
(a) is less than two (2) feet in
depth and/or
(b) which does not create a cut
slope of a ratio steeper than two
(2) horizontal to one (1) vertical.
(c) A fill of less than fifty (50)
cubic yards of material which is
less than one foot (1’) in depth
and placed on natural terrain
with a slope flatter than five (5)
horizontal to one (1) vertical.
c. Building.
i. One (1) story detached acces-
sory structures constructed under
the provisions of the IRC used as tool
and storage sheds, tree supported
play structures, playhouses and sim-
ilar uses, provided the floor area
does not exceed two hundred (200)
square feet (18.58 m2).
ii. Fences not over six feet (6’)
(1,829 mm) high.
iii. Oil derricks.
iv. Retaining walls and rockeries
which are not over four feet (4’)
(1,219 mm) in height measured from
the bottom of the footing to the top of
the wall, unless supporting a sur-
charge or impounding Class I, II or
III-A liquids.
v. Water tanks supported directly
on grade if the capacity does not ex-
ceed five thousand (5,000) gallons
(18,925 L) and the ratio of height to
diameter or width does not exceed
two (2) to one (1).
vi. Sidewalks, decks and driveways
not more than thirty inches (30”) (762
mm) above grade and not over any
basement or story below and which
are not part of an accessible route.
vii. In-kind re-roofing of one (1) -
and two (2) - family dwellings pro-
vided the roof sheathing is not re-
moved or replaced.
viii. Painting, non-structural wood
and vinyl siding, papering, tiling, car-
peting, cabinets, counter tops and
similar finish work, provided that ex-
isting, required accessible features
are not altered.
ix. Temporary motion picture, tele-
vision and theater stage sets and
scenery.
4-5-060E
(Revised 9/19)5 - 18.4
x. Prefabricated swimming pools
accessory to one (1) - and two (2) -
family dwellings or Group R-3 occu-
pancy which are less than twenty-
four inches (24”) (610 mm) deep, do
not exceed five thousand (5,000) gal-
lons (18,925 L) and are installed en-
tirely above ground.
xi. Shade cloth structures con-
structed for garden nursery or agri-
cultural purposes and not including
service systems.
xii. Swings, slides and other similar
playground equipment.
xiii. Window awnings supported by
an exterior wall which do not project
more than fifty-four inches (54”)
(1,372 mm) from the exterior wall and
do not require additional support of a
one (1) - and two (2) - family dwelling
or a Group R-3 or U occupancy.
xiv. Movable cases, counters and
partitions not over five feet nine
inches (5’9”) (1,753 mm) in height.
xv. Satellite earth station antennas
six and one-half feet (6-1/2’) (2 m) or
less in diameter in zones other than
residential zones.
xvi. Satellite earth station antennas
three and one quarter (3-1/4’) (1 m)
or less in diameter in residential
zones.
xvii. Video programming service
antennas three and one quarter feet
(3-1/4’) (1 m) or less in diameter or
diagonal dimension, regardless of
zone.
xviii. Replacement of nonstructural
siding on IRC structures except for
veneer, stucco or exterior finish and
insulation systems (EFIS).
xix. Window and door replacement
for IRC structures where openings
are not increased, U-Value is .30 or
less, safety glass is installed in haz-
ardous locations, and the openable
portion of egress window in bed-
rooms and basements are not de-
creased in any dimension. (Ord.
5810, 7-11-2016)
xx. Job shacks that are placed at a
permitted job site during construction
may be allowed on a temporary basis
and shall be removed upon final ap-
proval of construction. A job shack is
a portable structure for which the pri-
mary purpose is to house equipment
and supplies, and which may serve
as a temporary office during con-
struction for the purposes of the con-
struction activity.
d. Electrical.
i. Portable motors or other portable
appliances energized by means of a
cord or cable having an attachment
plug end to be connected to an ap-
proved receptacle when that cord or
cable is permitted by the National
Electrical Code.
ii. Repair or replacement of fixed
motors, transformers or fixed ap-
proved appliances or devices rated
fifty amps or less which are like-in-
kind in the same location.
iii. Temporary decorative lighting,
when used for a period not to exceed
ninety (90) days and removed at the
conclusion of the ninety (90) - day
period.
iv. Repair or replacement of cur-
rent-carrying parts of any switch,
conductor or control device which
are like-in-kind in the same location.
v. Repair or replacement of attach-
ment plug(s) and associated recep-
tacle(s) rated fifty (50) amperes or
less which are like-in-kind in the
same location.
vi. Repair or replacement of any
over-current device which is like-in-
kind in the same location.
vii. Repair or replacement of elec-
trodes or transformers of the same
4-5-060E
5 - 18.4a (Revised 9/19)
size and capacity for signs or gas
tube systems.
viii. Removal of electrical wiring.
ix. Telecommunications Systems
as follows:
(a) Telecommunications outlet
installations within individual
dwelling units.
(b) The installation or replace-
ment of cord and plug connected
telecommunications equipment
or for patch cord and jumper
cross-connected equipment.
x. Listed wireless security systems
where power is supplied by a listed
Class 2 plug in transformer installed
within dwelling units.
xi. A permit shall not be required for
the installation, alteration or repair of
electrical wiring, apparatus or equip-
ment or the generation, transmis-
sion, distribution or metering of
electrical energy or in the operation
of signals or the transmission of intel-
ligence by a public or private utility in
the exercise of its function as a serv-
ing utility.
xii. Portable generators serving
only cord and plug connected loads
supplied through receptacles on the
generator rated at four thousand
(4,000) watts or less.
xiii. Travel trailers.
xiv. Like-in-kind replacement of a:
contactor, relay, timer, starter, circuit
board, or similar control component;
household appliance; circuit breaker;
fuse; residential luminaire; lamp;
snap switch; dimmer; receptacle out-
let; thermostat; heating element; lu-
minaire ballast with an exact same
ballast; component(s) of electric
signs, outline lighting, skeleton neon
tubing when replaced on-site by an
appropriate electrical contractor and
when the sign, outline lighting or
skeleton neon tubing electrical sys-
tem is not modified; ten (10) horse-
power or smaller motor; and
induction detection loops described
in WAC 296-46B-300(2) and used to
control gate access devices.
xv. Low-voltage circuits for built-in
residential vacuum systems, under-
ground landscape sprinkler systems
and residential garage doors.
xvi. Low-voltage circuits for under-
ground landscape lighting when
power supplying the installation is
derived from a listed Class 2 power
supply and the installation isn’t cov-
ered under Article 680 of the NEC for
swimming pools, fountains and simi-
lar installations.
e. Mechanical.
i. Portable heating, cooking, or
clothes drying appliances.
ii. Portable ventilation equipment.
iii. Portable cooling unit.
iv. Steam, hot or chilled water pip-
ing within any heating or cooling
equipment regulated by the Con-
struction Codes.
v. Replacement of any part which
does not alter its approval or make it
unsafe.
vi. Portable evaporative cooler.
vii. Self-contained refrigeration sys-
tem containing ten (10) pounds (4.54
kg) or less of refrigerant and actuated
by motors of one (1) horsepower
(746 W) or less.
viii. Portable fuel cell appliances
that are not connected to a fixed pip-
ing system and are not intercon-
nected.
f. Plumbing.
i. The stopping and/or repairing of
leaks in drains, water, soil, waste or
vent pipe provided, however, that
4-5-060E
(Revised 9/19)5 - 18.4b
should any concealed trap, drain
pipe, water, soil, waste or vent pipe
become defective and it becomes
necessary to remove and replace the
same with new material, the same
shall be considered as new work and
a permit shall be obtained and in-
spection made as provided in the
Construction Codes.
ii. The clearing of stoppages or the
repairing of leaks in pipes, valves or
fixtures and the removal and reinstal-
lation of water closets, provided such
repairs do not involve or require re-
placement or rearrangement of
valves, pipes or fixtures.
iii. Reinstallation or replacement of
prefabricated fixtures that do not in-
volve or require the replacement or
rearrangement of valves or pipes.
(Ord. 5929, 8-5-2019)
3. 105.2.1 Emergency repairs. Where
equipment replacements and equipment re-
pairs must be performed in an emergency sit-
uation, the permit application shall be
submitted within the next working business
day to the building official.
4. 105.2.2 Repairs. Application or notice to
the building official is not required for ordinary
repairs to structures. Such repairs shall not
include the cutting away of any wall, partition
or portion thereof, the removal or cutting of
any structural beam or load-bearing support,
or the removal or change of any required
means of egress, or rearrangement of parts
of a structure affecting the egress require-
ments; nor shall ordinary repairs include an
addition to, alteration of, replacement or relo-
cation of any standpipe, water supply, sewer,
drainage, drain leader, gas, soil, waste, vent
or similar piping, electric wiring or mechanical
or other work affecting public health or gen-
eral safety.
5. 105.3 Application for permit. To obtain
a permit, the applicant shall first file a com-
plete application in writing on a form fur-
nished by the building department for that
purpose. Such application shall:
a. Identify and describe the work to be
covered by the permit for which applica-
tion is made.
b. Describe the land on which the pro-
posed work is to be done by legal de-
scription, street address or similar
description that will readily identify and
definitely locate the proposed building or
work.
c. Indicate the use and occupancy for
which the proposed work is intended.
d. Be accompanied by construction
documents and other information as re-
quired in RMC 4-5-060.G, Section 107 –
Submittal Documents.
e. State the valuation of the proposed
work.
f. Be signed by the applicant or the ap-
plicant’s authorized agent.
g. Give such other data and information
as required by the building official.
6. 105.3.1 Action on application. The
building official shall examine or cause to be
examined applications for permits and
amendments thereto within a reasonable
time after filing. If the application or the con-
struction documents do not conform to the re-
quirements of pertinent laws, the building
official shall reject such application in writing,
stating the reasons therefor. If the building of-
ficial is satisfied that the proposed work con-
forms to the requirements of the Construction
Codes and the Construction Administrative
Code and laws and ordinances applicable
thereto, the building official shall issue a per-
mit therefor as soon as practicable.
7. 105.3.2 Time limitation of application.
a. Applications for which no permit is is-
sued within twelve (12) months following
the date of application shall expire by lim-
itation and plans and other data submit-
ted for review may thereafter be returned
to the applicant or destroyed in accor-
dance with state law.
4-5-060E
5 - 18.4c (Revised 2/19)
b. The building official may extend the
life of an application if any of the following
conditions exist:
i. Compliance with the State Envi-
ronmental Policy Act is in progress;
or
ii. Any other City review is in prog-
ress; provided the applicant has sub-
(Revised 2/19)5 - 18.4d
This page left intentionally blank.
4-5-060E
5 - 18.5 (Revised 8/16)
mitted a complete response to City
requests or the building official deter-
mines that unique or unusual circum-
stances exist that warrant additional
time for such response, and the
building official determines that the
review is proceeding in a timely man-
ner toward final City decision; or
iii. Litigation against the City or ap-
plicant is in progress, the outcome of
which may affect the validity or the
provisions of any permit issued pur-
suant to such application.
c. The building official may approve a
request for extension of the application
for an additional (12) twelve months for a
fee of one-half (1/2) of the original plan
review fee where special circumstances
exist and justifiable cause is demon-
strated. (Ord. 5810, 7-11-2016)
8. 105.3.3 Verification of contractor reg-
istration. Prior to issuance of a permit for
work which is to be done by a contractor re-
quired to be registered pursuant to RCW
18.27, the applicant shall provide the City
with the contractor’s registration number and
Renton business license number and any
other information determined necessary by
the City to allow verification that such con-
tractor is currently registered as required by
law.
9. 105.4 Validity of permit. The issuance
or granting of a permit shall not be construed
to be a permit for, or an approval of, any vio-
lation of any of the provisions of the Construc-
tion Codes and the Construction
Administrative Code or of any other ordi-
nance of the jurisdiction. Permits presuming
to give authority to violate or cancel the provi-
sions of the Construction Codes and the Con-
struction Administrative Code or other
ordinances of the jurisdiction shall not be
valid. The issuance of a permit based on con-
struction documents and other data shall not
prevent the building official from requiring the
correction of errors in the construction docu-
ments and other data. The building official is
also authorized to prevent occupancy or use
of a structure where in violation of the Con-
struction Codes and the Construction Admin-
istrative Code or of any other ordinances of
this jurisdiction.
10. 105.5 Expiration. Every permit issued
shall expire one (1) year from the date of is-
suance. For permits that have expired, a new
permit must be obtained and new fees paid.
Exceptions:
a. The building official may approve a
request for an extended expiration date
where a construction schedule is pro-
vided by the applicant and approved prior
to permit issuance.
b. An existing permit may be renewed
one (1) time for a fee of one-half (1/2) the
original permit fee, provided the permit
has not expired. Permit renewals shall
expire in one (1) year. No permit shall be
renewed more than once except the
building official may consider a request
for further extension where special cir-
cumstances exist and justifiable cause is
demonstrated.
c. The building official may authorize a
thirty (30) - day extension to an expired
permit for the purpose of performing a fi-
nal inspection and closing out the permit
as long as not more than one hundred
eighty (180) days has passed since the
permit expired. The thirty (30) - day ex-
tension would commence on the date of
written approval. If work required under a
final inspection is not completed within
the thirty (30) - day extension period, the
permit shall expire. However, the building
official may authorize an additional thirty
(30) - day extension if conditions outside
of the applicant’s control exist and the ap-
plicant is making a good faith effort to
complete the permitted work. (Ord. 5810,
7-11-2016)
11. 105.6 Suspension or revocation. The
building official is authorized to suspend or
revoke a permit issued under the provisions
of the Construction Codes and the Construc-
tion Administrative Code wherever the permit
is issued in error or on the basis of incorrect,
inaccurate or incomplete information, or in vi-
olation of any ordinance or regulation or any
of the provisions of the Construction Codes
and the Construction Administrative Code.
12. 105.7 Placement of permit. The build-
ing permit or copy shall be kept on the site of
4-5-060E
(Revised 8/16)5 - 18.6
the work until the completion of the project.
For access to permit for inspections, see
RMC 4-5-060.J.6, 110.6 Inspection record.
13. 105.8 Flammable and combustible
liquids. An operational permit is required:
a. To use or operate a pipeline for the
transportation within facilities of flamma-
ble or combustible liquids. This require-
ment shall not apply to the off-site
transportation in pipelines regulated by
the Department of Transportation (DOT)
nor does it apply to piping systems.
b. To store, handle or use Class I liquids
in excess of five (5) gallons (19L) in a
building or in excess of ten (10) gallons
(37.9L) outside of a building, except that
a permit is not required for the following:
i. The storage or use of Class I liq-
uids in the fuel tank of a motor vehi-
cle, aircraft, motorboat, mobile power
plant or mobile heating plant unless
such storage, in the opinion of the fire
code official, would cause an unsafe
condition.
ii. The storage or use of paints, oils,
varnishes or similar flammable mix-
tures when such liquids are stored for
maintenance, painting or similar pur-
poses for a period of not more than
thirty (30) days.
c. To store, handle or use Class II or
Class IIIA liquids in excess of twenty-five
(25) gallons (95 L) in a building or in ex-
cess of sixty (60) gallons (227L) outside
a building, except for fuel oil used in con-
nection with oil-burning equipment in sin-
gle-family and duplex dwellings.
d. To store, handle or use Class IIIB liq-
uids in tanks or portable tanks for fueling
motor vehicles at motor fuel-dispensing
facilities or where connected to fuel-burn-
ing equipment.
Exception: Fuel oil and used motor oil
used for space heating or water heating
in single-family or duplex dwellings.
e. To remove Class I or II liquids from
an underground storage tank used for fu-
eling motor vehicles by any means other
than the approved, stationary on-site
pumps normally used for dispensing pur-
poses.
f. To operate tank vehicles, equipment,
tanks, plants, terminals, wells, fuel-dis-
pensing stations, refineries, distilleries
and similar facilities where flammable
and Class II, IIIA or IIIB combustible liq-
uids are produced, processed trans-
ported, stored, dispensed or used.
g. To place temporarily out of service
(for more than ninety (90) days) an un-
derground, protected above-ground or
above-ground flammable or combustible
liquid tank.
h. To change the type of contents
stored in a flammable or combustible liq-
uid tank to a material that poses a greater
hazard than that for which the tank was
designed and constructed.
i. To manufacture, process, blend or re-
fine flammable or combustible liquids.
j. To engage in the dispensing of liquid
fuels into the fuel tanks of motor vehicles
at commercial, industrial, governmental
or manufacturing establishments.
k. To utilize a site for the dispensing of
liquid fuels from tank vehicles into the fuel
tanks of motor vehicles, marine craft and
other special equipment at commercial,
industrial, governmental or manufactur-
ing establishments.
14. 105.9 Hot works operations. An oper-
ational permit is required for hot work includ-
ing, but not limited to:
a. Public exhibitions and demonstra-
tions where hot work is conducted.
b. Use of portable hot work equipment
inside a structure.
c. Fixed-site hot work equipment such
as welding booths.
d. Hot work conducted within a wildfire
risk area.
4-5-060G
5 - 18.7 (Revised 8/16)
e. Application of roof coverings with the
use of an open-flame device.
f. When approved, the fire code official
shall issue a permit to carry out a hot
work program. This program allows ap-
proved personnel to regulate their facil-
ity’s hot work operations. The approved
personnel shall be trained in the fire
safety aspects denoted in this section
and shall be responsible for issuing per-
mits requiring compliance with the re-
quirements found in Chapter 35 of the
International Fire Code (IFC). These per-
mits shall be issued only to their employ-
ees or hot work operations under their
supervision.
15. 105.10 Temporary place of assembly/
special event permit. An operational permit
is required for any special event where three
hundred (300) or more people will congre-
gate, either outdoors or indoors, in other than
a Group A Occupancy.
16. 105.11 Hazardous materials. A con-
struction permit is required to install, repair
damage to, abandon, remove, place tempo-
rarily out of service, or close or substantially
modify a storage facility, tank, or other area
regulated by Chapter 50 of the IFC when the
hazardous materials in use or storage ex-
ceed the amounts listed in Table 105.6.20 of
the IFC.
Exceptions:
a. Routine maintenance.
b. For emergency repair work per-
formed on an emergency basis, applica-
tion for permit shall be made within two
(2) working days of commencement of
work.
17. 105.12 Underground tanks opera-
tional permit fees. The fee for permits is-
sued in accordance with section 105.6 of the
International Fire Code and permits issued
for underground tank removal shall be as
stipulated in the City of Renton Fee Schedule
Brochure. Fees for tank storage shall be as-
sessed for each individual tank.
Exception: Permit fees for Class IIIB liquid
storage shall be assessed for each tank up to
a total of five (5) tanks, and no additional fee
shall be charged for the sixth (6th) through
the tenth (10th) tank. The eleventh (11th) tank
and each subsequent tank of Class IIIB liq-
uids shall be assessed per tank.
The permits shall expire one (1) year after
date of issuance or as otherwise noted on the
permit. The permit fee shall be payable at or
before the time of issuance or renewal of the
permit. In the event of failure to remit pay-
ment for an operational permit within thirty
(30) days after receipt of application or re-
newal notice, the fee for the permit shall be
double the amount of the above-stated fee.
F. SECTION 106 – FLOOR AND ROOF
DESIGN LOADS:
1. 106.1 Live Loads Posted. Where the
live load for which each floor or portion
thereof of a commercial or industrial building
is or has been designed to exceed fifty (50)
psf (2.40kN/m2), such design live load shall
be conspicuously posted by the owner or the
owner’s authorized agent in that part of each
story in which they apply, using durable signs.
It shall be unlawful to remove or deface such
notices. (Ord. 5810, 7-11-2016)
2. 106.2 Issuance of certificate of occu-
pancy. A certificate of occupancy required by
RMC 4-5-060.K, Section 111 – Certificate Of
Occupancy, shall not be issued until the floor
load signs required by RMC 4-5-060.F.1,
106.1 Live Loads Posted, have been in-
stalled.
3. 106.3 Restrictions on loading. It shall
be unlawful to place, cause or permit to be
placed, on any floor or room of a building,
structure or portion thereof, a load greater
than is permitted by this code.
G. SECTION 107 – SUBMITTAL
DOCUMENTS:
1. 107.1 Submittal documents. Submittal
documents consisting of construction docu-
ments, statement of special inspection and
structural observation programs, engineering
reports and calculations, diagrams and other
data shall be submitted with each permit ap-
plication for a permit. The construction docu-
ments shall be prepared by a registered
4-5-060G
(Revised 8/16)5 - 18.8
design professional where required by the
State of Washington. Where special condi-
tions exist, the building official is authorized to
require additional construction documents to
be prepared by a registered design profes-
sional.
Exception: The building official is authorized
to waive the requirement for submission of
construction documents and other data if it is
found that the nature of the work applied for
is such that review of construction documents
is not necessary to obtain compliance with
the Construction Codes.
2. 107.2 Construction documents. Con-
struction documents shall be in accordance
with RMC 4-5-060.G.2.a, 107.2.1 Information
on construction documents, through RMC
4-5-060.G.2.f, 107.2.5 Site plan.
a. 107.2.1 Information on construc-
tion documents. Construction docu-
ments shall be dimensioned and drawn
upon suitable material. Electronic media
documents are permitted to be submitted
when approved by the building official.
Construction documents shall be of suffi-
cient clarity to indicate the location, na-
ture and extent of the work proposed in
the proper orientation and layout as it is
to be constructed and show in detail that
it will conform to the provisions of the
Construction Codes and the Construction
Administrative Code and relevant laws,
ordinances, rules and regulations, as de-
termined by the building official. The
plans must include the relevant items
listed in this section and any other infor-
mation or documents as deemed neces-
sary by the building official.
b. 107.2.2 Fire protection system
shop drawings. Shop drawings for the
fire protection system(s) shall be submit-
ted to indicate conformance with the
Construction Codes, the Construction
Administrative Code, and the construc-
tion documents and shall be approved
prior to the start of system installation.
Shop drawings shall contain all informa-
tion as required by the referenced instal-
lation standards in Chapter 9 of the IBC.
Shop drawings shall be prepared by a
certified individual as required by the
State of Washington.
c. 107.2.3 Means of egress. The con-
struction documents shall show in suffi-
cient detail the location, construction,
size and character of all portions of the
means of egress in compliance with the
provisions of the Construction Codes. In
other than one (1) - and two (2) - family
dwellings and in Groups R-2, R-3, and I-
1 occupancies, the construction docu-
ments shall designate the number of oc-
cupants to be accommodated on every
floor and in all rooms and spaces.
d. 107.2.4 Exterior wall envelope.
Construction documents for all buildings
shall describe the exterior wall envelope
in sufficient detail to determine compli-
ance with the Construction Codes. The
construction documents shall provide de-
tails of the exterior wall envelope as re-
quired, including flashing; intersections
with dissimilar materials; corners; end
details; control joints; intersections at roof
eaves or parapets; means of drainage;
water-resistive membranes; and details
around openings. The construction docu-
ments shall include manufacturer’s in-
stallation instructions that provide
supporting documentation that the pro-
posed penetration and opening details
described in the construction documents
maintain the weather resistance of the
exterior wall envelope. The supporting
documentation shall fully describe the ex-
terior wall system which was tested,
where applicable, as well as the test pro-
cedure used.
Exception: Subject to the approval of the
building official, one (1) - and two (2) -
family dwellings and Group R-3 and U
occupancies may be exempt from the de-
tailing requirements of this section.
e. 107.2.4.1 Building enclosure de-
sign requirements of Revised Code of
Washington (RCW) 64.55 (otherwise
known as Engrossed House Bill (EHB)
1848). Building enclosure design docu-
ments of new or rehabilitated multifamily
buildings that are subject to regulations
of Engrossed House Bill 1848 must be
submitted at the time of permit applica-
tion. All applications for building con-
struction or rehabilitation shall include
design documents prepared and
4-5-060G
5 - 18.9 (Revised 8/16)
stamped by an architect or engineer that
identify the building enclosure (building
enclosure documents), including but not
limited to waterproofing, weather proof-
ing and/or otherwise protected from wa-
ter or moisture intrusion, unless a
recorded irrevocable sale prohibition cov-
enant is submitted to the City.
The City is prohibited from issuing a per-
mit for construction or rehabilitative con-
struction unless the building enclosure
documents contain a stamped statement
by the person stamping the building en-
closure design documents in substan-
tially the following form: “The
undersigned has provided building enclo-
sure documents that in my professional
judgment are appropriate to satisfy the
requirements of sections 1 through 10 of
EHB 1848.” The City is not responsible
for determining whether the building en-
closure design documents or the inspec-
tions performed are adequate or
appropriate to satisfy the requirements of
the act.
See RMC 4-9-040, Condominium Con-
versions, for additional requirements.
f. 107.2.5 Site plan. The construction
documents submitted with the application
for permit shall be accompanied by a site
plan showing to scale the size and loca-
tion of new construction and existing
structures on the site, distances from lot
lines, the established street grades and
the proposed finished grades and, as ap-
plicable, flood hazard areas, floodways,
and design flood elevations; and it shall
be drawn in accordance with an accurate
boundary line survey. In the case of dem-
olition, the site plan shall show construc-
tion to be demolished and the location
and size of existing structures and con-
struction that is to remain on the site or
plot. The building official is authorized to
waive or modify the requirement for a site
plan when the application for permit is for
an alteration or repair or when otherwise
warranted.
g. 107.2.5.1 Design flood elevations.
Where design flood elevations are not
specified, they shall be established in ac-
cordance with Section 1612.3.1 of the
IBC.
h. 107.2.6 Electrical.
i. Electrical Engineer. Electrical
plans for the following installations
shall be prepared by or under the di-
rection of an electrical engineer reg-
istered under Chapter 18.43 RCW,
and Chapters 180-29, 246B-320,
and 388-97 WAC. All electrical plans
must bear the engineer’s stamp and
signature.
(a) All educational facilities,
hospitals and nursing homes;
(b) All services or feeders rated
one thousand six hundred
(1,600) amperes or larger;
(c) All installations identified in
the National Electrical Code re-
quiring engineering supervision;
(d) As required by the building
official for installations which by
their nature are complex, haz-
ardous or pose unique design
problems.
ii. Information on construction doc-
uments. Construction documents
shall identify the name and classifi-
cation of the facility and clearly show
the electrical installation or alteration
in floor plan view, include all switch-
board and panelboard schedules
and when a service or feeder is to be
installed or altered, must include a
riser diagram, load calculation, fault
current calculation, and interrupting
rating of equipment.
iii. Penetrations. Construction doc-
uments shall indicate where penetra-
tions will be made for electrical
systems and shall indicate the mate-
rials and methods for maintaining re-
quired structural safety, fire-
resistance rating and fire-blocking.
iv. Load calculations. Where an ad-
dition or alteration is made to an ex-
isting electrical system, an electrical
4-5-060G
(Revised 8/16)5 - 18.10
load calculation shall be prepared to
determine if the existing electrical
service has the capacity to serve the
added load.
v. Plan review required. Electrical
plan review is required for all new or
altered electrical projects in the fol-
lowing occupancies and/or installa-
tions:
(a) Educational, institutional, or
health care facilities/buildings as
follows:
(1) Hospital;
(2) Nursing home unit or long-
term care unit;
(3) Boarding home;
(4) Assisted living facility;
(5) Private alcoholism hospital;
(6) Alcoholism treatment facil-
ity;
(7) Private psychiatric hospital;
(8) Maternity home;
(9) Ambulatory surgery facility;
(10) Renal hemodialysis clinic;
(11) Residential treatment facil-
ity for psychiatrically impaired
children and youth;
(12) Adult residential rehabilita-
tion center;
(13) Educational facilities; and
(14) Institutional facilities.
Exceptions:
(b) Electrical Plan review is not
required for the above educa-
tional, institutional, or health care
facilities buildings where:
(1) Lighting specific projects
that result in an electrical load re-
duction on each feeder involved
in the project;
(2) Low voltage systems;
(3) Modification to existing
electrical installations where all
of the following conditions are
met:
(A) Service or distribution
equipment involved is rated less
than one hundred (100) amperes
and does not exceed two hun-
dred fifty (250) volts;
(B) Does not involve emer-
gency systems other than listed
unit equipment per NEC
700.12(F);
(C) Does not involve branch
circuits or feeders of an essential
electrical system as defined in
NEC 517.2; and
(D) Service and feeder load
calculations are increased by
five percent (5%) or less.
(4) Stand-alone utility fed ser-
vices that do not exceed two
hundred fifty (250) volts, one
hundred (100) amperes where
the project’s distribution system
does not include:
(A) Emergency systems other
than listed unit equipment per
NEC 700.12(F);
(B) Critical branch circuits or
feeders as defined in NEC 517.2;
or
(C) A required fire pump sys-
tem.
(c) Installations in occupan-
cies, except one (1) - and two (2)
- family dwellings, where a ser-
vice or feeder rated four hundred
(400) amperes or greater is in-
stalled or altered or if more than
4-5-060G
5 - 18.11 (Revised 8/16)
four hundred (400) amperes is
added to the service or feeder.
(d) All work on electrical sys-
tems operating at/over six hun-
dred (600) Volts.
(e) All commercial generator
installations or alterations.
(f) All work in areas determined
to be hazardous (classified) loca-
tion by the NEC.
(g) If sixty percent (60%) or
more of luminaires change.
(h) Installations of switches or
circuit breakers rated four hun-
dred amperes or over except for
one (1) - and two (2) - family
dwellings.
(i) Wind driven generators.
(j) Solar photovoltaic systems.
(k) Any proposed installation
which cannot be adequately de-
scribed in the application form.
(Ord. 5749, 1-12-2015; Ord.
5810, 7-11-2016)
i. 107.2.7 Plumbing. Plans must be
submitted for review and approval when-
ever the scope of the work is too complex
for inspection alone as determined by the
building official.
j. 107.2.8 Mechanical. Plans must be
submitted for review and approval when-
ever the scope of the work is too complex
for inspection alone as determined by the
building official.
3. 107.3 Examination of documents. The
building official shall examine or cause to be
examined the accompanying submittal docu-
ments and shall ascertain by such examina-
tions whether the construction indicated and
described is in accordance with the require-
ments of the Construction Codes, the Con-
struction Administrative Code, and other
pertinent laws or ordinances.
a. 107.3.1 Use of consultants. When-
ever review of a building permit applica-
tion requires retention by the jurisdiction
for professional consulting services, the
applicant shall reimburse to the jurisdic-
tion the cost of such professional consult-
ing services. This fee shall be in addition
to the normal plan review and building
permit fees. The jurisdiction may require
the applicant to deposit an amount with
the jurisdiction estimated in the discretion
of the building official to be sufficient to
cover anticipated costs to retaining pro-
fessional consultant services and to en-
sure reimbursement for such costs.
b. 107.3.2 Approval of construction
documents. When the building official is-
sues a permit, the construction docu-
ments shall be approved, in writing or by
stamp, as “Reviewed for Code Compli-
ance.” One (1) set of construction docu-
ments so reviewed shall be retained by
the building official. The other set shall be
returned to the applicant, shall be kept at
the site of work and shall be open to in-
spection by the building official or a duly
authorized representative.
c. 107.3.3 Phased approval. The
building official is authorized to issue a
permit for the construction of foundations
or any other part of a building or structure
before the construction documents for
the whole building or structure have been
approved, provided that adequate infor-
mation and detailed statements have
been filed complying with pertinent re-
quirements of the Construction Codes
and the Construction Administrative
Code. The holder of such permit for the
foundation or other parts of a building or
structure shall proceed at the holder’s
own risk with the building operation and
without assurance that a permit for the
entire structure will be granted. (Ord.
5810, 7-11-2016)
4. 107.4.1 Design professional in re-
sponsible charge - General. When it is re-
quired that documents be prepared by a
qualified registered design professional, the
building official shall be authorized to require
the owner or the owner’s authorized agent to
engage and designate on the building permit
application a registered design professional
4-5-060H
(Revised 8/16)5 - 18.12
who shall act as the registered design profes-
sional in responsible charge. If the circum-
stances require, the owner or the owner’s
authorized agent shall designate a substitute
registered design professional in responsible
charge who shall perform the duties required
of the original registered design professional
in responsible charge. The building official
shall be notified in writing by the owner or the
owner’s authorized agent if the registered de-
sign professional in responsible charge is
changed or is unable to continue to perform
the duties. The registered design profes-
sional in responsible charge shall be respon-
sible for reviewing and coordinating submittal
documents prepared by others, including
phased and deferred submittal items, for
compatibility with the design of the building.
Where structural observation is required by
Section 1710 of the IBC, the inspection pro-
gram shall name the individual or firms who
are to perform structural observations and
describe the stages of construction at which
structural observation is to occur (see also
other duties specified in Chapter 17 of the
IBC). (Ord. 5810, 7-11-2016)
5. 107.4.2 Design professional in re-
sponsible charge - Deferred submittals.
Deferral of any submittal items shall have the
prior approval of the building official. The reg-
istered design professional in responsible
charge shall indicate the list of deferred sub-
mittals on the construction documents for re-
view by the building official. Documents for
deferred submittal items shall be submitted to
the registered design professional in respon-
sible charge who shall review them and for-
ward them to the building official with a
notation indicating that the deferred submittal
documents have been reviewed and have
been found to be in general conformance to
the design of the building. The deferred sub-
mittal items shall not be installed until the de-
ferred submittal documents have been
approved by the building official. The building
official is authorized to charge an additional
plan review fee to evaluate deferred submit-
tals under the provisions of this section. (Ord.
5810, 7-11-2016)
6. 107.5 Amended construction docu-
ments. Work shall be installed in accordance
with the approved construction documents,
and any changes made during construction
that are not in compliance with the approved
construction documents shall be resubmitted
for approval as an amended set of construc-
tion documents. The building official is autho-
rized to charge an additional plan review fee
to evaluate revisions to the approved con-
struction documents.
7. 107.6 Retention of construction docu-
ments. One (1) set of approved construction
documents shall be retained by the building
official for a period of not less than one hun-
dred eighty (180) days from date of comple-
tion of the permitted work or as required by
state or local laws.
H. SECTION 108 – TEMPORARY
STRUCTURES AND USES:
1. 108.1 General. The building official is au-
thorized to issue a permit for temporary struc-
tures and temporary uses. Such permits shall
be limited as to time of service, but shall not
be permitted for more than one hundred
eighty (180) days. The building official is au-
thorized to grant extensions for demonstrated
cause. Temporary structures and uses shall
comply with the requirements in Section
3103. (Ord. 5810, 7-11-2016)
2. 108.2 Electrical. If the building official
finds that the safety of life and property will
not be jeopardized, permits may be issued for
temporary electrical installations for use
during the construction of buildings or for car-
nivals, conventions, festivals, fairs, the hold-
ing of religious services, temporary lighting of
streets, or other approved uses. Permission
to use such temporary installation shall not be
granted for a greater length of time than thirty
(30) days, except that a permit for a tempo-
rary installation to be used for constructing of
a building may be issued for the period of
construction. Should such temporary lighting
be over the street area, the proper authoriza-
tion for such use of the street must first be ob-
tained.
All such temporary installations shall be
made in accordance with the requirements of
the NEC; provided, that the building official
may permit deviations which will not permit
hazards to life or property; and further pro-
vided, that whenever such hazards are
deemed by the building official to exist, the
building official may at once rescind or cancel
the permit covering such installation and dis-
4-5-060I
5 - 18.13 (Revised 8/16)
connect or order the disconnection of all en-
ergy to such equipment.
3. 108.3 Plumbing and Mechanical. The
building official is authorized to issue a permit
for temporary equipment, systems and uses.
Such permits shall be limited to time of ser-
vice, but shall not be permitted for more than
one hundred and eighty (180) days. The
building official is authorized to grant exten-
sions for demonstrated cause. (Ord. 5810, 7-
11-2016)
4. 108.4 Utilities. The building official is au-
thorized to give permission to temporarily
supply utilities before an installation has been
fully completed and the final certificate of
completion has been issued. The part cov-
ered by the temporary certificate shall comply
with the requirements specified for temporary
lighting, heat or power in the code. (Ord.
5810, 7-11-2016)
5. 108.5 Conformance. Temporary struc-
tures and uses shall conform to the structural
strength, fire safety, means of egress, acces-
sibility, light, ventilation and sanitary require-
ments of the Construction Codes as
necessary to ensure the public health, safety
and general welfare.
6. 108.6 Termination of approval. The
building official is authorized to terminate
such permit for a temporary structure or use
and to order the temporary structure or use to
be discontinued.
7. 108.7 Bonds and set-aside accounts.
The building official may require a perfor-
mance bond or set-aside account to be in
place prior to issuance of a permit for tempo-
rary structures and temporary uses.
I. SECTION 109 – FEES:
1. 109.1 Payment of fees. A permit shall
not be valid until applicable development and
construction permit fees established by City
Council by resolution have been paid, nor
shall an amendment to a permit be released
until any additional fee required, if any, has
been paid.
2. 109.2 Schedule of permit fees. On
buildings, structures, gas, mechanical, elec-
trical and plumbing systems or alterations re-
quiring a permit, a fee for each permit shall be
paid as required, in accordance with a sched-
ule of fees to be recommended by the build-
ing and/or code official and approved by City
Council by resolution.
3. 109.3 Plan Review Fees. When submit-
tal documents are required by Section 107, a
plan review fee shall be paid at the time of
submitting the construction documents for
plan review. The building official may have
the option to charge a deposit in lieu of the full
plan review fee if the full amount is not known
at the time. Any plan review deposit shall be
applied toward the total plan review fee owed.
The actual permit fees and related plan re-
view fee shall be determined upon comple-
tion of the plan review and the balance owing
shall be paid at the time of permit issuance.
The plan review fee shall be a separate fee
from the permit fees specified in this section
and is in addition to the permit fees. When
submittal documents are incomplete or
changed so as to require additional plan re-
view or when the project involves deferred
submittal items as defined in RMC
4-5-060.G.5, 107.4.2 Design professional in
responsible charge - Deferred submittals, an
additional plan review fee shall be charged at
the rate set forth by resolution.
4. 109.4 Building permit valuation. The
applicant for a permit shall provide an esti-
mated permit valuation at time of application.
The determination of valuation shall be made
by the building official if not clearly estab-
lished by resolution.
5. 109.5 Malfunctioning alarm fee. When-
ever an alarm system is activated due to a
malfunction and the Fire and Emergency Ser-
vices Department is dispatched, a report of
the false alarm will be recorded for the build-
ing or area affected. For the first, second and
third false alarm within a calendar year, no
fee will be assessed. For every false alarm
caused by a malfunction of the alarm beyond
the third false alarm a fee will be assessed as
per the City of Renton Fee Schedule Bro-
chure.
6. 109.6 Reinspection and reinspection
fee. Whenever the Fire and Emergency Ser-
vices Department has given notification of a
violation that required a reinspection and
thirty (30) days have expired with such condi-
4-5-060J
(Revised 8/16)5 - 18.14
tion or violation still in existence, a “Subse-
quent Reinspection” will be required. Any
Subsequent Reinspection, after the original
thirty (30) days period of time, shall require
the payment of a reinspection fee as speci-
fied in the City of Renton Fee Schedule Bro-
chure, to be assessed against the person
owning, operating or occupying the building
or premises wherein the violation exists. This
reinspection fee must be paid within ten (10)
days of the notice for the reinspection. How-
ever, any building owner, operator or occu-
pant, upon a reasonable request to the fire
code official, may obtain an extension of said
thirty (30) day period for a reasonable period
to be established by the fire code official to al-
low such time for compliance. The request for
an extension must be received by the Fire
and Emergency Services Department prior to
the expiration of the original reinspection
date.
7. 109.7 Work commencing before per-
mit issuance. Any person who commences
any work on a building, structure, gas, me-
chanical, electrical or plumbing system be-
fore obtaining the necessary permits shall be
subject to a stop work order and a special in-
vestigation fee in an amount equal to twice
the permit fee, or otherwise established by
the building official. The special investigation
fee shall be paid in addition to the required
permit fees.
8. 109.8 Related fees. The payment of fees
for the construction, alteration, removal or
demolition for work done in connection to or
concurrently with the work authorized by a
building permit shall not relieve the applicant
or holder of the permit from the payment of
other fees that are prescribed by law.
9. 109.9 Refunds. The building official may
authorize refunding of not more than eighty
percent (80%) of the permit fee paid when no
work has been done under a permit issued in
accordance with this section. The building of-
ficial may authorize refunding of not more
than eighty percent (80%) of the plan review
fee paid when an application for a permit for
which a plan review fee has been paid is with-
drawn or canceled before any plan review is
done. The building official shall not authorize
refunding of any fee paid except on written
application filed by the original permittee not
later than one hundred eighty (180) days after
the date of application.
10. 109.10 Disaster area - waiver of re-
pair fees. When an area of the City has been
deemed a disaster area by either the local,
state or federal authorities, any structures
damaged by storms, floods, landslides,
earthquakes, fires or other natural disasters
shall have all permit and plan review fees
waived for the purposes of repairing or re-
building the damaged structures (with the ex-
ception of state surcharge fees).
J. SECTION 110 – INSPECTIONS:
1. 110.1 General. Construction or work for
which a permit is required shall be subject to
inspection by the building official and such
construction or work shall remain accessible
and exposed for inspection purposes until ap-
proved. Approval as a result of an inspection
shall not be construed to be an approval of a
violation of the provisions of the Construction
Codes, the Construction Administrative
Code, or of other ordinances of the jurisdic-
tion. Inspections presuming to give authority
to violate or cancel the provisions of the Con-
struction Codes, the Construction Adminis-
trative Code, or of other ordinances of the
jurisdiction shall not be valid. It shall be the
duty of the owner or the owner’s authorized
agent to cause the work to remain accessible
and exposed for inspection purposes. Neither
the building official nor the jurisdiction shall
be liable for expenses entailed in the removal
or replacement of any material required to al-
low inspection. (Ord. 5810, 7-11-2016)
2. 110.2 Surveys. A survey of the lot may
be required by the building official to verify
compliance of the structure with approved
construction documents.
3. 110.3 Preconstruction conferences.
When required by the building official, the
owner or the owner’s agent shall arrange a
conference with the project contractor, the
design team, the special inspection agency if
special inspection is required, and the build-
ing official prior to commencing work on any
portion of construction. The intent of the con-
ference is to identify and clarify unusual in-
spection requirements of the project.
4-5-060J
5 - 18.15 (Revised 8/16)
4. 110.4 Inspection requests. The owner
of the property or the owner’s authorized
agent, or the person designated by the
owner/agent to do the work authorized by a
permit shall notify the building official that
work requiring inspection as specified in this
section and Chapter 17 of the IBC is ready for
inspection.
5. 110.5 Access for inspection. The per-
mit holder and the person requesting any in-
spections required by this code shall provide
access to and means for proper inspection of
such work, including safety equipment re-
quired by Washington Industrial Safety and
Health Agency. The work shall remain acces-
sible and exposed for inspection purposes
until approved by the building official. Neither
the building official nor the City shall be liable
for expense entailed in the required removal
or replacement of any material to allow in-
spection.
6. 110.6 Inspection record. Work requiring
a permit shall not be commenced until the
permit holder or the permit holder’s agent has
posted an inspection record in a conspicuous
place on the premises and in a position that
allows the building official to conveniently
make the required entries regarding inspec-
tion of the work. This record shall be main-
tained in such a position by the permit holder
or the permit holder’s agent until final ap-
proval has been granted by the building offi-
cial.
7. 110.7 Approvals required. No work
shall be done on any part of the building or
structure beyond the point indicated in each
successive inspection without first obtaining
the written approval of the building official.
Written approval shall be given only after an
inspection has been made of each succes-
sive step in the construction as indicated by
each of the inspections required in this sec-
tion. There shall be a final inspection and ap-
proval of all buildings when completed and
ready for occupancy.
a. 110.7.1 Effect of approval. Ap-
proval as a result of an inspection is not
an approval of any violation of the provi-
sions of this code or of other pertinent
laws and ordinances of the City. Inspec-
tions presuming to give authority to vio-
late or cancel the provisions of this code
or of other pertinent laws and ordinances
of the City are not valid.
8. 110.8 Concealment of work. No re-
quired reinforcing steel or structural frame-
work of any part of any building or structure
shall be covered or concealed in any manner
whatsoever without first obtaining the ap-
proval of the building official. Protection of
joints and penetrations in fire-resistance-
rated assemblies, smoke barriers and smoke
partitions shall not be concealed from view
until inspected and approved.
Exception: Modular homes and commercial
coaches identified by State of Washington
stickers and placed upon a permanent foun-
dation approved and inspected by the build-
ing official. Commercial coach shall be
identified by a State of Washington black
sticker located by the door. Modular homes
shall be identified by a State of Washington
gold sticker located by the door.
9. 110.9 Preliminary inspections. Before
issuing a permit, the building official is autho-
rized to examine or cause to be examined
buildings, structures, installations, and sites
for which an application has been filed.
10. 110.10 Manufacturer ’s installation in-
structions. Manufacturer’s installation in-
structions, as required by the Construction
Codes, shall be available on-site at the time
of inspection.
11. 110.11 Required inspections. The
building official, upon notification, shall make
the inspections as set forth in this section.
a. 110.11.1 First ground disturbance
inspection. To be made prior to begin-
ning land-disturbing activity, and follow-
ing installation of erosion control
measures and any required fencing that
may restrict land disturbance in steep
slope or other buffers
b. 110.11.2 Footing and foundation
inspection. Footing and foundation in-
spections shall be made after poles or
piers are set or trenches or basement ar-
eas are excavated and all required hold-
down anchor bolts, hold-down straps,
any forms erected, and any required rein-
forcing steel is in place and supported.
4-5-060J
(Revised 8/16)5 - 18.16
The foundation inspection shall include
excavations for thickened slabs intended
for the support of bearing walls, parti-
tions, structural supports, or equipment
and special requirements for wood foun-
dations. Materials for the foundation shall
be on the job, except where concrete is
ready mixed in accordance with ASTM C
94, the concrete need not be on the job.
c. 110.11.3 Concrete slab and under-
floor inspection. Concrete slab and un-
der-floor inspections shall be made after
in-slab or under-floor reinforcing steel
and building service equipment, conduit,
slab insulation, piping accessories and
other ancillary equipment items are in
place, but before any concrete is placed
or floor sheathing installed, including the
subfloor.
d. 110.11.4 Lowest floor elevation. In
flood hazard areas, upon placement of
the lowest floor, including the basement,
and prior to further vertical construction,
the elevation certification required in IBC
Section 1612 or IRC Section R322 shall
be submitted to the building official.
FEMA Flood elevation certificates shall
contain an original stamp and signature
of the surveyor, licensed by the State of
Washington, and shall document the ele-
vation of the lowest floor, including base-
ment, and other information required by
the flood elevation certificate.
e. 110.11.5 Exterior wall sheathing
inspection. Exterior wall sheathing shall
be inspected after all wall framing is com-
plete, strapping and nailing is properly in-
stalled but prior to being covered.
f. 110.11.6 Roof sheathing inspec-
tion. The roof sheathing shall be in-
spected after all roof framing is complete.
No roof coverings shall be installed until
inspections are made and approved.
g. 110.11.7 IMC/UPC/Gas/NEC
rough-in inspection. Rough-in mechan-
ical, gas piping, plumbing and electrical
systems shall be inspected when the
rough-in work is complete and, if re-
quired, under test. No connections to pri-
mary utilities shall be made until the
rough-in work is inspected and approved.
h. 110.11.8 Frame inspection. Fram-
ing inspections shall be made after the
roof deck or sheathing, all framing, fire
blocking and bracing are in place and
pipes, chimneys and vents to be con-
cealed are complete and the rough elec-
trical, plumbing, fire-suppression piping,
heating wires, pipes and ducts are ap-
proved and the building is substantially
dry.
i. 110.11.9 Exterior Finish and Insula-
tion Systems (EFIS), Lath and gypsum
board inspection. EFIS, Lath, gypsum
board and gypsum panel product inspec-
tions shall be made after backing, lathing
or gypsum board and gypsum panel
products, interior and exterior, is in place,
but before any plastering is applied or
gypsum board joints and fasteners are
taped and finished.
Exception: Interior gypsum board and
gypsum panel products that are not part
of a fire-resistance-rated assembly or a
shear assembly do not require inspec-
tion. (Ord. 5810, 7-11-2016)
j. 110.11.10 Fire resistance rated
construction inspections. Where fire-
resistance-rated construction is required,
an inspection of such construction shall
be made after lathing or gypsum board or
gypsum panel products are in place, but
before any plaster is applied, or before
board or panel joints and fasteners are
taped and finished. Protection of joints
and penetrations in fire-resistance-rated
assemblies, smoke barriers and smoke
partitions shall not be concealed from
view until inspected and approved. (Ord.
5810, 7-11-2016)
k. 110.11.11.1 Energy efficiency in-
spections - Envelope. In addition to the
inspections required in WAC 51-11, the
following inspections are also required:
i. Wall insulation. The wall insula-
tion inspection is to be made after ex-
terior wall weather protection and all
wall insulation and air vapor retarder
sheets or film materials are in place,
but before any wall covering is
placed.
4-5-060J
5 - 18.16a (Revised 8/16)
ii. Glazing. The glazing inspection
is to be made after glazing materials
are installed in the building.
iii. Exterior roofing insulation. The
exterior roofing insulation inspection
is to be made after the installation of
the roofing and roof insulation, but
before concealment.
iv. Slab/floor insulation. The slab/
floor insulation inspection is to be
made after the installation of the slab/
floor insulation, but before conceal-
ment.
l. 110.11.11.2 Energy efficiency in-
spections - Mechanical.
i. Mechanical equipment efficiency
and economizer. The mechanical
equipment efficiency and econo-
mizer inspection is to be made after
all equipment and controls required
by the Construction Codes are in-
stalled and prior to the concealment
of such equipment or controls.
ii. Mechanical pipe and duct insula-
tion. The mechanical pipe and duct
insulation inspection is to be made
after all pipe, fire-suppression piping
and duct insulation is in place, but
before concealment.
m. 110.11.11.3 Energy efficiency in-
spections - Lighting and motors.
(Revised 8/16)5 - 18.16b
This page left intentionally blank.
4-5-060J
5 - 18.17 (Revised 8/14)
i. Lighting equipment and controls.
The lighting equipment and controls
inspection is to be made after the in-
stallation of all lighting equipment
and controls required by the Con-
struction Codes, but before conceal-
ment of the lighting equipment.
ii. Motors. Motor inspections are to
be made after installation of all equip-
ment covered by the Construction
Codes, but before concealment.
n. 110.11.12 Electrical.
i. The installation, alteration or ex-
tension of any electrical system, fix-
tures or components for which a
permit is required by this code shall
be subject to inspection by the build-
ing official and such electrical sys-
tems, fixtures and components shall
remain accessible and exposed for
inspection purposes until approved
by the building official. It shall be the
duty of the permit applicant to cause
the electrical systems to remain ac-
cessible and exposed for inspection
purposes. The City shall not be liable
for expenses entailed in the removal
or replacement of material required
to permit inspection. When the instal-
lation of an electrical system is com-
plete, an additional and final
inspection shall be made. Electrical
systems and equipment regulated by
the National Electrical Code shall not
be connected to the energy source
until authorized by the building offi-
cial.
ii. The building official may require
special inspection of equipment or
wiring methods where the installation
requires special training, equipment,
expertise, or knowledge. Where such
special inspection is required, it shall
be performed by an independent
third party acceptable to the building
official. The special inspection per-
son/agency shall be designated and
approved prior to beginning the in-
stallation of wiring or equipment. A
written report from the designated
special inspection agency indicating
that the installation conforms to the
appropriate codes and standards
shall be received by the building offi-
cial prior to that installation being ap-
proved. All costs for such testing and
reporting shall be the responsibility of
the permit holder.
iii. Approval as a result of an in-
spection shall not be construed to be
an approval of a violation of the pro-
visions of the National Electrical
Code or of other ordinances of the
City. Inspections presuming to give
authority to violate or cancel the pro-
visions of the National Electrical
Code or other ordinances of the City
shall not be valid.
iv. The building official, upon notifi-
cation, shall make the inspections
set forth in this section:
(a) Underground. Underground
inspection shall be made after
trenches or ditches are exca-
vated and bedded, piping and
conductors are installed, and be-
fore backfill is put in place.
Where excavated soil contains
rocks, broken concrete, frozen
chunks and other rubble that
would damage or break the race-
way, cable or conductors, or
where corrosive action will occur,
protection shall be provided in
the form of granular or selected
material, approved running
boards, sleeves or other means.
(b) Rough-in. Rough-in inspec-
tion shall be made after the roof,
framing, fire-blocking and brac-
ing are in place and all wiring and
other components to be con-
cealed are complete, and prior to
the installation of wall or ceiling
membranes. All required equip-
ment grounding conductors in-
stalled in concealed cable or
flexible conduit systems must be
completely installed and made
up at the time of the rough-in
cover inspection.
(c) Other inspections. In addi-
tion to the inspections specified
4-5-060J
(Revised 8/14)5 - 18.18
above, the building official is au-
thorized to make or require other
inspections of any construction
work to ascertain compliance
with the provisions of this code
and other laws, which are en-
forced by the City.
v. Final Inspection. The final in-
spection shall be made after all work
required by the permit is completed.
o. 110.11.13 Traffic management
systems.
i. The City will perform the electrical
inspection and acceptance of traffic
management systems within its juris-
diction. A traffic management system
includes:
(a) Traffic illumination systems;
(b) Traffic signal systems;
(c) Traffic monitoring systems;
(d) The electrical service cabi-
net and all related components
and equipment installed on the
load side of the service cabinet
supplying electrical power to the
traffic management system; and
(e) Signalization system(s)
necessary for the operation of a
light rail system. A traffic man-
agement system can provide sig-
nalization for controlling
vehicular traffic, pedestrian traf-
fic, or rolling stock.
ii. The City recognizes that traffic
signal conductors, pole and bracket
cables, signal displays, traffic signal
controllers/cabinets, and associated
components used in traffic manage-
ment systems are acceptable for the
purpose of meeting the requirements
of Chapter 19.28 RCW provided they
conform with the following standards
or are listed on the Washington State
Department of Transportation (WS-
DOT) qualified products list.
• WSDOT/APWA Standard Speci-
fications and Plans;
• WSDOT Design Manual;
• International Municipal Signal
Association (IMSA);
• National Electrical Manufactur-
ers Association (NEMA);
• Federal Standards 170/Control-
ler Cabinets;
• Manual for Uniform Road,
Bridge, and Municipal Construc-
tion;
• Institute of Transportation Engi-
neers (ITE);
• Manual of Uniform Traffic Control
Devices (MUTCD).
iii. Associated induction detection
loop or similar circuits will be ac-
cepted by the department or City au-
thorized to do electrical inspections
without inspection.
iv. For the licensing requirements of
Chapter 19.28 RCW, jurisdictions will
be considered owners of traffic man-
agement systems when doing elec-
trical work for another jurisdiction(s)
under a valid interlocal agreement,
as permitted by Chapter 39.34 RCW.
Interlocal agreements for traffic man-
agement systems must be filed with
the department or City authorized to
do electrical inspections prior to work
being performed for this provision to
apply.
v. Jurisdictions, with an established
electrical inspection authority, and
WSDOT may perform electrical in-
spection on their rights of way for
each other by interlocal agreement.
They may not perform electrical in-
spection on other rights of way ex-
cept as allowed in Chapters 19.28 or
39.34 RCW.
vi. Underground installations.
4-5-060J
5 - 18.19 (Revised 8/16)
(a) In other than open trench-
ing, raceways will be considered
“fished” according to the NEC
and do not require visual inspec-
tion.
(b) The department or City au-
thorized to do electrical inspec-
tions will conduct inspections in
open trenching within its jurisdic-
tion upon request.
vii. Identification of traffic manage-
ment system components. Local
government jurisdictions or WSDOT
may act as the certifying authority for
the safety evaluation of all compo-
nents.
(a) An electrical service cabinet
must contain only listed compo-
nents. The electrical service cab-
inet enclosure is not required to
be listed but will conform to the
standards in subsection viii be-
low.
(b) The local government juris-
diction must identify, as accept-
able, the controller cabinet or
system component(s) with an
identification plate. The identifi-
cation plate must be located in-
side the cabinet and may be
attached with adhesive.
viii. Conductors of different circuits
in same cable, enclosure, or race-
way. All traffic management system
circuits will be permitted to occupy
the same cable, enclosure, or race-
way without regard to voltage char-
acteristics, provided all conductors
are insulated for the maximum volt-
age of any conductor in the cable,
enclosure, or raceway.
p. 110.11.14 Reinspection for build-
ing permit. The building official may re-
quire a structure or portions of work to be
reinspected. A reinspection fee may be
assessed for each inspection or rein-
spection when such portion of work for
which the inspection was requested is
not complete; or when previous correc-
tions called for are not made; or when the
approved plans and permit are not on site
in a conspicuous or pre-approved loca-
tion; or when the building is not accessi-
ble. In instances where reinspection fees
have been assessed, no additional in-
spection of the work shall be provided by
the City until the required fees are paid.
q. 110.11.15 Other inspections. In ad-
dition to the inspections specified above,
the building official is authorized to make
or require other inspections of any con-
struction work to ascertain compliance
with the provisions of the Construction
Codes, the Construction Administrative
Code, and other laws or ordinances of
the City.
r. 110.11.16 Special inspections. In
addition to the inspections specified
above, the building official is authorized
to make or require special inspections for
any type of work related to the Construc-
tion Codes by an approved agency at no
cost to the jurisdiction.
s. 110.11.17 Building enclosure spe-
cial inspection requirements of RCW
64.55 (otherwise known as Engrossed
House Bill (EHB) 1848). EHB 1848 re-
quires affected multiunit residential build-
ings to provide a building enclosure
inspection performed by a third party, in-
dependent, and qualified inspector
during the course of initial construction
and during rehabilitative construction.
The City does not verify the qualifications
of the inspector or determine whether the
building enclosure inspection is adequate
or appropriate. However, the City is pro-
hibited from issuing a certificate of occu-
pancy for the building until the inspector
prepares a report and submits to the
building department a signed letter certi-
fying that the building enclosure has
been inspected during the course of con-
struction or rehabilitative construction
and that the construction is in substantial
compliance with the building enclosure
design documents.
t. 110.11.18 Final inspection. The final
inspection shall be made after all work re-
quired by the building permit is com-
pleted.
4-5-060K
(Revised 8/16)5 - 18.20
13. 110.12 Flood hazard documentation.
If located in a flood hazard area, documenta-
tion of the elevation of the lowest floor as re-
quired in Section 1612.5 of the IBC shall be
submitted to the building official prior to the fi-
nal inspection.
14. 110.13 Inspection agencies. The
building official is authorized to accept reports
of approved inspection agencies, provided
such agencies satisfy the requirements as to
qualifications and reliability.
15. 110.14 Inspection requests. It shall be
the duty of the permit holder or their duly au-
thorized agent to notify the building official
when work is ready for inspection. It shall be
the duty of the permit holder to provide ac-
cess to and means for inspections of such
work that are required by the Construction
Codes and the Construction Administrative
Code.
16. 110.15 Approval required. Work shall
not be done beyond the point indicated in
each successive inspection without first ob-
taining the approval of the building official.
The building official, upon notification, shall
make the requested inspections and shall ei-
ther indicate the portion of the construction
that is satisfactory as completed, or notify the
permit holder or his or her agent wherein the
same fails to comply with the Construction
Codes or the Construction Administrative
Code. Any portions that do not comply shall
be corrected and such portion shall not be
covered or concealed until authorized or ap-
proved by the building official.
K. SECTION 111 – CERTIFICATE OF
OCCUPANCY:
1. 111.1 Use and occupancy. No building
or structure shall be used or occupied, and no
change in the existing use or occupancy clas-
sification of a building or structure or portion
thereof shall be made, until the building offi-
cial has issued a certificate of occupancy as
provided herein. Issuance of a certificate of
occupancy shall not be construed as an ap-
proval of a violation of the provisions of the
Construction Codes, the Construction Admin-
istrative Code, or of other ordinances of the
jurisdiction.
Exceptions:
a. Work exempt from permits per RMC
4-5-060.E.2, 105.2 Work exempt from
permit.
b. For single family dwellings and their
accessory structures, the City issued
building permit inspection record may
serve as the certificate of occupancy
when the final inspection has been ap-
proved by the building official or the build-
ing official’s designee. (Ord. 5810, 7-11-
2016)
2. 111.2 Certificate issued. After the build-
ing official inspects the building or structure
and finds no violations of the provisions of the
Construction Codes, the Construction Admin-
istrative Code, or other laws or ordinances
that are enforced by this jurisdiction, the
building official shall issue a certificate of oc-
cupancy that contains the following:
a. The building permit number;
b. The address of the structure;
c. The name and address of the owner
or the owner’s authorized agent; (Ord.
5810, 7-11-2016)
d. A description of that portion of the
structure for which the certificate is is-
sued;
e. A statement that the described por-
tion of the structure has been inspected
for compliance with the requirements of
the Construction Codes and the Con-
struction Administrative Code for the oc-
cupancy and division of occupancy and
the use for which the proposed occu-
pancy is classified;
f. The name of the building official;
g. The edition of the code under which
the permit was issued;
h. The use and occupancy;
i. The type of construction;
j. The design occupant load;
4-5-060M
5 - 18.21 (Revised 8/16)
k. If an automatic sprinkler system is
provided, whether the sprinkler system is
required; and
l. Any special stipulations and condi-
tions of the building permit.
3. 111.3 Temporary or phased occu-
pancy. The building official is authorized to is-
sue a temporary or phased certificate of
occupancy before the completion of the entire
work covered by the permit, provided that
such portion or portions shall be occupied
safely. The building official is authorized to re-
quire in addition to the completion of life
safety building components any or all acces-
sibility components. The building official shall
set a time period during which the temporary
or phased certificate of occupancy is valid.
The building official is authorized to require
that a surety device be posted with the City in
an amount equal to one hundred fifty percent
(150%) of the incomplete work as determined
by the design professional. The surety device
shall be refundable upon inspection, final ap-
proval and a request in writing for the refund.
It shall be the duty of the applicant to request
the refund. (Ord. 5810, 7-11-2016)
4. 111.4 Revocation. The building official is
authorized to, in writing, suspend or revoke a
certificate of occupancy issued under the pro-
visions of the Construction Codes and the
Construction Administrative Code wherever
the certificate is issued in error, or on the ba-
sis of incorrect information supplied, or where
it is determined that the building or structure
or portion thereof is in violation of any ordi-
nance or regulation or any of the provisions of
the Construction Codes or the Construction
Administrative Code.
L. SECTION 112 – SERVICE UTILITIES:
1. 112.1 Connection of service utilities.
No person shall make connections from a util-
ity, source of energy, fuel or power to any
building or system that is regulated by the
Construction Codes or the Construction Ad-
ministrative Code for which a permit is re-
quired, until approved by the building official.
2. 112.2 Temporary connection. The
building official shall have the authority to au-
thorize the temporary connection of the build-
ing or system to the utility source of energy,
fuel or power.
3. 112.3 Authority to disconnect service
utilities. The building official shall have the
authority to authorize disconnection of utility
service to the building, structure or system
regulated by the Construction Codes and the
Construction Administrative Code in case of
emergency where necessary to eliminate an
immediate hazard to life or property, or when
such utility connection has been made with-
out the approval required by RMC
4-5-060.L.1, 112.1 Connection of service util-
ities, or RMC 4-5-060.L.2, 112.2 Temporary
connection. The building official shall notify
the serving utility and, wherever possible, the
owner and occupant of the building, structure
or service system of the decision to discon-
nect prior to taking such action. If not notified
by some method prior to disconnecting, the
owner or occupant of the building, structure
or service system shall be notified in writing,
as soon as practical thereafter.
4. 112.4 Connection after order to dis-
connect. A person shall not make source
connections to mechanical, plumbing, or
electrical systems regulated by the construc-
tion codes, which have been disconnected or
ordered to be disconnected by the code offi-
cial, or the use of which has been ordered to
be discontinued by the code official until the
code official authorizes the reconnection and
use of such systems. Where a system is
maintained in violation of the construction
code, and in violation of a notice issued pur-
suant to the provisions of this section, the
code official shall institute appropriate action
to prevent, restrain, correct or abate the vio-
lation. (Ord. 5810, 7-11-2016)
M. SECTION 113 – VIOLATIONS:
1. 113.1 Unlawful acts. It shall be unlawful
for any person, firm or corporation to erect,
construct, alter, extend, repair, move, re-
move, demolish or occupy any building,
structure or equipment regulated by the Con-
struction Codes and the Construction Admin-
istrative Code, or cause same to be done, in
conflict with or in violation of any of the provi-
sions of the Construction Codes or the Con-
struction Administrative Code.
4-5-060N
(Revised 8/16)5 - 18.22
2. 113.2 Stop work order authority.
Whenever the building official finds any work
being performed in a manner either contrary
to the provisions of the Construction Codes,
the Construction Administrative Code, or
other pertinent laws or ordinances imple-
mented through the enforcement of the Con-
struction Codes and the Construction
Administrative Code, the building official is
authorized to issue a stop work order.
3. 113.3 Stop work order issuance. The
stop work order shall be in writing and shall
be given to the owner of the property in-
volved, to the owner’s authorized agent, or to
the person doing the work. Upon issuance of
a stop work order, the cited work shall imme-
diately cease. The stop work order shall state
the reason for the order, and the conditions
under which the cited work will be permitted
to resume. (Ord. 5810, 7-11-2016)
4. 113.4 Stop work order investigation
fee. The building official is authorized to as-
sess a special investigation fee for the issu-
ance of a stop work order when work has
started without the issuance of a permit. The
special investigation fee shall be equal to
twice the permit fee and in addition to the per-
mit fee.
5. 113.5 Unlawful continuance. Any per-
son who shall continue any work in or about
the structure after having been served with a
stop work order, except such work as that
person is directed to perform to remove a vi-
olation or unsafe condition, shall be subject to
penalties as prescribed by RMC 1-3-2.
6. 113.6 Enforcement. Enforcement of the
Construction Codes and the Construction Ad-
ministrative Code shall be in conformance
with the procedures set forth in RMC 1-3-2.
N. SECTION 114 – NOTICES AND
ORDERS:
1. 114.1 Notice to person responsible.
Whenever the code official determines that
there has been a violation of this code or has
grounds to believe that a violation has oc-
curred, notice shall be given in the manner
prescribed in RMC 4-5-060.G.2, 107.2 Con-
struction documents, as amended and the
applicable provisions of the RMC 1-3-2, Civil
Penalties. (Ord. 5810, 7-11-2016)
2. 114.2 Form. Such notice prescribed in
RMC 4-5-060.G.1, 107.1 Submittal docu-
ments, shall be in accordance with RMC 1-3-
2. In addition to the information required by
RMC 1-3-2, the notice and order shall con-
tain:
a. A statement that the building official
has found the building to be dangerous
with a brief and concise description of the
conditions found to render the building
dangerous under the provisions of RMC
4-5-060.H, Section 108 – Temporary
Structures and Uses, of this code.
b. Statements advising that if any re-
quired repair or demolition work (without
vacation being also required) is not com-
menced within the time specified, the
building official:
i. Will order the building vacated
and posted to prevent further occu-
pancy until the work is completed;
and
ii. May proceed to cause to be done
and charge the costs thereof against
the property or its owner.
3. 114.3 Transfer of ownership. It shall be
unlawful for the owner of any dwelling unit or
structure who has received a compliance or-
der or upon whom a notice of violation has
been served to sell, transfer, mortgage, lease
or otherwise dispose of such dwelling unit or
structure to another until the provisions of the
compliance order or notice of violation have
been complied with, or until such owner shall
first furnish the grantee, transferee, mort-
gagee or lessee a true copy of any compli-
ance order or notice of violation issued by the
code official and shall furnish to the code offi-
cial a signed and notarized statement from
the grantee, transferee, mortgagee or lessee,
acknowledging the receipt of such compli-
ance order or notice of violation and fully ac-
cepting the responsibility without condition for
making the corrections or repairs required by
such compliance order or notice of violation.
O. SECTION 115 – UNSAFE
STRUCTURES AND EQUIPMENT:
1. 115.1 General. Structures or existing
equipment that are or hereafter become un-
4-5-060O
5 - 18.23 (Revised 8/16)
safe, unsanitary or deficient because of inad-
equate means of egress facilities, inadequate
light and ventilation, or which constitute a fire
hazard, or are otherwise dangerous to hu-
man life or the public welfare, or that involve
illegal or improper occupancy or inadequate
maintenance, shall be deemed an unsafe
condition. Unsafe structures shall be taken
down and removed or made safe, as the
building official deems necessary pursuant to
the provisions of this code. A vacant structure
that is not secured against entry shall be
deemed unsafe.
2. 115.2 Closing of vacant structures. If
the structure is vacant and unfit for human
habitation and occupancy, and is not in dan-
ger of structural collapse, the code official is
authorized to post the structure “Do Not Oc-
cupy” and order the structure to be closed up
so as not to be an attractive nuisance. Upon
failure of the owner to close up such premises
within the time specified in the order, the code
official shall cause the premises to be closed
and secured through any available public
agency or by contract or arrangement by pri-
vate persons and the cost thereof shall be
charged against the real estate upon which
the structure is located and shall be a lien
upon such real estate and may be collected
by any other legal resource.
3. 115.3 Notice. Whenever the code official
has closed a structure or locked out equip-
ment under the provisions of this section, no-
tice shall be posted in a conspicuous place in,
on or about the structure or equipment af-
fected by such notice and served on the
owner or the person or persons responsible
for the structure or equipment in accordance
with RMC 1-3-2. The notice shall be in the
form prescribed in RMC 4-5-060.G.2, 107.2
Construction documents, as amended. Every
notice to vacate shall be issued, served and
posted as an order to cease activity under
RMC 1-3-2.C.
4. 115.4 Placarding. Upon failure of the
owner or person responsible to comply with
the notice provisions within the time given,
the code official shall post on or at each entry
of the premises a placard indicating that the
building is not fit for occupancy and other in-
formation determined relevant by the building
official.
5. 115.5 Placard removal. The code official
shall remove the placard posted in accor-
dance with the provisions of RMC 4-5-060.H,
Section 108 – Temporary Structures and
Uses, whenever the defect or defects upon
which the action was based have been elimi-
nated. Any person who defaces or removes
the placard without the approval of the code
official shall be subject to the penalties set
forth in RMC 1-3-2.
6. 115.6 Prohibited occupancy. Any occu-
pied structure condemned and placarded by
the code official shall be vacated as ordered
by the code official. Any person who shall oc-
cupy a placarded premises or shall operate
placarded equipment, and any owner or any
person responsible for the premises who
shall let anyone occupy a placarded prem-
ises or operate placarded equipment shall be
liable for the penalties provided by the code.
7. 115.7 Repair, vacation and demolition.
The following standards shall be followed by
the building official (and by the hearing exam-
iner if an appeal is taken) in ordering the re-
pair, vacation or demolition of any dangerous
building or structure:
a. Any building declared a dangerous
building under this code shall be made to
comply with one (1) of the following:
i. The building shall be repaired in
accordance with the current building
code or other current code applicable
to the type of substandard conditions
requiring repair;
ii. The building shall be demolished
at the option of the building owner; or
iii. If the building does not consti-
tute an immediate danger to the life,
limb, property or safety of the public
it may be vacated, secured and
maintained against entry.
b. If the building or structure is in such
condition as to make it immediately dan-
gerous to the life, limb, property or safety
of the public or its occupants, it shall be
ordered to be vacated.
8. 115.8 Restoration. Where the structure
or equipment determined to be unsafe by the
4-5-060P
(Revised 8/16)5 - 18.24
building official is restored to a safe condition,
to the extent that repairs, alterations or addi-
tions are made or a change of occupancy oc-
curs during the restoration of the structure,
such repairs, alterations, additions and
change of occupancy shall comply with the
requirements of this code and the Interna-
tional Existing Building Code. (Ord. 5810, 7-
11-2016)
P. SECTION 116 – EMERGENCY
MEASURES:
1. 116.1 Imminent danger. When, in the
opinion of the code official, there is imminent
danger of failure or collapse of a building or
structure which endangers life, or when any
structure or part of a structure has fallen and
life is endangered by the occupation of the
structure, or when there is actual or potential
danger to the building occupants or those in
the proximity of any structure because of ex-
plosives, explosive fumes or vapors or the
presence of toxic fumes, gases or materials,
or operation of defective or dangerous equip-
ment, the code official is hereby authorized
and empowered to order and require the oc-
cupants to vacate the premises forthwith. The
code official shall cause to be posted at each
entrance to such structure a notice reading as
follows: “This Structure Is Unsafe and Its Oc-
cupancy Has Been Prohibited by the Code
Official.” It shall be unlawful for any person to
enter such structure except for the purpose of
securing the structure, making the required
repairs, removing the hazardous condition or
of demolishing the same.
2. 116.2 Temporary safeguards. Notwith-
standing other provisions of this code, when-
ever, in the opinion of the code official, there
is imminent danger due to an unsafe condi-
tion, the code official shall order the neces-
sary work to be done, including the boarding
up of openings, to render such structure tem-
porarily safe whether or not the legal proce-
dure herein described has been instituted;
and shall cause such other action to be taken
as the code official deems necessary to meet
such emergency.
3. 116.3 Closing streets. When necessary
for public safety, the code official shall tempo-
rarily close structures and close, or order the
authority having jurisdiction to close, side-
walks, streets, public ways and places adja-
cent to unsafe structures, and prohibit the
same from being utilized.
4. 116.4 Emergency repairs. For the pur-
poses of this section, the code official shall
employ the necessary labor and materials to
perform the required work as expeditiously as
possible.
5. 116.5 Costs of emergency repairs.
Costs incurred in the performance of emer-
gency work shall be paid by the jurisdiction.
The legal counsel of the jurisdiction shall in-
stitute appropriate action against the owner
of the premises where the unsafe structure is
or was located for the recovery of such costs.
6. 116.6 Hearing. Any person ordered to
take emergency measures shall comply with
such order forthwith. Any affected person
shall thereafter, upon petition directed to the
Community and Economic Development Ad-
ministrator or designee, be afforded a hearing
as described in RMC 4-5-060.R, Section 118
- Appeals.
Q. SECTION 117 – DEMOLITION:
1. 117.1 General. The code official shall or-
der the owner of any premises upon which is
located any structure, which in the code offi-
cial’s judgment is so old, dilapidated or has
become so out of repair as to be dangerous,
unsafe, insanitary or otherwise unfit for hu-
man habitation or occupancy, and such that it
is unreasonable to repair the structure, to de-
molish and remove such structure; or if such
structure is capable of being made safe by re-
pairs, to repair and make safe and sanitary or
to demolish and remove at the owner’s op-
tion; or where there has been a cessation of
normal construction of any structure for a pe-
riod of more than two (2) years, to demolish
and remove such structure.
2. 117.2 Notices and orders. All notices
and orders shall comply with RMC 4-5-060.N,
Section 114 – Notices and Orders.
3. 117.3 Failure to comply. If the owner of
a premises fails to comply with a demolition
order within the time prescribed, the code of-
ficial shall cause the structure to be demol-
ished and removed, either through an
available public agency or by contract or ar-
rangement with private persons, and the cost
4-5-065B
5 - 18.25 (Revised 7/20)
of such demolition and removal shall be
charged against the real estate upon which
the structure is located and shall be a lien
upon such real estate.
4. 117.4 Salvage materials. When any
structure has been ordered demolished and
removed, the governing body or other desig-
nated officer under said contract or arrange-
ment aforesaid shall have the right to sell the
salvage and valuable materials at the highest
price obtainable. The net proceeds of such
sale, after deducting the expenses of such
demolition and removal, shall be promptly re-
mitted with a report of such sale or transac-
tion, including the items of expense and the
amounts deducted, for the person who is en-
titled thereto, subject to any order of a court.
If such a surplus does not remain to be turned
over, the report shall so state.
R. SECTION 118 – APPEALS:
1. 118.1 General – building codes. Ap-
peals of orders, decisions and determinations
of the building official that do not constitute
enforcement actions shall be heard and de-
cided by the Community and Economic De-
velopment Administrator or designee
pursuant to the provisions of RMC 4-8-110.
To the extent the building codes adopted by
reference in this title refer to a “board of ap-
peals” or a “building board of appeals,” those
references shall be deemed to refer to the
Community and Economic Development Ad-
ministrator or designee.
2. 118.2 General – fire codes. Appeals of
orders, decisions and determinations of the
fire code official that do not constitute en-
forcement actions shall be heard and decided
by the Fire and Emergency Services Chief or
designee pursuant to the provisions of RMC
4-8-110. To the extent the fire codes adopted
by reference in this title refer to a “board of
appeals” or a “building board of appeals,”
those references shall be deemed to refer to
the Fire and Emergency Services Chief or
designee.
3. 118.3 Limitations on authority. An ap-
plication for appeal shall be based on a claim
that the true intent of the Construction Codes
or the rules legally adopted thereunder have
been incorrectly interpreted, the provisions of
the Construction Codes do not fully apply, or
an equally good or better form of construction
is proposed. The building board of appeals
shall have no authority relative to interpreta-
tion of the administrative provisions of the
Construction Codes nor shall the board be
empowered to waive requirements of the
Construction Codes which are the codes, ap-
pendices and referenced code standards ad-
opted by the jurisdiction. (Ord. 5711,
4-14-2014)
S. SECTION 119 – APPLICABILITY OF
CODES:
For mechanical, electrical or plumbing permit ap-
plications submitted after July 1, 2016, but related
to the scope of work identified in a building permit
application that was complete prior to July 1,
2016, all applicable construction codes adopted
and in force at the time of filing of the complete
building permit application will apply. (Ord. 5810,
7-11-2016)
4-5-065 DIVERSION OF BUILDING
MATERIALS FROM LANDFILLS:
A. PURPOSE:
The purpose of this Section is to increase the
reuse of construction and removed building
materials.
B. DEFINITIONS:
Unless otherwise expressly stated, the following
words and terms shall, for the purposes of this
Section, have the following meanings:
1. “Demolition” means the process of razing,
relocating, or removing an existing building or
structure, or a portion thereof.
2. “Beneficial use” means the reuse of solid
waste as an ingredient in a manufacturing
process, or as an effective substitute for nat-
ural or commercial products in a manner that
does not pose a threat to human health or the
environment. Avoidance of processing or dis-
posal cost alone does not constitute benefi-
cial use.
3. “Recyclable materials” shall mean the list
of construction and demolition materials de-
termined by the Administrator to have the po-
tential for beneficial use, and so promulgated
by the Administrator.
4-5-065C
(Revised 7/20)5 - 18.26
C. APPLICABILITY:
Applicants for a permit to conduct the following
activities shall be subject to this Section:
1. Construct a structure greater than one
thousand (1,000) square feet of gross floor
area;
2. Demolish an entire building or structure
greater than one thousand (1,000) square
feet of gross floor area; or
3. Make alterations greater than one thou-
sand (1,000) square feet of gross floor area of
a building or structure or tenant improve-
ments greater than two thousand five hun-
dred (2,500) square feet of gross floor area.
D. REQUIREMENTS:
1. On any site where qualifying construction
and/or demolition will occur there shall be at
least one bin on site for recyclable materials,
which may be commingled, that shall be sent
to a County-designated construction and
demolition materials processing facility for re-
cycling for beneficial use.
2. All applicants for qualifying construction or
demolition permits shall submit a waste diver-
sion report prior to permit finalization or issu-
ance of a certificate of occupancy. A partial or
temporary certificate of occupancy may be is-
sued prior to submittal of the waste diversion
report.
3. In instances where shared construction
and demolition collection containers are used
by two (2) or more projects, periodic waste re-
ports may be submitted in place of a final
waste diversion report, as determined by the
Building Official. The waste diversion report
shall identify the amount, by weight or vol-
ume, of generated construction and demoli-
tion material removed from a project site, the
hauler, and the receiving facility or location for
each commodity. A signed affidavit from the
receiving location and photo documentation
must be included for salvaged materials for
which a tip receipt cannot be obtained.
E. EXCEPTIONS:
Construction activity otherwise subject to this
Section shall not include disaster response per-
formed in conjunction with a declared emergency,
the removal of structures determined to be haz-
ardous or dangerous by the Building Official, the
removal of recyclable materials that are painted,
have hazardous or asbestos-containing constitu-
ents, are difficult to separate from other materials,
or are present only in very small quantities.
(Ord. 5954, 11-18-2019)
4-5-070 INTERNATIONAL FIRE
CODE AND FIRE PREVENTION
REGULATIONS:
A. PURPOSE:
The following provisions and regulations are ad-
opted as part of the City’s fire prevention program
to abate existing fire hazards, to investigate the
cause, origin and circumstances of fires, to in-
spect potential fire hazards, to control the means
and adequacy of the construction and safety of
buildings in case of fires, within commercial, busi-
ness, industrial or manufacturing areas and all
other places in which numbers of persons work,
meet, live or congregate, as hereinafter more par-
ticularly set forth. (Ord. 2434, 9-23-1968; Amd.
Ord. 5086, 6-21-2004)
B. ADOPTION OF FIRE CODE AND
STANDARDS:
The City does hereby adopt the 2015 Interna-
tional Fire Code pursuant to Chapter 51-54A of
the Washington Administrative Code and Appen-
dices B and H published by the International
Code Council by reference as provided by State
law, with the amendments, additions, deletions or
exceptions as noted herein. (Ord. 4547,
7-24-1995; Amd. Ord. 4769, 3-8-1999; Ord. 5086,
6-21-2004; Ord. 5404, 7-21-2008; Ord. 5556,
10-11-2010; Ord. 5712, 4-14-2014)
C. AMENDMENTS, ADDITIONS, AND
DELETIONS TO THE FIRE CODE:
1. Subsection 101.1, Title, of the Interna-
tional Fire Code, 2015 Edition, is hereby
amended to read as follows:
101.1 Title. These regulations shall be
known as the Fire Code of the City of
Renton, hereinafter referred to as “this
code.” Any references to “this jurisdic-
tion” shall be references to the City of
Renton, Washington.
4-5-070C
5 - 18.26a (Revised 7/20)
2. Subsection 101.2, Scope, of the Inter-
national Fire Code, 2015 Edition, is hereby
amended by adding a new subsection 6, to
read as follows:
6. Matters related to preparedness for
natural or manmade disasters.
3. Subsection 102.7, Referenced codes
and standards, of the International Fire
Code, 2015 Edition, is hereby amended to
read as follows:
102.7 Referenced codes and stan-
dards. The codes and standards refer-
enced in this code shall be those that are
listed in Chapter 80, except the phrase
“Electrical Code adopted by the City of
Renton” shall be substituted for all refer-
ences to the National Electrical Code
(NFPA 70). Such codes and standards
shall be considered part of the require-
ments of this code to the prescribed ex-
tent of each such reference and as
further regulated in Sections 102.7.1 and
102.7.2. (Ord. 5888, 10-8-2018)
4. Subsection 103.1, General, of the Inter-
national Fire Code, 2015 Edition, is hereby
amended to read as follows:
103.1 General. All references in this
code to the “department of fire prevention
within the jurisdiction” shall be synony-
mous with the Fire Department under the
direction of the Fire Code Official. The
function of the department shall be the
implementation, administration and en-
forcement of the provisions of this code.
5. Subsection 103.3, Deputies, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended by changing the title to “Fire Mar-
shal/Deputy(ies)/Assistant(s),” and to read as
follows:
103.3 Fire Marshal/Deputy(ies)/Assis-
tant(s). In accordance with prescribed
procedures of this jurisdiction, the Fire
Code Official shall have the authority to
appoint a Fire Marshal, Deputy Fire Mar-
shal(s) and/or Assistant Fire Marshal(s),
other related technical officers, inspec-
tors and other employees.
6. Section 103.4.1, Legal defense, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
103.4.1 Legal defense. Any employee
performing duties in connection with the
enforcement of this code and acting in
good faith and without malice in the per-
formance of such duties shall be relieved
from any personal liability for any dam-
age to persons or property as a result of
any act or omission in the discharge of
such duties, and in the event of claims
and/or litigation arising from such act or
omission, the City Attorney shall, at the
request of and on behalf of said em-
ployee, investigate and defend such
claims and/or litigation and if the claim be
deemed by the City Attorney a proper
one or if judgment be rendered against
such administrative authority or em-
ployee, said claim or judgment shall be
paid by the City. This subsection applies
only to employees that are paid by and
work directly for the City of Renton. It
does not apply to those working for other
entities, including the Renton Regional
Fire Authority.
7. Subsection 104.1, General, of the Inter-
national Fire Code, 2015 Edition, is hereby
amended by adding a new subsection, to
read as follows:
104.1.1 Discretionary authority. The
Fire Chief, Fire Marshal, Deputy and/or
Assistant Fire Marshal(s) and Inspectors
assigned to the Fire Department shall
have the authority and discretion to en-
force this code.
8. Subsection 104.10.1, Assistance from
other agencies, of the International Fire
(Revised 7/20)5 - 18.26b
This page left intentionally blank.
4-5-070C
5 - 18.27 (Revised 2/19)
Code, 2015 Edition, is hereby amended to
read as follows:
104.10.1 Assistance from other agen-
cies. Police and other enforcement
agencies shall have authority to render
necessary assistance in the investigation
of fires or the enforcement of this code as
requested by the Fire Code Official, or
his/her designee.
9. Subsection 104.11.2, Obstructing op-
erations, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
104.11.2 Obstructing operations. No
person shall obstruct the operations of
the Fire Department in connection with
extinguishment, control, or investigation
of any fire or actions relative to other
emergencies, or disobey any lawful com-
mand of the fire chief or officer of the Fire
Department in charge of the emergency,
or any part thereof, or any lawful order of
a police officer assisting the Fire Depart-
ment.
10. Subsection 105.1.1, Permits re-
quired, of the International Fire Code, 2015
Edition, is hereby amended by adding a new
subsection, to read as follows:
105.1.1.1 Operational permit fees. The
fee for permits issued in accordance with
Subsection 105.6 of the International Fire
Code and permits issued for under-
ground tank removal shall be as stipu-
lated in the City of Renton Fee Schedule
Brochure. Fees for tank storage shall be
assessed for each individual tank.
Exceptions:
1. Permit fees for Class IIIB liquid stor-
age shall be assessed for each tank up to
a total of five tanks, and no additional fee
shall be charged for the sixth through the
tenth tank. The eleventh tank and each
subsequent tank of Class IIIB liquids
shall be assessed per tank.
2. Permit fees for carbon dioxide sys-
tems used in beverage dispensing appli-
cations shall be waived.
The permits shall expire one (1) year af-
ter date of issuance or as otherwise
noted on the permit. The permit fee shall
be payable at or before the time of issu-
ance or renewal of the permit. In the
event of failure to remit payment for an
operational permit within thirty (30) days
after receipt of application or renewal no-
tice, a late fee as specified for Fire Plan
Review and Inspection Fees in the City of
Renton Fee Schedule shall be assessed
in addition to the permit fees.
11. Subsection 105.3.2, Extensions, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
105.3.2 Extensions. A permittee holding
an unexpired permit shall have the right
to apply for an extension of the time
within which the permittee will commence
work under that permit when work is un-
able to be commenced within the time re-
quired by this section for good and
satisfactory reasons. The Fire Code Offi-
cial is authorized to grant, in writing, one
(1) or more extensions of the time period
of a permit for periods of not more than
one hundred eighty (180) days each.
Such extensions shall be requested by
the permit holder in writing and justifiable
cause demonstrated.
12. Subsection 105.4.1, Submittals, of
the International Fire Code, 2015 Edition, is
hereby amended by adding new subsections,
to read as follows:
105.4.1.2 Construction plan review.
Plans shall be submitted for review and
approval prior to issuing a permit for work
set forth in Subsections 105.7.1 through
105.7.18.
105.4.1.3 Plan review and construc-
tion fees. Construction plans required to
be reviewed by this Chapter and the In-
ternational Fire Code shall be charged in
accordance with the City of Renton Fee
Schedule Brochure.
13. Subsection 105.6.17, Flammable and
combustible liquids, of the International
Fire Code, 2015 Edition, is hereby amended
to read as follows:
4-5-070C
(Revised 2/19)5 - 18.28
105.6.17 Flammable and combustible
liquids. An operational permit is re-
quired:
1. To use or operate a pipeline for
the transportation within facilities of
flammable or combustible liquids.
This requirement shall not apply to
the off-site transportation in pipelines
regulated by the Department of
Transportation (DOT) nor does it ap-
ply to piping systems.
2. To store, handle or use Class I
liquids in excess of 5 gallons (19L) in
a building or in excess of ten (10) gal-
lons (37.9L) outside of a building, ex-
cept that a permit is not required for
the following:
2.1. The storage or use of
Class I liquids in the fuel tank of
a motor vehicle, aircraft, motor-
boat, mobile power plant or mo-
bile heating plant unless such
storage, in the opinion of the Fire
Code Official, would cause an
unsafe condition.
2.2 The storage or use of
paints, oils, varnishes or similar
flammable mixtures when such
liquids are stored for mainte-
nance, painting or similar pur-
poses for a period of not more
than thirty (30) days.
3. To store, handle or use Class II
or Class IIIA liquids in excess of
twenty-five (25) gallons (95L) in a
building or in excess of sixty (60) gal-
lons (227L) outside a building, except
for fuel oil used in connection with oil-
burning equipment in single-family
and duplex dwellings.
4. To store, handle or use Class IIIB
liquids in tanks or portable tanks for
fueling motor vehicles at motor fuel-
dispensing facilities or where con-
nected to fuel-burning equipment.
Exception: Fuel oil and used motor
oil used for space heating or water
heating in single-family or duplex
dwellings.
5. To remove Class I or II liquids
from an underground storage tank
used for fueling motor vehicles by
any means other than the approved,
stationary on-site pumps normally
used for dispensing purposes.
6. To operate tank vehicles, equip-
ment, tanks, plants, terminals, wells,
fuel-dispensing stations, refineries,
distilleries and similar facilities where
flammable and Class II, IIIA or IIIB
combustible liquids are produced,
processed, transported, stored, dis-
pensed or used.
7. To place temporarily out of ser-
vice (for more than ninety (90) days)
an underground, protected above-
ground or above-ground flammable
or combustible liquid tank.
8. To change the type of contents
stored in a flammable or combustible
liquid tank to a material that poses a
greater hazard than that for which the
tank was designed and constructed.
9. To manufacture, process, blend
or refine flammable or combustible
liquids.
10. To engage in the dispensing of
liquid fuels into the fuel tanks of mo-
tor vehicles at commercial, industrial,
governmental or manufacturing es-
tablishments.
11. To utilize a site for the dispens-
ing of liquid fuels from tank vehicles
into the fuel tanks of motor vehicles,
marine craft and other special equip-
ment at commercial, industrial, gov-
ernmental or manufacturing
establishments.
14. Subsection 105.6.24, Hot work oper-
ations, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
105.6.24 Hot works operations. An op-
erational permit is required for hot work
including, but not limited to:
4-5-070C
5 - 18.29 (Revised 2/19)
1. Public exhibitions and demon-
strations where hot work is con-
ducted.
2. Use of portable hot work equip-
ment inside a structure.
Exception deleted.
3. Fixed-site hot work equipment
such as welding booths.
4. Hot work conducted within a
wildfire risk area.
5. Application of roof coverings with
the use of an open-flame device.
6. When approved, the Fire Code
Official shall issue a permit to carry
out a hot work program. This pro-
gram allows approved personnel to
regulate their facility’s hot work oper-
ations. The approved personnel shall
be trained in the fire safety aspects
denoted in this Chapter and shall be
responsible for issuing permits re-
quiring compliance with the require-
ments found in Chapter 35. These
permits shall be issued only to their
employees or hot work operations
under their supervision.
15. Subsection 105.6.36, Places of As-
sembly, of the International Fire Code, 2015
Edition, is hereby amended by adding a new
subsection, to read as follows:
105.6.36.1 Temporary place of assem-
bly/special event permit. An opera-
tional permit is required for any special
event where three hundred (300) or more
people will congregate, either outdoors or
indoors, in other than a Group A Occu-
pancy.
16. Subsection 105.6, Required opera-
tional permits, of the International Fire
Code, 2015 Edition, is hereby amended to
add two (2) new subsections to read as fol-
lows:
105.6.50 Mobile Food Facilities. An op-
erational permit is required to operate a
mobile food facility.
105.6.51 Commercial Cooking Hood
Suppression System Contractor. A
permit is required for all companies per-
forming any inspection, service, mainte-
nance or repair on commercial cooking
hood suppression systems. This permit
shall be valid for twenty four (24) months.
17. Subsection 105.7.10, Hazardous ma-
terials, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
105.7.10 Hazardous materials. A con-
struction permit is required to install, re-
pair damage to, abandon, remove, place
temporarily out of service, or close or
substantially modify a storage facility,
tank, or other area regulated by Chapter
50 when the hazardous materials in use
or storage exceed the amounts listed in
Table 105.6.21.
Exceptions:
1. Routine maintenance.
2. For emergency repair work per-
formed on an emergency basis, applica-
tion for permit shall be made within two
(2) working days of commencement of
work.
18. Subsection 107.1, Maintenance of
safeguards, of the International Fire Code,
2015 Edition, is hereby amended by adding a
new subsection, to read as follows:
107.1.1 Malfunctioning alarm fee.
Whenever an alarm system is activated
due to a malfunction and the Fire Depart-
ment is dispatched, a report of the false
alarm will be recorded for the building or
area affected. For the first, second and
third false alarm within a calendar year,
no fee will be assessed. For every false
alarm caused by a malfunction of the
alarm beyond the third false alarm a fee
will be assessed as per the City of
Renton Fee Schedule Brochure.
19. Subsection 108.1, Board of appeals
established, of the International Fire Code,
2015 Edition, is hereby amended by chang-
ing the title to “Hearing Examiner,” and
amended to read as follows:
4-5-070C
(Revised 2/19)5 - 18.30
108.1 Hearing Examiner. In order to
hear and decide appeals of orders, deci-
sions or determinations made by the Fire
Code Official relative to the application
and interpretation of this code, the Hear-
ing Examiner process established by the
City of Renton as set forth in RMC 4-8-
110, shall have authority.
20. Subsection 108.3, Qualifications, of
the International Fire Code, 2015 Edition, is
hereby deleted.
21. Subsection 109.3, Notice of violation,
of the International Fire Code, 2015 Edition,
is hereby amended to read as follows:
109.3 Notice of violation. When the Fire
Code Official finds a building, premises,
vehicle, storage facility or outdoor area
that is in violation of this code, the Fire
Code Official is authorized to prepare a
written notice of violation describing the
conditions deemed unsafe and, when
compliance is not immediate, specifying
a time for reinspection.
22. Subsection 109.3.1, Service, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended by adding new subsections, to read
as follows:
109.3.1.1 Reinspection. Whenever the
Fire Department has given notification of
a violation that required a reinspection
and thirty (30) days have expired with
such condition or violation still in exis-
tence, a “Subsequent Reinspection” will
be required.
109.3.1.2 Reinspection Fee. Any Sub-
sequent Reinspection, after the original
thirty (30) days period of time, shall re-
quire the payment of a reinspection fee
as specified in the City of Renton Fee
Schedule Brochure, to be assessed
against the person owning, operating or
occupying the building or premises
wherein the violation exists. This rein-
spection fee must be paid within ten (10)
days of the notice for the reinspection.
However, any building owner, operator or
occupant, upon a reasonable request to
the Fire Code Official, may obtain an ex-
tension of said thirty (30) day period for a
reasonable period to be established by
the Fire Code Official to allow such time
for compliance. The request for an exten-
sion must be received by the Fire Depart-
ment prior to the expiration of the original
reinspection date.
23. Subsection 109.3.2, Compliance with
orders and notices, of the International Fire
Code, 2015 Edition, is hereby amended by
adding a new subsection, to read as follows:
109.3.2.1 Notice and Responsibility.
Whenever the infraction, condition or vio-
lation involves the structural integrity of
the building, then the notice of the infrac-
tion, condition or violation shall be sent to
both the building owner and its occupant
or occupants. Should compliance with
the fire code so as to remedy the infrac-
tion, condition or violation require addi-
tions or changes to the building or
premises, which would be part of the
structure or the fixtures to the realty, then
the responsibility to remedy the infrac-
tion, condition, or violation shall be upon
the owner of the building unless the
owner and occupant shall otherwise
agree between themselves and so notify
the City. Should the occupant not remedy
the infraction, condition, or violation, then
the City shall have the right to demand
such remedy from the owner of the prem-
ises.
24. Subsection 109.4, Violation Penal-
ties, of the International Fire Code, 2015 Edi-
tion, is hereby amended to read as follows:
109.4 Violation Penalties. Persons who
shall violate a provision of this code or
shall fail to comply with any of the re-
quirements thereof or who shall erect, in-
stall, alter, repair or do work in violation of
the approved construction documents or
directive of the Fire Code Official, or of a
permit or certificate used under provi-
sions of this code, shall be guilty of a mis-
demeanor and subject to the penalties in
RMC 1-3-1, except as provided in RMC
4-5-070.C.43 and 100. Each day that a
violation continues after due notice has
been served shall be deemed a separate
offense.
4-5-070C
5 - 18.31 (Revised 2/19)
25. Subsection 111.4, Failure to comply,
of the International Fire Code, 2015 Edition,
is hereby amended to read as follows:
111.4 Failure to comply. Any person
who shall continue any work after having
been served with a stop work order, ex-
cept such work as that person is directed
to perform to remove a violation or un-
safe condition, shall be guilty of a misde-
meanor, subject to RMC 1-3-1.
26. Section 202, General Definitions, of
the International Fire Code, 2015 Edition, is
hereby amended by changing the definitions
of “Fire Chief” and “Fire Code Official” to read
as follows:
FIRE CHIEF. All references in this code
to the fire chief shall mean the Fire Chief
or chief administrative officer of the
Renton Regional Fire Authority, or a duly
authorized representative.
FIRE CODE OFFICIAL. The Fire Chief,
who shall be the chief law enforcement
officer with respect to this code.
27. Section 202, General Definitions, of
the International Fire Code, 2015 Edition, is
hereby amended by adding the following defi-
nitions:
AUTOMATED EXTERNAL DEFIBRIL-
LATOR (AED). An automated external
defibrillator (AED) is a portable automatic
device used to restore normal heart
rhythm to patients in cardiac arrest.
MOBILE FOOD FACILITY. Permanent
and nonpermanent food operation vehi-
cles that store, prepare, package, serve,
vend, or otherwise provide food for hu-
man consumption, on or off the premises.
PRIVATE SMOKING CLUB. A place
where smoking (as that term is defined
by Chapter 70.160 RCW) occurs, that is
privately operated, employs no employ-
ees and is not open to the public, or
which otherwise holds itself out as meet-
ing the criteria for such a place as estab-
lished by the King County Department of
Public Health.
SHALL. The word “shall” is defined to
have the following meaning:
a. With respect to the functions and
powers of the Fire Code Official, any
agents and employees of the City of
Renton, and any Board authorized
hereunder, a direction and authoriza-
tion to act in the exercise of sound
discretion and in good faith; and
b. With respect to the obligations
upon owners, occupants of the prem-
ises and their agents, there is a man-
datory requirement to act in
compliance with this code at the risk
of civil and criminal liability upon fail-
ure to so act.
SPECIAL EVENT. For the purposes of
this code, events that have large occu-
pant loads or create a potential hazard to
the participants or the community shall be
defined as a “special event” including:
a. Any event that occurs in a per-
mitted place of assembly that intro-
duces a hazard regulated by this
code and not approved at the time of
the issuance of the Place of Assem-
bly Permit.
b. Any event with an occupant load
that exceeds three hundred (300) in
a location that does not have a Place
of Assembly Permit.
c. All temporary places of assem-
bly.
TEMPORARY PLACE OF ASSEMBLY.
An occupancy not classified as “Assem-
bly Group A” that is used for activities
normally restricted to assembly occupan-
cies and limited to a period of less than
thirty (30) calendar days of assembly
use.
28. Subsection 307.1, General, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
307.1 General. Open burning is hereby
prohibited in conformance with the Puget
Sound Clean Air Agency and the Depart-
ment of Ecology regulations.
4-5-070C
(Revised 2/19)5 - 18.32
29. Subsection 307.2, Permit required, of
the International Fire Code, 2015 Edition, is
hereby deleted.
30. Section 308, Open Flames, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to add a new subsection 308.5, Sky
Lanterns, to read as follows:
308.5 Sky Lanterns. The lighting and/or
release of sky lanterns or like materials
shall be prohibited in the City of Renton.
31. Subsection 314.4, Vehicles, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
314.4 Vehicles. Liquid or gas-fueled ve-
hicles, fueled equipment, boats or other
motor craft shall not be located indoors
except as follows:
1. Batteries are disconnected.
2. Fuel in fuel tanks does not ex-
ceed one-quarter (1/4) tank or five (5)
gallons (19 L) (whichever is least).
3. Fuel tanks and fill openings are
closed and sealed to prevent tamper-
ing.
4. Vehicles, boats, other motor craft
equipment, and fueled equipment
are not fueled or defueled within the
building.
32. Subsection 401.3, Emergency re-
sponder notification, of the International
Fire Code, 2015 Edition, is hereby amended
by changing the title to “Emergency services
notification,” and to read as follows:
401.3 Emergency services notifica-
tion. In the event an unwanted fire, med-
ical emergency, or hazardous material
release occurs on a property, the owner
or occupant shall immediately report
such condition to the Fire Department.
Building employees and tenants shall im-
plement the appropriate emergency
plans and procedures. No person shall,
by verbal or written directive, require any
delay in the reporting of a fire, medical
emergency, or hazardous material re-
lease to the Fire Department.
401.3.1 Making false report. It shall
be unlawful for a person to give, sig-
nal, or transmit a false alarm.
401.3.2 Alarm activations. Upon
activation of a fire alarm signal, em-
ployees or staff shall immediately no-
tify the Fire Department.
401.3.3 Emergency evacuation
drills. Nothing in this section shall
prohibit the sounding of a fire alarm
signal or the carrying out of an emer-
gency evacuation drill in accordance
with the provisions of Section 405.
33. Subsection 403.2, Group A occupan-
cies, of the International Fire Code, 2015 Edi-
tion, is hereby amended by adding new
subsections to read as follows:
403.2.5 Automated External Defibrilla-
tors (AED). Group A-1 through A-5 occu-
pancies with an occupancy load of three
hundred (300) or more persons, shall
have available and maintain an AED on
the premises.
403.2.5.1 Placement. The location
of the AEDs shall be as determined
by the Fire Code Official with a one
way travel distance not to exceed six
hundred (600) feet.
403.2.5.2 Notification. The Fire De-
partment shall be notified in writing of
the installation and location of an
AED on the premises.
403.2.5.3 AED Maintenance. AEDs
shall be maintained as per the manu-
facturer’s requirements.
403.2.5.4 Automated External De-
fibrillator (AED) Training. Where
AEDs are required by this code, em-
ployees shall be trained in the use of
and be familiar with the locations of
the AEDs.
34. Subsection 403.8.1, Group I-1 occu-
pancies, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
4-5-070C
5 - 18.32a (Revised 2/19)
403.8.1 Group I-1 occupancies. Group
I-1 occupancies shall comply with the re-
quirements of Subsections 403.8.1.1
through 403.8.1.7.
35. Subsection 403.8.2, Group I-2 occu-
pancies, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
403.8.2 Group I-2 occupancies. Group
I-2 occupancies shall comply with the re-
quirements of Subsections 403.8.2.1
through 403.8.2.3, 401, 404 through 406,
and 403.13 through 403.13.8.
(Revised 2/19)5 - 18.32b
This page left intentionally blank.
4-5-070C
5 - 18.33 (Revised 8/16)
36. Subsection 403.8.3, Group I-3 occu-
pancies, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
403.8.3 Group I-3 occupancies. Group
I-3 occupancies shall comply with the re-
quirements of Subsections 403.8.3.1
through 403.8.3.4.
37. Section 403, Emergency Prepared-
ness Requirements, of the International Fire
Code, 2015 Edition, is hereby amended by
adding a new subsection to read as follows:
403.13 Boarding homes and residen-
tial care facilities (I-1, I-2, I-3, R-2 and
R-4 occupancies). Facilities classified
as nursing homes by Washington State
Administrative Code subsection 388-97-
0001 shall comply with Subsections
408.12.1 through 408.12.8. Facilities
classified as boarding homes by Wash-
ington State Administrative Code subsec-
tion 388-78A-2020 shall comply with
Subsections 408.12.1 through 408.12.5
for those residents who are unable to
care for themselves because of special
needs due to health or age. Boarding
homes shall comply with Subsections
408.12.6 through 408.12.8 regardless of
the capabilities of their residents. R-2 and
R-4 occupancies that do not fall under the
State definition of boarding homes
(Washington Administrative Code sub-
section 388-78A-2020) are exempt from
requirements under Subsection 408.12.
403.13.1 Receiving facilities. The fire
safety, emergency and evacuation plans
must include memoranda of understand-
ing (MOU) with appropriate facilities that
can receive residents with special needs
if the host facility must be evacuated.
403.13.2 Transportation agreements.
The fire safety, emergency and evacua-
tion plans must include memoranda of
understanding (MOU) with transportation
companies or services to provide suffi-
cient transportation resources for resi-
dents with special needs and their
attending staff in the event of an evacua-
tion.
403.13.3 Residential tracking. The fire
safety, emergency and evacuation plans
must include provisions for tracking resi-
dents with special needs in the event of
an evacuation. The facility must be able
to account for each resident’s method of
transportation and destination including
residents who are picked up by non-staff
members, even if a transfer of care oc-
curs after the resident’s arrival at a sec-
ondary facility.
403.13.4 Medications and medical
equipment. The fire safety, emergency
and evacuation plan must include provi-
sions for transporting medications and
essential medical equipment for resi-
dents to the receiving location in the
event of an evacuation.
403.13.5 Access to patient medical re-
cords. Staff must have access to patient
medical records and information in the
event of a disaster or emergency. It is the
responsibility of the facility operators to
arrange for secure records storage to ac-
cess vital medical records even if resi-
dents or patients have been evacuated to
a secondary facility.
403.13.6 Emergency communications.
The facility must maintain the ability to re-
ceive emergency warnings and public in-
formation messages even during a power
outage. A NOAA weather radio along
with a battery operated AM/FM radio pro-
vides sufficient warning and information
capability to meet this requirement. The
facility must have an emergency commu-
nications plan to communicate with off-
site staff to inform them of the facility’s
status, evacuations, or a need for in-
creased staffing levels if normal modes of
communication are not operational. The
emergency communications plan will
also address communication with the
families of residents regarding residents’
status, location and safety when the resi-
dent is unable to carry out communica-
tions on their own.
403.13.7 Environment. The facility must
have a plan and readily accessible provi-
sions to maintain a safe temperature en-
vironment and adequate ventilation for
residents in the event of a utility or equip-
4-5-070C
(Revised 8/16)5 - 18.34
ment outage. The facility must also pro-
vide non-flame sources of lighting
sufficient to keep residents safe when
moving around the facility. Candles or
other flame sources of heat and light are
not approved due to the increased risk of
fire.
403.13.8 Supplies. The facility must
have a minimum of a three (3) day supply
of non-perishable food, water, medical,
hygiene, sanitation and other supplies
necessary to provide a safe environment
and sustain the life, health, and comfort
of the residents and the staff that care for
them. All supplies must fit the dietary and
medical needs of residents and staff. The
supplies should also be transported to
the receiving facility during an evacuation
if the availability of the necessary sup-
plies cannot be guaranteed at the sec-
ondary location.
Exception: If there is backup power for
refrigeration, the three (3) days’ supply of
food may be stored in any form.
38. Subsection 503.1, Where required, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
503.1 Where required. Fire apparatus
access roads shall be provided and
maintained in accordance with Subsec-
tions 503.1.1 through 503.2.
39. Subsection 503.1.2, Additional ac-
cess, of the International Fire Code, 2015
Edition, is hereby amended to add a new sub-
section, to read as follows:
503.1.2.1 Two means of access. Two
(2) means of approved access shall be
required when a complex of three (3) or
more buildings is located more than two
hundred feet (200') from a public road.
(RMC 4-6-060.H.5)
40. Subsection 503.2, Specifications, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
503.2 Specifications. Fire apparatus ac-
cess roads shall be installed and ar-
ranged in accordance with RMC 4-4-080
and 4-6-060.
41. Subsection 503.4, Obstruction of fire
apparatus access roads, of the Interna-
tional Fire Code, 2015 Edition, is hereby
amended by adding a new subsection, to
read as follows:
503.4.1 Enforcement. The Fire Depart-
ment may issue non-traffic citations to ve-
hicles parked in a fire lane or blocking a
fire hydrant in accordance with the Bail
Schedule established by Renton Munici-
pal Court. The application of the above
penalty shall not be held to prevent the
enforced removal of prohibited condi-
tions.
42. Subsection 505.1, Address numbers,
of the International Fire Code, 2015 Edition,
is hereby amended by adding new subsec-
tions, to read as follows:
505.1.1 Identification size. In order that
the address identification is plainly visi-
ble, the following minimum sizes, figures
or numbers, in block style in contrasting
color shall be used in accordance with
the following:
1. Single-family residential houses
– four inches (4").
2. Multi-family residential, commer-
cial, or small business: fifty feet (50')
or less setback – six inches (6");
more than fifty feet (50') setback –
ten inches (10").
3. Large commercial or industrial
areas: one hundred feet (100') or
less setback – eighteen inches (18");
more than one hundred feet (100')
setback – twenty-four inches (24").
505.1.2 Rear Door Marking. When vehi-
cle access is provided to the rear of com-
mercial, industrial and warehouse
buildings, the rear doors servicing indi-
vidual businesses shall be marked to in-
dicate address and/or unit identification
with letters or numbers at least four
inches (4") high.
505.1.3 Suite numbers. Buildings con-
sisting of separate suites with the same
building address shall have their suite
number marked so that the suite is read-
4-5-070C
5 - 18.35 (Revised 8/16)
ily identifiable and the numbers or letters
sized as per Subsection 505.1.1.
Exception: Suites located on an in-
terior hall or corridor shall have letter-
ing at least one inch (1") high.
43. Subsection 507.5.1, Where required,
of the International Fire Code, 2015 Edition,
is hereby amended to read as follows:
507.5.1 Where required. Where a por-
tion of the facility or building hereafter
constructed or moved into or within the
jurisdiction is more than one hundred fifty
feet (150') from a hydrant on a fire appa-
ratus access road, as measured by an
approved route around the exterior of the
facility or building, on-site fire hydrants
and mains shall be provided where re-
quired by the Fire Code Official.
Exceptions:
1. For Group R-3 and Group U oc-
cupancies, the distance requirement
shall be three hundred feet (300').
2. Deleted.
44. Section 510, Emergency Responder
Radio Coverage, of the International Fire
Code, 2015 Edition, is hereby amended to
read as follows:
510.1 Purpose. The purpose of this sec-
tion is to provide minimum standards to
ensure a reasonable degree of reliability
for emergency services communications
from within certain buildings and struc-
tures within the City to and from emer-
gency communications centers. It is the
responsibility of the emergency service
provider to get the signal to and from the
building site.
510.2 Applicability. This section applies
to new construction permits issued after
the effective date of this section. A Certif-
icate of Occupancy shall not be issued to
any structure if the building fails to com-
ply with this section.
510.3 Building radio coverage. Except
as otherwise provided, no person shall
maintain, own, erect, or construct any
building or structure or any part thereof,
or cause the same to be done which fails
to support adequate radio coverage for
City emergency services workers, includ-
ing but not limited to firefighters and po-
lice officers. For purposes of this section,
adequate radio coverage shall mean that
the in-building radio coverage is sufficient
to pass the testing procedures set forth in
this section. Permits to install any In-
Building Radio System will require a con-
struction permit issued by the City of
Renton Fire Department.
510.4 Exceptions. This section shall not
apply to the following:
510.4.1 Existing buildings or struc-
tures unless undergoing renovation.
510.4.2 Single-family and duplex
residential buildings.
510.4.3 Structures that are fifty thou-
sand (50,000) square feet in size or
less without subterranean storage or
parking. The subterranean areas
shall not be exempt from these re-
quirements.
510.4.4 Wood-constructed residen-
tial structures four (4) stories or less
without subterranean storage or
parking.
510.4.5 Buildings constructed prior
to the implementation of this section
shall not be required to comply with
public safety radio coverage provi-
sions of this section. However,
should exempted structures undergo
renovations, restoration, significant
modifications or provide an addition
in area greater than twenty percent
(20%) of the footprint of the original
structure, exemption from the provi-
sions of this section shall not apply.
510.5 Adequate radio coverage. Mini-
mum signal strength of three (3) micro
volts shall be available in ninety-five per-
cent (95%) of all areas of the building and
ninety-nine percent (99%) in elevators
(measured at the primary recall floor),
stair shafts and Fire Command Centers
4-5-070C
(Revised 8/16)5 - 18.36
when transmitted from the Regional 800
MHz Radio System.
510.6 Minimum signal strength. Mini-
mum signal strength of one (1) micro
volts received by the Regional 800 MHz
Radio System when transmitted from
ninety-five percent (95%) of all areas of
the building and ninety-nine percent
(99%) in elevators (measured at the pri-
mary recall floor), stair shafts and Fire
Command Centers.
510.7 Frequency range.
510.7.1 The frequency range which
must be supported shall be public
safety frequency spectrum as deter-
mined by the regional Radio System
operator in all areas of the building.
Measurements in buildings for the
purpose of this section shall be to a
portable radio of the type the City and
the 911 system then currently utilize.
The Fire Chief may designate alter-
nate methods of measuring the sig-
nal level, which satisfy appropriate
levels of public safety grade cover-
age.
510.7.2 The amplification system
must be capable of future modifica-
tions to a frequency range subse-
quently established by the City. If the
system is not capable of modification
to future frequencies, then a new
system will need to be installed to ac-
commodate the new frequency band.
510.8 Approved prior to installation.
No amplification system capable of oper-
ating on frequencies used by the Re-
gional 800 MHz Radio System shall be
installed without prior coordination and
approval of the radio system licensee
(Valley Communications) and any such
system must comply with any standards
adopted by the King County Regional
Communications Board.
510.9 Noncompliance. After discovery
and notice of noncompliance, the build-
ing owner is provided six (6) months to
remedy the deficiency and gain compli-
ance.
510.10 Penalties. Any person violating
any of the provisions of the section shall
be subject to penalties in accordance
with the general penalty provisions of
RMC 1-3-1. In addition, any building or
structure which does not meet the re-
quirements set forth in this code is hereby
declared to be a public nuisance, and the
City may, in addition to seeking any other
appropriate legal remedy, pursue equita-
ble remedies to abate said nuisance in
accordance with RMC 1-3-3.
510.11 Severability. If any subsection,
sentence, clause, phrase or portion of
this section is for any reason held invalid
or unconstitutional by any court of com-
petent jurisdiction, such portion shall be
deemed a separate, distinct, and inde-
pendent provision and such holding shall
not affect the validity of the remaining
portions hereof. (Ord. 5676, 12-3-2012)
45. Subsection 602.1, Definitions, of the
International Fire Code, 2015 Edition, is
hereby amended by adding the following defi-
nition:
POWER TAP. A listed device for indoor
use consisting of an attachment plug on
one end of a flexible cord and two (2) or
more receptacles on the opposite end
and over current protection.
46. Subsection 604.2, Where required, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
604.2 Where required. Emergency and
standby power systems shall be provided
where required by Subsections 604.2.1
through 604.2.18.
47. Subsection 604.2, Where required, of
the International Fire Code, 2015 Edition, is
hereby amended by adding new subsections,
to read as follows:
604.2.17 Group I-1 and Group I-2 Nurs-
ing Home Occupancies. In addition to
specific requirements listed elsewhere in
the codes referenced in Subsection
102.6, approved manually switched
standby power systems in new Group I-1
and I-2 occupancies shall be provided to
power the following operations:
4-5-070C
5 - 18.37 (Revised 2/19)
1. Heating and refrigeration.
2. Communications and alarm sys-
tems.
3. Ventilation systems.
4. Emergency lighting.
5. Patient-care related electrical
circuits.
6. At least one (1) elevator used by
residents.
Existing Group I-1 and I-2 occupan-
cies and boarding homes will have
two (2) years from the effective date
of the ordinance codified in this sec-
tion to comply with this subsection.
604.2.18 Automotive Fuel Dispensing
Facilities. All new commercial fuel dis-
pensing facilities shall be provided with
an approved generator quick connect tap
box and transfer switch for a standby
power system to provide power to facili-
tate maintaining fuel dispensing during
local power outages or disaster.
48. Subsection 605.10, Portable, electric
space heaters, of the International Fire
Code, 2015 Edition, is hereby amended by
adding a new subsection, to read as follows:
605.10.5 Tip-Over Switch. All portable
electric space heaters shall be equipped
with an automatic tip-over shut-off switch.
Exception: Approved liquid-filled
portable heaters.
49. Section 609, Commercial Kitchen
Hoods, of the International Fire Code, 2015
Edition, is amended to add a new subsection,
to read as follows:
609.5 Type II hoods. Type II hoods shall
be installed at or above any heating appli-
ance utilized for the processing and
preparation of smoking materials or
smoking related paraphernalia for per-
sonal consumption. Hoods shall comply
with the requirements of the International
Mechanical Code. Only approved heat-
ing appliances shall be used for the pro-
cessing and preparation of smoking
materials and/or smoking paraphernalia.
Heating appliances shall be installed in
an approved manner.
50. Chapter 6, Building Services and
Systems, of the International Fire Code,
2015 Edition, is hereby amended to add a
new section, to read as follows:
SECTION 612
MOBILE FOOD FACILITIES
612.1 General. Mobile food facilities
shall comply with this section.
612.2 Kitchen Hood. A Type I hood shall
be installed at or above all commercial
cooking appliances and domestic cook-
ing appliances used for commercial pur-
poses that produce grease laden vapors.
Commercial kitchen exhaust hoods shall
comply with the requirements of the Inter-
national Mechanical Code. Hoods shall
be inspected, tested and maintained in
accordance with NFPA 96.
612.3 Fire Extinguishers. Approved
3A:40BC and Type K rated fire extin-
guishers shall be provided in each mobile
food facility as determined by the Fire
Code Official and the individual hazard
presented by the individual mobile food
facility.
612.4 Liquefied petroleum gas (LP-
gas). LP-gas shall be in accordance with
Chapter 61 and sections 612.4.1 and
612.4.2.
612.4.1 Maximum number and
quantity. A maximum of two LP-gas
containers (one hundred (100)
pounds each) with a total aggregate
water capacity of two hundred (200)
pounds is permitted at one mobile
food facility.
612.4.2 LP-gas cylinder hoses.
Hoses shall be designed for a work-
ing pressure of three hundred fifty
(350) psig with a safety factor of five
to one (5:1) and shall be continuously
marked with LP-gas, propane, three
hundred fifty (350) working pressure
4-5-070C
(Revised 2/19)5 - 18.38
and manufacturer’s name or trade-
mark. Hose assemblies, after appli-
cation of couplings, shall have a
design capacity of seven hundred
(700) psig. Hose assemblies shall be
leak tested at time of installation at
not less than the operating pressure
of the system in which they are in-
stalled.
612.4.3 LP-gas cylinders. LP-gas
cylinders shall be secured in an ap-
proved manner in an upright position.
LP-gas cylinders shall not be stored
within the facility at any time. If stored
within a compartment, the compart-
ment shall have approved venting di-
rectly to the exterior and must not
allow venting to the interior of the fa-
cility at any time. If LP-gas cylinder
storage is added to the rear of the fa-
cility, an appropriate, approved
bumper shall be added to the rear of
the facility to provide adequate im-
pact protection. Belly cylinder tanks
shall be installed according to DOT
standards.
612.5 Location. Mobile food facilities
shall not be located within ten feet (10') of
buildings, tents, canopies or membrane
structures or within ten feet (10') of any
other mobile food facility.
Exceptions:
1. When mobile food facilities are
positioned on public streets, the dis-
tance from buildings may be reduced
to five feet (5'). This exception is des-
ignated for events lasting a maximum
of no more than three (3) consecutive
calendar days in a row.
2. When located on private prop-
erty, the distance from buildings may
be reduced to five feet (5') if exposed
by a fire wall constructed of materials
of clay or concrete only and having
no openings such as windows or
doors.
51. Subsection 806.1.1, Restricted Occu-
pancies, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
806.1.1 Restricted occupancies. Natu-
ral cut trees shall be prohibited within am-
bulatory care facilities and Group A, E, I-
1, I-2, I-3, I-4, M, R-1, R-2 providing li-
censed care to clients in one of the cate-
gories listed in IBC section 310.1
licensed by Washington State and R-4
occupancies.
Exceptions:
1. Trees located in areas protected
by an approved automatic sprinkler
system installed in accordance with
Subsections 903.3.1.1 or 903.3.1.2
shall not be prohibited in Groups A,
E, M, R-1 and R-2.
2. Trees treated with a flame retar-
dant and renewed to maintain flame
resistance, subject to the approval of
the Fire Code Official.
3. Trees shall be allowed within
dwelling units in Group R-2 occupan-
cies.
52. Chapter 8, Interior Finish, of the Inter-
national Fire Code, 2015 Edition, is hereby
amended by adding a new section, to read as
follows:
SECTION 809
ATRIUM FURNISHINGS
Atrium furnishings shall comply with Sub-
sections 809.1 and 809.2.
809.1 Potential heat. Potential heat of
combustible furnishings and decorative
materials within atria shall not exceed
nine thousand (9,000) BTU per pound
(20,934 J/g) when located within an area
that is more than twenty feet (20') (6096
mm) below ceiling level sprinklers.
809.2 Decorative materials. Decorative
material in atria shall be noncombustible,
flame resistant or treated with a flame re-
tardant.
53. Subsection 901.5.1, Occupancy, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
4-5-070C
5 - 18.39 (Revised 2/19)
901.5.1 Occupancy. It shall be unlawful
to occupy any portion of a building or
structure until the required fire detection,
alarm and suppression systems have
been tested and approved. All accep-
tance tests shall be witnessed by the Fire
Department prior to occupancy being
granted.
54. Subsection 901.6, Inspection, testing
and maintenance, of the International Fire
Code, 2015 Edition, is hereby amended by
adding new subsections, to read as follows:
901.6.3 Annual Certification Required.
All sprinkler systems, fire alarm systems,
portable fire extinguishers, smoke re-
moval systems, air replenishment sys-
tems, and other fire protective or
extinguishing systems shall be certified
annually by a qualified agency, except,
hood fire extinguishing systems shall be
serviced every six (6) months. Documen-
tation of such servicing shall be provided
as indicated in Subsection 901.6.
901.6.4 Annual Hazardous Systems
Certification. All electronic monitoring
systems used in connection with flamma-
ble, combustible liquids and/or hazard-
ous materials shall be certified annually
by a qualified agency. Documentation of
the system certifications shall be for-
warded to the Fire Department indicating
each system has been tested and func-
tions as required.
55. Subsection 903.2, Where required, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2 Where required. Approved auto-
matic sprinkler systems in new buildings
and structures shall be provided in the lo-
cations described in this section.
All newly constructed buildings with a
gross square footage of five thousand
(5,000) or greater square feet, regardless
of type of use as well as zero lot line
townhouses with an aggregate area of all
connected townhouses equaling five
thousand (5,000) or greater square feet
must be equipped with sprinklers in ac-
cordance with this Chapter. Additions to
existing buildings which would result in a
gross floor area greater than five thou-
sand (5,000) square feet must be retrofit-
ted with an automatic sprinkler system.
Exceptions:
1. One-time additions to Interna-
tional Building Code Group R-3 oc-
cupancies of up to five hundred (500)
square feet are permitted without
compliance with this section.
2. Single-family and duplex dwell-
ings and townhouses built in compli-
ance with the International
Residential Code and meeting fire
flow and access requirements of the
City of Renton.
When not required by other provi-
sions of this chapter, a fire-extin-
guishing system installed in
accordance with NFPA 13 may be
used for increases and substitutions
allowed in Subsections 504.3, 506.2
and Table 601 of the Building Code.
All newly established building occupancy
uses defined as Private Smoking Clubs.
Fire sprinklers shall be installed through-
out the entire fire area utilized for such
occupancy, regardless of size of such oc-
cupancy.
56. Subsection 903.2.1.1, Group A-1, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.1.1 Group A-1. An automatic
sprinkler system shall be provided for
Group A-1 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies; or
4. The fire area contains a multi-
theater complex.
4-5-070C
(Revised 2/19)5 - 18.40
57. Subsection 903.2.1.2, Group A-2, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.1.2 Group A-2. An automatic
sprinkler system shall be provided for
group A-2 occupancies where one (1) the
following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of one hundred (100) or more; or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
58. Subsection 903.2.1.3, Group A-3, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.1.3 Group A-3. An automatic
sprinkler system shall be provided for
Group A-3 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
59. Subsection 903.2.1.4, Group A-4, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.1.4 Group A-4. An automatic
sprinkler system shall be provided for
Group A-4 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
60. Subsection 903.2.1.5, Group A-5, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.1.5 Group A-5. An automatic
sprinkler system shall be provided for
Group A-5 occupancies in the following
areas: concession stands, retail areas,
press boxes and other accessory use ar-
eas in excess of one thousand (1,000)
square feet.
61. Subsection 903.2.2, Group B ambula-
tory health care facilities, of the Interna-
tional Fire Code, 2015 Edition, is hereby
amended to read as follows:
903.2.2 Ambulatory care facilities. An
automatic sprinkler system shall be in-
stalled throughout all fire areas contain-
ing an ambulatory care facility where
either of the following conditions exists at
any time:
1. Four (4) or more care recipients
are incapable of self-preservation,
whether rendered incapable by staff
or staff has accepted responsibility
for care recipients already incapable.
2. One (1) or more care recipients
who are incapable of self-preserva-
tion are located at other than the
level of exit discharge serving such a
facility.
In buildings where ambulatory care is
provided on levels other than the level of
exit discharge, an automatic sprinkler
system shall be installed throughout the
entire floor where such care is provided
as well as all floors below, and all floors
between the level of ambulatory care and
the nearest level of exit discharge, includ-
ing the level of exit discharge.
62. Subsection 903.2.3, Group E, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
4-5-070C
5 - 18.41 (Revised 2/19)
903.2.3 Group E. An approved auto-
matic sprinkler system shall be provided
for Group E occupancies as follows:
Exceptions:
1. Throughout all Group E fire areas
greater than five thousand (5,000)
square feet in area.
2. Throughout every portion of educa-
tional buildings below the lowest level of
exit discharge serving that portion of the
building.
3. Portable school classrooms, pro-
vided the aggregate area of any clusters
of portable school classrooms does not
exceed five thousand (5,000) square
feet, and clusters of portable school
classrooms shall be separated as re-
quired by the Building Code.
63. Subsection 903.2.4, Group F-1, of the
International Fire Code, 2015 Edition, is
hereby amended by changing the title to
“Group B, F and S Occupancies,” and to read
as follows:
903.2.4 Group B, F and S Occupan-
cies. An automatic sprinkler system shall
be provided throughout all buildings con-
taining a Group B, F or S occupancy with
over five thousand (5,000) square feet of
gross floor area.
903.2.4.1 Woodworking opera-
tions. An automatic sprinkler system
shall be provided throughout all
group F-1 occupancy fire areas that
contain woodworking operations in
excess of two thousand five hundred
(2,500) square feet in area which
generate finely divided combustible
waste or which use finely divided
combustible materials.
64. Subsection 903.2.5, Group H, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.5 Group H. Automatic sprinkler
systems shall be provided in high-hazard
occupancies as required in Subsections
903.2.5.1 through 903.2.5.3.
903.2.5.1 General. An automatic
sprinkler system shall be installed in
Group H occupancies.
903.2.5.2 Group H-5 occupancies.
An automatic sprinkler system shall
be installed throughout buildings
containing Group H-5 occupancies.
The design of the sprinkler system
shall not be less than that required
under the International Building
Code for the occupancy hazard clas-
sifications in accordance with Table
903.2.5.2. Where the design area of
the sprinkler system consists of a
corridor protected by one (1) row of
sprinklers, the maximum number of
sprinklers required to be calculated is
thirteen (13).
903.2.5.3 Pyroxylin plastics. An au-
tomatic sprinkler system shall be pro-
vided in buildings, or portions
thereof, where cellulose nitrate film
or pyroxylin plastics are manufac-
tured, stored or handled in quantities
exceeding one hundred (100)
pounds.
65. Subsection 903.2.6, Group I, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
903.2.6 Group I. An automatic sprinkler
system shall be provided throughout
buildings with a Group I fire area.
Exceptions:
1. An automatic sprinkler system
installed in accordance with Subsec-
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms
without dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
Corridors Ordinary Hazard Group 2
4-5-070C
(Revised 2/19)5 - 18.42
tion 903.3.1.2 shall be permitted in
Group I-1 condition 1 facilities.
2. An automatic sprinkler system is
not required where Group I-4 day
care facilities are at the level of exit
discharge and where every room
where care is provided has at least
one (1) exterior exit door.
3. In buildings where Group I-4 day
care is provided on levels other than
the level of exit discharge, an auto-
matic sprinkler system in accordance
with Subsection 903.3.1.1 shall be
installed on the entire floor where
care is provided and all floors be-
tween the level of care and the level
of exit discharge, and all floors below
the level of exit discharge, other than
areas classified as an open parking
garage.
66. Subsection 903.2.7, Group M, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.7 Group M. An automatic sprinkler
system shall be provided throughout
buildings containing a Group M occu-
pancy where one (1) of the following con-
ditions exists:
1. Where a Group M gross floor
area exceeds five thousand (5,000)
square feet.
2. Where a Group M fire area is lo-
cated more than three (3) stories
above grade.
3. Where the combined area of all
Group M fire areas on all floors, in-
cluding any mezzanines, exceeds
five thousand (5,000) square feet.
4. Where a Group M occupancy
that is used for the display and sale
of upholstered furniture and/or mat-
tresses exceeds five thousand
(5,000) square feet.
67. Subsection 903.2.8, Group R, of the
International Fire Code, 2015 Edition, is
hereby amended by adding new subsections,
and to read as follows:
903.2.8 Group R. An automatic sprinkler
system installed in accordance with Sub-
section 903.3 shall be provided through-
out all buildings with a Group R fire area.
903.2.8.1 Group R-3. An automatic
sprinkler system installed in accor-
dance with Subsection 903.3.1.3
shall be permitted in Group R-3 occu-
pancies.
903.2.8.2 Group R-4 Condition 1.
An automatic sprinkler system in-
stalled in accordance with Subsec-
tion 903.3.1.3 shall be permitted in
Group R-4 Condition 1 occupancies.
903.2.8.3 Group R-4 Condition 2.
An automatic sprinkler system in-
stalled in accordance with Subsec-
tion 903.3.1.2 shall be permitted in
Group R-4 Condition 2 occupancies.
Attics shall be protected in accor-
dance with Subsection 903.2.8.3.1 or
903.2.8.3.2.
903.2.8.3.1 Attics used for liv-
ing purposes, storage or fuel-
fired equipment. Attics used for
living purposes, storage or fuel-
fired equipment shall be pro-
tected throughout with an auto-
matic sprinkler system installed
in accordance with Subsection
903.3.1.2.
903.2.8.3.2 Attics not used for
living purposes, storage or
fuel-fired equipment. Attics not
used for living purposes, storage
or fuel-fired equipment shall be
protected in accordance with one
of the following:
1. Attics protected throughout
by a heat detector system ar-
ranged to activate the building
fire alarm system in accordance
with Subsection 907.2.10.
2. Attics constructed of non-
combustible materials.
3. Attics constructed of fire-re-
tardant-treated wood framing
complying with Subsection
4-5-070C
5 - 18.43 (Revised 2/19)
23.3.2 of the International Build-
ing Code.
4. The automatic sprinkler sys-
tem shall be extended to provide
protection throughout the attic
space.
903.2.8.4 Care facilities. An auto-
matic sprinkler system installed in ac-
cordance with Subsection 903.3.1.3
shall be permitted in care facilities
with five (5) or fewer individuals in a
single-family dwelling.
903.2.8.5 Group R-3 Occupancy.
When the occupancy has over five
thousand (5,000) square feet of
gross floor area.
903.2.8.6 Dwellings. When pro-
posed within all residential zones,
clustered or constructed so that,
when attached, the total square foot
gross floor area of all dwelling units
exceeds five thousand (5,000)
square feet. For the purpose of this
subsection, portions of buildings sep-
arated by one (1) or more firewalls
will not be considered a separate
building.
68. Subsection 903.2.9, Group S-1, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
903.2.9 Group S-1. An automatic sprin-
kler system shall be provided throughout
all buildings containing a Group S-1 oc-
cupancy where one (1) of the following
conditions exists:
1. A Group S-1 fire area exceeds
five thousand (5,000) square feet.
2. A Group S-1 fire area is located
more than three (3) stories above
grade plane.
3. The combined area of all Group
S-1 fire areas on all floors, including
any mezzanines, exceeds five thou-
sand (5,000) square feet.
4. A Group S-1 fire area used for
the storage of commercial motor ve-
hicles where the fire area exceeds
five thousand (5,000) square feet.
5. A Group S-1 occupancy used for
the storage of upholstered furniture
or mattresses exceeds two thousand
five hundred (2,500) square feet (232
m2).
903.2.9.1 Repair garages. An
automatic sprinkler system shall
be provided throughout all build-
ings used as repair garages in
accordance with Section 406 of
the International Building Code,
as shown:
1. Buildings having two (2) or
more stories above grade plane,
including basements, with a fire
area containing a repair garage
exceeding five thousand (5,000)
square feet.
2. Buildings no more than one
(1) story above grade plane, with
a fire area containing a repair ga-
rage exceeding five thousand
(5,000) square feet.
3. Buildings with repair ga-
rages servicing vehicles in base-
ments.
4. A Group S-1 fire area used
for the repair of commercial mo-
tor vehicles where the fire area
exceeds five thousand (5,000)
square feet.
903.2.9.2 Bulk storage of tires.
Buildings and structures where
the area for storage of tires ex-
ceeds twenty thousand (20,000)
cubic feet shall be equipped
throughout with an automatic
sprinkler system in accordance
with Subsection 903.3.1.1.
69. Subsection 903.2.10, Group S-2 en-
closed parking garages, of the International
Fire Code, 2015 Edition, is hereby amended
to read as follows:
903.2.10 Group S-2 enclosed parking
garages. An automatic sprinkler system
4-5-070C
(Revised 2/19)5 - 18.44
shall be provided throughout buildings
classified as enclosed parking garages in
accordance with Subsection 406.4 of the
International Building Code as follows:
1. Where the fire area of the en-
closed parking garage exceeds five
thousand (5,000) square feet; or
2. Where the enclosed parking ga-
rage is located beneath other groups.
Exception: Enclosed parking ga-
rages located beneath Group R-3 oc-
cupancies.
903.2.10.1 Commercial parking ga-
rages. An automatic sprinkler sys-
tem shall be provided throughout
buildings used for storage of com-
mercial motor vehicles where the fire
area exceeds five thousand (5,000)
square feet.
70. Subsection 903.2.11, Specific build-
ing areas and hazards, of the International
Fire Code, 2015 Edition, is hereby amended
to read as follows:
903.2.11 Specific building areas and
hazards. In all occupancies other than
Group U, an automatic sprinkler system
shall be installed for building design or
hazards in the locations set forth in Sub-
sections 903.2.11.1 through 903.2.11.6.
903.2.11.1 Stories without open-
ings. An automatic sprinkler system
shall be installed throughout all sto-
ries, including basements, of all
buildings where the floor area ex-
ceeds one thousand five hundred
(1,500) square feet unless there is at
least one (1) of the following types of
exterior wall openings:
1. Openings below grade that
lead directly to ground level by
an exterior stairway complying
with Section 1009 or an outside
ramp complying with Section
1010. Openings shall be located
on the exterior wall of the story
on at least one (1) side. The re-
quired openings shall be distrib-
uted so that the lineal distance
between adjacent openings
does not exceed fifty feet (50').
2. Openings entirely above the
adjoining ground level totaling at
least twenty (20) square feet in
each fifty (50) linear feet, or frac-
tion thereof, of exterior wall in the
story on at least one (1) side.
The required openings shall be
distributed so that the lineal dis-
tance between adjacent open-
ings does not exceed fifty feet
(50'). The height of the bottom of
the clear opening shall not ex-
ceed forty-four inches (44")
(1,188 mm) measured from the
floor.
903.2.11.1.1 Opening dimen-
sions and access. Openings
shall have a minimum dimension
of not less than thirty inches
(30"). Such openings shall be ac-
cessible to the fire department
from the exterior and shall not be
obstructed in a manner that fire-
fighting or rescue cannot be ac-
complished from the exterior.
903.2.11.1.2 Openings on one
side only. Where openings in a
story are provided on only one
(1) side and the opposite wall of
such story is more than seventy-
five feet (75') from such open-
ings, the story shall be equipped
throughout with an approved au-
tomatic sprinkler system or
openings as specified above
shall be provided on at least two
(2) sides of the story.
903.2.11.1.3 Basements.
Where any portion of a base-
ment is located more than sev-
enty-five feet (75') (22,860 mm)
from openings required by Sub-
section 903.2.11.1, or where
walls, partitions or other obstruc-
tions are installed that restrict the
application of water from hose
streams, the basement shall be
equipped throughout with an ap-
proved automatic sprinkler sys-
tem.
4-5-070C
5 - 18.45 (Revised 2/19)
903.2.11.2 Rubbish and linen
chutes. An automatic sprinkler sys-
tem shall be installed at the top of
rubbish and linen chutes and in their
terminal rooms. Chutes shall have
additional sprinkler heads installed at
alternate floors and at the lowest in-
take. Where a rubbish chute extends
through a building more than one (1)
floor below the lowest intake, the ex-
tension shall have sprinklers in-
stalled that are recessed from the
drop area of the chute and protected
from freezing in accordance with
Subsection 903.3.1.1. Such sprin-
klers shall be installed at alternate
floors beginning with the second
level below the last intake and ending
with the floor above the discharge.
Chute sprinklers shall be accessible
for servicing.
903.2.11.3 Buildings fifty-five feet
(55') or more in height. An auto-
matic sprinkler system shall be in-
stalled throughout buildings that
have one (1) or more stories with an
occupant load of thirty (30) or more
located fifty-five feet (55') or more
above the lowest level of fire depart-
ment vehicle access, measured to
the finished floor.
Exceptions:
1. Open parking structures.
2. Occupancies in Group F-2.
903.2.11.4 Ducts conveying haz-
ardous exhausts. Where required
by the International Mechanical
Code, automatic sprinklers shall be
provided in ducts conveying hazard-
ous exhaust, flammable or combusti-
ble materials.
Exception: Ducts where the largest
cross-sectional diameter of the duct
is less than ten inches (10").
903.2.11.5 Commercial cooking
operations. An automatic sprinkler
system shall be installed in a com-
mercial kitchen exhaust hood and
duct system where an automatic
sprinkler system is used to comply
with Section 904.
903.2.11.6 Other required suppres-
sion systems. In addition to the re-
quirements of Subsection 903.2, the
provisions indicated in Table
903.2.11.6 require the installation of
a fire suppression system for certain
buildings and areas.
71. Subsection 903.2.12, During con-
struction, of the International Fire Code,
2015 Edition, is hereby amended to read as
follows:
903.2.12 During construction. Auto-
matic sprinkler systems required during
construction, alteration and demolition
operations shall be provided in accor-
dance with Section 3313.
72. Subsection 903.2, Where required, of
the International Fire Code, 2015 Edition, is
hereby amended by adding new subsections,
to read as follows:
903.2.13 Automatic Sprinkler Systems
in New Buildings.
903.2.13.1 Buildings over five
thousand (5,000) square feet. A
fully automatic fire protection sprin-
kler system is to be installed in all
new buildings in excess of five thou-
sand (5,000) square feet total gross
floor area, regardless of vertical or
horizontal fire barriers. Such sprin-
kler system shall be designed, in-
stalled and tested as per Subsection
903.3.
903.2.13.2 Buildings less than five
thousand (5,000) square feet. A
fully automatic fire protection sprin-
kler system may be required by the
Chief of the Fire Department or the
Fire Code Official for buildings less
than five thousand (5,000) square
feet gross floor area when, in their
judgment, supported by written docu-
mentation from a professional orga-
nization (such as NFPA, ICC, SBCC,
U.L., ISO, etc.) verifies that hazard-
ous operations, hazardous contents,
critical exposure problems, limited
4-5-070C
(Revised 2/19)5 - 18.46
accessibility to the building or other
items may contribute to a definite
hazard.
903.2.14 Sprinkler Systems in Remod-
eled Buildings. The requirements for the
installation of fire protection sprinkler sys-
tems in remodeled buildings shall be as
indicated in Subsections 903.2.14.1 and
903.2.14.2.
903.2.14.1 Existing sprinklered
buildings. When existing buildings
with full sprinkler systems are remod-
eled or added onto, the remodeled or
added on portion shall be fully sprin-
klered.
903.2.14.2 Existing non-sprin-
klered buildings. When an existing
building is added onto or remodeled
and the resulting total square foot
gross floor area exceeds five thou-
sand (5,000) square feet, then the
entire structure shall be fully sprin-
klered. All existing non-sprinklered
buildings currently exceeding five
thousand (5,000) square feet where
a remodel, alteration or repair ex-
ceeds fifty percent (50%) of the build-
ing valuation within a three (3) year
period shall have a sprinkler system
installed throughout. Valuation shall
be determined from the King County
Assessor records at the time of the
first application for a permit.
73. Subsection 903.3.1.2, NFPA 13R
sprinkler systems, of the International Fire
Code, 2015 Edition, is hereby amended to
read as follows:
903.3.1.2 NFPA 13R sprinkler systems.
Automatic sprinkler systems in Group R
occupancies up to and including four (4)
stories in height shall be permitted to be
installed throughout in accordance with
NFPA 13R. NFPA 13R systems shall be
limited to buildings with a maximum
gross floor area of twelve thousand
(12,000) square feet.
74. Subsection 903.4.2, Alarms, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
903.4.2 Alarms. Approved audible and
visible alarm notification appliances shall
be connected to every automatic sprin-
kler system in accordance with Section
907 and throughout areas designated by
the Fire Code Official. Sprinkler water-
flow alarm devices shall be activated by
water flow equivalent to the flow of a sin-
gle sprinkler of the smallest orifice size
installed in the system. Alarm devices
shall be provided on the exterior of the
building in an approved location. Where a
fire alarm system is i nstalled, actuation of
the automatic sprinkler system shall actu-
ate the building fire alarm system.
Exceptions:
1. With approval of the Fire Code
Official, visible alarm notification ap-
pliances may be omitted for ap-
proved residential sprinkler systems
in single-family or duplex dwelling
units if not otherwise specifically re-
quired. Audible alarm notification
shall be provided and accomplished
by connecting the waterflow alarm
initiating device to the multiple-sta-
tion alarms, household fire alarm
system or other approved methods.
2. Alarms are not required for ap-
proved domestically supplied local
systems with ten (10) heads or less
per building.
75. Subsection 903.4.3, Floor Control
Valves, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
903.4.3 Floor Control Valves. Approved
supervised indicating control valves shall
be provided at the point of connection to
the riser on each floor.
Exception: When approved by the
Fire Code Official in NFPA 13D and
NFPA 13R Systems.
76. Section 903, Automatic Sprinkler
Systems, of the International Fire Code,
2015 Edition, is hereby amended by adding a
new subsection, to read as follows:
4-5-070C
5 - 18.47 (Revised 2/19)
903.7 Riser Room Access. All NFPA 13,
13R and any 13D systems serving five
(5) or more dwelling units, sprinkler sys-
tem risers shall be located in a dedicated
room with an exterior door, lighting and
heat. Exception: 13D single and two-
family residences or townhome sprinkler
systems with four (4) units or less.
77. Subsection 904.12, Commercial
cooking systems, of the International Fire
Code, 2015 Edition, is hereby amended to
read as follows:
904.12 Commercial cooking systems.
The automatic fire-extinguishing system
for commercial cooking systems shall be
of a type recognized for protection of
commercial cooking equipment and ex-
haust systems of the type and arrange-
ment protected. Pre-engineered
automatic dry- and wet-chemical extin-
guishing systems shall be tested in ac-
cordance with UL 300 and listed and
labeled for the intended application. Ex-
isting suppression systems not in compli-
ance shall be replaced with a conforming
system whenever any of the following oc-
curs:
• Any modifications are made to the
structure of the kitchen hood.
• Re-arrangement of appliances
under the hood requires change in
nozzle placement.
• Any additional cooking appliances
are added to the cook line.
• The system can no longer be ser-
viced due to the lack of available
manufacturer’s listed parts.
• Lard or animal fats are replaced
with one (1) or more cooking medium
that operates at higher temperatures
than the suppression system was de-
signed and tested for in the UL list-
ing.
If the manufacturer’s original listing was
conducted using animal fats, the busi-
ness owner shall provide a letter to the
Renton Fire Department certifying that
the cooking system will only be used with
animal fats. A sign with three inches (3")
high letters stating “Animal Fat Oils Only”
shall be installed on the front of the hood.
Existing wet-chemical systems that are
not in compliance with current UL 300
Standards shall be updated. Wet-chemi-
cal systems that were located within the
City on August 25, 2008, were required to
be updated to UL 300 Standards by no
later than August 25, 2010. All existing
wet-chemical systems that were legally
installed prior to annexation into City
boundaries are required to be updated
within two (2) years from the effective
date of the annexation that brought the
systems within the boundaries of the City.
Other types of automatic fire-extinguish-
ing systems shall be listed and labeled
for specific use as protection for commer-
cial cooking operations. The system shall
be installed in accordance with this code,
its listing and the manufacturer’s installa-
tion instructions. Automatic fire-extin-
guishing systems of the following types
shall be installed in accordance with the
referenced standard indicated, as fol-
lows:
1. Carbon dioxide extinguishing
systems, NFPA 12.
2. Automatic sprinkler systems,
NFPA 13.
3. Foam-water sprinkler system or
foam-water spray systems, NFPA 16.
4. Dry-chemical extinguishing sys-
tems, NFPA 17.
5. Wet-chemical extinguishing sys-
tems, NFPA 17A.
78. Subsection 904.12.6, Operations and
maintenance, of the International Fire Code,
2015 Edition, is hereby amended to add a
new subsection to read as follows:
904.12.6.4 Commercial Cooking Hood
Suppression System Contractor.
904.12.6.4.1 “Commercial Cooking
Hood Suppression System Con-
tractor” Definition. A person or or-
4-5-070C
(Revised 2/19)5 - 18.48
ganization that offers to undertake
the execution of contracts or accepts
payment for the inspection, mainte-
nance, or servicing of a commercial
cooking hood suppression system.
904.12.6.4.2 Penalty for Violation.
It shall be unlawful for any person or
organization to perform an inspec-
tion, maintenance, or servicing of a
commercial cooking hood suppres-
sion system contractor without a
valid permit. A violation of this sec-
tion is a misdemeanor, punishable in
accordance with RMC 1-3-1. Each
separate instance where an inspec-
tion, maintenance or service was
provided constitutes a separate vio-
lation.
79. Subsection 905.3.1, Height, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
905.3.1 Height. Class III standpipe sys-
tems shall be installed throughout build-
ings where the floor level of the highest
story is located more than twenty feet
(20') above the lowest level of the Fire
Department vehicle access, or where the
floor level of the lowest story is located
more than twenty feet (20') below the
highest level of Fire Department vehicle
access.
Exceptions:
1. Class I standpipes are allowed in
buildings equipped throughout with
an automatic sprinkler system in ac-
cordance with Subsection 903.3.1.1
or 903.3.1.2.
2. Class I manual standpipes are
allowed in open parking garages
where the highest floor is located not
more than one hundred fifty feet
(150') above the lowest level of Fire
Department vehicle access.
3. Class I manual dry standpipes
are allowed in open parking garages
that are subject to freezing tempera-
tures, provided that the hose connec-
tions are located as required for
Class II standpipes in accordance
with Subsection 905.5.
4. Class I standpipes are allowed in
basements equipped throughout with
an automatic sprinkler system.
5. Group R-3 does not require
standpipes.
80. Subsection 905.3, Required installa-
tions, of the International Fire Code, 2015
Edition, is hereby amended by adding a new
subsection, to read as follows:
905.3.9 High-Rise Building Stand-
pipes. Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of six inches (6") di-
ameter. Two (2) two and one-half inches
(2-1/2") hose connections shall be pro-
vided on every intermediate floor level
landing in every required stairway unless
otherwise approved by the Fire Code Of-
ficial. Where pressure reduction valves
(PRV) are required, each hose connec-
tion shall be provided with its own PRV.
The system shall be designed to provide
a minimum flow of three hundred (300)
gpm at a minimum pressure of one hun-
dred fifty (150) psi (maximum two hun-
dred (200) psi) at each standpipe
connection, in addition to the flow and
pressure requirements contained in
NFPA 14.
81. Subsection 905.8, Dry standpipes, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
905.8 Dry standpipes. Dry standpipes,
when approved by the Fire Code Official,
are acceptable in other than high-rise
buildings.
82. Subsection 907.1.3, Equipment, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
907.1.3 Equipment. Systems and their
components shall be listed and approved
for the purpose for which they are in-
stalled. All new alarm systems shall be
addressable. Each device shall have its
own address and shall annunciate indi-
vidual addresses at a UL Central Station.
4-5-070C
5 - 18.49 (Revised 2/19)
Exception: Systems that have not
more than twelve (12) zones and not
more than five (5) devices on each
zone.
83. Subsection 907.2.2, Group B, of the
International Fire Code, 2015 Edition, is
hereby amended to read as follows:
907.2.2 Group B. A manual fire alarm
system shall be installed in the following
Group B Occupancies:
1. Those having an occupant load
of five hundred (500) or more per-
sons or more than one hundred (100)
persons above or below the lowest
level of exit discharge.
2. Those that are two (2) or more
stories in height or three thousand
(3,000) square feet or more in area.
3. The fire area contains an ambu-
latory care facility.
Exception: Deleted.
84. Subsection 907.2.3, Group E, of the
International Fire Code, 2015 Edition, is
hereby amended by deleting Exception Num-
ber 3.
85. Subsection 907.2.4, Group F, of the
International Fire Code, 2015 Edition, is
hereby amended by deleting the exception.
86. Subsection 907.2.7, Group M, of the
International Fire Code, 2015 Edition, is
hereby amended by deleting Exceptions
Number 1 and 2.
87. Subsection 907.2.8.1, Manual Fire
Alarm System, of the International Fire
Code, 2015 Edition, is hereby amended by
deleting Exceptions 1 and 2.
88. Subsection 907.2.9, Group R-2, of the
International Fire Code, 2015 Edition, is
hereby amended by deleting Exceptions 1, 2,
and 3.
89. Subsection 907.2.9, Group R-2, of the
International Fire Code, 2015 Edition, is
hereby amended by adding a new subsec-
tion, to read as follows:
907.2.9.4 Multi-family complexes.
Multi-family complexes with three (3) or
more separate buildings within the com-
plex, including recreation and/or day-
care buildings, shall be provided with ap-
proved fire alarm systems regardless of
size. The buildings within the complex
shall have each building monitored by an
approved central station.
90. Subsection 907.2, Where required –
New buildings and structures, of the Inter-
national Fire Code, 2015 Edition, is hereby
amended by adding a new subsection, to
read as follows:
907.2.24 Structures in excess of three
thousand (3,000) Square Feet. An ap-
proved total coverage addressable man-
ual and automatic fire alarm system shall
be provided in accordance with NFPA
Standard 72 in all structures in excess of
three thousand (3,000) square feet of to-
tal floor area.
Exception:
For the purpose of Section 907, fire
walls constructed in accordance with
Chapter 7 of the IBC, in Group R-3
and U occupancies, shall not define
separate buildings.
91. Subsection 907.8.5, Maintenance, in-
spection and testing, of the International
Fire Code, 2015 Edition, is hereby amended
by adding a new subsection, to read as fol-
lows:
907.8.5.1 Nonconforming alarm sys-
tems. In the event that an alarm system
does not meet these requirements, it
shall be a further requirement of this
chapter that modifications necessary to
meet these minimum levels are made to
the alarm system and subsequent testing
is conducted prior to any occupancy be-
ing granted.
92. Subsection 914.3, High-rise build-
ings, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
4-5-070C
(Revised 2/19)5 - 18.50
914.3 High-rise buildings. High-rise
buildings shall comply with Subsections
914.3.1 through 914.3.8.
93. Subsection 914.3, High-rise build-
ings, of the International Fire Code, 2015
Edition, is hereby amended by adding new
subsections, to read as follows:
914.3.7 Air replenishment systems. All
high-rise buildings shall be equipped with
an approved rescue air replenishment
system. The system shall provide an ad-
equate pressurized fresh air supply
through a permanent piping system for
the replenishment of portable life sustain-
ing air equipment carried by Fire Depart-
ment, rescue and other personnel in the
performance of their duties. Location of
access stations, as well as installation
and maintenance of the air replenish-
ment systems, shall meet the require-
ments as determined by the Fire Code
Official. A specifications document for the
construction of air replenishing systems
that conforms to the breathing equipment
used by the Fire Department will be made
available by the Fire Code Official.
914.3.8 Fire equipment. A cabinet or
other enclosed facility shall be provided
in every stairwell, smoke tower or such
similar structure on designated floors,
commencing with the third floor, seventh
floor and every fourth floor above the
seventh floor for the storage of fire hose
and related equipment. Facilities, cabi-
nets, devices, hoses and related equip-
ment shall be furnished by the building
owner. All such equipment and the spe-
cific location thereof shall be subject to
the approval of the Fire Code Official.
These rooms will be inspected annually
by the Fire Department and equipment
replaced by the building owner or his/her
representative at the appropriate service
life.
94. Subsection 1103.7.6, Group R-2, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
1103.7.6 Group R-2. A manual and auto-
matic fire alarm system that activates the
occupant notification system in accor-
dance with Subsection 907.6 shall be in-
stalled in existing Group R-2
occupancies more than three stories in
height or with more than sixteen (16)
dwelling or sleeping units.
Exceptions:
1. Where each living unit is sepa-
rated from other contiguous living
units by fire barriers having a fire-re-
sistance rating of not less than three
quarters (0.75) of an hour, and where
each living unit has either its own in-
dependent exit or its own indepen-
dent stairway or ramp discharging at
grade.
2. A separate fire alarm system is
not required in buildings that are
equipped throughout with an ap-
proved supervised automatic sprin-
kler system installed in accordance
with Subsection 903.3.1.1 or
903.3.1.2 and having a local alarm to
notify all occupants.
3. A fire alarm system is not re-
quired in buildings that do not have
interior corridors serving dwelling
units and are protected by an ap-
proved automatic sprinkler system
installed in accordance with Subsec-
tion 903.3.1.1 or 903.3.1.2, provided
that dwelling units either have a
means of egress door opening di-
rectly to an exterior exit access that
leads directly to the exits or are
served by open-ended corridors de-
signed in accordance with Subsec-
tion 1027.6, Exception 3.
4. A fire alarm system is not re-
quired in buildings that do not have
interior corridors serving dwelling
units, do not exceed three (3) stories
in height and comply with both of the
following:
4.1 Each dwelling unit is sepa-
rated from other contiguous
dwelling units by fire barriers
having a fire-resistance rating of
not less than three-quarters (3/4)
of an hour.
4-5-070C
5 - 18.51 (Revised 2/19)
4.2 Each dwelling unit is pro-
vided with hardwired, intercon-
nected smoke alarms as
required for new construction in
Subsection 907.2.11.
95. Section 3317, Safeguarding roofing
operations, of the International Fire Code,
2015 Edition, is hereby amended to read as
follows:
3317.1 General. Roofing operations uti-
lizing heat-producing systems or other ig-
nition sources shall be conducted in
accordance with Subsections 3317.2
through 3317.4 and Chapter 35.
3317.2 Asphalt and tar kettles. Asphalt
and tar kettles shall be operated in accor-
dance with Section 303.
3317.3 Fire extinguishers for roofing
operations. Fire extinguishers shall
comply with Section 906. There shall be
not less than one (1) multipurpose porta-
ble fire extinguisher with a minimum 3-A
40B:C rating on the roof being covered or
repaired.
3317.4 Fire Safety. The roofing contrac-
tor shall notify the Fire Department be-
fore leaving the site of torch-applied
roofing system and report each day’s
completion and the presence of any hot
spots or fires that were suppressed
during the roofing process.
96. Subsection 5001.5, Permits, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
5001.5 Permits. Permits shall be re-
quired as set forth in Subsections 105.6
and 105.7.
When required by the Fire Code Official,
permittees shall apply for approval to per-
manently close a storage, use, or han-
dling facility. Such application shall be
submitted at least thirty (30) days prior to
the termination of the storage, use, or
handling of hazardous materials. The
Fire Code Official is authorized to require
that the application be accompanied by
an approved facility closure plan in accor-
dance with Subsection 5001.6.3.
All new installations and/or modifications
or additions to existing systems shall re-
quire plan review and permit fees as stip-
ulated in the City of Renton Fee
Schedule Brochure.
97. Subsection 5003.2.6, Maintenance, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
5003.2.6 Maintenance. In addition to the
requirements of Subsection 5003.2.3,
equipment, machinery, and required de-
tection and alarm systems associated
with hazardous materials shall be main-
tained in an operable condition. Defective
containers, cylinders and tanks shall be
removed from service, repaired or dis-
posed of in an approved manner. Defec-
tive equipment or machinery shall be
removed from service and repaired or re-
placed. Required detection and alarm
systems shall be replaced or repaired
where defective. All monitoring systems
used in connection with hazardous mate-
rials shall be certified at least annually by
a qualified agency. Documentation of the
system certification shall be forwarded to
the Fire Department indicating the sys-
tem has been tested and functions as re-
quired.
98. Subsection 5003.9, General Safety
Precautions, of the International Fire Code,
2015 Edition, is hereby amended to read as
follows:
2703.9 General Safety Precautions.
General precautions for the safe storage,
handling or care of hazardous materials
shall be in accordance with Subsections
5003.9.1 through 5003.9.11.
99. Subsection 5003.9, General Safety
Precautions, of the International Fire Code,
2015 Edition, is hereby amended to add a
new subsection, to read as follows:
5003.9.11 Manufacturer’s limitations.
The storage and use of hazardous mate-
rials shall not exceed the manufacturer’s
limitations on shelf life and any other re-
strictions on use.
100. Subsection 5303.5.3, Securing
Compressed Gas Containers, Cylinders
4-5-070C
(Revised 2/19)5 - 18.52
and Tanks, of the International Fire Code,
2015 Edition, is hereby amended to read as
follows:
5303.5.3 Securing compressed gas
containers, cylinders and tanks. Com-
pressed gas containers, cylinders and
tanks shall be secured to prevent falling
caused by contact, vibration or seismic
activity. Securing of compressed gas
containers, cylinders and tanks shall be
by one (1) of the following methods:
1. Securing containers, cylinders and
tanks to a fixed object with one (1) or
more restraints. Restraints shall be con-
structed of approved materials such as
metal chains, metal cables or other mate-
rials as approved by the Fire Code Offi-
cial.
2. Securing containers, cylinders and
tanks on a cart or other mobile device de-
signed for the movement of compressed
gas containers, cylinders or tanks.
3. Nesting of compressed gas contain-
ers, cylinders and tanks at container fill-
ing or servicing facilities or in seller’s
warehouses not accessible to the public.
Nesting shall be allowed provided the
nested containers, cylinders or tanks, if
dislodged, do not obstruct the required
means of egress.
4. Securing of compressed gas con-
tainers, cylinders and tanks to or within a
rack, framework, cabinet or similar as-
sembly designed for such use.
Exception: Compressed gas containers,
cylinders and tanks in the process of ex-
amination, filling, transport or servicing.
101. Subsection 5601.1, Scope, of the In-
ternational Fire Code, 2015 Edition, is hereby
amended to read as follows:
5601.1 Scope. The provisions of this
chapter shall govern the possession,
manufacture, storage, handling, sale and
use of explosives, explosive materials,
fireworks and small arms ammunition.
The indoor use of pyrotechnics in the per-
forming arts in conjunction with theatrical,
musical, or similar productions before a
proximate audience, performers, or sup-
port personnel as allowed by WAC 212-
17-350, is hereby prohibited.
Exceptions:
1. The Armed Forces of the United
States, Coast Guard or National
Guard.
2. Explosives in forms prescribed
by the official United States Pharma-
copoeia.
3. The possession, storage and
use of small arms ammunition when
packaged in accordance with DOTn
packaging requirements.
4. The possession, storage and
use of not more than one (1) pound
(0.454 kg) of commercially manufac-
tured sporting black powder, twenty
(20) pounds (9 kg) of smokeless
powder and ten thousand (10,000)
small arms primers for hand loading
of small arms ammunition for per-
sonal consumption.
5. The use of explosive materials
by federal, state and local regulatory,
law enforcement and fire agencies
acting in their official capacities.
6. Special industrial explosive de-
vices which in the aggregate contain
less than fifty (50) pounds (23 kg) of
explosive materials.
7. The possession, storage and
use of blank industrial-power load
cartridges when packaged in accor-
dance with DOTn packaging regula-
tions.
8. Transportation in accordance
with DOTn 49 CFR Parts 100–185.
9. Items preempted by federal reg-
ulations.
102. Subsection 5601.1.3, Fireworks, of
the International Fire Code, 2015 Edition, is
hereby amended to read as follows:
4-5-070C
5 - 18.53 (Revised 2/19)
5601.1.3 Fireworks. The possession,
sale, and discharge of all fireworks are
prohibited in the City of Renton, as of
May 21, 2005.
Exceptions:
Possession, storage, and discharge
of fireworks may be authorized by the
Fire Code Official or City Council for
special events or public displays pur-
suant to an operational fire code per-
mit or other applicable permit issued
in compliance with the Renton Mu-
nicipal Code and other applicable
laws, including but not limited to Part
VI and Part VII of Chapter 212-17, as
now or hereafter amended.
103. Subsection 5601.2.4.2, Fireworks
display, of the International Fire Code, 2015
Edition, is hereby amended by changing the
title to “Public Display; Insurance Required,”
and to read as follows:
5601.2.4.2 Public Display; Insurance
Required. Any applicant shall, at the
time of issuance of such license, submit
to the City proper evidence of public lia-
bility and property damage insurance and
such applicant shall maintain the insur-
ance in a company or companies ap-
proved by the City with amounts as
follows: One million dollars
($1,000,000.00) or more for injuries to
any one (1) person in one (1) accident or
occurrence; two million dollars
($2,000,000.00) or more for injuries to
two (2) or more persons in any one (1)
accident or occurrence; one million dol-
lars ($1,000,000.00) for damage to prop-
erty in any one (1) accident or
occurrence. Such insurance shall name
the City as an additional insured and
shall not be cancelable except by a forty-
five (45) day pre-cancellation notice in
writing to the City. Further, the insurance
required herein shall be primary insur-
ance as respects the City. Any insurance,
self-insurance, or insurance pool cover-
age maintained by the City shall be in ex-
cess of the insurance required herein and
shall not contribute with it.
104. Subsection 5601.2.4.2, Fireworks
display, of the International Fire Code, 2015
Edition, is hereby amended by adding a new
subsection, to read as follows:
5601.2.4.2.1 Pyrotechnic Operator Re-
quired. Every City-authorized display of
fireworks shall be handled and super-
vised by a state licensed pyrotechnic op-
erator.
105. Subsection 5601.7, Seizure, of the
International Fire Code, 2015 Edition, is
hereby amended by adding new subsections,
changing the title to “Seizure/Penalty,” and to
read as follows:
5601.7 Seizure/Penalty. The City of
Renton may employ either, or both, of the
following processes.
5601.7.1 Seizure. The Fire Code Of-
ficial is authorized to remove or
cause to be removed or disposed of
in an approved manner, at the ex-
pense of the owner, explosives, ex-
plosive materials or fireworks offered
or exposed for sale, stored, pos-
sessed or used in violation of this
chapter.
5601.7.2 Penalty. Any violation of
this section related to fireworks clas-
sified as “consumer” by RCW
70.77.136, as now or hereinafter
amended, shall be punishable as a
class 1 civil infraction under RCW
7.80.120. Possession, sale or dis-
charge of fireworks not classified as
“consumer” shall be subject to such
fines and penalties as set forth in
RCW 70.77.488, 70.77.540, and
Chapter 212-17 WAC.
106. Subsection 5704.2.11, Underground
Tanks, of the International Fire Code, 2015
Edition, is hereby amended to read as fol-
lows:
5704.2.11 Underground Tanks. Under-
ground storage of flammable and com-
bustible liquids in tanks shall comply with
Subsection 5704.2 and Subsections
5704.2.11.1 through 5704.2.11.5.3. Cor-
rosion protection shall comply with WAC
173-360-305.
4-5-070D
(Revised 2/19)5 - 18.54
All new underground storage tanks shall
conform to the standards as defined in
RMC 4-5-120, Underground Storage
Tank Secondary Containment Regula-
tions. All provisions of RMC 4-5-120 shall
apply to the installation, use, mainte-
nance, and abandonment of under-
ground storage tanks. All unauthorized
releases from underground storage tanks
shall be reported in conformance with
RMC 4-5-120.K, Release Reporting Re-
quirements. Leaking tanks shall be
promptly emptied and removed from the
ground and abandoned in accordance
with Subsection 5704.2.14. All new
above-ground and underground tank in-
stallations and modifications or additions
to existing systems shall be subject to
plan review and installation fees as de-
scribed in the City of Renton Fee Sched-
ule Brochure.
107. Subsection 5704.2.11.5, Leak pre-
vention, of the International Fire Code, 2015
Edition, is hereby amended by adding a new
subsection, to read as follows:
5704.2.11.5.3 Leak Detection System
Maintenance and Certification. Leak
detection devices and monitoring sys-
tems installed in accordance with this
subsection shall be inspected and tested
at least annually by a qualified third party,
and the test results maintained on site for
at least one (1) year.
108. Appendix B104.2, Area separation,
of the International Fire Code, 2015 Edition,
is hereby amended to read as follows:
Appendix B104.2 Area separation.
Portions of buildings, which are sepa-
rated by one (1) or more four (4) hour fire-
walls constructed in accordance with the
International Building Code, without
openings, and provided with a thirty-inch
(30") parapet, are allowed to be consid-
ered as separate fire areas. (Ord. 4547,
7-24-1995; Amd. Ord. 4769, 3-8-1999;
Ord. 5086, 6-21-2004; Ord. 5404,
7-21-2008; Ord. 5556, 10-11-2010; Ord.
5712, 4-14-2014)
109. Appendix B105, Fire-Flow Require-
ments For Buildings, of the International
Fire Code, 2015 Edition, is hereby amended
to read as follows:
SECTION B105
FIRE-FLOW REQUIREMENTS FOR
BUILDINGS
B105.1 One- and two-family dwellings.
The minimum fire-flow and flow duration
requirements for one (1)- and two (2)-
family dwellings having a fire-flow calcu-
lation area that does not exceed three
thousand six hundred (3,600) square feet
(344.5 m2) shall be one thousand (1,000)
gallons per minute (3785.4 L/min) for one
(1) hour. Fire-flow and flow duration for
dwellings having a fire-flow calculation
area in excess of three thousand six hun-
dred (3,600) square feet (344.5m2) shall
not be less than that specified in Table
B105.1(2).
Exception: A reduction in required fire-
flow of fifty percent (50%), as approved,
is allowed when the building is equipped
with an approved automatic sprinkler
system.
B105.2 Buildings other than one (1)-
and two (2)-family dwellings. The mini-
mum fire-flow and flow duration for build-
ings other than one (1)- and two (2)-
family dwellings shall be as specified in
Table B105.1(2).
Exception: A reduction in required fire-
flow of up to seventy-five percent (75%),
as approved, is allowed when the build-
ing is provided with an approved auto-
matic sprinkler system installed in
accordance with Subsections 903.3.1.1
or 903.3.1.2. The resulting fire-flow shall
not be less than one thousand five hun-
dred (1,500) gallons per minute (5678 L/
min) for the prescribed duration as spec-
ified in Table B105.1(2). (Ord. 5889, 10-
22-2018)
D. FIRE HYDRANTS:
1. Required for Construction: All build-
ings constructed within the City of Renton
shall be served by fire hydrants installed in
4-5-070D
5 - 18.54a (Revised 2/19)
accordance with the requirements of this
Section. (Ord. 4007, 7-14-1986)
a. Plans Required Prior to Permit: No
building permit shall be issued until plans
required under this Chapter have been
submitted and approved in accordance
with the provisions contained in this
Chapter.
b. Installation Timing: No construc-
tion beyond the foundation shall be al-
lowed until hydrants and mains are in
place, unless approved by the appropri-
ate City authority, following appropriate
application and a finding that there is no
life or safety threat involved.
c. Upgrade of Existing Hydrants Re-
quired: In addition, presently existing fire
hydrants which do not conform with the
requirements and standards of this Sec-
tion when replaced shall be replaced with
hydrants which do conform to the stan-
dards and requirements of this Section.
(Ord. 4007, 7-14-1985)
2. Fire Hydrant Requirements in Com-
mercial, Business, Industrial and Manu-
facturing Areas:
a. Installation Required: The owner of
any building hereafter constructed or
used in the City which building or struc-
ture is not located or accessible within
one hundred fifty feet (150') of any fire hy-
drant and such building or structure being
located or situated in any area zoned and
to be used, or actually used, for any com-
mercial, business, industrial or manufac-
turing purpose shall, at his or her
expense, install or cause to have in-
stalled fire hydrant or hydrants together
with the necessary pipes, appurtenances
and connections in order to connect and
hook on said hydrant or hydrants to the
City’s existing water supply. It shall be a
criminal misdemeanor for any person to
own, occupy or use any building or struc-
ture as defined in RMC 8-4-24B, C and D,
unless such building or structure is lo-
cated within one hundred fifty feet (150')
of any fire hydrant. (Amd. Ord. 4769,
3-8-1999)
b. Number and Location of Hy-
drants: The number and location of such
hydrants shall be in accordance with
good fire engineering practice and stan-
dards, the size, location, and construc-
tion to comply with the rules and
regulations in Appendix J of the 2012
Water System Plan Update, adopted by
City of Renton Resolution No. 4154 on
August 13, 2012, as now or hereinafter
amended, and all of such installations to
be duly approved by the Fire Department
prior to its acceptance thereof by the City.
c. Applicability to Annexed Proper-
ties: The aforesaid requirements shall
(Revised 2/19)5 - 18.54b
This page left intentionally blank.
4-5-070D
5 - 18.55 (Revised 8/16)
likewise apply to any such building or
structure as hereinabove defined which
is hereafter annexed to the City. (Ord.
2434, 9-23-1968)
3. Fire Hydrants in Other Areas: The
owner or party in control of any building here-
after constructed in or annexed to the City
and which said structure or building is used
for school, church, rest home, hospital or mul-
tiple residential apartments (four (4) individ-
ual apartment units or more) or any other
place of public assembly, and wheresoever
located, shall at his expense install or cause
to be installed fire hydrant or hydrants unless
adequate and sufficient hydrants are located
or accessible within one hundred fifty feet
(150') of any such building or structure. The
number, location, size and type of such hy-
drant or hydrants to be installed shall be as
specified in RMC 8-4-24B, further reference
hereby had thereto, and all of such installa-
tion to be approved by the Fire Department.
(Amd. Ord. 4769, 3-8-1999)
4. Fire Hydrants; Special Locations: In
addition to the foregoing requirements, addi-
tional hydrant or hydrants may be required or
separately required in areas which are being
utilized for open storage of flammable prod-
ucts, including flammable liquids, or other ar-
eas of special fire hazards with spacing and
floor requirements based on the fire protec-
tion required in each instance; the number,
size, type and location of hydrants for the
aforesaid purpose shall be as specified in
subsection D2 of this Section and all of such
installations to be subject to the approval of
the Fire Department.
5. Multiple Uses – Contract: In the event
that the installation of any such fire hydrant or
hydrants as above set forth, and the connect-
ing system pertaining thereto, should benefit
two (2) or more properties then the owners of
such benefited properties shall share the cost
of such installation in the proportion of the
benefits so derived. Whenever an owner is
required to install such fire hydrant or fire hy-
drants under the provision of this Section and
which installation will benefit outer properties
not owned or controlled by such owner, then
in any such case such owner may apply to
the City for an agreement under the provi-
sions of the Municipal Water and Sewer Fa-
cilities Act known as chapter 35.91 RCW and
any such agreement between such owner
and the City shall run for a period not to ex-
ceed five (5) years and thus permit such
owner to recover a portion of the cost of such
initial installation from other parties in the
event of any such future hookup or connec-
tion. Such contract shall further provide that
the owner of any building or structure subse-
quently erected shall not be permitted, during
the term of the aforesaid contract, to make
any hookup or connection to the City’s water
system or to any such hydrant until such
owner has paid his proportionate fair share of
the initial cost of such installation as set forth
in said contract. Any such agreement entered
into between such owner causing such instal-
lation and the City shall be filed for record
with the King County Recorder’s office and
thereupon such filing shall constitute due no-
tice of the terms and requirements therein
specified to all other parties. The City further
reserves the right, upon approval of the City
Council, to participate in the installation of
any oversized water line extensions or addi-
tional or extra improvements relative to such
installations. (Ord. 2434, 9-23-1968)
6. Fire-Flow Requirements:
a. Basis for and Computation of Fire-
Flow Requirement: The fire-flow re-
quirement applied by the Fire Marshal
under the provisions of this section shall
be based upon criteria established in Ap-
pendix B of the International Fire Code as
amended, added to or adopted herein.
Appendix B of the International Fire Code
is hereby adopted by reference. One
copy of that document shall be filed in the
City Clerk’s office and be available for
use and examination by the public. (Ord.
4327, 8-26-1991; Ord. 5712, 4-14-2014)
b. Unknown Fire-Flow: Where the ex-
isting fire-flow is not known or cannot be
easily determined, it shall be required of
the developer to compute the available
fire-flow using standards and criteria set
forth in Appendix J of the 2012 Water
System Plan Update, adopted by City of
Renton Resolution No. 4154 on August
13, 2012, as now or hereinafter
amended. (Ord. 4007, 7-14-1986)
7. Residential Sprinkling Permitted:
When the fire-flow is less than one thousand
4-5-070D
(Revised 8/16)5 - 18.56
(1,000) gallons per minute but greater than
five hundred (500) gallons per minute, then
residential structures shall be permitted to be
served by sprinklers unless the Fire Chief has
made a written finding that the public safety,
health or welfare will be threatened, stating
the factors upon which such finding is based,
in which case residential structures shall not
be permitted to be constructed at such loca-
tion. (Ord. 4327, 8-26-1991)
8. Number of Hydrants Required: The
number of fire hydrants that shall be required
for the new construction or a defined risk shall
be based on the amount of fire-flow that is re-
quired to protect said risk. The requirement
shall be one hydrant per one thousand
(1,000) g.p.m. fire-flow. (Ord. 4007,
7-14-1986)
9. Location of Hydrants: These fire hy-
drants shall be located no closer than fifty feet
(50') from the structure and no greater than
three hundred feet (300'). The primary hy-
drant shall be not further than one hundred
fifty feet (150') from the structure. (Ord. 4007,
7-14-1986)
10. Hydrant Accessibility: Hydrants shall
not be obstructed by any structure or vegeta-
tion, or have the hydrant visibility impaired
within a distance of one hundred fifty feet
(150') in any direction of vehicular approach
to the hydrant. All hydrants are to be accessi-
ble to Fire Department pumpers over roads
capable of supporting such fire apparatus.
(Ord. 3541, 5-4-1981; Amd. Ord. 4007,
7-14-1986)
The Fire Marshal shall have discretion to de-
termine the location of the hydrants based
upon a review of the location of the existing
utilities, topography and the characteristics of
the building or structure; minor deviations
may be granted by Fire Department approval
of written requests. (Ord. 4007, 7-14-1986)
11. Design and Installation Require-
ments: The installation of all fire hydrants
shall be in accordance with sound engineer-
ing practices. In addition, the following re-
quirements shall apply to all building
construction projects:
a. Two (2) copies of detailed plans or
drawings, accurately indicating the loca-
tion of all valves and fire hydrants to be
installed shall be submitted to the Fire
Marshal prior to the commencement of
any construction.
b. All fire hydrants must be approved by
the City of Renton, Public Works Depart-
ment.
c. All construction of the fire hydrant in-
stallation and its attendant water system
connection shall conform to the design
standards and specifications of the City
of Renton.
d. Fire hydrant installation shall be ade-
quately protected against vehicular dam-
age in accordance with RMC 4-6-010A.
e. An auxiliary gate valve shall be in-
stalled at the main line tee to permit the
repair and replacement of the hydrant
without disruption of water service.
f. All hydrants shall stand plumb, ±3°, to
be set to the finished grade with the bot-
tom flange two inches (2") above ground
or curb grade and have no less than thirty
six inches (36") in diameter of clear area
about the hydrant for the clearance of hy-
drant wrenches on both outlets and on
the control valve.
g. The port shall face the most likely
route of approach and location of the fire
truck while pumping; distance from
pumper port to street curb shall be no fur-
ther than twelve feet (12'), all as deter-
mined by the Fire Marshal.
h. The lead from the service main to the
hydrant shall be no less than six inches
(6") in diameter. Any hydrant leads over
fifty feet (50') in length from water main in
hydrant shall be no less than eight inches
(8") in diameter.
i. All hydrants newly installed in single
family residential areas shall be supplied
by not less than six inch (6") mains, and
shall be capable of delivering one thou-
sand (1,000) g.p.m. fire-flow over and
above average maximum demands at
the farthest point of the installation. Hy-
drant leads up to fifty feet (50') long may
be six inches (6") in diameter.
4-5-070D
5 - 18.57 (Revised 8/16)
j. All hydrants shall conform to the latest
revised City of Renton Standard Detail
and Specifications. (Amd. Ord. 4769,
3-8-1999)
k. All pipe shall meet City of Renton
standards pursuant to RMC 4-6-010A.
l. The maximum distance between fire
hydrants in single-family use district
zones shall be six hundred feet (600').
m. The maximum distance between fire
hydrants in commercial, industrial and
apartment (including duplex) use district
zones shall be three hundred feet (300').
n. Lateral spacing of fire hydrants shall
be predicated on hydrants being located
at street intersections.
o. The appropriate water authority and
Fire Department shall be notified in writ-
ing of the date the fire hydrant installation
and its attendant water connection sys-
tem will be available for use.
p. The Fire Marshal shall be notified
when all newly installed hydrants or
mains are placed in service.
q. Where fire hydrants are not in ser-
vice, they shall be identified as being out
of service by a method approved by the
Fire Marshal. (Ord. 3541, 5-4-1981)
12. Special Requirements for Buildings
More Than Two Hundred Feet (200') from a
Street Property Line: The requirements of
this Section apply to all building construction
projects in which buildings are located or are
to be located such that any portion is more
than two hundred feet (200') in vehicular
travel from a street property line, except de-
tached single-family dwellings:
a. Buildings that have required fire-
flows of less than two thousand five hun-
dred (2,500) g.p.m. may have fire hy-
drants on one side of the building only.
b. When the required fire-flow is over
two thousand five hundred (2,500)
g.p.m., the fire hydrants shall be served
by a main which loops around the build-
ing or complex of buildings and recon-
nects back into a distribution supply
main.
c. The number of fire hydrants that shall
be required for the new construction or a
defined risk shall be based on the
amount of fire-flow that is required to pro-
tect said risk. The requirement shall be
one hydrant per one thousand (1,000)
g.p.m. fire-flow. These fire hydrants shall
be located no closer than fifty feet (50')
from the structure and no greater than
three hundred feet (300'). All hydrants
are to be accessible to Fire Department
pumpers over roads capable of support-
ing such fire apparatus. The Fire Marshal
shall determine the location of the hy-
drants based upon a determination of
utility, topography and building or struc-
ture; minor deviations may be granted by
Fire Department approval of written re-
quests. (Ord. 3541, 5-4-1981; Amd. Ord.
4769, 3-8-1999)
13. Water System Requirements for Hy-
drants: All fire hydrants shall be served by a
municipal or quasi-municipal water system,
or as otherwise approved by the Fire Mar-
shal. (Ord. 4007, 7-14-1986)
14. Service and Testing of Hydrants: All
hydrants shall be subject to testing, inspec-
tion and approval by the Fire Department.
(Ord. 4007, 7-14-1986)
15. Prohibited Hydrants: The installation
of flush type hydrants is prohibited unless ap-
proved by the Fire Marshal and such ap-
proval shall be given only when permitted fire
hydrants would be dangerous or impractical.
The showing of such danger or impracticabil-
ity shall be the burden of the builder. (Ord.
3541, 5-4-1981)
16. Dead End Mains Prohibited: Provi-
sions shall be made wherever appropriate in
any project for looping all dead end or tempo-
rarily dead end mains. A minimum fifteen foot
(15') easement shall be required. Construc-
tion plans must be approved by the Public
Works Department as per this Section and
other applicable City regulations prior to com-
mencement of construction. (Ord. 3541,
5-4-1981)
4-5-080
(Revised 8/16)5 - 18.58
17. Meter or Detection Required for Pri-
vate Water or Fire Service: Services for fire
protection must be metered or detector
checkered at the expense of the owner and
fitted with such fixtures only as are needed for
fire protection and must be entirely discon-
nected from those used for other purposes.
(Ord. 4441, 2-28-1994)
18. Use for Other Than Fire Protection
Prohibited: In no case will any tap be made
upon any pipe used for fire service purposes
or any tank connected therewith, nor shall the
use of any water be permitted through any
fire service nor through any pipes, tanks or
other fixtures therewith connected for any
purposes except the extinguishing of fire on
such premises or testing flows for fire control
purposes. (Ord. 4441, 2-28-1994)
19. Changes Requiring Increased Fire
Protection: Whenever any change in the
use, occupancy or construction of any prem-
ises or purposes as hereinabove defined re-
quire any increased fire and hydrant
protection, the owner, owners or person in
charge of such premises shall proceed
promptly toward securing adequate protec-
tion and all such installation or changes to be
completed providing for such increased fire
protection, prior to the use or occupancy of
such facilities.
20. Violation of This Section and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. Each day upon which a violation
occurs or continues constitutes a separate of-
fense. (Ord. 3541, 5-4-1981; Ord. 5159,
10-17-2005; Ord. 5806, 6-20-2016)
4-5-080 (Deleted by Ord. 5549,
8-9-2010 and Ord. 5555, 10-11-2010)
4-5-090 INTERNATIONAL
MECHANICAL CODE ADOPTED:
A. ADOPTION BY REFERENCE:
The 2015 Edition of the International Mechanical
Code (IMC), as adopted and amended by the
State Building Code Council in chapter 51-52
WAC, as published by the International Code
Council, is adopted by reference with the follow-
ing additions, deletions and exceptions: Provided,
that Chapter 1, Administration, is not adopted and
the Construction Administrative Code, as set forth
in RMC 4-5-060, shall be used in place of IMC
Chapter 1, Administration. Provided, that the in-
stallation of fuel gas distribution piping and equip-
ment, fuel gas-fired appliances and fuel gas-fired
appliance venting systems shall be regulated by
the International Fuel Gas Code. Provided, that
detached one (1) and two (2) family dwellings and
multiple single-family dwellings (townhouses) not
more than three (3) stories high with separate
means of egress and their accessory structures
not more than three (3) stories above grade plane
in height shall comply with the International Resi-
dential Code. Provided, that the standards for liq-
uefied petroleum gas installations shall be the
2014 Edition of NFPA 58 (Liquefied Petroleum
Gas Code) and the 2014 Edition of ANSI Z223.1/
NFPA 54 (National Fuel Gas Code).
B. EXCEPTIONS:
The provisions of this code do not apply to tempo-
rary growing structures used solely for the com-
mercial production of horticultural plants including
ornamental plants, flowers, vegetables, and fruits.
“Temporary growing structure” means a structure
that has the sides and roof covered with polyeth-
ylene, polyvinyl, or similar flexible synthetic mate-
rial and is used to provide plants with either frost
protection or increased heat retention. A tempo-
rary growing structure is not considered a building
for purposes of this code.
C. CONFLICTS:
In the case of conflict between the duct sealing or
insulation requirements of Section 603 or 604 of
this code and the duct sealing or insulation re-
quirements of chapter 51-11C/R WAC, the Wash-
ington State Energy Code shall govern. (Ord.
4546, 7-24-1995; Amd. Ord. 5085, 6-21-2004;
Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012; Ord. 5710, 4-14-2014; Ord.
5810, 7-11-2016)
4-5-100 NATIONAL FUEL GAS CODE
ADOPTED:
The 2015 Edition of the National Fuel Gas Code
(ANSI Z223.1/NFPA 54), as adopted by the State
Building Code Council in chapter 51-52 WAC, as
published by NFPA, is adopted by reference. The
Construction Administrative Code, as set forth in
RMC 4-5-060, shall be applied for the administra-
tion of this code. (Ord. 5085, 6-21-2004; Ord.
4-5-120B
5 - 18.59 (Revised 8/16)
5159, 10-17-2005; Ord. 5555, 10-11-2010; Ord.
5710, 4-14-2014; Ord. 5810, 7-11-2016)
4-5-110 UNIFORM PLUMBING CODE
ADOPTED:
The 2015 Edition of the Uniform Plumbing Code
(UPC), as adopted and amended by the State
Building Code Council in chapter 51-56 WAC, as
published by the International Association of
Plumbing and Mechanical Officials, is adopted by
reference with the following additions, deletions
and exceptions: Provided, that Chapter 1, Admin-
istration, is not adopted and the Construction Ad-
ministrative Code, as set forth in RMC 4-5-060,
shall be used in place of UPC Chapter 1, Admin-
istration. Provided, that Chapters 12 and 14 of the
Uniform Plumbing Code are not adopted. Pro-
vided, that those requirements of the Uniform
Plumbing Code relating to venting and combus-
tion air of fuel-fired appliances as found in Chap-
ter 5 and those portions of the code addressing
building sewers are not adopted.
The following appendices of the 2015 Edition of
the Uniform Plumbing Code as adopted and
amended by the State Building Code Council in
chapter 51-57 WAC, as published by the Interna-
tional Association of Plumbing and Mechanical
Officials, are also adopted by reference: Appen-
dix A – Recommended Rules for Sizing the Water
Supply System; Appendix B – Explanatory Notes
on Combination Waste and Vent Systems; Ap-
pendix I – Installation Standards. In addition, Ap-
pendix C – Alternate Plumbing Systems,
excluding Sections C303.3 and C304.0 through
C601.9, is adopted by reference.
Where a conflict exists between the provisions of
Appendix I and the manufacturer’s installation in-
structions, the conditions of the listing and the
manufacturer’s installation instructions shall ap-
ply. (Formerly 4-5-100. Ord. 3760, 12-5-1983;
Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003;
Ord. 5085, 6-21-2004; Ord. 5297, 7-2-2007; Ord.
5710, 4-14-2014; Ord. 5810, 7-11-2016)
4-5-120 UNDERGROUND STORAGE
TANK SECONDARY CONTAINMENT
REGULATIONS:
A. PURPOSE:
1. The purpose of this Section is to estab-
lish secondary containment and monitoring
requirements for new underground storage
facilities which store regulated substances in-
cluding hazardous materials, flammable liq-
uids, toxic substances and combustible
liquids. This Section establishes construction
standards for new underground storage facil-
ities, establishes separate monitoring stan-
dards for new and existing underground
storage facilities, establishes uniform stan-
dards for release reporting, emergency re-
sponse and abandonments, and specifies
permit procedures.
B. INTENT:
It is the intent of this Section to provide a method
by which:
1. To safely store regulated substances in-
cluding hazardous materials, flammable and
combustible liquids, and toxic substances in
underground storage facilities; to trap and
safely hold for recovery any regulated sub-
stance which may leak from underground
storage facilities;
2. To provide a systematic means of moni-
toring to determine the presence of any
leaked substance so that it may be safely re-
covered in a timely manner;
(Revised 8/16)5 - 18.60
This page left intentionally blank.
4-5-120E
5 - 19 (Revised 6/05)
3. To provide a means to monitor existing
underground storage facilities to detect leaks;
4. To protect groundwater resources;
5. To protect the City’s drinking water sup-
ply from impacts caused by regulated sub-
stances; and
6. To reduce the fire and life safety hazards
associated with substances that might other-
wise escape from a primary container.
C. COMPLIANCE WITH THE FIRE CODE
REQUIRED:
In addition to the provisions of this Section, all un-
derground storage facilities installations shall
meet all applicable provisions and requirements
of chapters 27 and 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
D. APPLICABILITY:
1. Persons who own one or more under-
ground storage facilities storing regulated
substances (including hazardous sub-
stances, flammable liquids, toxic substances,
and combustible liquids) shall comply with
this Chapter. If the operator of the under-
ground storage facility is not the owner, then
the owner shall enter into a written contract
with the operator requiring the operator to
comply with this Section.
2. All new underground storage facilities
which store regulated substances must com-
ply with the construction and monitoring stan-
dards for new underground storage facilities
as set forth in this Section.
3. All existing underground storage facilities
which store regulated substances must com-
ply with the monitoring standards for existing
underground facilities which are set forth in
this Section. However, existing underground
storage facilities which meet the construction
and monitoring standards for new facilities as
set forth in this Section may be issued per-
mits and regulated pursuant to the standards
and procedures for new facilities.
4. All owners and/or operators of under-
ground storage facilities which store regu-
lated substances now, have stored regulated
substances in the past, or have the ability to
store regulated substances in the future must
comply with the release reporting require-
ments, the closure requirements and the per-
mit application requirements as set forth in
this Section.
5. The detection of any unauthorized re-
lease shall require compliance with the re-
porting requirements of this Section. (Amd.
Ord. 5086, 6-21-2004)
E. EXCLUSIONS:
This Section specifically excludes regulation of
the following:
1. Farm or residential tanks of one thou-
sand one hundred (1,100) gallons or less ca-
pacity used for storing motor fuel for
noncommercial purposes, except for new
tank installations in the City’s Aquifer Protec-
tion Area;
2. Tanks used for storing heating oil for con-
sumption use by single family residences, ex-
cept for new tank installations in the City’s
Aquifer Protection Area;
3. Septic tanks;
4. Storage tanks situated in an underground
area (such as a basement, cellar, minework-
ing, drift, shaft or tunnel) if the storage tank is
situated upon or above the surface of the
floor;
5. Pipeline facility: Pipelines which trans-
port regulated substances interjurisdiction-
ally;
6. Surface impoundment, pit, pond or la-
goon;
7. Stormwater or wastewater collection sys-
tem;
8. Flow-through process tanks; or
9. Liquid trap or associated gathering lines
directly related to oil or gas production and
gathering operations.
4-5-120F
(Revised 6/05)5 - 20
F. FIRE CODE OFFICIAL AND FIRE
DEPARTMENT AUTHORITY AND
RESPONSIBILITY:
The Fire Department shall not issue a permit to
operate an underground storage facility until the
Department inspects the underground storage fa-
cility and determines that the underground stor-
age facility complies with the provisions of these
regulations. The Fire Code Official or the Official’s
duly authorized representative is hereby desig-
nated as the enforcing officer of this Section. In
addition to all other grounds for revocation or ter-
mination of permits set forth in the general provi-
sions hereof, any failure or refusal on the part of
a permittee to obey any rule, regulation, condition
or law concerning the installation, maintenance,
or removal of underground storage facilities shall
be grounds for revocation of a permit. (Amd. Ord.
5086, 6-21-2004)
G. DEFINITIONS OF TERMS USED IN
THIS SECTION:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES:
1. The relinquishment or termination or pos-
session, ownership or control without full dis-
closure to the new owner thereof of contain-
ers, tanks, or pipes which have stored in the
past or are currently storing regulated sub-
stances whether by vacating or by disposition
thereof and shall not depend on a mere lapse
of time; or
2. Storage facilities which have been sub-
stantially emptied and unattended.
AQUIFER PROTECTION AREA (APA): Refer to
RMC 4-3-050B, Applicability – Critical Areas Des-
ignations/Mapping, and RMC 4-11-010, Defini-
tions A. (Amd. Ord. 4851, 8-7-2000)
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: The lawful emptying and/or removal
of underground storage facilities pursuant to a
permit issued by the Fire Department and in con-
formance with chapter 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
CONTINUOUS MONITORING: A system using
automatic equipment which routinely performs
the required monitoring on a periodic or cyclic ba-
sis throughout each day.
DEPARTMENT: The City of Renton Fire Depart-
ment.
DOUBLE-WALLED: A container with two (2)
complete shells which provide both primary and
secondary containment. The outer shell must pro-
vide structural support and must be constructed
primarily of nonearthen materials including, but
not limited to, concrete, steel, and plastic.
EXISTING UNDERGROUND STORAGE FACIL-
ITY: Any underground storage facility that is not a
new underground storage facility. The term in-
cludes any underground storage facility which
has contained a hazardous substance in the past
and, as of July 1, 1987, had the physical capacity
of being used again (it had not been removed or
completely filled with an inert solid).
LEAK DETECTION SYSTEM: A system or tech-
nology capable of detecting, within twenty four
(24) hours, the failure of either the primary or sec-
ondary containment structure or the presence of
liquid in the secondary containment structure.
MEMBRANE LINER: Any membrane sheet ma-
terial fabricated into system for secondary con-
tainment. A membrane liner is placed external to
a tank, in order to be an impermeable barrier be-
tween a primary containment device including
pipes, and the ground. The membrane must pro-
vide a complete envelope that will prevent both
lateral and vertical migration of the stored product
out of the containment system and will be free of
cracks and gaps.
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: Any one of the fol-
lowing organizations, or other organizations ap-
proved by the Fire Code Official:
American National Standards Institute (ANSI)
American Society of Mechanical Engineers
(ASME)
American Society for Testing and Materials
(ASTM)
National Association of Corrosion Engineers
(NACE)
National Sanitation Foundation (NSF)
Underwriters Laboratories (UL)
4-5-120H
5 - 21 (Revised 7/04)
Underwriters Laboratories of Canada, Inc.
(ULC)
(Amd. Ord. 5086, 6-21-2004)
NEW UNDERGROUND STORAGE FACILITY:
Any underground storage facility subject to this
Section which is installed after the effective date
of this Section or which complies with the require-
ments of RMC 4-5-120H.
OPERATOR: Any person in control of, or having
responsibility for, the daily operation of a storage
facility.
OWNER: Includes his duly authorized agent or
attorney, a purchaser, devisee, fiduciary and a
person having vested or contingent interest in the
property in question.
PRIMARY CONTAINMENT: A device (such as a
tank, pipe, drum) and associated appurtenances
which holds a regulated substance.
PRODUCT TIGHT: Impervious to the substance
which is contained, or is to be contained, so as to
prevent the seepage of the substance from the
primary containment. To be product tight, the pri-
mary container shall not be subject to physical or
chemical deterioration by the substance which it
contains over the useful life of the tank.
REGULATED SUBSTANCES: Any hazardous
materials, flammable liquid, combustible liquid, or
toxic substances which are more particularly de-
fined as:
1. Flammable Liquid: Any liquid having a
flash point below one hundred degrees
(100°) Fahrenheit and having a vapor pres-
sure not exceeding forty (40) pounds per
square inch (absolute) at one hundred de-
grees (100°) Fahrenheit.
2. Combustible Liquid: A liquid having a
flash point at or above one hundred degrees
(100°) Fahrenheit.
3. Hazardous Materials: Includes such
materials as flammable solids, corrosive liq-
uids, radioactive materials, oxidizing materi-
als, highly toxic, materials, poisonous gases,
reactive materials, unstable materials, hyper-
bolic materials and pyrophoric materials as
defined in chapter 2 of the International Fire
Code and any substance or mixture of sub-
stances which is an irritant, a strong sensi-
tizer or which generates pressure through
exposure to heat, decomposition or other
means.
4. Toxic Substance: Any material, either
singularly or in combination, which may pose
a present or potential hazard to human health
or to the quality of groundwaters when im-
properly used, stored, transported or dis-
posed of or otherwise mismanaged including
fertilizers, herbicides, and pesticides. (Amd.
Ord. 5086, 6-21-2004)
SECONDARY CONTAINMENT: A system which
will completely collect and contain all primary
containment spills and leaks, and contaminated
precipitations, until appropriate remedial action
can be determined.
SINGLE-WALLED: A container with one shell in
which regulated substances can or are being
stored and which provides primary containment.
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing from any underground storage tank into
groundwater, surface water, or subsurface soils.
Unauthorized release does not include intentional
withdrawals of hazardous substances for the pur-
pose of legitimate sale, use or disposal.
UNDERGROUND STORAGE FACILITY: A tank,
pipe, vessel or other container, or any combina-
tion of the foregoing, used or designed to be used
for the underground storage or underground
transmission of regulated substances and the vol-
ume of which (including the volume of the under-
ground pipes connected thereto) is ten percent
(10%) or more beneath the surface of the ground.
The underground storage facilities include but are
not limited to line leak detectors, monitoring wells,
continuous automatic leak detection systems, and
secondary containment systems associated
therewith.
H. NEW UNDERGROUND STORAGE
FACILITIES AND MONITORING
STANDARDS:
1. Applicability: The following subsections
shall apply to all new installations of primary
and secondary containers including leak in-
terception and detection systems. (Amd. Ord.
5086, 6-21-2004)
4-5-120H
(Revised 7/04)5 - 22
2. Standards for New Underground Stor-
age Facilities:
a. Primary and secondary levels of con-
tainment shall be required for all new un-
derground storage facilities used for the
storage of regulated substances.
b. All primary containers shall be prod-
uct-tight and shall be installed in accor-
dance with all applicable sections of
chapter 34 of the International Fire Code.
c. All secondary containers shall be
constructed of materials of sufficient
thickness, density, and composition to
prevent structural weakening of the sec-
ondary container as a result of contact
with any released hazardous substance
and shall be capable of containing any
unauthorized release of the hazardous
substance stored within the primary con-
tainer(s) for at least the maximum antici-
pated period, established by
manufacturer’s specifications, sufficient
to allow detection and removal of the un-
authorized release.
d. If a hazardous substance has come
into contact with the secondary container
and either additional primary containers
exist within the secondary container or
the leaking primary container has been
closed as specified in this Section and re-
placed by a new primary container, the
owner shall demonstrate to the satisfac-
tion of the Department that the require-
ments of subsection H2c of this Section
are still achievable or replace the sec-
ondary container.
e. The secondary container shall have
the ability to contain the following vol-
umes:
i. At least one hundred percent
(100%) of the volume of the primary
container where only one primary
container is within the secondary
container.
ii. In the case of multiple primary
containers within a single secondary
container, the secondary container
shall be large enough to contain one
hundred fifty percent (150%) of the
volume of the largest primary con-
tainer placed in it or ten percent
(10%) of the aggregate internal vol-
ume of all primary containers in the
secondary container, whichever is
greater.
f. If the secondary container is open to
rainfall, then it shall be able to accommo-
date the volume of precipitation which
could enter the secondary container dur-
ing a twenty four (24) hour, one hundred
(100) year storm in addition to the volume
of hazardous substance storage required
in subsection H2e of this Section.
g. The volumetric requirements for the
pore space of a granular material placed
in the secondary container as backfill for
the primary container shall be equal to or
greater than that required in subsection
H2e of this Section. The available pore
space in the secondary container backfill
shall be determined using appropriate
engineering methods and safety factors
and shall consider the specific retention
and specific yield of the backfill material,
the location of the primary container
within the secondary container, and the
proposed method of operation for the
secondary container.
h. The secondary container shall be
equipped with a collection system to ac-
cumulate, temporarily store, and permit
removal of any precipitation, subsurface
infiltration, or hazardous substance re-
leased from the primary container.
i. Laminated, coated, or clad materials
shall be considered single-walled and
shall not be construed to fulfill the re-
quirements of both primary and second-
ary containment.
j. All primary containers and double-
walled underground storage tanks sub-
ject to flotations shall be weighted or an-
chored using methods specified by the
manufacturer or, if none exist, best engi-
neering judgment. (Amd. Ord. 5086, 6-
21-2004)
4-5-120H
5 - 23 (Revised 7/04)
3. Design Standards for New Primary
Containers and Double-Walled Under-
ground Storage Tanks:
a. Cathodically protected steel under-
ground storage tanks, steel underground
storage tanks clad with glass fibre-rein-
forced plastic, and glass fibre plastic un-
derground storage tanks shall be
fabricated and designed to standards de-
veloped by a nationally recognized inde-
pendent testing organization or be listed
by the testing organization.
b. Underground storage tanks shall be
tested by the manufacturer or an inde-
pendent testing organization for durability
and chemical compatibility with the regu-
lated substances to be stored using rec-
ognized engineering practices for
materials testing.
c. Except for steel underground storage
tanks, a wear plate (striker plate) shall be
centered under all accessible openings
of the underground storage tank. The
plate shall be constructed of steel or, if
the steel is not compatible with the regu-
lated substance stored, a material resis-
tant to the stored regulated substance.
The width of the plate shall be at least
nine inches (9″) wide and have an area of
one square foot or be equal to the area of
the accessible opening or guide tube,
whichever is larger. The thickness of the
steel plate shall be at least 0.053 inch
(1.35 mm), and those constructed of
other materials (as required) shall be of
sufficient thickness to provide equivalent
protection. The plate shall be rolled to the
contours of underground storage tank
and bonded or seam welded in place.
d. Single-walled primary containers of
steel and the outer surface of double-
walled underground storage tanks con-
structed of steel which are not clad with
glass fibre reinforced plastic, shall be pro-
tected by a properly installed, maintained,
and monitored cathodic protection sys-
tem. Selection of the type of protection to
be employed shall be based on a certifi-
cation listing by a nationally recognized
independent testing organization or the
judgment of a registered corrosion engi-
neer or a National Association of Corro-
sion Engineers (NACE) accredited
corrosion specialist taking into account
the corrosion history of the area. Under-
ground storage tanks with listed corrosion
resistant materials, nonmetallic glass fi-
ber reinforced plastic coatings, compos-
ites, or equivalent systems shall be tested
immediately prior to installation.
i. The protection system shall be in-
spected under the direction of a reg-
istered corrosion engineer or NACE
corrosion specialist at the frequency
specified in the certification or in ac-
cordance with the schedule pre-
scribed by the system designer, but
not less than annually.
ii. Underground storage tanks in a
vault and not backfilled are ex-
empted from the requirements of this
subsection.
e. All primary containers and double-
walled underground storage tanks shall
be installed according to the manufac-
turer’s written recommendations or, if no
written recommendations exist, best en-
gineering practice.
f. Underground storage tanks shall be
tested before being put into service in ac-
cordance with the applicable sections of
the code under which they were built.
The ASME code stamp or listing mark of
Underwriters Laboratories, Incorporated
(UL), or any other nationally recognized
independent testing organization shall be
evidence of compliance with this require-
ment.
g. Before being covered, enclosed, or
placed in use, all underground storage
tanks and piping shall be tested for tight-
ness hydrostatically or with air pressure
at not less than three (3) pounds per
square inch and not more than five (5)
pounds per square inch. Pressure piping
shall be hydrostatically tested to one hun-
dred fifty percent (150%) of the maximum
anticipated pressure of the system, or
pneumatically tested to one hundred ten
percent (110%) of the maximum antici-
pated pressure of the system, but not
less than five (5) pounds per square inch
gauge at the highest point of the system.
4-5-120H
(Revised 7/04)5 - 24
This test shall be maintained for a suffi-
cient time to complete visual inspection
of all joints and connections, but for at
least ten (10) minutes. In lieu of the
above, a test using accepted engineering
practices shall be used. Double-walled
underground storage tanks are exempt
from the requirements of this Section pro-
vided that the annular space is monitored
using either pressure or vacuum testing.
(Ord. 4147, 4-4-1988)
h. All underground storage tanks shall
be equipped with an overflow spill protec-
tion system; a combination of “i” and at
least one additional method of “ii” through
“iv” must be used and is defined as fol-
lows:
i. A spill catchment basin which
surrounds the fill pipe and prevents
the inflow of the hazardous sub-
4-5-120I
5 - 27 (Revised 3/13)
unless a strike plate or other approved
devices used to protect the underground
storage tank are located directly under
the monitoring opening.
o. The double-walled underground
storage tank shall be so designed and in-
stalled that any loss of hazardous sub-
stance from the primary container will
drain to a specific location within the an-
nular space, as required, to be detected
by a monitoring device or method.
p. Any special accessories, fitting, coat-
ing, or lining not inherent within the initial
design of the primary container or dou-
ble-walled underground storage tank
shall be approved by a nationally recog-
nized, independent testing organization
or a demonstration of integrity with the
primary container or double-walled un-
derground storage tank shall be required.
5. Monitoring Standards for New Under-
ground Storage Facilities:
a. The owners or operators of all new
underground storage facilities shall im-
plement a monitoring program that is ap-
proved by the Department and required
as a condition of the permit. Visual moni-
toring must be implemented unless it is
determined by the Department to be un-
feasible to visually monitor.
b. All monitoring programs shall include
a written routine monitoring procedure
which includes, when applicable:
i. the frequency of performing the
monitoring method,
ii. the methods and equipment to
be used for performing the monitor-
ing,
iii. the location(s) from which the
monitoring will be performed,
iv. the name(s) or title(s) of the per-
son(s) responsible for performing the
monitoring and/or maintaining the
equipment, and
v. the reporting format.
6. Response Plan for New Underground
Storage Facilities:
a. Plan Required: A response plan
shall be developed by the permit appli-
cant which demonstrates, to the satisfac-
tion of the Fire Marshal, that any
unauthorized release will be removed
from the secondary container within the
shortest possible time and no longer than
the time consistent with the ability of the
secondary container to contain the regu-
lated substance. This response plan shall
be a condition of the underground stor-
age facility permit.
b. Plan Contents: The response plan
shall include, but is not limited to, the fol-
lowing:
i. A description of the proposed
methods and equipment to be used
for removing the hazardous sub-
stance, including the location and
availability of the required equip-
ment, if not permanently on-site, and
an equipment maintenance schedule
for the equipment located on-site.
ii. The name(s) or title(s) of the per-
son(s) responsible for authorizing the
work to be performed.
I. EXISTING INSTALLATIONS AND
MONITORING STANDARDS:
1. Continuation: Any underground storage
facility in existence as of the effective date of
this Section, or for which an installation per-
mit has been obtained prior to the effective
date of this Section, shall be allowed to con-
tinue in use, so long as it is product-tight.
2. Leaks: Should any existing storage tank
and/or its associated piping experience a loss
of product, due to leakage or mechanical fail-
ure, the entire underground storage facility
shall be upgraded to meet the requirements
for a new underground storage facility as set
forth in this Section. Should any existing stor-
age tank experience a loss of product due to
a failure in its associated piping, the Fire
Code Official shall have the authority, upon
written request of the owner/operator, to
waive the requirement to replace the entire
facility. Such waiver shall be based upon cer-
4-5-120I
(Revised 3/13)5 - 28
tification to the satisfaction of the Code Offi-
cial that the piping has been fully repaired. At
a minimum, such certification shall include a
product-tight test of the facility.
3. Monitoring Standards for Existing Un-
derground Storage Facilities:
a. Monitoring System Required: All
owners of existing underground storage
facilities which store regulated sub-
stances subject to this Section shall im-
plement a visual monitoring or alternative
monitoring system that complies with this
Section and is approved by the Fire Mar-
shal within eighteen (18) months of the
effective date of this Section.
b. Objective: The objective of the mon-
itoring program for existing underground
storage facilities is to detect unauthorized
releases within seventy two (72) hours of
their occurrence.
c. Fire Department Approval Re-
quired: The Fire Department shall re-
view the proposed monitoring program
and shall approve the monitoring system
if it finds that all aspects of the monitoring
alternative can be implemented. If the
proposed monitoring alternative cannot
be approved, then the Fire Department
may request the submittal of another pro-
posed monitoring alternative or may
specify the implementation of another
monitoring alternative.
d. Monitoring System Requirements:
The monitoring system must be capable
of determining the containment ability of
the underground storage tank and de-
tecting any active or future unauthorized
releases. Groundwater monitoring may
be utilized as a primary means of moni-
toring only when the underground stor-
age facility is located outside of an
Aquifer Protection Area. All owners of ex-
isting underground storage facilities sub-
ject to this Section who are not able to
implement visual monitoring shall imple-
ment one of the following monitoring al-
ternatives in conformance with any
permit requirements imposed by the Fire
Marshal:
i. Tank tightness testing and inven-
tory reconciliation controls.
ii. Testing or monitoring for vapors
within the soil surrounding the under-
ground storage tank system.
iii. Monitoring for products on the
groundwater.
iv. Monitoring for releases in an in-
terception barrier.
v. Automatic monitoring of product
level and automatic inventory recon-
ciliation.
vi. Interstitial monitoring between
the underground storage tank and a
secondary barrier.
vii. Other methods approved by the
Fire Department.
e. Annual Certification of Monitoring
System: Leak detection devices and
monitoring systems installed in accor-
dance with this Section shall be in-
spected and tested at least annually, and
the test results maintained on-site for at
least one year.
4. System Evaluation Criteria: The Fire
Department shall evaluate each monitoring
alternative proposed by the applicant for a
permit to determine its suitability based on
the following criteria:
a. Whenever possible, primary method
of monitoring other than groundwater
monitoring shall be performed, monthly
at a minimum.
b. When the underground storage facil-
ity is in an Aquifer Protection Area, a
monitoring method other than groundwa-
ter monitoring shall be utilized on a
weekly or more frequent basis for leak
detection monitoring.
c. Groundwater monitoring may be re-
quired by the Fire Code Official in an
Aquifer Protection Area. The Fire Mar-
shal shall review and approve the num-
ber and location of the monitoring well(s).
More than one underground storage fa-
4-5-120J
5 - 29 (Revised 8/16)
cility may be monitored using the same
well provided the well is directly downgra-
dient of all underground storage facilities
being monitored and is within one thou-
sand feet (1,000') of all underground stor-
age facilities being monitored. (Ord.
5676, 12-3-2012)
5. Tests: If the monitoring technique(s) se-
lected is designed to detect the presence of
the stored regulated substance outside of the
underground storage facility, then tests must
be made to determine if the regulated sub-
stance or any interfering constituents exist in
the soil or backfill surrounding the under-
ground storage facility.
6. Failure to Monitor: The failure to imple-
ment an approved monitoring system shall be
cause for the Fire Code Official to require clo-
sure of the underground storage facility pur-
suant to subsection L of this Section, Closure
Requirements. (Amd. Ord. 5086, 6-21-2004)
J. PERMITS:
1. Permit Required: No person, persons,
corporation or other legal entities shall install
or operate a primary or secondary storage fa-
cility without first obtaining a permit to do so
from the Fire Department.
2. Information Required: The Fire Depart-
ment shall not issue a permit to install or op-
erate a primary or secondary underground
storage facility unless adequate plans, speci-
fications, test data, and/or other appropriate
information have been submitted by the
owner and/or operator showing that the pro-
posed design and construction of the facility
meet the intent and provisions of this Section.
3. Abandonment Prohibited: No person,
persons, corporation or other legal entities
shall temporarily or permanently abandon a
primary or secondary storage facility.
4. Closure Procedure: No person, per-
sons, corporation or other legal entities shall
close a primary or secondary underground
storage facility without first obtaining a permit
to do so from the Fire Marshal. The Fire Mar-
shal shall not issue a permit to temporarily or
permanently close a primary or secondary un-
derground storage facility unless adequate
plans and specifications and other appropri-
ate information have been submitted by the
applicant showing that the proposed closure
meets the intent and provisions of this Sec-
tion.
5. Fee: The application for a permit pursu-
ant to this Section shall be accompanied by
the fee stipulated in the City of Renton Fee
Schedule. (Ord. 5806, 6-20-2016)
6. Permit Conditions:
a. Notification of Changes or Re-
lease:
i. As a condition of any permit re-
quirements to operate an under-
ground storage facility, the permittee
shall report to the Department within
thirty (30) days after any changes in
the usage of any underground stor-
age tank, including:
• The storage of new hazardous
substances;
• Changes in monitoring proce-
dure; or
• The replacement or repair of all
or part of any underground stor-
age facility.
ii. As a condition on any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department within
seventy two (72) hours any replace-
ment or repair of all or part of any un-
derground storage facility.
iii. As a condition of any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department any
unauthorized release occurrence,
within twenty four (24) hours of its de-
tection, using the procedures re-
quired in this Section.
b. Monitoring Records Required:
Written records of all monitoring per-
formed shall be maintained on-site by the
operator for a period of at least three (3)
years from the date the monitoring was
performed. The Fire Department may re-
4-5-120K
(Revised 8/16)5 - 30
quire the submittal of the monitoring re-
cords or a summary at a frequency that
they may establish. The written records of
all monitoring performed in the past three
(3) years shall be shown to the Depart-
ment or duly authorized representative
upon demand during any site inspection.
Monitoring records shall include:
i. The date and time of all monitor-
ing or sampling;
ii. Monitoring equipment calibration
and maintenance records;
iii. The results of any visual obser-
vations;
iv. The results of all sample analy-
sis performed in the laboratory or in
the field, including laboratory data
sheets;
v. The logs of all readings of
gauges or other monitoring equip-
ment, groundwater elevations, or
other test results; and
vi. The results of inventory read-
ings and reconciliations.
7. Permit Expiration: A permit to operate
issued by the Fire Department shall be effec-
tive for one year. The underground storage
facility owner shall apply to the Department
for permit renewal at least sixty (60) days
prior to the expiration of the permit.
8. Transfer of Permit: Permits may be
transferred to a new underground storage fa-
cility owner if the new underground storage
facility owner does not change any conditions
of the permit, the transfer is registered with
the Department within thirty (30) days of the
change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the change
in ownership. The Fire Department may re-
view, modify, or terminate the permit to oper-
ate the underground storage facility upon
receiving the ownership transfer request.
9. Inspection Required for Permit Re-
newal: The Fire Department shall not renew
an underground storage facility permit unless
the underground storage facility has been in-
spected within the prior three (3) years and
the inspection revealed that the underground
storage facility complied with this Section, as
applicable, and with all existing permit condi-
tions. The inspection shall be conducted by
the Fire Department. If the inspection reveals
noncompliance, then the Department must
verify by a follow-up inspection that all re-
quired corrections have been implemented
before renewing the permit.
10. Implementation of Inspection Re-
port: Within thirty (30) days of receiving an
inspection report from the Department the
permit holder shall file with the Department a
plan and time schedule to implement any re-
quired modifications to the underground stor-
age facility or to the monitoring plan needed
to achieve compliance with the intent of this
Section or the permit conditions. This plan
and time schedule shall also implement all of
the recommendations of the Department.
K. RELEASE REPORTING
REQUIREMENTS:
1. Reporting Required for All Unautho-
rized Releases: All unauthorized releases
from the primary or secondary container shall
be reported to the Fire Department according
to the provisions of this Section.
a. Releases to Secondary Contain-
ers: All unauthorized releases to second-
ary containers shall be recorded on the
operator’s monitoring reports. Such an
unauthorized release shall be deter-
mined to be “an unauthorized release re-
quiring reporting”, if the leak detection
monitoring system in the space between
the primary and secondary containers
cannot be reactivated within eight (8)
hours. This provision shall be applicable
only to new underground storage tanks.
b. All Other Releases: All other unau-
thorized releases shall be reported pursu-
ant to the provisions of an “unauthorized
release requiring reporting” within twenty
four (24) hours after the release has
been, or should have been, detected un-
der the monitoring system installed or
maintained.
4-5-120K
5 - 31 (Revised 7/04)
2. Unauthorized Releases Requiring Re-
cording:
a. Definition of Release Requiring
Recording: An unauthorized release re-
quiring recording is one in which the leak
detection monitoring system in the space
between the primary and secondary con-
tainer could be reactivated within eight
(8) hours.
b. Time for Reporting: Unauthorized
releases requiring recording shall be re-
ported to the Fire Department within five
(5) days of the occurrence.
c. Content of Report: The incident re-
port shall be accompanied by a written
record including the following informa-
tion:
i. List of type, quantities, and con-
centration of hazardous substances
released.
ii. Method of cleanup.
iii. Method and location of disposal
of the released hazardous sub-
stances (indicate whether a hazard-
ous waste manifest(s) is utilized).
iv. Method of future leak prevention
or repair. If this involves a change in
operation, monitoring or manage-
ment, then appropriate reports shall
also be filed and a new permit ap-
plied for.
v. If the primary container is to con-
tinue to be used, then a description of
how the monitoring system between
the primary and secondary container
has been reactivated.
vi. Facility operator’s name and
telephone number.
vii. The approximate costs for
cleanup to be submitted voluntarily.
d. Review and Inspection: The De-
partment shall review the information
submitted pursuant to the report of an un-
authorized release requiring recording,
shall review the permit and may inspect
the underground storage facility.
e. Revocation of Permit: The Depart-
ment shall find that the containment and
monitoring standards of this Section can
continue to be achieved or the Depart-
ment shall revoke the permit until appro-
priate modifications are made to allow
compliance with the standards.
f. Causes of Container Deterioration:
Deterioration of the secondary container
is likely when any of the following condi-
tions exist:
i. The secondary container will
have some loss of integrity due to
contact with the stored hazardous
substances;
ii. The mechanical means used to
clean up the released hazardous
substance could damage the sec-
ondary container; or
iii. Hazardous substances, other
than those stored in the primary con-
tainer, are added to the secondary
container for treatment or neutraliza-
tion of the released hazardous sub-
stance as part of the cleanup
process.
g. Reportable or Recordable Re-
lease: If a recordable unauthorized re-
lease becomes a reportable unauthorized
release due to initially unanticipated facts,
the release shall immediately be treated
as a reportable release.
3. Unauthorized Release Requiring Re-
porting:
a. Time for Notification: Within twenty
four (24) hours after an unauthorized re-
lease has been detected, or should have
been detected, using required monitor-
ing, the operator shall notify the Fire De-
partment. This Section shall apply to any
unauthorized release except as defined
in subsection K2a of this Section. (Amd.
Ord. 5086, 6-21-2004)
b. Time for and Content of Report:
Within five (5) working days of detecting
4-5-120L
(Revised 7/04)5 - 32
the release, the operator or permittee
shall submit to the Department a full writ-
ten report to include all of the following in-
formation which is known at the time of
filing the report:
i. List of type, quantity, and concen-
tration of regulated substances re-
leased.
ii. The results of all investigations
completed at that time to determine
the extent of soil or groundwater or
surface water contamination due to
the release.
iii. Method of cleanup implemented
to date, proposed cleanup actions,
and approximate cost of actions
taken to date.
iv. Method and location of disposal
of the released regulated substance
and any contaminated soils or
groundwater or surface water.
v. Proposed method of repair or re-
placement of the primary and sec-
ondary containers.
vi. Facility operator’s name and
telephone number.
4. Subsequent Cleanup Reports Re-
quired: Until cleanup is complete, the opera-
tor or permittee shall submit reports to the
Department every month or at a more fre-
quent interval specified by the Department.
The reports shall include the information re-
quested in this Section.
L. CLOSURE REQUIREMENTS:
1. Closure Required: Existing under-
ground storage facilities which have experi-
enced an unauthorized release may not be
repaired and shall be closed pursuant to the
requirements of this Section. During the pe-
riod of time between cessation of regulated
substance storage and actual completion of
underground storage facility closure, the ap-
plicable containment and monitoring require-
ments of this Section shall continue to apply.
2. Exception: The requirements of this
Section do not apply to those underground
storage facilities in which regulated sub-
stances are continued to be stored even
though there is no use being made of the
stored substance. In these cases, the appli-
cable containment and monitoring require-
ments of this Section shall continue to apply.
3. General Provisions:
a. Compliance with Fire Code Re-
quired: All closures shall be accom-
plished in conformance with chapter 34
of the International Fire Code and with
the provisions of this Section.
b. Closure Proposal Required: Prior
to closure, the underground storage facil-
ity owner shall submit to the Department
a proposal describing how the owner in-
tends to comply with closure require-
ments. The requirement for prior
submittal is waived if the storage of regu-
lated substances ceases as a result of an
unauthorized release or to prevent or
minimize the effects of an unauthorized
release. In this situation, the under-
ground storage facility owner shall submit
the required proposal within fourteen (14)
days of either the discovery of an unau-
thorized release or the implementation of
actions taken to prevent or minimize the
effects of the unauthorized release.
c. Department of Ecology Notifica-
tion: Notification of intent to close under-
ground storage tanks shall be submitted
to the Department of Ecology at least
thirty (30) days prior to the start of work,
in accordance with WAC 173-360-385.
4. Temporary Closure:
a. Applicability: This Section applies
to those underground storage facilities in
which storage has ceased for a period of
more than ninety (90) days and less than
three hundred sixty five (365) days and
where the owner or operator proposes to
retain the ability to use the underground
storage facility within a year for the stor-
age of regulated substances. Under-
ground storage facilities temporarily
taken out of service for a period of up to
ninety (90) days shall continue to be
monitored in conformance with the appli-
cable subsections of this Section.
4-5-120L
5 - 33 (Revised 7/04)
b. Exception: This Section does not
apply to underground storage facilities
that are empty as a result of the with-
drawal of all stored material during nor-
mal operating practice prior to the
planned input of additional regulated sub-
stances consistent with permit condi-
tions.
c. Standards and Requirements for
Temporary Closure: The owner or oper-
ator shall comply with all of the following:
i. All residual liquid, solids, or slud-
ges shall be removed and handled
pursuant to the requirements of the
Fire Department.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility shall be purged of the flamma-
ble vapors to levels that would pre-
clude an explosion or such lower
levels as may be required by the Fire
Department.
iii. The underground storage tank
may be filled with a noncorrosive liq-
uid that is not a regulated substance.
This liquid must be tested by a certi-
fied testing agency and results sub-
mitted to the Department prior to its
being removed from the under-
ground storage facility at the end of
the temporary closure period.
iv. Except for required venting, all
fill and access locations and piping
shall be sealed utilizing locked caps
or concrete plugs.
v. Power service shall be discon-
nected from all pumps associated
with the use of the underground stor-
age tank.
d. Modification of Monitoring Re-
quirements: The monitoring required
pursuant to the permit may be modified
or eliminated during the temporary clo-
sure period by the Department. The De-
partment shall consider, in making the
above decision, the need to maintain
monitoring in order to detect unautho-
rized releases that may have occurred
during the time the underground storage
facility was used but that have not yet
reached the monitoring locations and
been detected.
e. Inspection Required: The under-
ground storage facility shall be inspected
by the owner or operator at least once ev-
ery three (3) months to assure that the
temporary closure actions are still in
place. This shall include:
i. Visual inspection of all locked
caps and concrete plugs.
ii. If locked caps are utilized, then at
least one shall be removed to deter-
mine if any liquids or other sub-
stances have been added to the
underground storage tank or if there
has been a change in the quantity or
type of liquid added pursuant to the
above Section.
f. Closure Plan Required: A closure
plan clearly illustrating when and how the
tank will either be placed back into ser-
vice, removed from the ground, or per-
manently abandoned is required to be
submitted to the Department at the time
of permit application.
5. Permanent Closure Requirements:
a. Applicability: The permanent clo-
sure requirements of this Section shall
apply to those underground storage facil-
ities in which the storage of regulated
substances has ceased for a period of
more than three hundred sixty five (365)
days or when the owner has no intent
within the next year to use the under-
ground storage facility for storage of reg-
ulated substances.
b. Compliance Required: Owners of
underground storage facilities subject to
permanent closure shall comply with all
the provisions of this Section.
c. Standards and Requirements for
Removal of Tanks: An underground
storage facility that is required to be per-
manently closed shall have the tanks re-
4-5-120L
(Revised 7/04)5 - 34
moved, per chapter 34 of the Interna-
tional Fire Code. Owners of underground
storage facilities proposing to perma-
nently close the facility by removal shall
comply with the following requirements:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility, either in part or as a whole,
shall be purged of the flammable va-
pors to levels that would preclude ex-
plosion or such lower levels as may
be required by the Department.
iii. When an underground storage
facility or any part of an underground
storage facility is to be disposed of,
the owner must document to the De-
partment that proper disposal has
been completed.
iv. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for a specific reuse shall identify
to the Department the future under-
ground storage facility owner, opera-
tor, location of use, and nature of
use.
v. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for reuse as scrap material shall
identify this reuse to the Department.
d. Standards and Requirements for
Abandoning Tank in Place: A tank may
be abandoned and closed in place, if it
can be proven that removal of the tank
could constitute a hazard to the immedi-
ate structure or underground utilities. The
closing in place is at the Fire Code Offi-
cial’s approval. Owners of underground
storage facilities who propose to perma-
nently close a facility in place with prior
approval of the Fire Code Official shall
comply with the following:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. All piping associated with the un-
derground storage tank shall be re-
moved and disposed of unless
removal might damage structures or
other pipes that are being used and
that are contained in a common
trench, in which case the piping to be
closed shall be emptied of all con-
tents and capped.
iii. The underground storage tank,
except for the piping that is closed
pursuant to the above subsection,
shall be completely filled with an inert
solid, unless the owner intends to
use the underground storage tank for
the storage of a nonregulated sub-
stance which is compatible with the
previous use of the underground
storage facility.
iv. A notice shall be filed and re-
corded with the County Auditor,
which shall describe the exact verti-
cal and area location of the closed
underground storage facility, the reg-
ulated substance it contained, and
the closure method.
e. Demonstration to Fire Code Offi-
cial: The owner of an underground stor-
age facility being closed shall demon-
strate to the satisfaction of the Fire Code
Official that no unauthorized release has
occurred. This demonstration can be
based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities. If feasi-
ble, soil samples shall be taken and ana-
lyzed according to the following:
i. If the underground storage facility
or any portion thereof is removed,
then soil samples from the soils im-
mediately beneath the removed por-
tions shall be taken. Sampling shall
be conducted using the methods de-
scribed in the Department of Ecol-
ogy’s Guidance for Remediation of
Petroleum Contaminated Soils (Doc-
ument 91-30). At a minimum, a sep-
arate sample shall be taken for every
4-5-125C
5 - 35 (Revised 9/19)
two hundred (200) square feet for un-
derground storage tanks or every
twenty (20) lineal feet of trench for
piping.
ii. Methods used to analyze soil
samples shall be in accordance with
the Department of Ecology’s Guid-
ance for Remediation of Petroleum
Contaminated Soils (Document 91-
30). At a minimum, soils shall be an-
alyzed for all constituents of the pre-
viously stored regulated substances
and their breakdown or transforma-
tion products. (Amd. Ord. 5086,
6-21-2004)
M. VARIANCES:
The Fire Code Official shall have the authority to
grant variances from the specific requirements of
this Section, if it can be shown that the proposed
method of installation, operation, or removal
meets the intent of this Section. (Ord. 4147,
4-4-1988; Amd. Ord. 4963, 5-13-2002; Ord. 5086,
6-21-2004)
4-5-125 RESIDENTIAL RENTAL
REGISTRATION AND INSPECTION
PROGRAM:
A. PURPOSE:
The City Council finds that rental housing is a
valuable community asset, providing homes for
all income levels. The City recognizes that quality
rental housing is a partnership among owners,
tenants, and the City. Additionally, the City Coun-
cil finds that there exists rental housing in the City
that is below minimum building standards and
could violate RCW 59.18.060 of the Landlord-
Tenant Act. As a result, to further the public
health, safety, and welfare of its citizens and the
maintenance of quality rental housing in the City,
the City establishes a program to prevent and
correct conditions in residential rental units that
are likely to adversely affect the health, safety,
and welfare of the public. It is a purpose of this
Section to encourage rental housing within the
City to be actively operated and maintained in
compliance with Chapter 59.18 RCW, the Resi-
dential Landlord-Tenant Act. The City Council fur-
ther declares that this program is for the benefit of
the public in general and not for the benefit of any
particular or circumscribed class of persons.
B. APPLICABILITY:
This Section applies to rental dwelling units with
the following exceptions:
1. Room rental within a rental dwelling unit
that is otherwise occupied by the landlord;
2. Accommodations for transient guests for
which lodging tax is applicable (hotels, mo-
tels, inns, short-term rentals, etc.);
3. Hospitals, hospice and community-care
facilities, retirement or nursing homes, ex-
tended care facilities, and other similar uses
subject to State licensing requirements;
4. Rental dwelling units that a government
agency or authority owns, operates, or man-
ages, or that are specifically exempted from
municipal regulation by State or Federal law
or administrative regulation. Such exemption
applies until such ownership, operation, man-
agement, or specific exemption is discontin-
ued; and
5. Emergency or temporary shelters and
transitional housing.
C. DEFINITIONS:
In construing the provisions of this Section, the
following definitions shall be applied:
1. “Administrator” means the Administrator
of Community and Economic Development or
designee as applicable and any other depart-
ment administrator authorized by the Mayor
to enforce this Section, or their designee,
which may include, but is not limited to, code
compliance inspector, building official, or
other designated City official.
2. “Certificate of inspection” means a certif-
icate made in accordance with the require-
ments of RCW 9A.72.085 by a qualified
inspector on forms provided by or acceptable
to the City that states that the landlord of the
rental dwelling unit(s) at issue has not failed
to fulfill any obligation imposed under RCW
59.18.060 of the Landlord-Tenant Act.
3. “Dwelling unit” means any structure or
part of a structure which is used as a resi-
dence or sleeping place by one or more per-
sons, including but not limited to single-family
residences, a room, rooming units, units of
multiplexes, condominiums, apartment build-
4-5-125D
(Revised 9/19)5 - 36
ings, mobile homes, and other similar resi-
dential structures.
4. “Landlord” means an owner, lessor, or
sublessor of a rental dwelling unit or the prop-
erty on which a rental dwelling unit is located
and, in addition, means any person desig-
nated as representative of the landlord in-
cluding property managers.
5. “Landlord-Tenant Act” means the Resi-
dential Landlord-Tenant Act set forth in
Chapter 59.18 RCW, as currently enacted
and hereinafter amended.
6. “Person” means an individual, group of
individuals, corporation, government, govern-
mental agency, business trust, estate, trust,
partnership, association, two (2) or more per-
sons having a joint or common interest, or
any other legal or commercial entity.
7. “Qualified inspector” means a United
States Department of Housing and Urban
Development certified inspector, a Washing-
ton State licensed home inspector, an Ameri-
can Society of Home Inspectors certified
inspector, a private inspector certified by the
National Association of Housing and Rede-
velopment Officials, the American Associa-
tion of Code Enforcement, International Code
Council certified inspector, a Washington li-
censed structural engineer, or a Washington
licensed architect, or other comparable pro-
fessional as approved by the Administrator. A
landlord is not eligible to act as a qualified in-
spector for the landlord’s rental dwelling unit.
8. “RCW” means Revised Code of Wash-
ington.
9. “RCW 59.18.060 of the Landlord-Tenant
Act” means, for the purposes of this Section,
RCW 59.18.060(1) through (10), as currently
enacted and hereinafter amended.
10. “Rental dwelling unit” means a dwelling
unit that is rented or held out for rental.
11. “Residential rental checklist” means a
statement, declaration, verification, or certifi-
cate made in accordance with the forms pro-
vided by or acceptable to the City that each
rental dwelling unit at issue complies with
RCW 59.18.060 of the Landlord-Tenant Act
and does not present conditions that endan-
ger or impair health or safety.
12. “Tenant” is any person who is entitled to
occupy a rental dwelling unit primarily for
dwelling purposes with or without a written
rental agreement.
D. REQUIREMENTS:
1. Annual Registration, Declaration of
Compliance, and Certificate of Inspection:
On or before January 31st of each year, at
least one landlord of a rental dwelling unit
shall submit the following rental registration
information by means directed by the Admin-
istrator:
a. The landlord’s name and contact in-
formation;
b. The name and contact information of
any person designated by the landlord as
an alternate contact or as a representa-
tive of the landlord;
c. If desired by landlord, an email or
mailing address or other method of con-
tact as approved by the Renton Police
Department for participation in the land-
lord notification program for notice of po-
lice activity on the property on which a
rental dwelling unit is located;
d. A residential rental checklist that ex-
pressly identifies all of the landlord’s
rental dwelling units; and
e. A certificate of inspection if such cer-
tificate was required to be completed by
subsection F of this Section within the
preceding twelve (12) months.
2. Effect of Multiple Landlords: If a single
rental dwelling unit has more than one land-
lord, the following applies:
a. Only one landlord is required to meet
the requirements of subsection D1 of this
Section; and
b. Regardless of which landlord regis-
ters the dwelling unit, all landlords of the
dwelling unit are responsible for compli-
ance with this Section, including ensuring
4-5-130B
5 - 36.1 (Revised 9/19)
proper registration by at least one land-
lord.
3. Payment of Registration Fee: To the
extent applicable, payment of any registration
fees required within the City of Renton Fee
Schedule shall be paid annually by January
31st.
E. VIOLATIONS:
1. Each landlord of a rental dwelling unit is
responsible for the following violations:
a. Failure to comply with a requirement
of this Section, of RCW 59.18.060 of the
Landlord-Tenant Act, or both;
b. Any violation of this Chapter, where
such violation occurs on or pertains to
property occupied by one or more rental
dwelling units, and subsection B of this
Section does not except such rental
dwelling units from this Section;
c. Any violation of any other City,
County, State, or Federal law or regula-
tion relating to health or safety, where
such violation occurs on or pertains to
property occupied by one or more rental
dwelling units, and subsection B of this
Section does not except such rental
dwelling units from this Section.
2. Except as otherwise provided in this Sec-
tion, the enforcement and penalty provisions
of chapter 1-3 RMC apply to violations and
potential violations of this Section.
F. CERTIFICATE OF INSPECTION:
A landlord shall have a certificate of inspection
completed and submitted to the Administrator un-
der the following circumstances:
1. When a tenant requests an inspection,
and the landlord appears to have failed to ful-
fill an obligation imposed under RCW
59.18.060 of the Landlord-Tenant Act;
2. When the City discovers or is made
aware of a violation of this Section; or
3. If an order to cure a violation of this Sec-
tion has issued.
G. SALE OF PROPERTY – NEW OWNER
COMPLIANCE:
Where conditions exist that are in violation of
RCW 59.18.060 of the Landlord-Tenant Act or
this Section or both, and there is a change of own-
ership or control, the new landlord will be subject
to penalties and enforcement for all ongoing vio-
lations and registration requirements.
H. PENALTIES AND ENFORCEMENT:
1. A violation of this Section, of RCW
59.18.060 of the Landlord-Tenant Act, or of
both is subject to penalties and enforcement
under chapter 1-3 RMC.
2. False Reporting: Any person who know-
ingly submits or assists in the submission of
a falsified residential rental checklist or certif-
icate of inspection is subject to penalties and
enforcement under chapter 1-3 RMC. (Ord.
5913, 2-25-2019)
4-5-130 INTERNATIONAL
PROPERTY MAINTENANCE CODE:
A. INTERNATIONAL PROPERTY
MAINTENANCE CODE ADOPTED:
The 2015 Edition of the International Property
Maintenance Code is adopted as amended,
added to, or excepted in this title, and shall be ap-
plicable within the City, except Chapter 1, Scope
and Administration, and Sections 303, 307, 308,
and 507, which are not adopted. The Construc-
tion Administrative Code, as set forth in RMC 4-5-
060, shall be used in place of IPMC Chapter 1,
Scope and Administration. (Ord. 5710,
4-14-2014; Ord. 5810, 7-11-2016)
B. AMENDMENTS:
The following amendments to the Code are
hereby adopted:
1. Section 301.2 is amended to read as fol-
lows:
Responsibility: The owner of the prem-
ises shall maintain the structures and ex-
terior property in compliance with these
requirements, except as otherwise pro-
vided for in this code. A person shall not
occupy as owner-occupant or permit an-
other person to occupy premises which
are not in a sanitary and safe condition
4-5-130B
(Revised 9/19)5 - 36.2
and which do not comply with the require-
ments of this section.
2. Subsection 301.3, Vacant buildings and
land, is deleted in its entirety and replaced by
the following:
301.3 Vacant buildings: All vacant
buildings and premises thereof must
comply with this Code. Vacant buildings
shall be maintained in a clean, safe, se-
cure and sanitary condition provided
herein so as not to cause a blighting
problem or otherwise adversely affect the
public health, safety or quality of life.
301.3.1 Appearance: All vacant build-
ings must appear to be occupied, or ap-
pear able to be occupied with little or no
repairs.
301.3.2 Security: All vacant buildings
must be secured against outside entry at
all times. Security shall be by the normal
building amenities such as windows and
doors having adequate strength to resist
intrusion. All doors and windows must re-
main locked. There shall be at least one
operable door into every building and into
each housing unit. Exterior walls and
roofs must remain intact without holes.
301.3.2.1 Architectural (cosmetic)
structural panels: Architectural struc-
tural panels may be used to secure win-
dows, doors and other openings provided
they are cut to fit the opening and match
the characteristics of the building. Archi-
tectural panels may be of exterior grade
finished plywood or Medium Density
Overlaid plywood (MDO) that is painted
to match the building exterior or covered
with a reflective material such as plexi-
glass.
Exception: Untreated plywood or similar
structural panels may be used to secure
windows, doors and other openings for a
maximum period of thirty (30) days.
301.3.2.2 Security fences: Temporary
construction fencing may be used for a
maximum period of thirty (30) days as a
method to secure a building from entry.
301.3.3 Weather protection: The exte-
rior roofing and siding shall be main-
tained as required in section 304.
301.3.4 Fire Safety:
301.3.4.1 Fire protection systems: All
fire suppression and alarms systems
shall be maintained in a working condi-
tion and inspected as required by the Fire
Department. (Ord. 5806, 6-20-2016)
301.3.4.2 Flammable liquids: No vacant
building or premises or portion thereof
shall be used for the storage of flamma-
ble liquids or other materials that consti-
tute a safety or fire hazard.
301.3.4.3 Combustible materials: All
debris, combustible materials, litter and
garbage shall be removed from vacant
buildings, their accessory buildings and
adjoining yard areas. The building and
premises shall be maintained free from
such items.
301.3.4.3 Fire inspections: Periodic
Fire Department inspections may be re-
quired at intervals set forth by the Fire
Chief. (Ord. 5806, 6-20-2016)
301.3.5 Plumbing fixtures: Plumbing
fixtures connected to an approved water
system, an approved sewage system, or
an approved natural gas utility system
shall be installed in accordance with ap-
plicable codes and be maintained in
sound condition and good repair or re-
moved and the service terminated in the
manner prescribed by applicable codes.
301.3.5.1 Freeze protection: The build-
ing’s water systems shall be protected
from freezing.
301.3.6 Electrical: Electrical service
lines, wiring, outlets or fixtures not in-
stalled or maintained in accordance with
applicable codes shall be repaired, re-
moved or the electrical services termi-
nated to the building in accordance with
applicable codes.
301.3.7 Heating: Heating facilities or
heating equipment in vacant buildings
shall be removed, rendered inoperable,
4-5-130B
5 - 36.3 (Revised 9/19)
or maintained in accordance with appli-
cable codes.
301.3.8 Interior floors: If a hole in a floor
presents a hazard, the hole shall be cov-
ered and secured with three-quarter inch
(3/4") plywood, or a material of equivalent
strength, cut to overlap the hole on all
sides by at least six inches (6").
301.3.9 Termination of utilities: The
code official may, by written notice to the
owner and to the appropriate water, elec-
tricity or gas utility, request that water,
electricity, or gas service to a vacant
building be terminated or disconnected.
301.3.9.1 Restoration of service: If wa-
ter, electricity or gas service has been
terminated or disconnected pursuant to
section 301.3.9, no one except the utility
may take any action to restore the ser-
vice, including an owner or other private
party requesting restoration of service
until written notification is given by the
code official that service may be re-
stored.
301.3.10 Notice to person responsible:
The code official may inspect the building
and premises whenever the code official
has reason to believe that a building is
vacant, subject to a duly issued court
warrant, if there is a present danger, or
under the terms of the City’s community
caretaking function. If the code official
determines that a vacant building violates
any provision of this section, the code of-
ficial shall notify in writing the owner of
the building or real property upon which
the building is located, or other person re-
sponsible, of the violations and required
corrections and shall be given a time
frame to comply.
301.3.10.1 Alternate requirements:
The requirements and time frames of this
section may be modified under an ap-
proved Plan of Action. Within thirty (30)
days of notification that a building or real
property upon which the building is lo-
cated is in violation of this section, an
owner may submit a written Plan of Ac-
(Revised 9/19)5 - 36.4
This page left intentionally blank.
4-5-130B
5 - 37 (Revised 2/19)
tion for the code official to review and ap-
prove if found acceptable. A Plan of
Action may allow:
1) Extended use of non-architec-
tural panels.
2) Extended use of temporary se-
curity fencing.
3) Extended time before the demo-
lition of a building is required.
4) For substandard conditions to
exist for a specific period of time, pro-
vided the building is secured in an
approved manner. When considering
a Plan of Action, the building official
shall take into consideration the mag-
nitude of the violation and the impact
to the neighborhood.
301.3.11 Enforcement: Violations of this
section shall be enforced according to
the provisions and procedures of RMC 1-
3-2 and subject to the monetary penalties
contained therein.
301.3.11.1 Abatement: A building or
structure accessory thereto that remains
vacant and open to entry after the re-
quired compliance date is found and de-
clared to be a public nuisance. The code
official is hereby authorized to summarily
abate the violation by closing the building
to unauthorized entry. The costs of abate-
ment shall be a lien against the real prop-
erty and may be collected from the owner
in the manner provided by law.
301.3.11.2 Unsafe buildings and
equipment: Any vacant building or
equipment therein declared unsafe is
subject to the provisions of RMC 4-5-060
and the demolition provisions of RMC
4-5-060. (Ord. 5676, 12-3-2012)
3. Section 302.4 is amended to read as fol-
lows:
Weeds: All premises and exterior prop-
erty shall be maintained free from weeds
or plant growth in excess of twelve inches
in height on development property or
twenty-four inches (24") in height on va-
cant land. All noxious weeds shall be pro-
hibited. Weeds shall be defined as all
grasses, annual plants and vegetation,
other than trees or shrubs; provided,
however, this term shall not include culti-
vated flowers and gardens.
Upon failure of the owner or agent having
charge of a property to cut and destroy
weeds after service of a notice of viola-
tion, they shall be subject to the provi-
sions of RMC 1-3-2, Civil Enforcement of
Code.
4. Section 308 is deleted in its entirety and
replaced with a new Section 308 Residential
Outdoor Storage, which shall read as follows:
308 Residential Outdoor Storage:
308.1 Purpose: The purpose of this sec-
tion is to define and regulate the outdoor
storage of materials on residential prop-
erty while maintaining the character and
use intended for single family residential
neighborhoods.
308.2 Allowed residential outdoor
storage: For RC and R-1 zoned proper-
ties, a maximum of four hundred (400)
square feet of area may be used for out-
door storage. For R-4, R-6 and R-8
zoned properties, a maximum of two hun-
dred (200) square feet of area may be
used for outdoor storage. For R-10 and
R-14 zoned properties, a maximum of
one hundred feet (100') of area may be
used for outdoor storage.
308.3 Prohibited areas for outdoor
storage: Outdoor storage is prohibited
on residentially zoned property in the fol-
lowing areas:
Front yards
Side yards
Slopes greater than 15%
Designated open spaces or restricted ar-
eas
Critical areas, including wetland, streams
and associated buffer areas
4-5-130C
(Revised 2/19)5 - 38
308.4 Emergency access: Outdoor stor-
age areas shall not prevent emergency
access to the residential structure or any
other building.
308.5 Business related storage: Mate-
rials stored outdoors on residentially
zoned properties shall not be owned by
or used in any business or industry in-
cluding a home occupation business.
308.6 Height limitations: Materials
stored outdoors on residentially zoned
properties shall be neatly stacked and
not exceed a height of six feet (6'). Tarps
may not be utilized for screening outdoor
storage.
308.7 Firewood: Firewood must be split,
neatly stacked, and intended for use on
the premises on which it is stored. Tarps
may be used to protect firewood.
308.8 Membrane structures: Mem-
brane structures are considered outdoor
storage, and subject to the location re-
strictions in section 308.3. Such struc-
tures shall not exceed two hundred (200)
square feet in area. Membrane structures
shall be immediately removed or repaired
in the event of disrepair or in the event of
damage caused by weather, fire, colli-
sion, accident or other forms of damage.
Tarps and makeshift covers are prohib-
ited for this use.
308.9 Prohibited materials: Shipping
containers and other similar storage units
do not qualify as accessory buildings on
residentially zoned properties, and are
prohibited. Hazardous materials are also
prohibited for outdoor storage on resi-
dentially zoned properties. (Ord. 5710,
4-14-2014; Ord. 5917, 12-10-2018)
C. COPY ON FILE:
At least one (1) copy of the adopted edition of the
International Property Maintenance Code shall be
on file in the office of the City Clerk. (Ord. 5549,
8-9-2010)
4-5-140 APPEALS:
Appeals shall be filed as stipulated in RMC
4-8-110. (Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4963, 5-13-2002; Ord. 5549,
8-9-2010. Formerly 4-5-130.)
4-5-150 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors, subject to RMC 1-3-
1. (Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4856, 8-21-2000; Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005; Ord. 5549,
8-9-2010; Ord. 5555, 10-11-2010; Ord. 5831, 1-
23-2017. Formerly 4-5-140.)
6 - i (Revised 2/19)
Chapter 6
STREET AND UTILITY STANDARDS
CHAPTER GUIDE: The development-related requirements for water, sewer, storm drainage and street
construction are contained in chapter 4-6 RMC. Fee-related information for developers and builders
(i.e., utility fees, including system charges) is found in chapter 4-1 RMC. Permit application submittal
and review requirements (e.g., public works permits, etc.) are located in chapter 4-8 RMC. Non-devel-
opment-related utility and street regulations (e.g., monthly stormwater service fees or garbage collec-
tion procedures, and others) are found in RMC Title 8 or 9.
This Chapter last amended by Ord. 5907, December 10, 2018.
SECTION PAGE
NUMBER NUMBER
4-6-010 GENERAL STANDARDS APPLICABLE TO DEVELOPER EXTENSIONS
TO THE UTILITY SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Conditions and Standards for Constructing Utility Extensions . . . . . . . . . . . . . . 1
B.Mains to Extend Full Width of Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Special Exception for Sanitary Sewer Extensions . . . . . . . . . . . . . . . . . . . . . 1
C.Oversizing of Utilities and Reimbursement by City . . . . . . . . . . . . . . . . . . . . . . . 1
4-6-020 CROSS CONNECTION CONTROL STANDARDS . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D.Installation of Backflow Prevention Assemblies . . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Types of Backflow Prevention Assemblies Required . . . . . . . . . . . . . . . . . . . . . 2
F.Responsibilities of Owner and Utility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Water Utilities Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Plan Review Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Owner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Annual Inspection and Testing Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-6-030 DRAINAGE (SURFACE WATER) STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C.Adoption of Surface Water Design Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D.Review Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E.Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Scope of Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Core Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Special Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
F. Creation of Tracts and/or Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Method of Creation for City-Maintained Facility for New Residential
Subdivisions with Drainage Facilities That Collect Public Runoff. . . . . . . . . . 5
a. Covenants, Conditions and Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . 5
b. Stormwater Easement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Method of Creation for Privately Maintained Facility . . . . . . . . . . . . . . . . . . . 6
3. Method of Creation for Other Developments . . . . . . . . . . . . . . . . . . . . . . . . . 6
SECTION PAGE
NUMBER NUMBER
(Revised 2/19)6 - ii
G. Additional Requirements for Fencing and Landscaping . . . . . . . . . . . . . . . . . . . 6
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Fencing around New or Expanded Storm Drainage Ponds and
Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Maintenance of Existing Facilities Required . . . . . . . . . . . . . . . . . . . . . . . . . 6
H. Requirements for Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I. Adoption of Stormwater Pollution Prevention Manual . . . . . . . . . . . . . . . . . . . . . 7
J. Discharge Prohibition. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Prohibition of Illicit Discharge. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Prohibition of Illicit Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Remedy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Elimination of Illicit Connection and/or Illicit Discharge . . . . . . . . . . . . . . . . 10
a. Notice of Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Requirement to Eliminate Illicit Connection . . . . . . . . . . . . . . . . . . . . . . 10
c. Requirement to Eliminate Illicit Discharges . . . . . . . . . . . . . . . . . . . . . . 10
d. Sample and Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
e. Right of Appeal from Administrative Decision . . . . . . . . . . . . . . . . . . 10.1
5. Reporting Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
6. Record Retention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
K.Review and Approval of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
1. Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
2. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
3. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
4. Tests. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
L.Bonds and Liability Insurance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
1. Construction Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
2. Maintenance and Defect Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
3. Liability Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
a. Duration and Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
b. Additional Insured . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
c. Cancellation Notice Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
d. Waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
M.Maintenance of Drainage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
1. Drainage Facilities Accepted by the City of Renton for Maintenance . . . 10.5
a. Responsibility for Maintenance of Accepted Facilities . . . . . . . . . . . . 10.5
b. City Assumption of Maintenance Responsibility
for Existing Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.6
c. Facilities Not Eligible for Transfer of Maintenance Responsibility . . . 10.6
2. Drainage Facilities Not Accepted by the City for Maintenance . . . . . . . . 10.6
3. Separate Conveyance System Required for Off-Site Drainage. . . . . . . . 10.6
4. Maintenance of Landscaping and Other Improvements Located
in the Drainage Facility/Landscaping Tract . . . . . . . . . . . . . . . . . . . . . . . 10.7
5. Other Cases. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.7
N.Retroactivity Relating to City Maintenance of Subdivision Facilities . . . . . . . 10.7
O. Inspection, Investigation and Sampling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.7
P.Adjustment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
Q. Variance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
SECTION PAGE
NUMBER NUMBER
6 - iii (Revised 5/18)
R. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10.8
S.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
4-6-040 SANITARY SEWER STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
A.Connection to City Sewer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
1. Exception for Connection to Private Sewage System . . . . . . . . . . . . . . . 10.8
B.Responsibility for Sewer Management Facilities . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Service Outside of City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Use of Septic Tanks, Privies or Cesspools . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Permit Required for Connection to City Sewer . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Connection Approval Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Permit Classes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 11
F.Public Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Costs and Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Public Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
5. Manhole Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Where Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Covers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
d. Manhole Requirements for Industrial Wastes . . . . . . . . . . . . . . . . . . . . 12
6. Lift Station Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Supervision Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
8. Public Sewer Extension Requires Developer Agreement . . . . . . . . . . . . . . 13
G.Private (Building) Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Independent Sewer Required for Every Building . . . . . . . . . . . . . . . . . . . . . 13
2. Private Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Size and Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Special Allowance for Lesser Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Pipe Location, Elevation, Etc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Trenching Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Joints and Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
8. Grease, Oil and Sand Interceptors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Type, Capacity and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Construction Materials and Standards . . . . . . . . . . . . . . . . . . . . . . . . . 14
d. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
9. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
10. Precautions While Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
11. Restoration of Public Property Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
12. Surety Bond Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
13. Use of Old Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
H.Connection of Private (Building) Sewer to Public Sewer . . . . . . . . . . . . . . . . . . 14
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Permit and Supervision by Utility Required . . . . . . . . . . . . . . . . . . . . . . . . . 14
I.Private Sewage Disposal Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
SECTION PAGE
NUMBER NUMBER
(Revised 5/18)6 - iv
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Inspection and Approval by Utilities Engineer . . . . . . . . . . . . . . . . . . . . . . . 15
3. Standards and Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Maintenance Requirements and Discharge Prohibitions . . . . . . . . . . . . . . 15
5. Additional Requirements of Health Officer . . . . . . . . . . . . . . . . . . . . . . . . . 15
6. Standards for Abandoning Private Sewage Disposal Facilities . . . . . . . . . . 15
J.Additional Requirements that Apply within Zones 1 and 2 of an Aquifer
Protection Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Wastewater Disposal – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Additional Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Wastewater Disposal – Zone 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
b. Additional Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-050 STREET PLAN ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-060 STREET STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
D.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
E.Right-of-Way Dedication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Dedication Required for Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Amount of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Waiver of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
F.Public Street Right-of-Way Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Level of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Street Lighting Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Additional Walkway Requirement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Minimum Design Standards for Public Streets and Alleys . . . . . . . . . . . . . 17
3. Length of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4. Additional Alley Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
5. Pavement Thickness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Minimum Sidewalk Measurements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
7. Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
a. Horizontal Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
b. Vertical Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
c. Tangents for Reverse Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
8. City Center Planning Area and Urban Design Districts – Special
Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
9. Downtown Business District – Special Standards . . . . . . . . . . . . . . . . . . . . 21
10. Vehicular Access and Connection Points to and from the State
Highway System. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
G. Complete Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Complete Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Exemptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
H.Dead End Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Limited Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
SECTION PAGE
NUMBER NUMBER
6 - v (Revised 5/18)
2. Cul-de-Sacs and Turnarounds When Permitted – Minimum
Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Turnaround Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Cul-de-Sac Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. Secondary Access Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Waiver of Turnaround . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
I.Street and Pedestrian Lighting Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Lighting Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Lighting Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Average Maintained Illumination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Uniformity Ratios . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
5. Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
J.Shared Driveway Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
1. Where Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
2. Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
3. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
4. Tract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
5. Easement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
6. Timing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.2
7. Lot Type and Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22.2
8. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22.2
9. Covenants, Conditions and Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . .22.2
10. Exception for Joint-Use Driveway Extending from Emergency
Turnaround. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22.2
K.Unit Lot Drives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Roadway Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Curb . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Landscaping Strip and Sidewalk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
3. Ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
L.Timing for Installation of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
M.Plan Drafting and Surveying Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
N.Review of Construction Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Fees and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Cost Estimate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
O.Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
1. Authority and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
P.Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
1. Latecomer’s Agreements Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
2. Process for Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
Q.Variations from Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
1. Alternates, Modifications, Waivers, Variances . . . . . . . . . . . . . . . . . . . . . 24a
2. Half Street Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
b. Minimum Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
SECTION PAGE
NUMBER NUMBER
(Revised 5/18)6 - vi
c. Standards for Completion of the Half Street . . . . . . . . . . . . . . . . . . . . 24a
3. Cul-de-Sac Modifications for Low Impact Development . . . . . . . . . . . . . . 24a
R.Deferral of Improvement Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
S.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
T.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS . . . . . . . . . . . . 24.1
A.Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
B.Definitions of Terms Used in This Section . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
C.Applicability and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
2. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
D.Concurrency Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
1. Test Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
2. Written Finding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
3. Failure of Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
E.Transferability of Written Finding of Concurrency . . . . . . . . . . . . . . . . . . . . . 24.2
F.Expiration of Written Finding of Concurrency . . . . . . . . . . . . . . . . . . . . . . . . 24.3
G.Reconsideration of Concurrency Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Notification Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Reconsideration Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Options to Achieve Concurrency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. One Hundred Twenty (120) Day Time Limit Suspended . . . . . . . . . . . . . . . 25
H.Appeal of Project Application Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
I.Concurrency Inquiry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4-6-080 WATER SERVICE STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
A.Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Building Section Responsibility for Report to Engineer . . . . . . . . . . . . . . . . 26
B.Connection without Permission Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
C.Connection to Water Main Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
1. Utilities Engineer Maintenance Responsibility . . . . . . . . . . . . . . . . . . . . . . . 26
a. Connection Required Prior to Street Paving . . . . . . . . . . . . . . . . . . . . . 26
b. City Notification of Requirement to Connect . . . . . . . . . . . . . . . . . . . . . 26
c. Failure to Connect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
D.Separate Water Service Connections Required . . . . . . . . . . . . . . . . . . . . . . . . 26
E.Alternative Water Service Connection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Water Use for Construction Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
G.Supervision Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
H.Private Water Pipe Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Acceptable Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Minimum Pipe Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Minimum Pipe Installation Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4. Minimum Pressure Tolerance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
5. Sterilization Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6. General Design Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
I.Meter Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
J.Permit Required for Meter Removal or Re-installation . . . . . . . . . . . . . . . . . . . 27
SECTION PAGE
NUMBER NUMBER
6 - vii (Revised 5/18)
K.Installation of Service Prior to Completion of Street Construction . . . . . . . . . . . 28
4-6-090 UTILITY LINES – UNDERGROUND INSTALLATION . . . . . . . . . . . . . . . . . . 28
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
D.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
E.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Fees Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. As-Built Plans Required for Underground Projects . . . . . . . . . . . . . . . . . . . 29
F.Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Standards Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Coordination with Other Facilities Required . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Wheel Load Requirements – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Grading of Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Joint Trenches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Delay of Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Provision for Joint Services Across Public Right-of-Way Required . . . . 30
c. Responsibility for Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6. Standards for Above-Ground Installations . . . . . . . . . . . . . . . . . . . . . . . . . . 30
7. Standards for Above-Grade Pole Line Installations . . . . . . . . . . . . . . . . . . . 30
G.Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
H.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
I.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER . . . . . . . . . . . . . . . . . . 30
4-6-110 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 33
4-6-020C
6 - 1 (Revised 2/19)
4-6-010 GENERAL STANDARDS
APPLICABLE TO DEVELOPER
EXTENSIONS TO THE UTILITY
SYSTEM:
A. CONDITIONS AND STANDARDS FOR
CONSTRUCTING UTILITY EXTENSIONS:
The City’s Utility Division shall publish from time
to time a “Conditions and Standards for Con-
structing Utility Developer Extensions”. All devel-
oper extensions shall abide and fully comply with
said Standards. From time to time these Stan-
dards shall be updated in accordance with the
“Standard Specifications for Municipal Public
Works Construction of the American Public
Works Association”, “Recommended Standards
for Sewage Work”, the American Water Works
Association (AWWA) Standards, Insurance Ser-
vices Office (ISO) requirements, the American
Public Works Association (APWA) Standards and
with prevailing good practices relative to such ex-
tension and installations. (Ord. 3056, 8-9-1976
and Ord. 3055, 8-9-1976, eff. 7-1-1976)
B. MAINS TO EXTEND FULL WIDTH OF
PROPERTY:
All extensions shall extend to and across the full
width of the property served with water and
sewer. No property shall be served with City wa-
ter or sewer unless the main is extended to the
extreme boundary limit of said property line ex-
tending full length of the front footage of said
property. (Ord. 2849, 5-13-1974)
1. Special Exception for Sanitary Sewer
Extensions: All installations shall extend to
and across the full width of the property
served with sanitary sewer except when it is
shown by engineering methods, to the satis-
faction of the wastewater utility, that future ex-
tension of the sewer main is not possible or
necessary. If an exemption is granted, the
property owner is not relieved of the respon-
sibility to extend the main and shall execute a
covenant agreeing to participate in an exten-
sion if, in the future, the wastewater utility de-
termines that it is necessary. (Ord. 4343,
2-3-1992)
C. OVERSIZING OF UTILITIES AND
REIMBURSEMENT BY CITY:
If it has been determined that it would be to the
best interests of the City and the general locality
to be benefited thereby to install a larger size
main than one then needed or considered by the
applicant, owners or developers immediately
abutting upon the street, alley or easement in
which such a main is to be placed, then the City
may, at its discretion, require the installation of
such a larger sized main in which case the City
shall pay the increased difference in cost be-
tween the installation cost of the similar main and
of the larger main. (Ord. 2849, 5-13-1974)
Any party required to oversize utilities may re-
quest that utility participate in the cost of the proj-
ect. (Ord. 4506, 4-10-1995 and Ord. 4415,
8-16-1993; Ord. 5907, 12-10-2018)
4-6-020 CROSS CONNECTION
CONTROL STANDARDS:
A. PURPOSE:
1. National standards of safe drinking water
have been established. The City, as a water
purveyor, has the primary responsibility for
preventing water from unapproved sources,
or any other substances, from entering the
public potable water system. (Ord. 4312,
5-13-1991)
2. This Section is to protect the health of the
water consumer and the potability of the wa-
ter in the distribution system. This is accom-
plished by eliminating or controlling all actual
(direct) and potential (indirect) cross connec-
tions between potable and nonpotable sys-
tems through the use of approved backflow
prevention assemblies.
B. APPLICABILITY:
This Chapter applies throughout the water ser-
vice area of the City. It applies to all systems in-
stalled prior to or after its enactment. Therefore,
anyone wanting or using water from the City is re-
sponsible for compliance with these regulations
and shall be strictly liable for all damage incurred
as a result of failure to comply with the express
terms and provisions contained herein.
C. AUTHORITY:
The Public Works Administrator will administer
the provisions of the Chapter. The Administrator
will designate cross connection specialists and
propound all needful rules and regulations to im-
plement these provisions. The Water Utility Sec-
tion of the Utility Systems Division will be
responsible for monitoring and inspecting all ex-
4-6-020D
(Revised 2/19)6 - 2
isting cross connection assemblies and for keep-
ing all records generated by the cross connection
control program. The Plan Review Section of the
Development Services Division of the Depart-
ment of Community and Economic Development
will be responsible for reviewing all new and re-
vised plans for cross connections. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
D. INSTALLATION OF BACKFLOW
PREVENTION ASSEMBLIES:
Backflow prevention assemblies required by this
Chapter must be installed so as to be readily ac-
cessible for maintenance and testing. All assem-
blies shall be connected at the meter, the property
line when meters are not used, or within any
premises where, in the judgment of the City Cross
Connection Control Specialist, the nature and ex-
tent of activity on the premises or the materials
used or stored on the premises could present a
health hazard should a cross connection occur.
This includes:
1. Premises having an auxiliary water sup-
ply.
2. Premises having internal cross connec-
tions that are not correctable, or intricate
plumbing arrangements which make it im-
practical to ascertain whether or not cross
connections exist.
3. Premises where entry is restricted so that
inspections for cross connections cannot be
made with sufficient frequency or at sufficient
short notice to assure that cross connections
do not exist.
4. Premises having a repeated history of
cross connections being established or re-es-
tablished.
5. Premises on which any substance is
handled under pressure so as to permit entry
into the public water system, or where a cross
connection could reasonably be expected to
occur. This includes the handling of process
waters and cooling waters.
6. Premises where materials of a toxic or
hazardous nature are handled such that if
backsiphonage should occur, a health hazard
may result.
7. Hospitals, mortuaries, clinics.
8. Laboratories.
9. Piers and docks.
10. Sewage treatment plants.
11. Food or beverage processing plants.
12. Chemical plants using a water process.
13. Metal plating industries.
14. Petroleum processing or storage plants.
15. Radioactive material processing plants
or nuclear reactors.
16. Car washes.
17. Process waters or cooling towers.
18. Fire sprinkler systems.
19. Irrigation systems.
20. Solar hot water systems.
21. Others specified by the Administrator.
(Ord. 5676, 12-3-2012)
E. TYPES OF BACKFLOW PREVENTION
ASSEMBLIES REQUIRED:
Specific types of backflow prevention assemblies
are required in the following conditions:
1. An air-gap separation or reduced princi-
ple backflow prevention assembly shall be in-
stalled where the water supply may be
contaminated by industrial waste of a toxic
nature or any other contaminant which would
cause a health or system hazard.
2. An air gap must be used between a pota-
ble water supply and sewer connected
wastes.
3. Lawn sprinkler or irrigation systems,
which are supplied by City water only, shall
be required to have a pressure vacuum
breaker. If such system contains an auxiliary
pump or is subject to chemical additives a
double-check valve assembly, air-gap sepa-
ration or a reduced pressure principle back-
flow prevention assembly will be required.
4-6-020G
6 - 3 (Revised 3/17)
F. RESPONSIBILITIES OF OWNER AND
UTILITY:
1. Water Utilities Section:
a. The Water Utilities Section will per-
form evaluations and inspections of
plans/or premises of all existing facilities
and inform the owner, by letter, of any
corrective action deemed necessary, the
method of achieving the correction and
the time allowed for the correction to be
made.
b. The Water Utilities Section shall in-
sure that all backflow prevention assem-
blies are tested annually to insure
satisfactory operation.
c. The Water Utilities Section shall in-
form the owner, by letter, of any failure to
comply by the time of the first reinspec-
tion. An additional fifteen (15) days will be
allowed for the correction. In the event
the owner fails to comply with the neces-
sary correction by the time of the second
reinspection, the Water Utilities Section
will inform the owner, by letter, that the
water service to the owner’s premises will
be terminated within a period not to ex-
ceed five (5) days.
d. If the Water Utilities Section deter-
mines at any time that a serious threat to
the public health exists, the water service
will be terminated immediately and with-
out notice.
2. Plan Review Section: On new installa-
tions the Plan Review Section will provide on-
site evaluation and/or inspection of plans in
order to determine if cross connections exist
and what type of backflow preventer, if any,
will be required before a water meter permit
can be issued.
3. Owner:
a. The owner shall be responsible for
the elimination or protection of all cross
connections on his property.
b. The owner, whether notified by the
City or not, shall at his expense install,
maintain and have tested by a certified
tester any and all backflow preventers on
his premises.
c. The owner shall return to the City the
assembly test reports within thirty (30)
days after receipt of the yearly test notifi-
cation.
d. The owner shall inform the Water
Utilities Section of any proposed or mod-
ified cross connections.
e. Owners who cannot shut down oper-
ation for testing of assemblies must pro-
vide bypass piping with an additional
backflow assembly at their expense.
f. The owner shall only install backflow
preventers which are approved by the
Washington State Department of Health.
g. The owner shall install backflow pre-
venters only in a manner approved by the
Washington State Department of Health.
h. The owner may be required to install
a backflow preventer at the service en-
trance if a private water source is main-
tained on his premises, even if it is not
cross connected to the City’s system.
i. Failure of the owner to cooperate in
the installation, maintenance, repair, in-
spection and testing of backflow pre-
venters required by this Section shall be
grounds for the termination of water ser-
vice or the requirements of an air-gap
separation.
G. ANNUAL INSPECTION AND TESTING
REQUIREMENTS:
All reduced pressure principle backflow assem-
blies, double check valve assemblies, pressure
vacuum breaker assemblies and air gaps in-
stalled in lieu of a backflow preventer shall be in-
spected and tested annually, or more often when
successive inspections indicate failure. All in-
spections and testing will be performed by a cer-
tified tester. The test reports shall be returned to
the City within thirty (30) days after receipt of the
yearly test notification. (Ord. 4312, 5-13-1991)
4-6-030A
(Revised 3/17)6 - 4
4-6-030 DRAINAGE (SURFACE
WATER) STANDARDS:
A. PURPOSE:
1. The purpose of this Section is to preserve
the City’s watercourses by minimizing water
quality degradation from siltation, sedimenta-
tion and pollution of creeks, streams, rivers,
lakes and other bodies of water, protect prop-
erty from increased runoff rates, and to en-
sure public safety.
2. It shall also be the purpose of this Section
to reduce flooding, erosion, and sedimenta-
tion; prevent and mitigate habitat loss; en-
hance groundwater recharge; and prevent
water quality degradation through permit re-
view, construction inspection, enforcement,
and maintenance of drainage facilities/sys-
tems.
3. It shall also be the purpose of this Section
to regulate the Municipal Separate Storm
Sewer System (MS4) regarding the contribu-
tion of pollutants, consisting of any material
other than stormwater, including but not lim-
ited to illicit discharges, illicit connections
and/or dumping into any storm drain system,
including surface and/or groundwater
throughout the City that would adversely im-
pact surface and groundwater quality of the
City and the State of Washington, in order to
comply with requirements of the National Pol-
lutants Discharge Elimination System (NP-
DES) Phase II Municipal Stormwater Permit.
4. It shall also be the purpose of this Section
to create attractive and functional drainage
facilities that do not reduce public safety.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Administrator of the Public Works Depart-
ment is responsible for the general administration
and coordination of this Section. All provisions of
this Section shall be enforced by the Administra-
tor or his or her designated representatives. (Ord.
5526, 2-1-2010)
C. ADOPTION OF SURFACE WATER
DESIGN MANUAL:
The 2016 King County, Washington, Surface Wa-
ter Design Manual as amended by the City of
Renton Amendments to the King County Surface
Water Design Manual, dated December 12, 2016,
is adopted by reference and referred to hereafter
as the Surface Water Design Manual. The Sur-
face Water Design Manual shall be filed with the
City Clerk and available for viewing on the City’s
website. (Ord. 5526, 2-1-2010; Ord. 5749, 1-12-
2015; Ord. 5828, 12-12-2016)
D. REVIEW REQUIRED:
Drainage review is required when any proposed
project is subject to a City of Renton development
permit or approval and:
1. Would result in two thousand (2,000)
square feet or more of new impervious sur-
face, replaced impervious surface or new
plus replaced impervious surface; or
2. Would involve seven thousand (7,000)
square feet of land disturbing activity; or
3. Would construct or modify a drainage
pipe or ditch that is twelve inches (12") or
more in size or depth or receives surface or
stormwater runoff from a drainage pipe or
ditch that is twelve inches (12") or more in
size or depth; or
4. Contains or is abutting a critical area des-
ignation, defined and regulated in RMC
4-3-050; or (Ord. 5676, 12-3-2012)
5. Is a single family residential development
that would result in new impervious surface,
replaced impervious surface or new plus re-
placed impervious surface. (Ord. 5526, 2-
1-2010; Ord. 5828, 12-12-2016)
E. DRAINAGE REVIEW:
1. Scope of Review: The drainage review
for any proposed project shall be scaled to
the scope of the project’s size, type of devel-
opment and potential for stormwater impacts
to the surface water and groundwater to facil-
itate the preparation and review of project ap-
plications. If drainage review for a proposed
project is required, the City shall determine
which of the following drainage reviews apply
as specified in the Surface Water Design
Manual:
a. Simplified drainage review (also
known as small project drainage review);
4-6-030F
6 - 5 (Revised 3/17)
b. Targeted drainage review;
c. Directed drainage review;
d. Full drainage review;
e. Large project drainage review.
2. Core Requirements: A proposed project
required to have drainage review must meet
each of the following core requirements
which are described in detail in the Surface
Water Design Manual. Projects subject only
to small project drainage review (also known
as residential building permit drainage re-
view) that meet the small project drainage re-
quirements specified in the Surface Water
Design Manual, including flow control best
management practices, erosion and sedi-
ment control measures, and drainage plan
submittal requirements are deemed to com-
ply with the following core requirements:
a. Core Requirement No. 1: discharge
at the natural location;
b. Core Requirement No. 2: off-site
analysis;
c. Core Requirement No. 3: flow control
facilities;
d. Core Requirement No. 4: convey-
ance system;
e. Core Requirement No. 5: construc-
tion stormwater pollution prevention;
f. Core Requirement No. 6: mainte-
nance and operations;
g. Core Requirement No. 7: financial
guarantees and liability;
h. Core Requirement No. 8: water qual-
ity facilities; and
i. Core Requirement No. 9: flow control
BMPs.
3. Special Requirements: A proposed
project required to have drainage review shall
meet any of the following special require-
ments which apply to the site and which are
described in detail in the Surface Water De-
sign Manual. The City shall verify if a pro-
posed project is subject to and must meet any
of the following special requirements:
a. Special Requirement No. 1: other
area specific requirements;
b. Special Requirement No. 2: flood
hazard delineation;
c. Special Requirement No. 3: flood
protection facilities;
d. Special Requirement No. 4: source
control;
e. Special Requirement No. 5: oil con-
trol; and
f. Special Requirement No. 6: aquifer
protection area. (Ord. 5526, 2-1-2010;
Ord. 5645, 12-12-2011; Ord. 5828, 12-
12-2016)
F. CREATION OF TRACTS AND/OR
EASEMENTS:
1. Method of Creation for City-Main-
tained Facility for New Residential Subdi-
visions with Drainage Facilities That
Collect Public Runoff: New residential sub-
divisions shall place stormwater flow control
and water quality treatment ponds, vaults and
other similar drainage facilities, along with the
required perimeter landscaping, in a storm-
water tract that is granted and conveyed with
all ownership and maintenance obligations
(excluding maintenance of the drainage facil-
ities) to the subdivision’s lot owners, their as-
signs, heirs, and successors. An easement
under and upon said tract shall be dedicated
to the City for the purpose of operating, main-
taining, improving, and repairing the drainage
facilities contained in the stormwater tract.
Only the chain link fence (if required by sub-
section G of this Section), flow control, water
quality treatment and conveyance facilities
will be considered for formal acceptance and
maintenance by the City; maintenance of all
other improvements and landscaping in said
stormwater tract shall be the responsibility of
the tract owner(s).
a. Covenants, Conditions and Re-
strictions: Covenants, conditions and
restrictions, which are approved by the
Administrator, shall be recorded with the
4-6-030G
(Revised 3/17)6 - 6
King County Recorder’s Office prior to or
concurrent with recording the plat. The
applicant shall provide a copy of the re-
corded document. These covenants shall
specify, at a minimum, the following:
i. Ownership, maintenance, and re-
pair for the commonly owned tract,
landscaping, and facilities (excluding
maintenance of the drainage facili-
ties); and
ii. No modification of the tract or
landscaping within the tract shall be
allowed without the City’s prior writ-
ten approval.
iii. These covenants shall be irrevo-
cable and binding on all the property
owners, including their assigns,
heirs, and successors. (Ord. 5828,
12-12-2016)
b. Stormwater Easement: A stormwa-
ter easement shall be granted and con-
veyed to the City of Renton for the
purpose of conveying, storing, managing
and facilitating storm and surface water.
The easement shall grant the City the
right to enter said stormwater easement
for the purpose of inspecting, operating,
maintaining, improving, and repairing the
drainage facilities in the stormwater tract.
2. Method of Creation for Privately Main-
tained Facility: As determined by the City,
other types of new development shall create
stormwater facilities either within an ease-
ment or within a tract not dedicated to City. In
the case of a tract, the developer and succes-
sors shall own the tract and associated devel-
opment site with an equal and undivided
interest.
3. Method of Creation for Other Develop-
ments: As determined by the City, the City
may take over maintenance of the drainage
facilities located within either an easement to
the City or within a tract owned by the devel-
oper and his successors in ownership to-
gether with an easement to the City. (Ord.
5749, 1-12-2015)
G. ADDITIONAL REQUIREMENTS FOR
FENCING AND LANDSCAPING:
1. Landscaping: Landscaping shall be
consistent with the provisions of Section 5.3
of the Surface Water Design Manual, except
that within the City of Renton, landscaping of
drainage facilities is not optional; it is re-
quired. Additionally, landscaping shall comply
with the requirements of RMC 4-4-070F8,
Storm Drainage Facilities.
2. Fencing around New or Expanded
Storm Drainage Ponds and Signage Re-
quired: All flow control and water quality
treatment ponds and similar facilities, as de-
termined by City, shall be fenced with a six-
foot (6') tall chain link fence and access
gate(s). Fencing is required immediately out-
side each new stormwater flow control and/or
water quality treatment pond and other simi-
lar facilities, as determined by City. For storm-
water ponds, the fence shall be placed at the
top of the berm with the maintenance access
road on the inside of the fence; or five feet (5')
minimum from top of berm if there is no main-
tenance access road to allow access for
proper maintenance of the facility.
The chain link fence shall be coated with
black or green bonded vinyl and installed as
determined by the City between the facility
and the required landscaping. Unless other-
wise determined by the City, the fence gate
must be posted with a twelve-inch (12") by
eighteen-inch (18") “No Trespassing” sign.
Cedar or other fencing materials may be in-
stalled only if the stormwater facility is a pri-
vately maintained facility that is owned and
operated by the owner(s) of the tract. (Ord.
5828, 12-12-2016)
3. Maintenance of Existing Facilities Re-
quired: Owners of existing drainage facilities
not maintained by the City are required to
continue to maintain existing landscaping
and fencing. Replacement of deteriorated
fencing and failed plantings is required. (Ord.
5749, 1-12-2015)
H. REQUIREMENTS FOR DRAINAGE
REVIEW:
All persons applying for drainage review as spec-
ified in subsection E1 of this Section shall submit
4-6-030J
6 - 7 (Revised 5/18)
to the Development Services Division all engi-
neering plans for review in accordance with the
Surface Water Design Manual. The drainage plan
and supportive calculation report(s) shall be
stamped by a professional civil engineer regis-
tered and licensed in the State of Washington.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
I. ADOPTION OF STORMWATER
POLLUTION PREVENTION MANUAL:
The April 2016 King County Stormwater Pollution
Prevention Manual, hereby referred to as the
Stormwater Pollution Prevention Manual, is
hereby adopted by reference. One copy of the
manual shall be filed with the City Clerk. (Ord.
5526, 2-1-2010; Ord. 5749, 1-12-2015; Ord.
5828, 12-12-2016)
J. DISCHARGE PROHIBITION:
1. Prohibition of Illicit Discharge: Materi-
als, whether or not solids or liquids, other
than surface water and stormwater shall not
be spilled, leaked, emitted, discharged, dis-
posed or allowed to escape into the storm
sewer and/or drain system, surface water,
groundwater, or watercourses.
a. Examples of illicit discharge include
but are not limited to the following:
i. Trash, debris or garbage;
ii. Construction materials or waste-
water;
iii. Petroleum products, including
but not limited to oil, gasoline,
greases, fuel oil or heating oil;
iv. Antifreeze, brake fluid, wind-
shield cleaner and other automotive
products;
v. Metals in either particulate or dis-
solved form;
vi. Flammable or explosive materi-
als or substances;
vii. Radioactive materials;
viii. Acids or batteries of any kind;
ix. Alkalis or bases;
x. Paints, stains, resins, lacquers,
or varnishes;
xi. Degreasers, solvents or chemi-
cals used in laundries or dry clean-
ers;
xii. Drain cleaners;
xiii. Pesticides, herbicides and fer-
tilizers;
xiv. Steam cleaning wastes;
xv. Soaps, detergents, ammonias;
xvi. Swimming pool or spa cleaning
wastewater and filter backwash con-
taining water disinfectants (chlorine,
bromine, or other chemicals);
xvii. Heated water;
xviii. Domestic animal waste;
xix. Sewage;
xx. Recreational vehicle wastewa-
ter or sewage;
xxi. Animal carcasses;
xxii. Food waste;
xxiii. Bark and other fibrous mate-
rial;
xxiv. Collected lawn clippings,
leaves, branches or other yard waste
material;
xxv. Silt, sediment or gravel;
xxvi. Dyes, except as stated in sub-
section J1bxiii of this Section;
xxvii. Chemicals not normally found
in uncontaminated water;
xxviii. Wastewater or process water
(including filtered or purified);
xxix. Any pollution or contaminant
as referenced in the Stormwater Pol-
lution Prevention Manual; and
4-6-030J
(Revised 5/18)6 - 8
xxx. Any hazardous material as de-
fined in RMC 4-11-080, or waste not
listed above and any other process-
associated discharge except as oth-
erwise allowed in this Section. (Ord.
5828, 12-12-2016)
b. Allowable Discharges: The follow-
ing types of discharges shall not be con-
sidered illicit discharges by this Section
unless the Administrator evaluates and
determines that the type of discharge,
whether singly or in combination with oth-
ers, is causing or is likely to cause signif-
icant pollution of surface water or
groundwater:
i. Diverted stream flows;
ii. Spring water;
iii. Rising groundwater;
iv. Uncontaminated groundwater
infiltration (as defined in 40 CFR
35.2005(b)(20));
v. Uncontaminated pumped
groundwater;
vi. Foundation and footing drains;
vii. Uncontaminated water from
crawl space pumps;
viii. Air conditioning condensation;
ix. Flows from riparian habitats and
wetlands;
x. Discharges from emergency fire
fighting activities in accordance with
the Western Washington Phase II
Municipal Stormwater Permit Section
S2, Authorized Discharges;
xi. Discharges specified in writing
by the authorized enforcement
agency as being necessary to pro-
tect public health and safety;
xii. Irrigation water from an agricul-
tural source that is commingled with
stormwater runoff;
xiii. Storm system dye testing is al-
lowable, but requires verbal notifica-
tion to the Public Works Department
at least one day prior to the date of
the test. The City is exempt from this
requirement;
xiv. Non-stormwater discharges
authorized by another NPDES or
State Waste Discharge Permit. (Ord.
5828, 12-12-2016)
c. Conditionally Allowable Dis-
charges: These discharges are allowed
if the stated conditions are met, unless
the Administrator determines that the
type of discharge, whether singly or in
combination with others, is causing or is
likely to cause significant pollution to sur-
face water or groundwater:
i. Discharges from potable water
sources, including but not limited to
water line flushing, hyperchlorinated
water line flushing, fire hydrant sys-
tem flushing, and pipeline hydrostatic
test water. Planned discharges shall
be dechlorinated to a total residual
chlorine concentration of 0.1 ppm or
less, pH-adjusted, if necessary, and
volumetrically and velocity controlled
to prevent resuspension of sedi-
ments into the MS4;
ii. Discharges from lawn watering
and other irrigation runoff. These dis-
charges shall be minimized through,
at a minimum, public education activ-
ities and water conservation efforts;
iii. Dechlorinated swimming pool,
spa, and hot tub discharges. The dis-
charges shall be dechlorinated to a
total residual chlorine concentration
of 0.1 ppm or less, pH-adjusted and
reoxygenized if necessary, volumet-
rically and velocity controlled to pre-
vent resuspension of sediments in
the MS4. Discharges shall be ther-
mally controlled to prevent an in-
crease in temperature of the
receiving water. Swimming pool
cleaning wastewater and filter back-
wash shall not be discharged to the
MS4;
4-6-030J
6 - 9 (Revised 5/18)
iv. Street and sidewalk wash water,
water used to control dust, and rou-
tine external building washdown that
does not use detergents. The dis-
charges shall be minimized through,
at a minimum, public education activ-
ities and/or water conservation ef-
forts;
v. Non-stormwater discharge per-
mitted under another NPDES permit;
provided, that the discharge is in full
compliance with all requirements of
the permit, waiver, or other applica-
ble requirements and regulations;
vi. Other non-stormwater dis-
charges. The discharges shall be in
compliance with the requirements of
a pollution prevention plan reviewed
by the City/Administrator or desig-
nee, which addresses control of such
discharges.
d. A person does not violate this sub-
section J if:
i. That person has properly de-
signed, constructed, implemented
and is maintaining BMPs as required
by this Chapter and Section, but con-
taminants continue to enter surface
and stormwater and underground
water;
ii. That person can demonstrate
that there are no additional contami-
nants in discharges from the site
above the background conditions of
water entering the site;
iii. The discharge is a result of an
emergency response activity or other
action that must be undertaken im-
mediately or within a time too short to
allow full compliance with this Chap-
ter or Section in order to avoid an im-
minent threat to public health or
safety. The Administrator by public
rule may specify actions that qualify
for this exemption in City procedures.
A person undertaking emergency re-
sponse activities shall take steps to
assure that the discharges resulting
from such activities are minimized. In
addition, this person shall evaluate
BMPs to restrict recurrence.
e. Any person who knowingly allows or
permits any prohibited discharges, as set
forth in this subsection J or the Stormwa-
ter Pollution Prevention Manual, through
illicit connections, dumping, spills, im-
proper maintenance of BMPs or other
discharges, that allow contaminants to
enter surface and stormwater or ground-
water, shall be in violation of this Section.
2. Prohibition of Illicit Connections: The
construction, use, maintenance or continued
existence of any connection identified by the
Administrator, that may convey any pollution
or contaminants or anything not composed
entirely of surface water and stormwater, di-
rectly into the MS4, is prohibited, including
without limitation, existing illicit connections
regardless of whether the connection was
permissible under law or practices applicable
or prevailing at the time of connection. (Ord.
5676, 12-3-2012)
3. Remedy:
a. The person and/or property owner
responsible for an illicit connection and/or
illicit discharge shall initiate and complete
all actions necessary to remedy the ef-
fects of such connection or discharge at
no cost to the City.
b. If the person responsible for an illicit
connection or illicit discharge and/or the
owner of the property on which the illicit
connection or illicit discharge has oc-
curred fails to address the illicit connec-
tion or illicit discharge in a timely manner,
the Administrator shall have the authority
to implement removal or remedial actions
following lawful entry upon the property.
Such actions may include, but not be lim-
ited to: installation of monitoring wells;
collection and laboratory testing of water,
soil, and waste samples; cleanup and
disposal of the illicit discharge, and reme-
diation of soil and/or groundwater. The
property owner and/or other person re-
sponsible for the release of an illicit dis-
charge shall be responsible for any costs
incurred by the Public Works Department
or its authorized agents in the conduct of
such remedial actions and shall be re-
4-6-030J
(Revised 5/18)6 - 10
sponsible for City expenses incurred due
to the illicit connection or illicit discharge,
including but not limited to removal and/
or remedial actions in accordance with
RMC 1-3-3.
c. Compliance with this subsection
shall be achieved through the implemen-
tation and maintenance of best manage-
ment practices (BMPs) described in the
Stormwater Pollution Prevention Manual.
The Administrator shall initially rely on
education and informational assistance
to gain compliance with this subsection,
unless the Administrator determines a vi-
olation poses a hazard to public health,
safety, or welfare, endangers any prop-
erty and/or other property owned or
maintained by the City, and therefore
should be addressed through immediate
penalties. The Administrator may de-
mand immediate cessation of illicit dis-
charges and assess penalties for
violations that are an imminent or sub-
stantial danger to the health or welfare of
persons or danger to the environment.
(Ord. 5676, 12-3-2012; Ord. 5749, 1-12-
2015)
4. Elimination of Illicit Connection and/
or Illicit Discharge:
a. Notice of Violation: Whenever the
Administrator finds that a person has vio-
lated a prohibition or failed to meet a re-
quirement of this Section, he or she may
order compliance by written notice of vio-
lation to the property owner and/or re-
sponsible person, by first class and
certified mail with return receipt re-
quested. Such notice may require without
limitation:
i. The performance of monitoring,
analyses, and reporting by the viola-
tor;
ii. The elimination of illicit connec-
tions or discharges;
iii. That violating discharges, prac-
tices, or operations shall immediately
cease and desist;
iv. The abatement or remediation of
stormwater pollution or contamina-
tion hazards and the restoration of
any affected property; and
v. The implementation of source
control or treatment BMPs. Any per-
son responsible for a property or
premises which is, or may be, the
source of an illicit discharge, may be
required to implement, at said per-
son’s expense, additional structural
and nonstructural BMPs to prevent
the further discharge of pollutants to
the municipal separate storm sewer
system and/or waters of the State.
These BMPs shall be part of a storm-
water pollution prevention plan
(SWPP) as necessary for compli-
ance with requirements of the NP-
DES permit.
b. Requirement to Eliminate Illicit
Connection: The Administrator shall
send a written notice, sent by first class
and certified mail with return receipt re-
quested, to the property owner and/or the
person responsible for the illicit connec-
tion, informing the property owner or per-
son responsible for an illicit connection to
the MS4 that the connection must be ter-
minated by a specified date.
c. Requirement to Eliminate Illicit
Discharges: The Administrator shall
send a written notice, sent by first class
and certified mail with return receipt re-
quested, to the property owner and/or the
person responsible for the illicit dis-
charge, informing the property owner or
person responsible for an illicit discharge
to the MS4, whether it be surface water
and/or groundwater, that the discharge
must be terminated by a specified date.
d. Sample and Analysis: When the
Administrator has reason to believe that
an illicit connection is resulting in an illicit
discharge, the Administrator may sample
and analyze the discharge and recover
the cost of such sampling and analysis
from the property owner or person re-
sponsible for such illicit connection or dis-
charge pursuant to RMC 1-3-3, as now or
as hereafter may be amended, and re-
quire the person permitting or maintain-
ing the illicit connection and/or discharge
4-6-030L
6 - 10.1 (Revised 5/18)
to conduct ongoing monitoring at that
person’s expense.
e. Right of Appeal from Administra-
tive Decision: Any person aggrieved by
an administrative decision of the Admin-
istrator may appeal such decision pursu-
ant to RMC 4-8-110.
f. Any illicit connection and/or illicit dis-
charge as set forth in this Section or the
Stormwater Pollution Prevention Manual
is hereby declared to be a nuisance pur-
suant to RMC 1-3-3, and as defined in
RMC 1-3-3B19. (Ord. 5676, 12-3-2012)
5. Reporting Requirements:
a. In the event of an illicit discharge or
spill of hazardous material into the storm-
water drainage system or waters of the
City, State of Washington or United
States, said person with knowledge
thereof shall immediately notify the emer-
gency dispatch services (911).
b. In the event of an illicit discharge of
nonhazardous material into the stormwa-
ter drainage system or waters of the City,
State of Washington or United States,
said person with knowledge thereof shall
immediately notify the Public Works De-
partment by phone at 425-430-7400, or
in person.
6. Record Retention Required: All per-
sons subject to the provisions of this Section
shall retain and preserve for no less than five
(5) years any records, books, documents,
memoranda, reports, correspondence, and
any and all summaries relating to operation,
maintenance, monitoring, sampling, remedial
actions and chemical analysis made by or on
behalf of a person in connection with any illicit
connection or illicit discharge. All records
which pertain to matters which are the subject
of administrative or any other enforcement or
litigation activities brought by the City pursu-
ant to this Code shall be retained and pre-
served by the person until all enforcement
activities have concluded and all periods of
limitation with respect to any and all appeals
have expired. (Ord. 5526, 2-1-2010; Ord.
5749, 1-12-2015; Ord. 5828, 12-12-2016;
Ord. 5873, 1-8-2018)
K. REVIEW AND APPROVAL OF PLAN:
1. Process: All engineering storm drainage
plans and supportive calculations shall be
prepared in accordance with the Surface Wa-
ter Design Manual, and submitted to the City
for review and approval in connection with the
associated development permits. (Ord. 5828,
12-12-2016)
2. Fees: Fees shall be as listed in the City
of Renton Fee Schedule Brochure on file with
the City Clerk’s Office. (Ord. 5749, 1-12-
2015)
3. Additional Information: The permit ap-
plication shall be supplemented by any plans,
specifications or other information consid-
ered pertinent in the judgment of the Admin-
istrator or designee.
4. Tests: Whenever there is insufficient ev-
idence of compliance with any of the provi-
sions of this Section or Code, or evidence
that any material or construction does not
conform to the requirements of this Section or
Code, the Administrator or designee may re-
quire tests as proof of compliance to be made
at no expense to this jurisdiction. Test meth-
ods shall be as specified by this Section or
Code or by other recognized test standards.
If there are no recognized and accepted test
methods for the proposed alternate, the Ad-
ministrator or designee shall determine test
procedures. Suitable performance of the
method or material may be evidence of com-
pliance meeting the testing requirement.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
L. BONDS AND LIABILITY INSURANCE
REQUIRED:
The Development Services Division shall require
all persons constructing drainage facilities pursu-
ant to RMC 4-6-030, except for single family res-
idential lots, to post with the City of Renton a
surety, cash bonds, assignment of funds or certi-
fied check in the amount equal to the estimated
cost of construction calculated using the Bond
Quantity Worksheet as described in the Surface
Water Design Manual.
1. Construction Bond: Prior to commenc-
ing construction, the person constructing the
drainage facility shall post a construction
bond in an amount sufficient to cover the cost
4-6-030L
(Revised 5/18)6 - 10.2/10.4
of conforming said construction with the ap-
proved drainage plans. In lieu of a bond, the
applicant may elect to establish a cash es-
crow account with his bank in an amount
deemed by the City of Renton to be sufficient
to reimburse the City if it should become nec-
4-6-030M
6 - 10.5 (Revised 2/15)
essary for the City to enter the property for
the purpose of correcting and/or eliminating
hazardous conditions relating to soil stability
and/or erosion. The instructions to the es-
crowee shall specifically provide that after
prior written notice unto the owner and his
failure to correct and/or eliminate existing or
potential hazardous conditions and his failure
to timely remedy same, the escrowee shall be
authorized without any further notice to the
owner or his consent to disburse the neces-
sary funds to the City of Renton for the pur-
pose of correcting and/or eliminating such
conditions complained of. After determination
by the Department that all facilities are con-
structed in compliance with the approved
plans, the construction bond shall be re-
leased.
2. Maintenance and Defect Bond (re-
quired only for those facilities to be main-
tained and operated by the City of
Renton): After satisfactory completion of the
facilities and prior to the release of the con-
struction bond by the City, the person con-
structing the facility shall commence a two (2)
year period of satisfactory maintenance of
the facility. A cash bond, surety bond or bona-
fide contract for maintenance and defects
with a third-party for the duration of this two
(2) year period, to be approved by the City of
Renton and to be used at the discretion of the
City of Renton to correct deficiencies in said
maintenance affecting public health, safety
and welfare, must be posted and maintained
throughout the two (2) year maintenance and
defect period. The amount of the cash bond
or surety bond shall be in the amount equal to
twenty percent (20%) of the estimated cost of
construction for a two (2) year period calcu-
lated using the Bond Quantity worksheet as
described in the Surface Water Design Man-
ual.
The owner of the property shall throughout
the maintenance and defect period notify the
City in writing if any defect or malfunction of
the drainage system has come to his or her
notice. Failure to notify the City shall give the
City cause to reject assumption of the main-
tenance of the facility at the expiration of the
two (2) year maintenance and defect period,
or within one year of the discovery of the de-
fect or malfunction of the drainage system,
whichever period is the latest in time.
3. Liability Policy: Before a permit shall be
issued for any construction, insurance will be
required as follows:
a. Duration and Limits: The applicant
shall secure and maintain in force
throughout the duration of the permit
commercial general liability insurance
written on an occurrence basis with limits
no less than one million dollars
($1,000,000.00) for each occurrence/two
million dollars ($2,000,000.00) aggre-
gate.
b. Additional Insured: Copies of such
insurance policy or policies shall be fur-
nished unto the City with a special en-
dorsement in favor of the City with the
City named as a primary and noncontrib-
utory additional insured on the insurance
policy and an endorsement stating such
shall be provided to the City.
c. Cancellation Notice Required: The
policy shall provide that it will not be can-
celed or reduced without thirty (30) calen-
dar days’ advance written notice to the
City.
d. Waiver: Upon showing of a hardship
and at the discretion of the Administrator,
the insurance requirements may be re-
duced or waived for single family or two
(2) family residential applications. (Ord.
5526, 2-1-2010; Ord. 5645, 12-12-2011;
Ord. 5749, 1-12-2015)
M. MAINTENANCE OF DRAINAGE
FACILITIES:
1. Drainage Facilities Accepted by the
City of Renton for Maintenance:
a. Responsibility for Maintenance of
Accepted Facilities: The City of Renton
is responsible for maintenance, including
performance and operation of drainage
facilities that have formally been ac-
cepted by the Administrator. The City will
also maintain any chain link fence sur-
rounding accepted drainage facilities if
the fencing is required per subsection G
of this Section. All landscaped areas,
wooden fencing, or fencing constructed
for a purpose other than safety within the
4-6-030M
(Revised 2/15)6 - 10.6
tract must be maintained by the owner(s)
of the tract.
b. City Assumption of Maintenance
Responsibility for Existing Facilities:
The City of Renton may assume mainte-
nance of privately maintained drainage
facilities, including the perimeter fencing,
after the expiration of the two (2) year
maintenance period in connection with
the subdivision of land if the following
conditions have been met:
i. All of the requirements of subsec-
tion E of this Section have been fully
complied with;
ii. The facilities have been in-
spected and any defects or repairs
have been corrected and approved
by the Department prior to the end of
the two (2) year maintenance period;
iii. All necessary easements enti-
tling the City to properly maintain the
facility have been conveyed to the
City;
iv. The facility is constructed on a
plat with public streets and located
on tracts or easements dedicated to
the City; and
v. It is recommended by the Admin-
istrator and concurred in by the City
Council that said assumption of
maintenance would be in the best in-
terests of the City.
c. Facilities Not Eligible for Transfer
of Maintenance Responsibility: A
drainage facility which does not meet the
criteria of this subsection shall remain the
responsibility of the applicant required to
construct the facility and persons holding
title to the property for which the facility
was required.
2. Drainage Facilities Not Accepted by
the City for Maintenance:
a. The person or persons holding title to
the property and the applicant required to
construct a drainage facility shall remain
responsible for the facility’s continual per-
formance, operation and maintenance in
accordance with the standards and re-
quirements per subsection C of this Sec-
tion and remain responsible for any
liability as a result of these duties. This
responsibility includes maintenance of a
drainage facility which is:
i. Under a two (2) year mainte-
nance bond period;
ii. Serving a private road;
iii. Located within and serving only
one single family residential lot;
iv. Located within and serving a
multi-family, commercial site, indus-
trial or mixed use property site;
v. Not otherwise accepted by the
City for maintenance.
b. A declaration of covenant as speci-
fied in the Surface Water Design Manual
shall be recorded. The restrictions set
forth in such covenant shall include, but
not be limited to, provisions for notice to
the persons holding title to the property of
a City determination that maintenance
and/or repairs are necessary to the facil-
ity and a reasonable time limit in which
such work is to be completed.
i. In the event that the titleholders
do not effect such maintenance and/
or repairs, the City may perform such
work upon due notice. The titlehold-
ers are required to reimburse the City
for any such work, with interest and
including the cost of labor, benefits,
materials, time and any other related
costs or fees. The restrictions set
forth in such covenant shall be in-
cluded in any instrument of convey-
ance of the subject property and shall
be recorded with the King County
Recorder’s Office.
ii. The City may enforce the restric-
tions set forth in the declaration of
covenant provided in the Surface
Water Design Manual.
3. Separate Conveyance System Re-
quired for Off-Site Drainage: Drainage
structures, such as vaults or ponds, must be
4-6-030O
6 - 10.7 (Revised 3/17)
located within a dedicated tract. Off-site ar-
eas that naturally drain onto the project site
must be intercepted at the natural drainage
course within the project site and conveyed in
a separate conveyance system and must by-
pass on-site stormwater facilities. Separate
conveyance systems that intercept off-site
runoff and are located on private property
must be located in a drainage easement that
may be dedicated to the City if the City deems
it appropriate depending on the upstream
tributary area. (Ord. 5745, 1-12-2015)
4. Maintenance of Landscaping and
Other Improvements Located in the Drain-
age Facility/Landscaping Tract: The
owner(s) of the tract shall maintain the land-
scaping, and other improvements installed
within the tract. All improvements to the drain-
age facility/landscaping tract, including land-
scaping, shall require the submittal of a
landscape and/or recreation plan approved
by the City.
5. Other Cases: Where not specifically de-
fined in this subsection, the responsibility for
performance, operation and maintenance of
drainage facilities and conveyance systems
shall be determined on a case-by-case basis.
(Ord. 5526, 2-1-2010; Ord. 5645,
12-12-2011; Ord. 5749, 1-12-2015)
N. RETROACTIVITY RELATING TO CITY
MAINTENANCE OF SUBDIVISION
FACILITIES:
If any person constructing drainage facilities pur-
suant to this Section and/or receiving approval of
drainage plans prior to the effective date of the or-
dinance codified in this Section reassesses the
facilities and/or plans so constructed and/or ap-
proved and demonstrates, to the Administrator’s
satisfaction, total compliance with the require-
ments of this Section, the City may, after inspec-
tion, approval and acknowledgment of the proper
posting of the required bonds as specified in sub-
section L of this Section, assume maintenance of
the facilities. (Ord. 5526, 2-1-2010; Ord. 5749, 1-
12-2015)
O. INSPECTION, INVESTIGATION AND
SAMPLING:
The Administrator may lawfully enter property to
inspect drainage facilities.
1. The Administrator shall be permitted to
lawfully enter and inspect sites subject to reg-
ulation under this Chapter as often as may be
necessary to determine compliance with the
requirements of the regulations, at all reason-
able hours for the purpose of inspections,
samplings or records examination. The Ad-
ministrator shall have the right to set up on
the property necessary devices to conduct
sampling, inspection, compliance monitoring,
and/or metering actions.
2. If the premises or portion thereof is occu-
pied, the Administrator shall first make a rea-
sonable effort to locate the owner or other
person having charge or control of the prem-
ises or portion thereof and seek entry. Proper
ingress and egress shall be provided to the
Administrator.
3. The Administrator shall notify the respon-
sible party in writing of failure to comply with
this access requirement. The responsible
party shall respond and comply with a lawful
request for entry within seven (7) days from
the receipt of notification. The Administrator
may use all legal means to order the work re-
quired completed or otherwise address the
cause of improper access including, but not
limited to, performing emergency work or ob-
taining a warrant of abatement. The obliga-
tion for the payment of all costs that may be
incurred or expended by the City in causing
the work to be done shall thereby be imposed
on the person holding title to the subject prop-
erty.
4. If the responsible party fails to maintain
the facilities, the Administrator may take such
actions as may be required to enforce the
provisions of this section.
5. Within thirty (30) days of receiving an in-
spection report from the City, the property
owner or operator shall file with the City a
plan and time schedule to implement any re-
quired modifications to the site or to the mon-
itoring plan needed to achieve compliance
with the intent of this section. This plan and
time schedule shall also implement all of the
recommendations of the City. (Ord. 5828, 12-
12-2016)
4-6-030P
(Revised 3/17)6 - 10.8
P. ADJUSTMENT:
1. An adjustment to the requirements con-
tained in this Section or other requirements in
the Surface Water Design Manual may be
proposed. The resulting development shall
be subject to all of the remaining terms and
conditions of this section and the adjustment
shall:
a. Produce a compensating or compa-
rable result in the public interest; and
b. Meet the objectives contained in this
Section of safety, function, appearance,
environmental protection and maintain-
ability based upon sound engineering
judgment.
2. Requests for adjustments that may con-
flict with the requirements of any other City
departments shall require review and concur-
rence with that department.
3. A request for an adjustment shall be pro-
cessed in accordance with the procedures
specified in the Surface Water Design Man-
ual.
4. The applicant may appeal an adjustment
decision by following the appeal procedures
as specified in the Surface Water Design
Manual per RMC 4-8-110. (Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828,
12-12-2016)
Q. VARIANCE:
1. If complying with the Surface Water De-
sign Manual will deny all reasonable use of a
property, a variance to the requirements in
the Surface Water Design Manual may be re-
quested from the Community and Economic
Development Administrator or designee in
accordance with the variance process de-
fined in the Surface Water Design Manual
and RMC 4-9-250.
2. A request for a variance shall be pro-
cessed in accordance with RMC 4-9-250.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015;
Ord. 5828, 12-12-2016)
R. SEVERABILITY:
If any provision, subsection, sentence, clause or
phrase of this Section or the application thereof to
any person or circumstances is held invalid, the
remaining portions of this Section and the appli-
cation of such provisions to other persons or cir-
cumstances shall not be affected thereby. (Ord.
5526, 2-1-2010; Ord. 5749, 1-12-2015; Ord.
5828, 12-12-2016)
S. VIOLATIONS OF THIS SECTION AND
PENALTIES:
A violation of any of the provisions of this Section
shall be a civil infraction pursuant to RMC 1-3-2.
See also RMC 4-6-110.
(Ord. 3174, 11-21-1977; Ord. 4269, 5-21-1990;
Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4722, 5-11-1998; Ord. 4740, 7-19-1999; Ord.
4851, 8-7-2000; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5159, 10-17-2005; Ord. 5450,
3-2-2009; Ord. 5478, 8-3-2009; Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828, 12-
12-2016)
4-6-040 SANITARY SEWER
STANDARDS:
A. CONNECTION TO CITY SEWER
REQUIRED:
The owner of each house, building or property
used for human occupancy, employment, recre-
ation or other purpose, situated within the City
and abutting on any street, alley or right-of-way in
which there is now located or may in the future be
located a public sanitary or combined sewer of
the City which said public sewer is within three
hundred thirty feet (330') of the property line and
which has been determined to be a health hazard
by the City or the Seattle-King County Health De-
partment, or its successor agencies, or which has
participated and been included in a local improve-
ment district, is hereby required at the owner’s ex-
pense to install suitable toilet facilities therein and
to connect such facilities directly with the proper
public sewer in accordance with the provisions of
this Chapter, within ninety (90) days after the date
of official notice to do so.
1. Exception for Connection to Private
Sewage System: Where a public sanitary or
combined sewer is not available under the
provisions of this Chapter, the building sewer
4-6-040A
6 - 10.9 (Revised 3/17)
shall be connected to a private sewage dis-
posal system complying with the provisions
of this Section. (Ord. 4343, 2-3-1992)
(Revised 3/17)6 - 10.10
This page left intentionally blank.
4-6-040E
6 - 11 (Revised 8/08)
B. RESPONSIBILITY FOR SEWER
MANAGEMENT FACILITIES:
Any facility improvements identified by the current
adopted long-range wastewater management
plan (comprehensive sewer system plan) that are
not installed or in the process of being installed
must be constructed by the property owner(s) or
developer(s) desiring service. (Ord. 4343,
2-3-1992)
C. SERVICE OUTSIDE OF CITY:
1. Sewer service to properties outside the
City’s corporate limits will not be permitted
except under the following conditions:
a. Public Entity: The applicant is a mu-
nicipal or quasi-municipal corporation in-
cluding a school, hospital or fire district,
County of King or similar public entity; or
b. Necessary Service: Service is nec-
essary to convert from a failed or failing
septic system or the area has been de-
fined by the Seattle-King County Health
Department as a health concern area; or
c. Vested Service: Those properties
for which the City has granted a valid
sewer availability certificate prior to the
effective date of the ordinance codified in
this subsection and the project has a cur-
rent vested right to build; or
d. In the City’s Sewer Service Area,
Existing Legal Lot(s) Desiring to Con-
struct One Single-Family Residence
or Connect One Existing Single-Fam-
ily Residence: The Administration may
approve the connection of one existing
single-family residence on an existing le-
gal lot.
2. Potential Annexation Area: The
owner(s) of property in Renton’s Potential An-
nexation Area shall, prior to connecting to the
sewer, execute a covenant running with the
land by which the owners, their heirs, succes-
sors, or assigns are obligated to affirmatively
support any legal and constitutional method
of annexation.
3. Rates: The rates to such special users
shall be as stipulated in RMC 8-5-15. (Ord.
4467, 8-22-1994; Amd. Ord. 4677, 8-4-1997;
Ord. 4907, 6-4-2001; Ord. 4969, 6-3-2002;
Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003;
Ord. 5123, 1-3-2005; Ord. 5391, 6-16-2008)
D. USE OF SEPTIC TANKS, PRIVIES OR
CESSPOOLS:
Except as hereinafter provided, it shall be unlaw-
ful to construct or maintain any privy, privy vault,
septic tank, cesspool, or other facility intended or
used for the disposal of sewage. (Ord. 2173,
8-16-1965)
E. PERMIT REQUIRED FOR
CONNECTION TO CITY SEWER:
No unauthorized person shall uncover, make any
connections with or openings into, use, alter or
disturb any public sewer or appurtenance thereof
without first obtaining a written permit from the De-
velopment Services Division.
1. Connection Approval Options: Per-
mission to make connection to the public
sewer shall consist of either:
a. A developer extension agreement,
wherein permission is granted to make
an extension to a public sewer, or
b. A building sewer permit, wherein per-
mission is granted to make a connection
from private property to a public sewer. A
building sewer permit shall include per-
mission to construct a side sewer when-
ever it is required to complete
connection.
2. Permit Classes: There shall be three (3)
classes of building sewer permits:
a. For residential service;
b. For commercial service; and
c. For industrial service. (Ord. 3832,
8-13-1984)
3. Submittal Requirements and Applica-
tion Fees: In each case the owner or his duly
authorized agent or representative shall
make application in writing on a special form
furnished by the City for said purposes. The
permit application shall be supplemented by
any plans, specifications or other information
considered pertinent in the judgment of the
Development Services Division. The permit
4-6-040F
(Revised 8/08)6 - 12
and inspection fees shall be as listed in RMC
4-1-180.
F. PUBLIC SEWER STANDARDS:
1. Costs and Damages: All costs and ex-
pense incident to the installation and connec-
tion of the building sewer shall be borne by
the owner or applicant of the premises in
question. The owner shall indemnify the City
against any loss or damage that may directly
or indirectly be occasioned by the installation
of the building sewer. (Ord. 1552, 6-12-1956)
2. Standards: Public sewers shall conform
to the latest standards of the City, as adopted
by City Code, and to the “Recommended
Standards for Sewage Works” of the Great
Lakes-Upper Mississippi River Board of State
Sanitary Engineers, and are subject to review
by the Department of Ecology of the State of
Washington. All public sewer extensions shall
conform to the standards and be consistent
with the City comprehensive sewer system
plan. (Ord. 4343, 2-3-1992)
3. Public Sewer Pipe Materials: The pub-
lic sewer shall be ductile iron, AWWA C151,
with Type II push-on or Type III mechanical
joints, together with cement mortar lining
three thirty seconds inch (3/32") in accor-
dance with AWWA C104, or polyvinyl chloride
(PVC) plastic pipe ASTM D3034, or concrete
nonreinforced ASTM C14 Class 2, or con-
crete reinforced ASTM C76; rubber gaskets
for concrete pipe shall meet ASTM C443
standards; rubber gasket for PVC pipe shall
meet ASTM 1869 standards. However, when
public sewers are installed in filled or unsta-
ble ground, in areas with high groundwater
levels, or in areas where the potential for infil-
tration occurs, they may be required to be ei-
ther ductile iron or PVC plastic pipe. Exact
pipe material shall be as determined by the
wastewater utility. Minimum size shall be
eight inches (8") diameter. (Ord. 4343,
2-3-1992)
4.Repealed by Ord. 4999. (Ord. 1552,
6-12-1956; Amd. Ord. 2847, 5-6-1974)
5. Manhole Requirements:
a. Where Required: Manholes shall be
installed at the end of each line, at all
changes of grade, size or alignment, at
distances no greater than four hundred
feet (400') for fifteen inch (15") diameter
sewers or smaller. Greater spacing may
be permitted in larger sewers. Manholes
shall be a minimum of forty eight inches
(48") in diameter, shall be precast con-
crete or cast in place concrete, with steel
reinforcement; steps shall be placed at
one foot (1') spacing, conforming to cur-
rent safety regulations. (Ord. 4343,
2-3-1992)
b. Covers: The manhole covers shall
be twenty four inches (24") in diameter
cast iron frame and covers.
c. Connections: All connections to the
manhole shall match the existing inverts
or have a drop connection in accordance
with the current City standards. (Ord.
4343, 2-3-1992)
d. Manhole Requirements for Indus-
trial Wastes: When required by the Utili-
ties Engineer, the owner of any property
served by a building sewer carrying in-
dustrial wastes shall install a suitable con-
trol manhole in the building sewer to facil-
itate observation, sampling and measure-
ment of the wastes. Such manhole, when
required, shall be accessibly and safely
located, and shall be constructed in ac-
cordance with plans approved by the Util-
ities Engineer. The manhole shall be in-
4-6-040G
6 - 13 (Revised 3/03)
stalled by the owner at his expense, and
shall be maintained by him so as to be
safe and accessible at all times. (Ord.
1552, 6-12-1956; Amd. Ord. 2847,
5-6-1974)
6. Lift Station Standards: All lift stations
that are to be turned over for public mainte-
nance as well as private lift stations for com-
mercial or multi-family building sewers shall
have alarm and standby emergency opera-
tion systems, and meet or exceed Depart-
ment of Ecology specifications as detailed in
“Criteria for Sewage Works Design”. All pri-
vate single family lift stations shall meet or ex-
ceed the current City standards for that type
of facility.
7. Supervision Required: All persons or
local improvement districts desiring to install
sanitary sewer mains, as an extension of
Renton’s sewer system, must extend said
mains under the supervision of the wastewa-
ter utility. (Ord. 4343, 2-3-1992)
8. Public Sewer Extension Requires De-
veloper Agreement: Extensions to the pub-
lic sewer may be permitted by developer
extension agreements. (Ord. 3055, 8-9-1976)
G. PRIVATE (BUILDING) SEWER
STANDARDS:
1. Independent Sewer Required for Ev-
ery Building: A separate and independent
building sewer shall be provided for every
building, except where one building stands at
the rear of another on an interior lot and no
private sewer is available or can be con-
structed to the rear building through an ad-
joining alley, court, yard, or driveway, the
building sewer from the front building may be
extended to the rear building and the whole
considered as one building sewer. (Ord.
1552, 6-12-1956)
2. Private Sewer Pipe Materials: The
building sewer shall be ductile iron pipe class
50, PVC plastic pipe ASTM spec. D3034 or
equal, or other suitable material approved by
the Utilities Engineer. Joints shall be tight and
waterproof. Any part of the building sewer
that is located within ten feet (10′) of a water
service pipe shall be constructed of ductile
iron pipe with push-on rubber gasket joints. If
installed in filled or unstable ground, the
building sewer shall be of ductile iron pipe
with push-on rubber gasketed joints. (Ord.
4343, 2-3-1992)
3. Size and Slope: The size and slope of
the building sewer shall be subject to the ap-
proval of the Utilities Engineer. The standard
minimum sizes and slopes are:
a. Four inches (4″) at a two percent
(2%) slope (one-quarter inch (1/4″) per
foot) for single family or duplex residen-
tial, or
b. Six inches (6″) at a two percent (2%)
slope (one-quarter inch (1/4″) per foot)
for multi-family, commercial or industrial.
c. In no event shall the diameter of the
side sewer stub be less than six inches
(6″).
4. Special Allowance for Lesser Slope:
The utility may allow, under certain circum-
stances, a six inch (6″) side sewer to be laid
at no less than one percent (1%) (one-eighth
inch (1/8″) per foot). A grade release holding
the City harmless for the flatter slope will be
required.
5. Pipe Location, Elevation, Etc.: When-
ever possible, the building sewer shall be
brought to the building at an elevation below
the basement floor. No building sewer shall
be laid parallel to or within three feet (3′) of
any bearing wall, which might thereby be
weakened. The depth shall be sufficient to af-
ford protection from frost. The building sewer
shall be laid at uniform grade and in straight
alignment insofar as possible. Changes in di-
rection shall be made with proper fittings per
City standards. The wastewater utility may al-
low, at its discretion, the installation of a six
inch (6″) building sewer properly curved not to
exceed one-half (1/2) of manufacturer’s spec-
ifications. In all buildings in which any building
drain is too low to permit gravity flow to the
public sewer, sanitary sewage carried by
such drain shall be lifted by approved artificial
means and discharged to the building sewer.
6. Trenching Standards: All excavations
required for the installation of a building
sewer shall be open trench work unless oth-
erwise approved by the Utilities Engineer.
Pipe laying and backfill shall be performed in
4-6-040H
(Revised 3/03)6 - 14
accordance with ASTM spec. C12-19 and
APWA spec. Sec. 60 except that no backfill
shall be placed until the work has been in-
spected.
7. Joints and Connections: All joints and
connections shall be made gastight and wa-
tertight, and installed in accordance with
APWA spec. 62-3.98A. Concrete pipe joints
shall conform with ASTM C-443. Ductile iron
pipe push-on joints shall conform with ANSI
A-21.11. PVC pipe joints shall conform with
ASTM D2680. Other jointing materials and
methods may be used only by written ap-
proval of the Utilities Engineer.
8. Grease, Oil and Sand Interceptors:
a. When Required: Grease, oil and
sand interceptors or other approved
methodology shall be provided when, in
the opinion of the Utilities Engineer, they
are necessary for the proper handling of
liquid wastes containing grease in exces-
sive amounts, or any flammable wastes,
sand and other harmful ingredients; ex-
cept that such interceptors shall not be
required for private living quarters or
dwelling units. Grease and oil intercep-
tors shall be required on all restaurants,
garages and gas station premises and
shall be so situated as to intercept only
the sources of grease and oil wastes but
excluding domestic or human wastes.
b. Type, Capacity and Location: All
interceptors shall be of a type and capac-
ity approved by the Utilities Engineer, and
shall be located as to be readily and easily
accessible for cleaning and inspection.
c. Construction Materials and Stan-
dards: Grease and oil interceptors shall
be constructed of impervious materials
capable of withstanding abrupt and ex-
treme changes in temperature. They
shall be of substantial construction, wa-
tertight and equipped with easily remov-
able covers which, when bolted in place,
shall be gastight and watertight.
d. Maintenance Required: Where in-
stalled, all grease, oil and sand intercep-
tors shall be maintained by the owner, at
his expense, in continuously efficient op-
eration at all times. (Ord. 4343, 2-3-1992)
9. Inspection: The applicant for the build-
ing sewer permit shall notify the Utilities Engi-
neer when the building sewer is ready for
inspection and connection to the public
sewer. (Ord. 1552, 6-12-1956; Amd. Ord.
2847, 5-6-1974).
10. Precautions While Building: All exca-
vations for building sewer installation shall be
guarded with barricades and lights and such
other precautions as are reasonably ade-
quate to protect the public from accident and
injury.
11. Restoration of Public Property Re-
quired: Streets, sidewalks, parkways and
other public property disturbed in the course
of the work shall be restored in a manner sat-
isfactory to the City.
12. Surety Bond Required: A surety bond
in an amount deemed sufficient and deter-
mined by the Utilities Engineer, but in no
event less than five hundred dollars
($500.00), shall be furnished and deposited
with the City to indemnify the City against any
loss, damage, liability in connection with such
sewer work. (Ord. 1552, 6-12-1956; Amd.
Ord. 2847, 5-6-1974)
13. Use of Old Sewers: Old building sew-
ers may be used in connection with new
buildings only when they are found, on exam-
ination and tests by the Utilities Engineer, to
meet all requirements of this Chapter. (Ord.
4999, 1-13-2003)
H. CONNECTION OF PRIVATE
(BUILDING) SEWER TO PUBLIC SEWER:
1. Location: The connection of the building
sewer into the public sewer shall be made at
a side sewer stub, if such a stub is available
at a suitable location and is found upon ex-
amination and tests by the utility to meet all
standards and specifications of the City. If no
stubs are suitably located or if the existing
stub(s) are found not to meet all standards
and specifications, the property owners shall,
at their expense, have a new side sewer stub
installed.
2. Permit and Supervision by Utility Re-
quired: All such connections shall be made
under permit issued by the utility and per City
standards and specifications. The connection
4-6-040J
6 - 15 (Revised 3/13)
shall be made under the supervision of the
Utilities Engineer or his representative. (Ord.
4343, 2-3-1992)
I. PRIVATE SEWAGE DISPOSAL
STANDARDS:
1. Permit Required: Before commence-
ment of construction of a private sewage dis-
posal system the owner shall first obtain a
written permit signed by the Utilities Engineer.
The application for such permit shall be made
on a form furnished by the City, which the ap-
plicant shall supplement by any plans, speci-
fications and other information deemed nec-
essary by the Utilities Engineer. A permit and
inspection fee of ten dollars ($10.00) shall be
paid to the Administrative Services Director at
the time the application is filed. (Ord. 2801,
9-24-1973; Amd. Ord. 2845, 4-15-1974; Ord.
5547, 8-9-2010; Ord. 5654, 2-13-2012)
2. Inspection and Approval by Utilities
Engineer: A permit for a private sewage dis-
posal system shall not become effective until
the installation is completed to the satisfaction
of the Utilities Engineer. He shall be allowed
to inspect the work at any stage of construc-
tion and, in any event, the applicant for the
permit shall notify the Utilities Engineer when
the work is ready for final inspection, and be-
fore any underground portions are covered.
The inspection shall be made within forty
eight (48) hours of the receipt of notice by the
Utilities Engineer whenever possible.
3. Standards and Tests: The type, capaci-
ties, location and layout of a private sewage
disposal system shall comply with all recom-
mendations of the Seattle-King County
Health Department. Field tests and a site sur-
vey shall be made before any permit is issued
for any private sewage disposal system em-
ploying subsurface soil absorption facilities.
(Ord. 2801, 9-24-1973, Amd. Ord. 2847,
5-6-1974)
4. Maintenance Requirements and Dis-
charge Prohibitions: The owner shall oper-
ate and maintain the private sewage disposal
facilities in a sanitary manner at all times, at
no expense to the City. No septic tank or
cesspool shall be permitted to discharge to
any public sewer or natural outlet.
5. Additional Requirements of Health Of-
ficer: No statement contained in this Chapter
shall be construed to interfere with any addi-
tional requirements that may be imposed by
the Health Officer. (Ord. 2801, 9-24-1973)
6. Standards for Abandoning Private
Sewage Disposal Facilities: After connec-
tion to the sewerage system, all septic tanks,
cesspools and similar private sewage dis-
posal facilities shall be abandoned and filled
with suitable material; provided, however, the
owner of the subject premises may suitably
clean the septic tank to utilize same and any
adjoining drain fields system for the proper
disposal of stormwaters. (Ord. 4472,
9-12-1994)
J. ADDITIONAL REQUIREMENTS THAT
APPLY WITHIN ZONES 1 AND 2 OF AN
AQUIFER PROTECTION AREA:
1. Zone 1 Requirements:
a. Wastewater Disposal – Zone 1:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be required
to connect to a central sanitary sewer
system prior to occupancy.
ii. Existing developments (residen-
tial and nonresidential) may be re-
quired to connect to a central sewer
system as a requirement of any
building permit issued after the effec-
tive date of this Section (May 1,
1993) for the property.
iii. All existing developments (resi-
dential and nonresidential) which are
within three hundred thirty feet (330')
of an existing gravity sanitary sewer
with capacity shall be required to
connect within two (2) years of the
passage of this Section (September
14, 1994). All existing developments
(residential and nonresidential)
which are located within three hun-
dred thirty feet (330') of a new gravity
sanitary sewer line with capacity
shall be required to connect within
two (2) years of the availability of the
new sewer line.
4-6-050
(Revised 3/13)6 - 16
b. Additional Zone 1 Requirements:
For properties located in Zone 1 of an
aquifer protection area, additional re-
quirements pertaining to sewers are
specified in the following sections of the
Renton Municipal Code: RMC
4-3-050C8d(i), Prohibited Activities –
Aquifer Protection Areas, Zone 1; RMC
4-3-050C1a, Aquifer Protection Areas –
Compliance with Regulations; RMC
4-3-050H6a, Pipeline Requirements –
Zone 1; and RMC 4-4-030C7, Construc-
tion Activity Standards – Zones 1 and 2.
2. Zone 2 Requirements:
a. Wastewater Disposal – Zone 2:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be re-
quired to connect to a central
sanitary sewer system prior to occu-
pancy. New single family residential
development on existing lots may
use an on-site sewage disposal sys-
tem in lieu of connection to a central
sanitary sewer system when the
Wastewater Utility has determined
that, according to its codes and poli-
cies, a central sanitary sewer is un-
available. Approval of the use of an
on-site sewage disposal system for
such development shall be condi-
tional upon the signing of a covenant
running with the land to connect to a
central sanitary sewer within two (2)
years of its availability as determined
by the Wastewater Utility, according
to its codes and policies.
ii. Sanitary sewers shall be con-
structed in accordance with prevail-
ing American Public Works
Association (APWA) standards with
respect to minimum allowable infiltra-
tion and exfiltration.
b. Additional Zone 2 Requirements:
For properties located in Zone 2 of an
aquifer protection area, additional re-
quirements pertaining to sewers are
specified in the following sections of the
Renton Municipal Code: RMC
4-3-050C1a, Aquifer Protection Areas –
Compliance with Regulations; RMC
4-3-050H6b, Pipeline Requirements –
Zone 2; RMC 4-4-030C7, Construction
Activity Standards – Zones 1 and 2; and
RMC 4-3-050D2b, Potential to Degrade
Groundwater. (Ord. 4367, 9-14-1992;
Ord. 4851, 8-7-2000)
4-6-050 STREET PLAN ADOPTED:
That certain arterials and street plan is hereby
adopted as a part of and in further implementation
of the City’s Comprehensive Plan for the physical
development of the City of Renton. (Ord. 2199,
12-20-1965)
4-6-060 STREET STANDARDS:
A. PURPOSE:
It is the purpose of this Section to establish design
standards and development requirements for
street improvements to ensure reasonable and
safe access to public and private properties.
These improvements include appropriately
scaled sidewalks related to the urban context, a
range of landscape buffers, curbs, gutters, street
paving, monumentation, signage, and lighting, to
be developed with complete streets principles.
Complete streets principles are to plan, design,
and operate streets to enable safe and conve-
nient access and travel for all users including pe-
destrians, bicyclists, transit riders, and people of
all ages and abilities, as well as freight and motor
vehicle drivers, and to foster a sense of place in
the public realm with attractive design amenities.
(Ord. 4521, 6-5-1995; Ord. 5517, 12-14-2009)
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Community and Economic Development Ad-
ministrator is responsible for the general adminis-
tration and coordination of this section. (Ord.
5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord.
5676, 12-3-2012)
C. APPLICABILITY:
The standards in this section will be used for all
public and private street improvements within the
City of Renton. Whenever a building permit is ap-
plied for or application made for a short plat or a
full subdivision, the applicant for such permit and/
or application shall build and install certain street
improvements, including, but not limited to: light-
ing on all abutting rights-of-way, and all private
street improvements on access easements. The
4-6-060F
6 - 17 (Revised 2/19)
minimum design standards for streets are listed in
the tables set forth in subsection F2 of this Sec-
tion. These standards will determine specific
street improvement requirements for develop-
ment projects, including short plats and subdivi-
sions. (Ord. 5450, 3-2-2009; Ord. 5517,
12-14-2009; Ord. 5676, 12-3-2012)
D. EXEMPTIONS:
The following exemptions shall be made to the re-
quirements listed in this Section:
1. New construction or addition with valua-
tion less than one hundred fifty thousand dol-
lars ($150,000.00) (the value of which shall
be reviewed in conjunction with mandatory
periodic updates of the Comprehensive Plan
and based on the Seattle Construction Cost
Index).
2. Interior remodels of any value not involv-
ing a building addition.
3. If demonstrated as necessary to mitigate
an extreme hardship not caused by the re-
questor. (Ord. 5676, 12-3-2012; Ord. 5703,
12-9-2013; Ord. 5867, 12-11-2017; Ord.
5907, 12-10-2018)
E. RIGHT-OF-WAY DEDICATION
REQUIRED:
1. Dedication Required for Develop-
ment: Where the existing width for any right-
of-way abutting the development site is less
than the minimum standards listed in subsec-
tion F of this Section, additional right-of-way
dedication will be required for the proposed
development.
2. Amount of Dedication: The right-of-way
dedication required shall be half of the differ-
ence between the existing width and the min-
imum required width as listed in subsection F
of this Section. In cases where additional
right-of-way has been dedicated on the oppo-
site side of the right-of-way from the develop-
ment site in compliance with this Section,
then dedication of the remaining right-of-way
width to obtain the minimum width as listed in
subsection F of this Section shall be required.
3. Waiver of Dedication: The Administra-
tor may waive the requirement for additional
right-of-way dedication pursuant to RMC
4-9-250C, Waiver Procedures, where it is de-
termined by the Administrator that construc-
tion of full street improvements is not
anticipated in the future. (Ord. 5517,
12-14-2009; Ord. 5676, 12-3-2012)
F. PUBLIC STREET RIGHT-OF-WAY
DESIGN STANDARDS:
1. Level of Improvements: The minimum
level of street improvements required are
listed in the following tables including but not
limited to curbs, planting strips, sidewalks,
and lighting.
a. Street Lighting Exemption: No
street lighting is required for the following
smaller project sizes: two (2) to four (4)
units for residential; zero (0) to five thou-
sand (5,000) square feet commercial; or
zero (0) to ten thousand (10,000) square
feet industrial.
b. Additional Walkway Requirement:
A pedestrian walkway to the arterial is re-
quired for the following larger project
sizes with more than: twenty (20) units
residential; ten thousand (10,000) square
feet commercial; or twenty thousand
(20,000) square feet industrial.
2. Minimum Design Standards for Public
Streets and Alleys: All such improvements
shall be constructed to the City Standards for
Municipal Public Works Construction. Stan-
dards for construction shall be as specified in
the following table, and by the Administrator.
4-6-060F
(Revised 2/19)6 - 18
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
Structural
Design
See Standard Drawing or Pavement section and may be designed using procedures described in the
WSDOT Design Manual, latest edition.
Average Daily
Vehicle Trips
(ADT)
14,000 –
40,000
3,000 –
20,000
3,000 – 14,000 0 – 3,000 0 – 3,000 0 – 250 N/A
Right-of-Way
(R-O-W)
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
2 lanes – 83'
3 lanes – 94'
2 lanes – 69'
3 lanes – 80'
2 lanes – 53' 1 lane – 45' Res. – 16'
Com. – 16'
Sidewalks2 8' both sides3 8' both sides3 8' both sides3 6' both sides 5' both
sides12
5' both
sides12
None
Planting
Strips 4
8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between curb
& walk both
sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
None
Tree grates and hardscape may be substituted for planting
strip area if approved by Administrator.
May be reduced if
approved by
Administrator5
Street Trees Required, see Street Trees Standards RMC 4-4-070 N/A
Curbs Curb both
sides
Curb both
sides
Curb both sides Curb both
sides
Curb both
sides
Curb both
sides
None
Parking Lanes Allowed at 8' Allowed at 8' 8' both sides 8' both sides 6' one side
6 6' one side6
Bicycle
Facilities7
All classifications of Arterials will have Class I,
or Class II, or Class III bicycle facility.
None None None N/A
Paved
Roadway
Width, not
including
parking
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
2 lanes – 30'
3 lanes – 41'
2 lanes – 20'
3 lanes – 31'
2 lanes – 20' 1 lane – 12'
8 Res. – 12'
Com. – 16'
Lane Widths9 11' travel lanes, 5' bike
lanes, and 12' center left turn
lanes.
10' travel lanes,
5' bike lanes,
and 11' center
left turn lanes.
10' travel lanes 1 travel lane
– 12'8
Res. – 12'
Com. – 16'
Center
Median
Center median allowed for boulevard
treatment and center left turn lane. Width will
be width of center left turn lane minus 1' from
through traffic travel lanes on both sides. Pull-
outs with a minimum 25' length required for
maintenance and emergency vehicles within
the median at intervals of 300 – 350'
N/A
Pedestrian
Bulb-outs
Curb bulb-outs required where on-street parking is located. N/A N/A
4-6-060F
6 - 19 (Revised 3/17)
Intersection
Radii10
35' turning
radius
35' turning
radius
35' turning
radius11
25' turning
radius11
25' turning
radius
25' turning
radius
N/A
At the intersection of two classes of streets, the radius for the higher class street is to be
used. Where larger trucks, transit and school buses are anticipated, further design will be
required to determine an adequate radius. The minimum curb radius is 15'.
Cul-de-sacs Limited application per RMC 4-6-060H. Limited application. See
RMC 4-6-060H for
pavement and R-O-W
widths when permitted.
N/A
Maximum
Grades13
0.5 – 8% 0.5 – 8% 0.5 – 10% 0.5 – 15%, greater than 15% only allowed
within approved hillside subdivisions.13
0.5 – 15%
Site Access Determined
on a case-by-
case basis.
125' from
intersection
125' from
intersection
N/A N/A N/A N/A
Street &
Pedestrian
Lighting
Street lighting required per RMC 4-6-060I, as it exists or may be amended. N/A
NOTES AND CONDITIONS: MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND
ALLEYS:
1 Minimum design standards may be altered to allow alternative stormwater management and low
impact development techniques within the R-O-W by the Department.
2 Sidewalk width will be 12 feet on both sides in the City Center Community Planning Area. This
sidewalk width includes street tree grates for locating street trees. To accomplish low impact
development best management practices, permeable pavement may be allowed by the Administrator.
3 Sidewalk areas may be required at a wider width to accommodate required multi-use path facilities
when a Class I multi-use path is required within a street R-O-W by the Department. The width of a
required 5-foot bicycle lane will be transferred to the sidewalk area to create a Class I multi-use path. To
accomplish low impact development best management practices permeable pavement may be allowed
by the Administrator.
4 Maintenance Responsibilities. Unless otherwise agreed upon by the City of Renton, maintenance of
landscaping within the planting strip area, including but not limited to elements such as groundcover,
turf, softscape, and hardscape, is the responsibility of the adjacent property owner. Maintenance for
street trees within the public right-of-way shall be the responsibility of the City of Renton.
5 Planting strips may be reduced if one of the following conditions is met: (a) when R-O-W acquisition
is problematic; or (b) when critical areas would be impacted. If approved, a permanent alternative
landscaped area should be provided equal to or greater than the allowed planting strip area reduction
that is in addition to any minimum existing code requirements.
6 A second parking lane may be required by the Administrator.
7 Class II bicycle facilities (bike lanes) included in roadway width for both sides. Bicycle facilities that
are shared travel lanes, Class III bicycle facilities, require less roadway width. Class III travel lanes are
a minimum of 14 feet.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: (Continued)
Minimum
Design
Standards1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
4-6-060F
(Revised 3/17)6 - 20
(Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5806, 6-20-2016; Ord. 5828, 12-12-2016)
3. Length of Improvements: Such im-
provements shall extend the full distance of
such property to be improved upon and
sought to be occupied as a building site or
parking area for the aforesaid building of plat-
ting purposes and which may abut property
dedicated as a public street.
4. Additional Alley Standards: Alleys may
be used for vehicular access, but are not to
be considered as the primary access for
emergency or Fire Department concerns. Al-
ley access is the preferred street pattern ex-
cept for properties in the Residential Low
Density land use designation. Refer to RMC
4-7-150.
5. Pavement Thickness: New imperme-
able pavement shall be a minimum of four
inches (4") of asphalt over six inches (6") of
crushed rock. Permeable pavement design is
governed by the Surface Water Design Man-
ual. Pavement thickness for new or repaired
arterial or collector streets or widening of ar-
terials or collector streets must be approved
by the Department of Community and Eco-
nomic Development. Pavement thickness de-
sign shall be based on standard engineering
procedures and weight/loading requirements
for emergency response vehicles. For the
purposes of asphalt pavement design, the
procedures described by the “Asphalt Insti-
tute’s Thickness Design Manual” (latest edi-
tion) will be accepted by the Department.
Alternate design procedures or materials
may be used if approved by the Department
through the process listed in RMC 4-9-250E.
(Ord. 5828, 12-12-2016)
6. Minimum Sidewalk Measurements:
New sidewalks must provide a minimum of
four feet (4') of horizontal clearance from all
vertical obstructions. Sidewalk widths include
8 Requirement: Either fire sprinklers shall be provided as approved by the Fire Department or a clear
roadway area shall be provided for emergency vehicles midblock. All of the clear area must be 20 feet
in width for vehicular movement with a minimum length of 50 feet and maximum length of 100 feet, so
as to provide emergency access to homes within 150 feet. Along the clear area only, the planting strip
would not be required and the clear area will be in place of the landscaping area.
9 The City may require different lane width dimensions to address safety concerns or to meet state and
federal requirements for state routes or grant funding.
10 Turning radius dimensions represent the vehicle turning path. The smallest curb radius should be
used while maintaining the specified turning radius. Lane width and the presence of a bike lane and
parking lane affect a vehicle’s turning path. On streets with more than one lane in that direction of travel,
large vehicles may encroach into no more than one-half of the adjacent travel lane to complete the turn.
On Arterials and Collector Arterials, encroachment into oncoming travel lanes is unacceptable. The
minimum curb radius is 15 feet.
11 Turning radius for streets which include industrial access may increase to 50 feet.
12 Sidewalks shall be provided on both sides of the street; however, the Administrator may approve
sidewalks on one side of the street pursuant to RMC 4-6-060G.
13 Sidewalks may be designed to be reverse sloped away from the street; provided, that the sidewalks
have a maximum long slope of 2% and are designed to drain towards a publicly owned low impact
development facility along the roadway instead of directly into the street.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: (Continued)
Minimum
Design
Standards1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
4-6-060G
6 - 21 (Revised 5/18)
the curb width for those sidewalks con-
structed abutting or attached to the curb.
7. Curves:
a. Horizontal Curves: Where a deflec-
tion angle of more than ten degrees (10°)
in the alignment of a street occurs, a
curve of reasonably long radius shall be
introduced, subject to review and ap-
proval of the Administrator.
b. Vertical Curves: All changes in
grade shall be connected by vertical
curves of a minimum length of two hun-
dred feet (200') unless specified other-
wise by the Administrator.
c. Tangents for Reverse Curves: A
tangent of at least two hundred feet (200')
in length shall be provided between re-
verse curves for arterials; one hundred
fifty feet (150') for collectors and one hun-
dred feet (100') for residential access
streets. (Ord. 5676, 12-3-2012)
8. City Center Planning Area and Urban
Design Districts – Special Standards:
Greater sidewalk widths may be required in
the City Center Planning Area and Urban De-
sign Districts as part of site plan development
review for specific projects. The Administra-
tor may require that sidewalks be extended
from the property line to the curb with provi-
sions made for street trees and other land-
scaping requirements, street lighting, and fire
hydrants. (Ord. 5676, 12-3-2012)
9. Downtown Business District – Special
Standards: Required improvements to the
public realm within the Downtown Business
District as mapped in 4-2-080.D are identified
in the adopted Downtown Streetscape De-
sign Standards and Guidelines. Additional
improvements that are encouraged are also
identified in the document. A copy of the
Downtown Streetscape Design Standards
and Guidelines shall be kept on file by the
Renton City Clerk. (Ord. 5851, 8-7-17)
10. Vehicular Access and Connection
Points to and from the State Highway Sys-
tem:
a. Chapter 47.50 RCW, Highway Ac-
cess Management, is hereby adopted by
reference to provide for the regulation
and control of vehicular access and con-
nection points of ingress to and egress
from the state highway system within the
incorporated areas of the City of Renton.
b. Pursuant to Chapter 47.50 RCW, the
provisions of Chapters 468-51 and 468-
52 WAC, together with all future amend-
ments, are hereby adopted and incorpo-
rated by reference.
c. At least one copy of each law, rule or
regulation adopted hereby is on file with
the City Clerk and available for inspection
by the public. (Ord. 5413, 10-13-2008;
Ord. 5517, 12-14-2009; Ord. 5851, 8-7-
17)
G. COMPLETE STREETS:
1. Complete Streets: The City of Renton
will plan for, design, and construct transporta-
tion projects to appropriately provide accom-
modations for pedestrians, bicyclists, and
transit riders of all ages and abilities, and
freight and motor vehicles, including the in-
corporation of such facilities into transporta-
tion plans and programs.
2. Exemptions: Pedestrian and bicycle fa-
cilities are not required to be established
when it is concluded by the Administrator that
application of complete streets principles is
unnecessary or inappropriate:
a. Where their establishment would be
contrary to public safety; or
b. When the cost would be excessively
disproportionate to the need or probable
use; or
c. Where there is no identified long-
term need; or
d. Where the establishment would vio-
late Comprehensive Plan policies; or
e. Where trails in common areas are
provided in lieu of sidewalks, or when
vegetated best management practices
such as bioretention is proposed, or soil
conservation or critical area protection is
necessary; or
4-6-060H
(Revised 5/18)6 - 22
f. Where the Administrator grants a
documented exemption which may only
be authorized in specific situations where
conditions warrant. Such site-specific ex-
emptions shall not constitute general
changes to the minimum street standards
established in this Section. (Ord. 5517,
12-14-2009; Ord. 5676, 12-3-2012; Ord.
5828, 12-12-2016)
H. DEAD END STREETS:
1. Limited Application: Cul-de-sac and
dead end streets are limited in application
and may only be permitted by the Administra-
tor where, due to demonstrable physical con-
straints, no future connection to a larger
street pattern is physically possible.
2. Cul-de-Sacs and Turnarounds When
Permitted – Minimum Requirements: Mini-
mum standards for dead end streets, if ap-
proved by the Department of Community and
Economic Development, are as follows:
3. Turnaround Design: The hammerhead
turnaround shall have a design approved by
the Administrator and the Fire Department.
(Ord. 5806, 6-20-2016)
4. Cul-de-Sac Design: Cul-de-sacs shall
have a minimum paved and landscaped ra-
dius of forty five feet (45') with a right-of-way
radius of fifty five feet (55') for the turnaround.
A landscaped center island with a radius of
twenty feet (20') delineated by curbing shall
be provided in the cul-de-sac. Low impact de-
velopment best management practices shall
be provided in the center island where feasi-
ble and consistent with City standard details
and the Surface Water Design Manual. The
landscaping shall be maintained by the
homeowners’ association or adjacent prop-
erty owners. The cul-de-sac turnaround shall
have a design approved by the Administrator
and the Fire Department. (Ord. 5806, 6-20-
2016; Ord. 5828, 12-12-2016)
5. Secondary Access Requirement: Sec-
ondary access for emergency equipment is
required when a development of three (3) or
more buildings is located more than two hun-
dred feet (200') from a public street.
6. Waiver of Turnaround: The require-
ment for a turnaround or cul-de-sac may be
waived by the Administrator with approval of
the Fire Department when the development
proposal will not create an increased need for
emergency operations pursuant to RMC
4-9-250C, Waiver Procedures. (Ord. 5517,
12-14-2009; Ord. 5676, 12-3-2012; Ord.
5806, 6-20-2016)
I. STREET AND PEDESTRIAN
LIGHTING STANDARDS:
1. Lighting Design: Architectural street
lighting standards will be established on a
case-by-case basis for streets.
2. Lighting Location: Pedestrian lighting
for sidewalks and pathways shall be installed
between intersections along streets and at in-
tersection corners for residential streets. All
other streets shall meet the lighting levels
listed in subsection I3 of this Section, as it ex-
ists or may be amended.
3. Average Maintained Illumination: The
street lighting shall be constructed to provide
average maintained horizontal illumination as
illustrated below. The lighting levels shall be
governed by roadway classification and area
zoning classification. Residential streets shall
have minimum light levels of 0.8 foot-candle
within the intersections and 0.3 foot-candle
along the sidewalks at a six to one (6:1) uni-
formity ratio. Values are in horizontal foot-
candles at the pavement surface when the
light source is at its lowest level.
LENGTH OF
STREET TYPE OF TURNAROUND
For up to 150' in
length
No turnaround required.
From 150' to
300' in length
Dedicated hammerhead
turnaround or cul-de-sac
required.
From 300' to
500' in length
Cul-de-sac required.
From 500' to
700' in length
Cul-de-sac required.
Fire sprinkler system required
for houses.
Longer than 700'
in length
Two means of access and fire
sprinklers required for all
houses beyond 500'.
4-6-060J
6 - 22.1 (Revised 2/19)
4. Uniformity Ratios: Uniformity ratios for
the street lighting shall meet or exceed four to
one (4:1) for light levels of more than 0.6 foot-
candles and six to one (6:1) for light levels of
0.6 foot-candles and less.
5. Construction Standards: Street lighting
systems shall be designed and constructed in
accordance with the City publication, “Guide-
lines and Standards for Street Lighting De-
sign of Residential and Arterial Streets.” (Ord.
5517, 12-14-2009; Ord. 5675, 12-3-2012)
J. SHARED DRIVEWAY STANDARDS:
1. Where Permitted: Shared driveways
may be allowed for access to four (4) or fewer
residential lots, provided:
a. At least one of the four (4) lots abuts
a public right-of-way and the street front-
age of the lot is equal to or greater than
the lot width requirement of the zone;
b. The subject lots are not created by a
subdivision of ten (10) or more lots;
c. A public street is not anticipated by
the City of Renton to be necessary for ex-
isting or future traffic and/or pedestrian
circulation through the short subdivision
or to serve adjacent property;
d. The shared driveway would not ad-
versely affect future circulation to neigh-
boring properties;
e. The shared driveway is no more than
three hundred feet (300') in length; and
f. The shared driveway poses no safety
risk and provides sufficient access for
emergency vehicles and personnel.
2. Minimum Standards: Shared driveways
shall be within a tract; the width of the tract
and paved surface shall be a minimum of six-
teen feet (16'); the Fire Department may re-
quire the tract and paved surface to be up to
twenty feet (20') wide. If a shared driveway
abuts properties that are not part of the sub-
division, an eight foot (8') wide landscaped
strip shall be provided between the shared
driveway and neighboring properties. The
landscape strip shall be within a tract and
planted with a mixture of trees, shrubs, and
groundcover, as required in RMC 4-4-070.
The shared driveway may be required to in-
clude a turnaround per subsection H of this
Section. No sidewalks are required for
shared driveways; however, drainage im-
provements pursuant to City Code are re-
quired (i.e., collection and treatment of
stormwater), as well as an approved pave-
ment thickness. The maximum grade for the
shared driveway shall not exceed fifteen per-
cent (15%), except for within approved hill-
side subdivisions. (Ord. 5841, 6-12-2017)
3. Signage Required: Appurtenant traffic
control devices including installation of “No
Parking” signs, as required by the Depart-
ment of Community and Economic Develop-
ment, shall be provided by the applicant. Lots
served by the shared driveway shall be ad-
dressed to the public street to which the
shared driveway connects. (Ord. 5907, 12-
10-2018)
4. Tract Required: The shared driveway
shall be wholly within a tract. The tract shall
be shown and recorded on the face of the plat
to be preserved in perpetuity. The owners of
the subject lots shall have an equal and undi-
vided interest in the ownership of the tract.
5. Easement Required: An access ease-
ment shall be recorded with the King County
Recorder’s Office and be shown on the face
of the plat to encumber the entirety of the
tract. The easement shall prohibit any tempo-
rary or permanent physical obstructions
within the easement including, but not limited
to, the parking of non-emergency vehicles.
Intersection Non-Intersection Crosswalk Uniformity
Principal Arterial 1.5 1.3 0.8 4:1
Minor Arterial 1.5 1.2 0.8 4:1
Collector Arterial 1.2 0.9 0.8 4:1
Commercial Access Street 0.9 0.6 0.8 6:1
4-6-060J
(Revised 2/19)6 - 22.2
6. Timing of Improvements: The shared
driveway must be installed prior to recording
of the plat unless approved for deferral.
7. Lot Type and Orientation: The Admin-
istrator may permit lots that only front a
shared driveway to be designated as a corner
lot. If permitted by the Administrator, lot width,
lot depth and yard setbacks shall be mea-
sured consistent with the corner lot designa-
tion (see illustration below).
8. Maintenance: The applicant shall en-
sure the shared driveway can be continually
maintained to minimum standards listed in
this section by the owners of the lots served
by the driveway to the satisfaction of the City
of Renton, prior to the recording of the short
plat.
9. Covenants, Conditions and Restric-
tions: Covenants, conditions and restric-
tions, which are approved by the
Administrator, shall be recorded with the King
County Recorder’s Office. The applicant shall
provide a copy of the recorded document.
These covenants shall provide for, at a mini-
mum, the following:
a. Maintenance, repair, operation, and
payment of taxes for the commonly
owned tract and facilities; and
b. These covenants shall run with the
land and be irrevocable and binding on
all the property owners, including their
assigns, heirs, and successors.
10. Exception for Joint-Use Driveway
Extending from Emergency Turnaround:
A driveway that extends from the terminus of
an emergency turnaround (excluding cul-de-
sacs) and provides access to no more than
two (2) lots shall be permitted as joint-use
driveway that does not take access from a
public right-of-way (see illustration below).
The joint-use driveway shall be constructed
to City standards prior to recording the short
plat, and a reciprocal access easement for
the benefit of the two (2) lots, in a form satis-
factory to the City Attorney, shall be recorded
with the King County Recorder.
4-6-060K
6 - 23 (Revised 5/18)
(Ord. 5100, 11-1-2004; Ord. 5517, 12-14-2009; Ord. 5702, 12-9-2013; Ord. 5727, 10-20-2014; Ord. 5867,
12-11-2017)
K. UNIT LOT DRIVES:
1. Applicability: Unit lot drives may be
constructed to serve unit lot subdivisions.
Each unit lot drive may serve up to nine (9)
unit lots. Each unit lot drive shall be accessed
by a public street.
2. Design Standards: The design of each
unit lot drive shall meet the following stan-
dards:
a. Roadway Width: The paved road-
way shall be a minimum of sixteen feet
(16') wide; the Fire Department may re-
quire the paved roadway to be up to
twenty feet (20') wide.
b. Curb: Except for points of ingress/
egress, curb shall be installed along the
perimeter of the roadway.
c. Landscaping Strip and Sidewalk:
There shall be an eight foot (8') wide
landscaping strip between the curb and a
five foot (5') wide sidewalk along one side
of the unit lot drive.
3. Ownership: The City may elect to have
a unit lot drive dedicated as a public roadway;
4-6-060L
(Revised 5/18)6 - 24
however, the City may require the unit lot
drive to be privately owned pursuant to RMC
4-7-090F6b, Maintenance of Common Facili-
ties. (Ord. 5818, 10-17-2016)
L. TIMING FOR INSTALLATION OF
IMPROVEMENTS:
No building shall be granted a certificate of final
occupancy, or plat or short plat recorded, until all
the required street improvements are constructed
in a satisfactory manner and approved by the re-
sponsible departments unless those improve-
ments remaining unconstructed have been
deferred by the Administrator and security for
such unconstructed improvements has been sat-
isfactorily posted. (Ord. 5156, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord.
5676, 12-3-2012)
M. PLAN DRAFTING AND SURVEYING
STANDARDS:
The construction permit plans for street improve-
ments shall be prepared and surveyed in confor-
mance with the Department’s “Construction Plan
Drafting Standards”, surveying standards and the
City’s “Standard Specifications for Municipal Con-
struction”, and standard detail documents.
N. REVIEW OF CONSTRUCTION PLANS:
1. Submittal: All street improvement plans
prepared shall be submitted for review and
approval to the Department of Community
and Economic Development. All plans and
specifications for such improvements are to
be submitted at the time application for a
building permit is made or, for plats, prior to
construction (street/utility) permit issuance.
2. Fees and Submittal Requirements: All
permits required for the construction of these
improvements shall be applied for and ob-
tained in the same manner and same condi-
4-6-060Q
6 - 24a (Revised 8/17)
tions as specified in chapter 9-10 RMC,
relating to excavating or disturbing streets, al-
leys, pavement or improvements. Fees shall
be as stipulated in RMC 4-1-180. Money de-
rived from the above charges shall be depos-
ited to the General Fund. Half of the fee is
due and payable upon submittal for a con-
struction permit application, and the remain-
der is due and payable prior to issuance of
the construction permit.
3. Cost Estimate Required: The applicant
will be required to submit a cost estimate for
the improvements. This will be reviewed by
the Department of Community and Economic
Development for accuracy. (Ord. 5517,
12-14-2009)
O. INSPECTIONS:
1. Authority and Fees: The Department
shall be responsible for the supervision, in-
spection and acceptance of all street im-
provements listed in this Section, and shall
make a charge therefor to the applicant.
P. LATECOMER’S AGREEMENTS:
1. Latecomer’s Agreements Authorized:
Any party extending utilities that may serve
other than that party’s property may request
a latecomer’s agreement from the City.
Where a development is required to construct
street improvements that may also be re-
quired by other developments or by future de-
velopment of other parcels in the vicinity, then
the developer may request establishment of
a latecomer’s agreement to reimburse the
developer for all initial costs of the improve-
ments.
2. Process for Latecomer’s Agreements:
The procedure to follow in making application
for the latecomer’s agreement and the steps
to be followed by the City are as detailed in
chapter 9-5 RMC.
Q. VARIATIONS FROM STANDARDS:
1. Alternates, Modifications, Waivers,
Variances: See RMC 4-9-250.
2. Half Street Improvements:
a. When Permitted: Half street im-
provements may be allowed for a resi-
dential access street by the Administrator
when it is determined that the adjacent
parcel of property has the potential for fu-
ture development and dedication of the
right-of-way necessary for the completion
of the street right-of-way. (Ord. 5676,
12-3-2012)
b. Minimum Design Standards: The
right-of-way for the half street improve-
ment must be a minimum of thirty five feet
(35') with twenty feet (20') paved. A curb,
planting strip area, and sidewalk shall be
installed on the development side of the
street according to the minimum design
standards for public streets. If the street is
permitted a cul-de-sac, then the right-of-
way for the half of the cul-de-sac shall be
dedicated, with installation of a temporary
hammerhead turnaround. The property
shall also dedicate easements to the City
for street lighting and fire hydrants. Addi-
tional easements shall be provided for the
franchise utilities outside of the dedicated
right-of-way.
c. Standards for Completion of the
Half Street: When the adjacent parcel is
platted or developed, the additional right-
of-way width needed to complete the
type of street classification shall be dedi-
cated from the developing property. The
pavement shall then be widened to the
width needed to complete the type of
street classification, and curb, planting
strip, and sidewalk shall be installed on
the developing side of the street. If the
street is a dead end street requiring a cul-
de-sac, then the developing parcel shall
dedicate the remainder of the right-of-
way for the cul-de-sac and construct the
final complete cul-de-sac, including curb,
sidewalk, and other required improve-
ments. (Ord. 5517, 12-14-2009)
3. Cul-de-Sac Modifications for Low Im-
pact Development: The Administrator may
modify cul-de-sac design standards to allow
low impact development facility installation
and reduce impervious surfaces; provided,
4-6-060Q
(Revised 8/17)6 - 24b
that turnaround design modifications shall al-
low safe access and emergency response.
(Ord. 5828, 12-12-2016)
4-6-070B
6 - 24.1 (Revised 3/13)
R. DEFERRAL OF IMPROVEMENT
INSTALLATION:
See RMC 4-9-060.
S. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Hearing Examiner pursuant to RMC 4-8-110.
T. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4521, 6-5-1995; Ord. 5159,
10-17-2005; Ord. 5457, 5-18-2009)
4-6-070 TRANSPORTATION
CONCURRENCY REQUIREMENTS:
A. AUTHORITY AND PURPOSE:
This Chapter is enacted pursuant to the Washing-
ton State Growth Management Act, chapter
36.70A, at RCW 36.70A.070. It is the purpose of
this Chapter to ensure Renton transportation
level of service standards are achieved concur-
rently with development, or within a reasonable
time after development occupancy and use. (Ord.
4708, 3-2-1998)
B. DEFINITIONS OF TERMS USED IN
THIS SECTION:
1. Concurrency or Concurrent with De-
velopment: Transportation improvements or
strategies are in place at the time of building
permit issuance, or a financial commitment is
in place to complete the improvements or
strategies within six (6) years of building per-
mit issuance.
2. Department: The Public Works Depart-
ment. (Ord. 5450, 3-2-2009)
3. Development Activity Permit Applica-
tion: For the purposes of transportation con-
currency regulations, any construction,
building expansion, or change in use which
creates additional demand upon or need for
transportation facilities and which requires a
development permit from the City of Renton.
4. Development Permit: Written permis-
sion from the appropriate City decision maker
authorizing the division of a parcel of land, the
construction, reconstruction, conversion,
structural alteration, relocation or enlarge-
ment of any structure, or any use or extension
of the use of the land.
5. Financial Commitment: Includes reve-
nue designated in the most currently adopted
Transportation Improvement Program for
transportation facilities or strategies through
the six (6) year period with reasonable assur-
ance that such funds will be timely put to such
ends, unanticipated revenue from Federal or
State grants for which the City has received
notice of approval, and/or revenue that is as-
sured by an applicant in a form approved by
the City in a voluntary agreement.
6. Finding of Concurrency: A written find-
ing that is part of the applicable development
permit issued by the City indicating that a de-
velopment activity permit application has suc-
cessfully passed the Renton transportation
concurrency test. The finding of concurrency
is made by the decision maker with the au-
thority to approve the development permit.
7. Level of Service (LOS): A measure of
the quality and efficiency of facilities and sys-
tems. The Renton transportation LOS is
adopted in the Renton Comprehensive Plan
Transportation Element. The transportation
LOS standard establishes an index value
which must be met or exceeded in future
years. The LOS index value is determined by
the weighted sum of the p.m. peak travel dis-
tances from the City, averaged in all direc-
tions, in thirty (30) minutes for SOV, HOV, and
transit modes. The current index value is forty
nine (49). More in depth discussion of the Cit-
ywide LOS policy may be found in the Trans-
portation Element.
8. Transportation Concurrency Test:
Technical review of a development activity
permit application by the Department to de-
termine if the transportation system has ade-
quate or unused or uncommitted capacity, or
will have adequate capacity, to accommodate
trips generated by the proposed develop-
ment, without causing the level of service
standards to decline below the adopted stan-
dards, at the time of development or within six
(6) years. (Ord. 5675, 12-3-2012)
4-6-070C
(Revised 3/13)6 - 24.2
C. APPLICABILITY AND EXEMPTIONS:
1. Applicability: A concurrency test shall
be conducted for all development activity ap-
plications, as defined in subsection B3 of this
Section, excluding exemptions.
2. Exemptions: The following applications
are exempt from the concurrency test:
a. Applications categorically exempt
from SEPA review under RMC 4-9-070,
Environmental Review Procedures.
i. The concurrency test shall not be
conducted for projects that are sub-
ject to SEPA review due to their loca-
tion within an environmentally
sensitive area, but which would oth-
erwise be exempt from SEPA review.
ii. The concurrency test exemption
shall not apply to short plats.
b. Any project that is a component of a
development which was granted a finding
of concurrency that has not expired.
c. Development vested prior to April 6,
1998.
d. Projects granted a finding of concur-
rency where the development activity is
conducted by a person or entity other
than the original applicant, if the project is
limited to the uses, intensities, and vehi-
cle trip generation rates for which the
finding of concurrency was originally
made.
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall
be conducted by the Department for each
nonexempt development activity. The con-
currency test shall determine consistency
with the adopted Citywide Level of Service In-
dex and Concurrency Management System
established in the Transportation Element of
the Renton Comprehensive Plan, according
to rules and procedures established by the
Department. The Department shall issue an
initial concurrency test result describing the
outcome of the concurrency test.
2. Written Finding Required: Prior to ap-
proval of any nonexempt development activ-
ity permit application, a written finding of
concurrency shall be made by the City as part
of the development permit approval. The find-
ing of concurrency shall be made by the deci-
sion maker with the authority to approve the
accompanying development permits required
for a development activity. A written finding of
concurrency shall apply only to the specific
land uses, densities, intensities, and develop-
ment project described in the application and
development permit.
3. Failure of Test: If no reconsideration is
requested, or if upon reconsideration a
project fails the concurrency test, the project
application shall be denied by the decision
maker with the authority to approve the ac-
companying development activity permit ap-
plication.
E. TRANSFERABILITY OF WRITTEN
FINDING OF CONCURRENCY:
1. A written finding of concurrency is not
transferable to other land, but may be trans-
ferred to new owners or lessees of the origi-
nal land.
2. Revisions to an approved development
that may create additional impacts on trans-
portation facilities will be required to undergo
an additional concurrency test. A new finding
of concurrency is required from the decision
maker with the authority to approve the re-
vised project in order to permit the revised de-
velopment activity.
3. Revisions to an approved development
that reduce the intensity or density or vehicle
trip generation rates of the project, resulting in
less impacts to transportation facilities than
originally approved, will be required to under-
go an additional concurrency test in order to
properly account for unused capacity. Unless
the revised development requires newly is-
sued development permit approvals, the pre-
vious finding of concurrency remains in effect,
and a new finding of concurrency is not re-
quired for the less intense or dense proposal.
4-6-070F
6 - 24.3 (Revised 3/13)
F. EXPIRATION OF WRITTEN FINDING
OF CONCURRENCY:
A finding of concurrency shall expire if the accom-
panying development permit expires or is re-
voked. A finding of concurrency may be extended
according to the same terms and conditions as the
accompanying development permit. If the devel-
opment permit is granted an extension, the finding
of concurrency shall be extended simultaneously
for the same period. If the accompanying devel-
opment permit does not expire, the finding of con-
currency shall be valid for a period of three (3)
years from the date the written finding was made.
(Revised 3/13)6 - 24.4
This page left intentionally blank.
4-6-080A
6 - 25 (Revised 4/12)
G. RECONSIDERATION OF
CONCURRENCY TEST:
1. Notification Required: Prior to a final
recommendation or decision to deny a devel-
opment activity permit application due to fail-
ure of the concurrency test, the Department
shall notify the project applicant in writing of
the initial concurrency test results.
2. Reconsideration Authorized: The De-
partment shall allow an applicant of a devel-
opment activity that has failed an initial con-
currency test to request an administrative re-
consideration of the concurrency test results
or prepare a modified project submission.
3. Timing: Requests for reconsideration
shall be made in writing within ten (10) calen-
dar days of the Department’s written notifica-
tion. Requests for reconsideration shall be
directed to the Department Administrator,
and be filed with the Development Services
Division counter no later than 5:00 p.m. of the
tenth day.
4. Options to Achieve Concurrency: The
Department shall allow an applicant to submit
alternative data, provide a traffic mitigation
plan, or reduce the size of the project in order
to achieve concurrency.
5. One Hundred Twenty (120) Day Time
Limit Suspended: Upon receipt of a request
for reconsideration, the one hundred twenty
(120) day permit review time limit established
in RMC 4-8-080E, Permit Classification Time
Frames, shall be suspended temporarily until
the decision date to allow an applicant to pre-
pare any supplemental information, and to al-
low Department review of the request for re-
consideration and data submitted.
H. APPEAL OF PROJECT APPLICATION
DENIAL:
1. A project applicant may appeal the denial
of a development activity based upon failure
of a concurrency test. The appeal shall be
based upon one or both of the following
grounds:
a. Technical error; or
b. The applicant submitted alternative
data or a traffic mitigation plan that was
rejected by the City.
2. If the development activity requires a
Type I, II, or III permit as defined in chapter
4-8 RMC, the decision to deny a finding of
concurrency may be appealed to the Hearing
Examiner for an open record appeal. The de-
cision of the Hearing Examiner may be ap-
pealed to the City Council for a closed record
appeal.
3. If the development activity requires a
Type V or VI permit as defined in chapter 4-8
RMC, the decision to deny a finding of con-
currency may be appealed to the City Council
for a closed record appeal, or the Shoreline
Hearings Board, as appropriate.
4. If the development activity requires a
Type IV, VII, VIII, IX or X permit as defined in
chapter 4-8 RMC, the decision to deny a find-
ing of concurrency may be appealed to Supe-
rior Court.
I. CONCURRENCY INQUIRY:
1. An applicant may inquire whether or not
there is sufficient capacity available to ac-
commodate a development without submit-
ting a development application.
2. Available capacity cannot be reserved
based on a preliminary inquiry.
3. A written finding of concurrency will only
be issued in conjunction with a development
activity permit application. (Ord. 4708,
3-2-1998)
4-6-080 WATER SERVICE
STANDARDS:
A. COMPLIANCE REQUIRED:
It shall be unlawful for any person to make any
connection with any service or branch pipe
thereof or make any repairs or additions to or al-
terations of any pipe, stop and waste cock or any
fixtures connected or designed to be connected
with the City water system, except in compliance
with this Chapter. (Ord. 1437, 8-28-1952)
4-6-080B
(Revised 4/12)6 - 26
1. Building Section Responsibility for
Report to Engineer: It shall be the duty of
the person in charge of the issuance of build-
ing permits to report to the Utilities Engineer
the beginning of construction or repairs of all
buildings in the City, giving the official house
number and street name, the lot, block and
addition. (Ord. 1437, 8-28-1952; Amd. Ord.
2823, 1-21-1974; Amd. Ord. 2845,
4-15-1974)
B. CONNECTION WITHOUT
PERMISSION PROHIBITED:
It shall be unlawful for any person to make con-
nections with any fixtures or connect any pipe
with any water main or water pipe belonging to
the water system without first obtaining permis-
sion from the Public Works Administrator. (Ord.
1437, 8-28-1952; Amd. Ord. 2823, 1-21-1974;
Ord. 5450, 3-2-2009)
C. CONNECTION TO WATER MAIN
REQUIRED:
Upon the presentation at the office of the Utilities
Engineer of the Administrative Services Adminis-
trator’s receipt for the installation fees, the Utilities
Engineer shall cause the premises described in
the application to be connected with the City’s wa-
ter main by a service pipe extending at right an-
gles from the main to the property line and
including a stop cock placed within the lines of the
street curb, which connection shall thereafter be
maintained and kept within the exclusive control
of the City. (Ord. 2849, 5-13-1974; Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
1. Utilities Engineer Maintenance Re-
sponsibility: The Utilities Engineer will main-
tain private services in streets which are
being graded or regraded and will have such
access on private property as shall be neces-
sary to maintain such pipes during the work,
and shall as soon as practicable upon com-
pletion of the work relay said pipes in the
streets. (Ord. 2849, 5-13-1974)
a. Connection Required Prior to
Street Paving: Whenever any public
street or avenue is about to be improved
by the laying of a permanent pavement
thereon, it shall be the duty of each and
every owner of real property fronting or
abutting thereon to cause his property to
be connected with water mains located in
the street in front thereof, at least one wa-
ter connection for each lot fronting or
abutting upon said street. The connection
shall be galvanized iron pipe of such size
as shall be designated by the proper offi-
cial, and the connection shall be brought
to the property line in front of each lot af-
fronting on such street. (Ord. 1090,
12-5-1939)
b. City Notification of Requirement
to Connect: Whenever the City is about
to improve any street with a permanent
paving, it shall be the duty of the desig-
nated official to report to the Administra-
tor the lot and block number of each lot or
parcel of real estate abutting on such
street to be paved and the name of the
owner or agent thereof, together with the
post office address of such person, which
is not suitably connected to the water
main as herein provided within ten (10)
days of service of notice, such notice to
specify the kind and size of pipe to be
used.
c. Failure to Connect: Whenever the
owner or agent of any property shall have
been served with such notice and shall
fail, refuse or neglect to comply there-
with, the City may make or cause to be
made the connection and the Administra-
tor shall, in addition to the cost and ex-
penses of the street improvement to be
assessed against the lot or lots of the
owner so neglecting, add the cost of
making the connection which amount
shall be the actual cost of making such
connection. (Ord. 1090, 12-5-1939; Amd.
Ord. 2823, 1-21-1974, eff. 1-30-1974)
D. SEPARATE WATER SERVICE
CONNECTIONS REQUIRED:
A separate service connection with the City water
main must be installed by every residence and
commercial building supplied with City water in
front of which there is a main, and the buildings so
supplied will not be allowed to supply water to
other buildings, except temporarily where there
are no mains located in the streets; provided, that
when two (2) or more houses, buildings or other
premises occupied by separate consumers are
supplied from a single service connection, the
owner shall immediately, upon notice from the
Planning/Building/Public Works Department, sep-
arate each customer’s line and apply for and con-
nect individually to meters at the property line; if
4-6-080J
6 - 27 (Revised 2/19)
separate services are not established within a
reasonable time, not more than sixty (60) days af-
ter such initial notice, the Department reserves
the right to shut off the water and refuse further
service to all such consumers. Such joint service
may, however, be continued at the option of the
Department, providing, one owner has agreed in
writing to assume and be responsible for and pay
the total water bill without any deductions for va-
cancies or other reasons. Computation of the to-
tal bill will be based on multiplying the quantity in
each classification of the rate schedule by the
number of consumers hooked up to one meter.
The minimum monthly charge shall be the regular
minimum charge multiplied by the number of con-
sumers served. (Ord. 2849, 5-13-1974)
E. ALTERNATIVE WATER SERVICE
CONNECTION:
In the event that a water main is not available as
hereinabove set forth, but a customer is able to
obtain service by extending such line, by means
of an easement or similar right, across adjacent
or neighboring property to a point where such
main is located, then the Planning/Building/Public
Works Administrator may sign a temporary ser-
vice agreement with such customer allowing ser-
vice until such time as a main is available in front
of such property. At such time the customer shall
then be required to connect to such main in front
of his property and pay the then applicable fees
therefor. (Ord. 3056, 8-9-1976)
F. WATER USE FOR CONSTRUCTION
PURPOSES:
Water for building purposes will only be furnished
upon the application of the owner or authorized
agent of the property and the Utilities Engineer
shall require payment in advance of any reason-
able sum, not exceeding ten dollars ($10.00), in
the case of any one building, for the water used in
construction, and from time to time may require
additional payments, when necessary to secure
the City against loss. (Ord. 1437, 8-28-1952;
Amd. Ord. 2823, 1-21-1974; Ord. 2845,
4-15-1974)
G. SUPERVISION REQUIRED:
All persons or local improvement districts desiring
to extend water mains in the City must extend the
same under the supervision of the City Utilities
Engineer.
H. PRIVATE WATER PIPE
REQUIREMENTS:
1. Acceptable Pipe Materials: All pipe to
be used for connection to the City water sys-
tem shall be new pipe, either galvanized iron,
cast iron or copper tubing. The Utilities Engi-
neer may, at his discretion, permit the use of
nonmetallic pipe where soil conditions may
cause a deterioration of metallic pipe.
2. Minimum Pipe Size: Water supply lines
other than metered service connections shall
be not less than six inch (6") diameter pipe.
Pipes of smaller size may be used when the
Utilities Engineer determines that maximum
fire rating is maintained or the line in question
cannot be extended.
3. Minimum Pipe Installation Depth: All
pipes shall be laid not less than two feet six
inches (2'6") below the surface of the ground,
except that in ungraded streets the pipe shall
be laid three feet (3') below the established
street grade.
4. Minimum Pressure Tolerance: All pipe
shall be designed to withstand internal water
pressure on one hundred fifty (150) pounds
per square inch, and shall conform to the lat-
est adopted standards of the American Water
Works Association.
5. Sterilization Required: Pipe shall be
sterilized in accordance with the regulations
of the State Health Department.
6. General Design Requirements: All wa-
ter system design and pipe sizes and quality
to conform to the latest fire underwriters stan-
dards and requirements. (Ord. 2849,
5-13-1974)
I. METER SIZE:
All meters shall be the same size as the tap and
service connection. (Ord. 3636, 6-14-1982)
J. PERMIT REQUIRED FOR METER
REMOVAL OR RE-INSTALLATION:
Whenever it is desired to have a meter removed
or reinstalled the owner of the premises supplied,
or to be supplied, by such meter shall file an ap-
plication at the office of the Utilities Engineer and
shall pay the cost in full for such removal or rein-
stallation. (Ord. 3636, 6-14-1982)
4-6-080K
(Revised 2/19)6 - 28
K. INSTALLATION OF SERVICE PRIOR
TO COMPLETION OF STREET
CONSTRUCTION:
Whenever it is deemed prudent, in case of a new
development or subdivision, to install the three-
fourths inch (3/4”) service from the main to the
property line, hereinafter referred to as “stub ser-
vice,” prior to completion of street construction,
the City will provide such service for sixty percent
(60%) of the then current installation cost for such
service. At such time that meter installation is re-
quested, the remaining balance of the then cur-
rent rate shall be collected and paid for by such
developer or applicant. (Ord. 4287, 8-13-1990;
Ord. 5907, 12-10-2018)
4-6-090 UTILITY LINES –
UNDERGROUND INSTALLATION:
A. PURPOSE:
The purpose of these provisions is to ensure the
health, safety, and welfare of the residents of the
community and to establish minimum require-
ments and procedures for the underground instal-
lation and relocation of electrical and
communication facilities within the City.
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Community and Economic Development Ad-
ministrator is responsible for the general adminis-
tration and coordination of this Section.
C. APPLICABILITY:
1. All new electrical or communication facil-
ities shall be required to be installed under-
ground, pursuant to the standards of this
Section.
2. Existing overhead power and utility facili-
ties abutting a development or redevelop-
ment site triggering street frontage
improvements under RMC 4-6-060 shall be
required to be relocated underground, pursu-
ant to the standards of this Section.
D. EXEMPTIONS:
1. The following are exemptions to the re-
quirements of this Section:
a. Overhead power and utility facilities
adjacent to a redevelopment site where a
street modification under RMC 4-9-250D
is granted to keep the existing overhead
power and/or utility facilities above
ground.
b. Electric utility substations, pad-
mounted transformers and switching fa-
cilities not located on the public right-of-
way.
c. Electric transmission systems of a
voltage fifty five (55) kv or more (includ-
ing poles and wires) and equivalent com-
munication facilities where the utility
provider providing electrical energy pro-
vides at its expense an underground
street lighting circuit (including all con-
ductors and conduits) to a point on the
poles at least forty feet (40') above
ground to serve utility provider owned
street lighting fixtures to be mounted on
the poles at said location.
d. Ornamental street lighting stan-
dards.
e. Telephone pedestals and other
equivalent communication facilities.
f. Police and fire sirens, or any similar
municipal equipment, including traffic-
control equipment.
g. Replacement of overhead facilities
for a distance of three (3) or fewer spans
(four (4) poles) or five hundred feet (500')
exclusive of replacements due to casu-
alty damage.
h. Extensions, duplications, relocations
or rebuilds to existing overhead electrical
and communication facilities under the
following conditions:
i. When there are continuing re-
quirements for poles, such as ser-
vices to residences of King County
when those residences are not re-
quired to be undergrounded. How-
ever, if there is a reasonable
likelihood that undergrounding would
occur in the foreseeable future, con-
duit for underground crossings
should be installed whenever feasi-
4-6-090D
6 - 28.1 (Revised 2/19)
ble as part of any ongoing street con-
struction, reconstruction or
overlayment project.
(Revised 2/19)6 - 28.2
This page left intentionally blank.
4-6-080F
6 - 29 (Revised 5/18)
ii. When there are existing over-
head electrical or communication fa-
cilities that will not be removed (such
as high tension wires), and the elec-
trical and communication facilities to
be removed by undergrounding are
parallel to facilities that will not be re-
moved.
iii. When an existing single-family
home is served with overhead elec-
trical power lines from a pole that
also serves other properties. How-
ever, this exemption is merely a de-
ferral; the property owner shall sign a
recordable covenant agreeing to par-
ticipate in undergrounding when the
majority of the other properties
served from the pole are under-
grounded.
i. Installations where the Administrator
determines:
i. There is a technological difficulty
associated with the particular facility,
or the particular real property in-
volved; or
ii. The cost of undergrounding such
a facility outweighs the general wel-
fare consideration implicit in under-
ground installation; or
iii. The growth pattern of the area
has not been sufficiently established
to determine the ultimate service re-
quirements or major service routes.
(Ord. 5798, 4-25-2016)
E. PERMITS:
1. Permit Required: All new or replaced
electrical or communication facilities shall re-
quire a permit from the City of Renton prior to
construction.
2. Fees Required: Fees shall be set forth in
the City’s Fee Schedule published and on file
with the City Clerk.
3. As-Built Plans Required for Under-
ground Projects: As-built project drawings
in a form and scale conforming to generally
accepted engineering practice shall be sub-
mitted in duplicate to the Development Ser-
vices Division of the Department of
Community and Economic Development
within thirty (30) calendar days of the comple-
tion of any underground project within the
City.
F.DESIGN STANDARDS:
1. Standards Applicable: All conductors,
switches, transformers, and regulating de-
vices shall be installed in accordance with the
applicable national, State, and local safety
standards. All structural devices shall be de-
signed in accordance with the provisions of
the latest edition of the International Building
Code, subject to the provisions of the imme-
diately following subsection. All conduit in-
stallations shall comply with City of Renton
standards.
2. Coordination with Other Facilities Re-
quired: All underground facilities shall be in-
stalled to coordinate with other underground
facilities, i.e., water, sewer and gas pipelines,
traffic control and other signal systems. When
coordination requires installation practices
that are more restrictive or demanding than
the minimum standards required by applica-
ble national, State and local codes and safety
standards, the requirements of coordination
shall be governing and controlling.
3. Wheel Load Requirements – Mini-
mum: All vaults, handholes, ventilation grat-
ings, and access covers and conduit in public
rights-of-way shall be strong enough to with-
stand a minimum ten thousand (10,000)
pound wheel load. This wheel load require-
ment may be restricted to traveled street ar-
eas, provided the utility provider assumes re-
sponsibility for upgrading facilities beyond the
original traveled street areas if subsequent
widening occurs.
4. Grading of Streets: Streets shall be
graded to subgrade prior to the installation of
underground facilities.
5. Joint Trenches: The utilization of a sin-
gle trench (a joint or common trench) by all
utility providers and/or franchise holders is
authorized and encouraged.
a. Delay of Permit Issuance: If at the
time of application for an underground
permit it does not appear that all utility
4-6-090G
(Revised 5/18)6 - 30
providers involved in the undergrounding
project have made appropriate arrange-
ments for common trenches, the Admin-
istrator may delay issuance of the permit
until all utility providers involved in the re-
location have provided satisfactory justifi-
cation to the Administrator for not utilizing
the common trench.
b. Provision for Joint Services
Across Public Right-of-Way Required:
Where new structures require under-
ground services that extend into or
across public right-of-way to existing
overhead distribution systems the prop-
erty owner, owner’s agent or other per-
sons applying for underground services
shall provide adequate provisions and
capacity for joint service usage in a
trench with conduit or other required facil-
ities for present and future service exten-
sions to the structure.
c. Responsibility for Notice: The prin-
cipal utility to initiate the street crossing
by owners, owners’ agent or other per-
sons’ request shall notify the remaining
electrical or communication utility when
the common trench is available.
6. Standards for Above-Ground Installa-
tions: Any equipment exempted in subsec-
tion D of this Section, or otherwise permitted
to be installed above ground, shall:
a. Be placed within an enclosure or part
of the building being served, or
b. Be screened with masonry, decora-
tive panels, and/or evergreen trees,
shrubs, and landscaping sufficient to
form an effective sight barrier within a pe-
riod of five (5) years. The utility provider
shall be responsible for the installation,
maintenance, repair, or replacement of
the screening materials when the above-
ground facility is located on real property
owned by the utility provider. When an
above-ground facility is located on non-
utility-owned real property, the owner(s)
shall bear the expense of installation,
maintenance, repair or replacement of
screening materials.
c. Be constructed with space frames
and structural arrangements for holding
equipment that is designed to have an
uncluttered and neat appearance.
7. Standards for Above-Grade Pole Line
Installations: If above-grade pole line instal-
lations are permitted under the variance pro-
cedures of this Section, conductors shall be
placed in vertical alignment or any other
alignment designated by the Public Works
Administrator or designee.
G. VARIANCES:
Requests to vary from undergrounding require-
ments that do not meet the above exemption cri-
teria shall be processed as variances. See RMC
4-9-250. (Ord. 5798, 4-25-2016)
H. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed pursu-
ant to RMC 4-8-110, as it exists or may be
amended.
I. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are code violations subject to RMC 1-3-2, as
it exists or may be amended.
(Ord. 2432, 9-23-1968; Ord. 2496, 8-25-1969;
Ord. 3318, 5-14-1979, eff. 5-23-1979; Ord. 3592,
12-14-1982; Ord. 3763, 12-12-1983; Ord. 3832,
8-13-1984; Ord. 3951, 10-21-1985; Ord. 4352,
5-11-1992; Ord. 5156, 9-26-2005; Ord. 5450,
3-2-2009; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012; Ord. 5875, 1-22-2018)
4-6-100 DEFINITIONS OF TERMS
USED IN THIS CHAPTER:
AIR GAP: A physical vertical separation through
the free atmosphere sufficient to prevent back-
flow between the free-flowing discharge end of
the potable water system and the overflow level
of the receiving vessel, tank, plumbing fixture or
any other system. Physically defined as a dis-
tance greater than or equal to twice the diameter
of the supply pipe diameter, but in no case less
than one inch (1"). (Ord. 4312, 5-13-1991)
APPROVED: (for purposes of the Water Utility
Provisions) Approved in writing by the Depart-
ment of Health or other agency having jurisdic-
tion. (Ord. 4312, 5-13-1991)
4-6-100I
6 - 31 (Revised 5/18)
AUXILIARY SUPPLY: Any water source or sys-
tem on or available to the premises other than the
purveyor approved potable water supply. (Ord.
4312, 5-13-1991)
BACKFLOW: The flow of water or any other liq-
uid, gas or substance from any source back into
the distribution pipes of the potable water supply
system. (Ord. 4312, 5-13-1991)
BACKFLOW PREVENTER: An approved as-
sembly which prevents the backflow of water or
any other liquid, gas or substance from any
source back into the distribution pipes of the po-
table water supply system. (Ord. 4312,
5-13-1991)
BACKSIPHONAGE: The flow of water or any
other liquid, gases or substances from any source
back into the distribution pipes of the potable wa-
ter supply system caused by the reduction of
pressure in the potable water supply system.
(Ord. 4312, 5-13-1991)
BEST MANAGEMENT PRACTICES (BMPs):
The methods of improving stormwater quality by
preventing or reducing the discharge of pollut-
ants, directly or indirectly into stormwater, surface
water and groundwater. Such practices encom-
pass a variety of managerial, operational, and
structural measures that will reduce the amount
of contaminants in stormwater and improve the
quality of water resources. BMPs are separated
into two broad categories: source control and
treatment. Source control BMPs prevent contam-
inants from entering water bodies or stormwater
runoff. Treatment BMPs are structures that treat
stormwater to remove contaminants. See also
RMC 4-11-020 for BEST MANAGEMENT PRAC-
TICES – WETLANDS. (Ord. 5478, 8-3-2009)
BMPs: See “Best Management Practices
(BMPs),” supra, and RMC 4-11-020. (Ord. 5478,
8-3-2009)
BUILDING DRAIN: That part of the lowest hori-
zontal piping of a drainage system which receives
the discharge from soil, waste, and other drain-
age pipes inside the walls of the building and con-
veys it to the building sewer, beginning five feet
(5') outside the inner face of the building walls.
(Ord. 4343, 2-3-1992)
BUILDING SEWER: See Sewer, Building. (Ord.
4343, 2-3-1992)
COMBINED SEWER: A sewer receiving both
surface runoff and sewage. (Ord. 4343, 2-3-1992)
CONTAMINANT: A substance that will impair the
quality of the water to a degree that it creates a
serious health hazard. (Ord. 4312, 5-13-1991)
CROSS CONNECTION: Any physical or poten-
tial arrangement whereby a public water system
is connected, directly or indirectly, with any other
nonpotable water system, drain, sewer, conduit,
pool, storage reservoir, plumbing fixture or other
device which contains, or may contain, contami-
nated water, sewer or other waste liquid of un-
known or unsafe quality which may be capable of
imparting contamination to the public water sys-
tem as a result of backflow. Bypass arrange-
ments, jumper connections, removable sections,
swivel or change-over devices, or other tempo-
rary or permanent devices through which back-
flow may occur are considered to be cross
connections. (Ord. 4312, 5-13-1991)
DOUBLE CHECK VALVE ASSEMBLY: An ap-
proved assembly composed of two (2) single, in-
dependently acting check valves, either spring
loaded or internally weighted, installed as a unit
between two (2) tightly closing shutoff valves and
having suitable connections for testing. (Ord.
4312, 5-13-1991)
FWPCA: The Federal Water Pollution Control Act
of 1956, PL 84-660, together with the amend-
ments of 1966, 1972, and as same may be here-
after amended; Public Law 92-500 and all
subsequent amendments thereto. (Ord. 4343,
2-3-1992)
HEALTH HAZARD: A physical or toxic hazard
which could be dangerous to health. (Ord. 4312,
5-13-1991)
ILLICIT CONNECTION: Any infrastructure con-
nection to the municipal stormwater sewer sys-
tem that is not intended, permitted or used for
collecting and conveying stormwater or non-
stormwater discharges allowed as specified in
RMC 4-6-030. Examples include sanitary sewer
connections, floor drains, channels, pipelines,
conduits, inlets, or outlets that are connected di-
rectly to the MS4. (Ord. 5478, 8-3-2009; Ord.
5873, 1-8-2018)
ILLICIT DISCHARGE: Any discharge to the MS4
that is not composed entirely of stormwater or of
non-stormwater discharges allowed as specified
4-6-100I
(Revised 5/18)6 - 32
in RMC 4-6-030. (Ord. 5478, 8-3-2009; Ord.
5873, 1-8-2018)
INDUSTRIAL WASTES: The liquid wastes from
industrial process as distinct from sanitary sew-
age. (Ord. 4343, 2-3-1992)
INFILTRATION: The volume of water or ground-
water entering sewers and building sewer con-
nections from the soil through defective joints,
broken or cracked pipe, improper connections or
other structural failures. (Ord. 4343, 2-3-1992)
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See City Comprehensive Sewer
Plan. (Ord. 4343, 2-3-1992)
MS4: See “Municipal Separate Storm Sewer Sys-
tem.” (Ord. 5478, 8-3-2009)
MUNICIPAL SEPARATE STORM SEWER SYS-
TEM: A conveyance or system of conveyances
(including roads with drainage systems, munici-
pal streets, catch basins, curbs, gutters, ditches,
manmade channels, or storm drains):
a. Owned or operated by the City of Renton;
b. Designed or used for collecting or con-
veying stormwater;
c. Which is not part of a publicly owned
treatment works (POTW) as defined at 40
CFR 122.2;
d. Which is not a combined sewer; and
e. Which is defined as “large” or “medium”
or “small” or otherwise designated by Ecol-
ogy pursuant to 40 CFR 122.26. (Ord. 5478,
8-3-2009; Ord. 5873, 1-8-2018)
NATIONAL POLLUTANT DISCHARGE ELIMI-
NATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: A permit issued by the
Environmental Protection Agency (EPA) (or by
the Washington Department of Ecology under au-
thority delegated pursuant to 33 USC Section
1342(b)) that authorizes the discharge of pollut-
ants to waters of the United States, whether the
permit is applicable on an individual, group, or
general area-wide basis. (Ord. 5478, 8-3-2009)
NATURAL OUTLET: Any outlet into a water-
course, pond, ditch, lake or other body of surface
or groundwater. (Ord. 4343, 2-3-1992)
NPDES: See “National Pollutant Discharge Elim-
ination System (NPDES) Stormwater Discharge
Permit.” (Ord. 5478, 8-3-2009)
POTABLE WATER: Water which is safe for hu-
man consumption, as described by the public
health authority having jurisdiction. (Ord. 4312,
5-13-1991)
POTW: See “Publicly Owned Treatment Works.”
(Ord. 5478, 8-3-2009)
PRESSURE VACUUM BREAKER: An assembly
consisting of a spring loaded check valve and in-
dependently operating air inlet valve, inlet and
discharge shutoff valve, and properly installed
test cocks. The air inlet valve is internally loaded
to the open position, normally by means of a
spring. This internal loading allows the assembly
to be installed on the pressure side of a shutoff
valve. It is designed to protect against backsi-
phonage only. (Ord. 4312, 5-13-1991)
PUBLICLY OWNED TREATMENT WORKS: Any
device or system used in treatment of municipal
sewage or industrial wastes of a liquid nature
which is publicly owned. (Ord. 5478, 8-3-2009)
REDUCED PRESSURE PRINCIPLE BACK-
FLOW PREVENTER: An assembly consisting of
two (2) independently acting spring operated
check valves, separated by a spring loaded differ-
ential pressure relief valve, which is installed as a
unit between two (2) tightly closing shutoff valves
and having suitable connections for testing. (Ord.
4312, 5-13-1991)
SEWAGE: A combination of the water-carried
wastes from residences, business buildings, insti-
tutions, and industrial establishments, together
with such ground, surface, and stormwaters as
may be present. (Ord. 4343, 2-3-1992)
SEWAGE TREATMENT PLANT: Any arrange-
ment of devices and structures used for treating
sewage.
SEWAGE WORKS: All facilities for collecting,
pumping, treating, and disposing of sewage.
SEWER: A pipe or conduit for carrying sewage.
SEWER, BUILDING: The extension from the
building drain to the public sewer or other place of
disposal.
4-6-110
6 - 33 (Revised 5/18)
SEWER, PUBLIC: That portion of a sanitary
sewer and its appurtenances located on property,
easements and rights-of-way held, owned, con-
trolled and accepted by the City or other public
authority.
SEWER, SANITARY: A sewer which carries sew-
age and to which storm, surface, and groundwa-
ters are not intentionally admitted.
SIDE SEWER: See Sewer, Building.
SIDE SEWER STUB: That portion of the building
sewer between primary collection lines and indi-
vidual property lines.
STORM SEWER and STORM DRAIN: A sewer
which carries storm and surface waters and
drainage, but excludes sewage and polluted in-
dustrial wastes.
STORMWATER: Runoff during and following
precipitation and snowmelt events, including sur-
face runoff, drainage or interflow. (Ord. 5873, 1-8-
2018)
WATERCOURSE: A channel in which a flow of
water occurs either continuously or intermittently.
(Ord. 4343, 2-3-1992)
4-6-110 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
7 - i (Revised 7/20)
Chapter 7
SUBDIVISION REGULATIONS
CHAPTER GUIDE: Chapter 4-7 RMC contains procedures and review criteria for subdivisions, binding
site plans, and lot line adjustments. Submittal requirements can be found in chapter 4-8 RMC, and fee
information can be found in chapter 4-1 RMC. Detailed improvement requirements, such as streets and
utilities can be found in chapter 4-6 RMC.
This Chapter last amended by Ord. 5953, November 18, 2019.
SECTION PAGE
NUMBER NUMBER
4-7-010 TITLE, PURPOSE AND SCOPE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. City Approval of Segregations Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Method of Calculating Lot Size for a Segregation . . . . . . . . . . . . . . . . . . 1
D.Conflicts with Other Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.State Enabling Legislation as It Applies to This Chapter . . . . . . . . . . . . . . . . . . . 1
4-7-020 ADMINISTERING AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Department of Community and Economic Development (“the Department”) . . . 1
B.Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D.Public Works Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-030 NOTIFICATION OF OTHER AGENCIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Notice to Other Jurisdictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Notice for State Highways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-7-040 EXCEPTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Chapter Inapplicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Preapplication Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Application for Lot Line Adjustment – General Overview of Procedures . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Application for Short Subdivision – General Overview of Procedures . . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Short Plats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
6. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
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D.Application for Subdivision – General Overview of Procedures . . . . . . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Initial Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
7. Final Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
8. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Correcting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Improving . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Non-Evasive . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Submittal Requirements for Lot Line Adjustments . . . . . . . . . . . . . . . . . . . . . . . 4
D.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G.Transfer of Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Legal Building Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Short Plat Process Applicable to Division into Nine (9) or Less Lots . . . . . . 5
2. Preliminary Plat Required for Certain Divisions . . . . . . . . . . . . . . . . . . . . . . 5
D.Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
E.Submittal Requirements for Short Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . 5
F.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
G.Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
H.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
5. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
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6. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
7. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Reserved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
K.Final Short Plat Map Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 6
L.Filing Short Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Right-of-Way Dedications Require Separate Approval . . . . . . . . . . . . . . . . . 6
2. Administrator Signature and Recording Fees . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recording Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
M.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Authority to Add or Alter Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
N.Limitations on Further Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
O.Administrative Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-7-080 DETAILED PROCEDURES FOR SUBDIVISION . . . . . . . . . . . . . . . . . . . . . . . 7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
D.Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E. Neighborhood Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F.Submittal Requirements for Preliminary Plat Application . . . . . . . . . . . . . . . . . . 7
G.Referral to Other City Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . 8
H.Time Limitation for Approval or Disapproval of Plats . . . . . . . . . . . . . . . . . . . . . 8
I.Hearing Examiner Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Public Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Public Notice Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
J.Health Agency Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
K.Phased Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
L.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Additional Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4. Authority to Add or Alter Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
M. Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
1. Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
2. Major Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
3. Minor Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-7-090 UNIT LOT SUBDIVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. New Townhouse Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Existing Townhouse Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
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C. Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Parent Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
D. Scope and Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Short Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
E. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Residential Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
5. Existing Nonconforming Townhouse Developments . . . . . . . . . . . . . . . . . . 10
F. Unit Lot Subdivision Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Unit Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Siting of Unit Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Parent Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4. Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
5. Design and Open Space Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
6. Homeowners’ Association and Covenants . . . . . . . . . . . . . . . . . . . . . . . . . 11
a. Covenants and Homeowners’ Association . . . . . . . . . . . . . . . . . . . . . . 11
b. Maintenance of Common Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
7. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
8. Recorded Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF
IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A.Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B.Inspection, Approval and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
E.Deferred Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-7-110 FINAL PLAT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A.Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Submittal to Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Conformance with Preliminary Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C.Administrator Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
D.Setting of Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
E.Filing Final Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
F.Expiration of Plat After Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
7 - iv.1 (Revised 7/20)
SECTION PAGE
NUMBER NUMBER
4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . 12
A.Continuity with Improved Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B.Conformity with Existing Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
C.Trails Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
(Revised 7/20)7 - iv.2
This page left intentionally blank.
7 - v (Revised 2/19)
SECTION PAGE
NUMBER NUMBER
4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B.Action Not a Taking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C.Environmental Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Land Unsuitable for Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Flooding/Inundation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Land Clearing and Tree Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
c. Culverting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
d. Clean Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4-7-140 PARKS AND OPEN SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
A.Relationship to Adjoining Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
B.Street Names . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
C.Arterials, Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D.Street Alignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E.Street Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Grid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
5. Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
6. Alternative Configurations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14a
7. Cul-de-Sac Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14a
F.Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14a
G.Adjacent or Abutting Unplatted Acreage . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
A.Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
B.Walkways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
A.Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
B.Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
C.Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
D.Minimum Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
E.Maximum Lot Dimension Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
F.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
G.Flag Lots, When Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
(Revised 2/19)7 - vi
SECTION PAGE
NUMBER NUMBER
4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL
REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . 14.2
A.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Lot Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Lot Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Easements for Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Utilities in Tracts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Community Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Sanitary Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Storm Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
D.Underground Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
E.Cable TV Conduits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
F. Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Street Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-7-220 HILLSIDE SUBDIVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.(Deleted by Ord. 5519, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Application Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Tracts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
5. Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
6. Erosion Control Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-7-230 BINDING SITE PLANS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Optional Methods of Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Alternative Ownership Options or Alternative Standards. . . . . . . . . . . . . . . 17
3. Procedural Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
C. Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. Additional Criteria for Binding Site Plans Proposing Commercial
Condominium Sites or Merging with Planned Urban Development
Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Condominium – Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Condominium – Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Planned Urban Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
7 - vii (Revised 2/19)
SECTION PAGE
NUMBER NUMBER
E. Application Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F. Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Phasing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
G. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H. Permit Procedures for Binding Site Plan Approval . . . . . . . . . . . . . . . . . . . . . . 20
1. Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
I. Merger with Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Review Standards for a Previously Approved Site Plan . . . . . . . . . . . . . . . 20
2. Review Standards for Concurrent Site Plan Application . . . . . . . . . . . . . . . 20
J. Merger with Development Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
K. Review Authority Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Approval with Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
6. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
L. Right-of-Way Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
M. Survey and Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Administrator Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Filing by City Clerk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
N. Binding Effect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Enforceable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
O. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Expiration Period for Merged Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Extension of Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Extension of Expiration Period for Phased Projects . . . . . . . . . . . . . . . . . . 22
P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Q. Alteration or Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4-7-240 VARIANCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
A.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 23
4-7-030A
7 - 1 (Revised 2/19)
4-7-010 TITLE, PURPOSE AND
SCOPE:
A. TITLE:
This Chapter shall be hereinafter known as the
City of Renton Subdivision Code.
B. PURPOSE:
The purpose of this Chapter is to provide rules,
regulations, requirements, and standards for sub-
dividing land in the City, and for administrative
procedures for adjustments of lot lines in the City,
ensuring that the public health, safety, general
welfare, and aesthetics of the City shall be pro-
moted and protected; that orderly growth, devel-
opment, and the conservation, protection and
proper use of land shall be ensured; that proper
provisions for all public facilities (including circu-
lation, utilities, and services) shall be made; that
the site characteristics shall be taken into consid-
eration; that conformance with provisions set
forth in the City Zoning Code and Comprehensive
Plan shall be insured.
C. SCOPE:
1. Division: This Chapter shall apply to the
division of land for sale or lease into two (2)
or more parcels and to the modification of lot
lines between adjoining parcels.
2. City Approval of Segregations Re-
quired: Segregations require plat or short
plat approval by the City of Renton.
a. Method of Calculating Lot Size for
a Segregation: For the purposes of com-
puting the size of any segregation which
borders on a street or road, the lot size
shall be expanded to include that area
which would be bounded by the center-
line of the road or street and the side lot
lines of the lot running perpendicular to
such centerline.
D. CONFLICTS WITH OTHER CODES:
Where this Chapter imposes greater restrictions
or higher standards upon the development of land
than other laws, ordinances or restrictive cove-
nants, the provisions of this Chapter shall prevail.
E. STATE ENABLING LEGISLATION AS
IT APPLIES TO THIS CHAPTER:
This Chapter is in conformance with chapter
58.17 RCW regulating platting, subdivision, ad-
justing lot lines, and the dedication of land; and
further provides for administrative procedures for
the adjustment of lot lines.
4-7-020 ADMINISTERING
AUTHORITY:
A. DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT (“THE
DEPARTMENT”):
The Department of Community and Economic
Development is responsible for the administration
and coordination of this Chapter including but not
limited to reviewing all engineering and technical
requirements of this Chapter, unless another de-
partment is authorized to administer and enforce
a specific section or sections. (Ord. 5907, 12-10-
2018)
B. ADMINISTRATOR:
The Community and Economic Development Ad-
ministrator shall review and make recommenda-
tions to the Hearing Examiner for preliminary
plats, but shall have the authority to approve short
plats and final plats. (Ord. 5676, 12-3-2012)
C. HEARING EXAMINER:
The Hearing Examiner is authorized to hold a
public hearing on all preliminary plats and ap-
prove, conditionally approve, or deny all prelimi-
nary plats.
D. PUBLIC WORKS ADMINISTRATOR:
The Administrator of the Department of Public
Works is authorized to sign final plats approved
by the Administrator of the Department of Com-
munity and Economic Development. (Ord. 5519,
12-14-2009; Ord. 5868, 12-11-2017; Ord. 5907,
12-10-2018)
4-7-030 NOTIFICATION OF OTHER
AGENCIES:
A. NOTICE TO OTHER JURISDICTIONS:
Notice of the filing of a preliminary plat of a pro-
posed subdivision in the City, which subdivision is
adjacent to or abutting the City’s municipal
boundaries, or which contemplates the use of
King County’s or any other city’s utilities shall be
sent to the appropriate county or city authorities.
4-7-030B
(Revised 2/19)7 - 2
B. NOTICE FOR STATE HIGHWAYS:
Notice of the filing of a preliminary plat or short
plat located abutting the right-of-way of a State
highway shall be sent to the State Department of
Transportation. (Ord. 5676, 12-3-2012)
4-7-040 EXCEPTIONS:
A. CHAPTER INAPPLICABLE:
The provisions of this Chapter do not apply to:
1. Cemeteries and burial plots while used
for that purpose.
2. Divisions made by testamentary provi-
sions, or the laws of descent.
3. Division of land due to condemnation or
sale under threat thereof, by an agency or di-
vision of government vested with the power of
condemnation, or by court judgment.
4. Divisions of land classified for industrial
or commercial use into lots or tracts when the
City has approved a binding site plan in ac-
cordance with all applicable requirements of
the Renton Municipal Code and chapter
58.17 RCW. (Ord. 4954, 2-11-2002)
4-7-050 GENERAL OUTLINE OF
SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES:
A. PREAPPLICATION MEETING:
Any person who desires to subdivide land in the
City should request a preapplication meeting with
the Department at an early date in order to be-
come familiar with the requirements of this Chap-
ter.
B. APPLICATION FOR LOT LINE
ADJUSTMENT – GENERAL OVERVIEW
OF PROCEDURES:
The general administrative procedures for pro-
cessing applications for a lot line adjustment are
as follows:
1. Application: The completed application
is filed with the Department.
2. Review: The application is reviewed by
the Department staff.
3. Decision: The adjustment is either ap-
proved, modified, or denied by the Adminis-
trator. (Ord. 5676, 12-3-2012)
4. Recording: The approved lot line adjust-
ment is recorded by the City Clerk with the
King County Recorder’s Office. (Ord. 5907,
12-10-2018)
C. APPLICATION FOR SHORT
SUBDIVISION – GENERAL OVERVIEW
OF PROCEDURES:
The general procedures for processing applica-
tions for a short subdivision are as follows:
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300') of the subject property. A four-
teen (14) day comment period is provided
prior to a determination on the application.
3. Review: The application is reviewed by
the Department and other interested City de-
partments and outside agencies.
4. Short Plats: The Administrator may ap-
prove, modify, or deny the short subdivision;
or transfer the matter to the Hearing Exam-
iner for a public hearing and decision. (Ord.
5519, 12-14-2009; Ord. 5676, 12-3-2012)
5. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Administrator. (Ord. 5156, 9-26-2005;
Ord. 5519, 12-14-2009; Ord. 5676,
12-3-2012)
6. Recording: The final short plat is submit-
ted to the Department for final review, ap-
proval and recording with the King County
Recorder’s Office. (Ord. 5519, 12-14-2009;
Ord. 5907, 12-10-2018)
D. APPLICATION FOR SUBDIVISION –
GENERAL OVERVIEW OF
PROCEDURES:
The general procedures for processing an appli-
cation for a subdivision are as follows:
4-7-060B
7 - 3 (Revised 2/19)
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300') of the subject property. A four-
teen (14) day comment period is provided
prior to a public hearing on the application.
3. Initial Review: The application is re-
viewed by the Department and other inter-
ested City departments and outside
agencies.
4. Recommendation: The Administrator
will send a recommendation to the Hearing
Examiner along with the environmental deter-
mination.
5. Hearing: The Hearing Examiner shall
hold a public hearing and issue a final deter-
mination regarding the preliminary plat. (Ord.
5519, 12-14-2009)
6. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Administrator. (Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
7. Final Review: The applicant submits the
final plat to the Department for its review. The
Department shall approve, deny, or return to
the applicant for modification or correction a
proposed final plat. If approved, the final plat
will be forwarded to the Administrator of the
Public Works Department for signing. (Ord.
5519, 12-14-2009; Ord. 5907, 12-10-2018)
8. Recording: The approved final plat is re-
corded with the King County Recorder’s Of-
fice. (Ord. 5519, 12-14-2009; Ord. 5868, 12-
11-2017)
4-7-060 DETAILED PROCEDURES
FOR LOT LINE ADJUSTMENTS:
A. PURPOSE:
A lot line adjustment shall only be used to transfer
land between abutting legally created lots for the
purpose of rectifying a disputed property line lo-
cation or freeing such a boundary from any differ-
ence or discrepancies, improving lot design or
access, or attaining compliance with Title IV stan-
dards or requirements, provided no additional lot,
parcel or tracts are created. (Ord. 5676,
12-3-2012; Ord. 5728, 10-20-2014)
B. PRINCIPLES OF ACCEPTABILITY:
A lot line adjustment shall be consistent with the
following principles of acceptability:
1. Correcting: Adjust lot lines including the
elimination of a common lot line in order to
correct property line or setback encroach-
ments;
2. Improving: Create better lot design, or
improve access;
3. Approval Criteria:
a. An additional lot, parcel or tract shall
not be created; and
b. The subject lots, parcels or tracts are
within the same zoning district; and
c. The proposed adjustments shall not
cause the lots, parcels or tracts to in-
crease the nonconformity with respect to
applicable zoning (see RMC 4-2), subdi-
vision and other code requirements per-
taining to lot design, building location,
and development standards; and
d. The adjusted lot line(s) is shared by
the subject lots.
4. Non-Evasive: Lot line adjustments shall
not serve to eliminate or circumvent any state
or local requirements, including but not lim-
ited to frontage improvements, payment of
fee-in-lieu, payment of latecomer fees or the
installation of required infrastructure.
a. Assessment of fees, right-of-way
dedication and frontage improvements
for the entire length of the property line(s)
bordering rights-of-way may be required
as a condition of approval for a lot line ad-
justment.
b. Lots, parcels or tracts that are in-
creased in area by lot line adjustments
shall not be permitted to be subdivided
for five (5) years following the date upon
which the lot line adjustment is recorded
4-7-060C
(Revised 2/19)7 - 4
or three (3) years following the approval
of a lot line adjustment, whichever is lon-
ger, unless the following is met:
i. The subdivision application in-
cludes all lots, parcels and tracts in-
volved in the lot line adjustment in the
overall subdivision; or
ii. All required infrastructure, includ-
ing but not limited to frontage im-
provements, required infrastructure
and utility lines are constructed along
the frontage of all lots included in the
lot line adjustment. (Ord. 5728, 10-
20-2014)
C. SUBMITTAL REQUIREMENTS FOR
LOT LINE ADJUSTMENTS:
Shall be as stipulated in RMC 4-8-120. (Ord.
5728, 10-20-2014)
D. FEES:
Shall be as stipulated in RMC 4-1-170. (Ord.
5728, 10-20-2014)
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed lot line
adjustment within thirty (30) working days of
receiving a completed application.
2. Action: The Administrator may approve,
request corrections by the applicant, approve
with modifications, or deny the application for
a lot line adjustment.
3. Approval: If approved, the lot line adjust-
ment map shall be signed and dated by the
Administrator. The applicant shall be notified
in writing of the decision. The signed map
shall be filed with the King County Recorder’s
Office. (Ord. 5907, 12-10-2018)
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, they may be added to the original
lot line adjustment map or a revised map may
be required. The applicant will be notified of
any such modification action. If a modification
of the original lot line adjustment map, legal
description or other information is necessary,
the projected approval date may be ex-
tended.
5. Denial: If denied, the lot line adjustment
shall be marked “Denied” and the applicant
shall be notified in writing of the decision,
stating the reasons therefor. (Ord. 5728, 10-
20-2014)
F. FINAL RECORDING:
The lot line adjustment does not become effective
until it is recorded with the King County Re-
corder’s Office. After two (2) copies of the signed
map are made for City records, the map shall be
sent to the City Clerk’s office for recording. It is
the responsibility of the City Clerk to record the
approved map and new legal descriptions. All
maps need to be on paper and mailed. (Ord.
5450, 3-2-2009; Ord. 5728, 10-20-2014; Ord.
5907, 12-10-2018)
G. TRANSFER OF TITLE:
The recording of a lot line adjustment does not
constitute a transfer of title. Separate deeds to
this effect must be recorded with the King County
Recorder’s Office and are not subject to these
provisions. (Ord. 5907, 12-10-2018)
H. EXPIRATION PERIOD:
If the lot line adjustment is not recorded within two
(2) years of the date of approval, the lot line ad-
justment shall be null and void. Upon written re-
quest of the applicant, the Planning/Building/
Public Works Department may grant one exten-
sion of not more than one year. Such request
must be received by the Department prior to the
two (2) year expiration date. (Ord. 5907, 12-10-
2018)
4-7-070 DETAILED PROCEDURES
FOR SHORT SUBDIVISIONS:
A. PURPOSE:
The procedures regulating short subdivisions, in-
cluding segregations of nine (9) or fewer lots, are
established to promote orderly and efficient divi-
sion of lots on a small scale, avoiding placing un-
due burdens on the applicant and to comply with
provisions of chapter 58.17 RCW. (Ord. 5907, 12-
10-2018)
B. PRINCIPLES OF ACCEPTABILITY:
A short plat shall be consistent with the following
principles of acceptability:
4-7-070H
7 - 5 (Revised 7/20)
1. Legal Building Sites: Create legal build-
ing sites which comply with all provisions of
the City Zoning Code.
2. Access: Establish access to a public
road for each segregated parcel.
3. Physical Characteristics: Have suit-
able physical characteristics. A proposed
short plat may be denied because of flood, in-
undation, or wetland conditions. Construction
of protective improvements may be required
as a condition of approval, and such improve-
ments shall be noted on the final short plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
C. SCOPE:
1. Short Plat Process Applicable to Divi-
sion into Nine (9) or Less Lots: Any land
being divided into nine (9) or less parcels,
lots, tracts, sites, or subdivisions, including
segregations, and that has not been divided
in a short subdivision within the preceding
five (5) years, shall conform to the proce-
dures and requirements of this Section. For
the purpose of distinguishing a short plat ap-
plication from a preliminary plat application,
tracts proposed to be created for the purpose
of ensuring the continued protection of fea-
tures or facilities located therein, with equal
and undivided ownership among the lot own-
ers, their successors and heirs, shall not con-
tribute to the total number of subdivided units
of land.
2. Preliminary Plat Required for Certain
Divisions: No application for a short subdivi-
sion shall be approved if the land being di-
vided is held in common ownership with a
contiguous parcel that has been subdivided
in a short subdivision within the preceding
five (5) years. Such applications shall be pro-
cessed as preliminary plat, rather than a short
plat. (Ord. 5793, 4-25-2016)
D. PRE-APPLICATION MEETING:
An applicant may submit materials for preliminary
staff review prior to submittal of the short plat ap-
plication. Staff shall review the materials and in-
form the applicant of any initial concerns and
recommendations for revisions. This shall not
preclude staff from making further recommenda-
tions. Required materials are as follows and shall
provide the content, details and number of copies
as officially declared by the Administrator:
1. Project narrative;
2. Vicinity map;
3. Site plan; and
4. Other materials that may be applicable to
the subject property, as officially declared by
the Administrator. (Ord. 5793, 4-25-2016)
E. SUBMITTAL REQUIREMENTS FOR
SHORT SUBDIVISION:
Submittal requirements for a short subdivision ap-
plication shall be as stipulated in RMC 4-8-120.
F. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
Upon receipt of an application for a short plat, the
Department shall transmit one copy to any de-
partment or agency as warranted.
G. PUBLIC NOTICE:
Public notice shall be provided in accordance with
RMC 4-8-090, Public Notice Requirements. (Ord.
5676, 12-3-2012; Ord. 5793, 4-25-2016)
H. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed short
plat within the time limits as defined in chap-
ter 58.17 RCW. A fourteen (14) day public
comment period shall be provided prior to any
final action by the Administrator on the pro-
posed short plat. (Ord. 5793, 4-25-2016; Ord.
5907, 12-10-2018)
2. Action: The Administrator may approve,
approve with modifications, or deny the appli-
cation for a short plat. Action for short plats
otherwise referred to the Hearing Examiner
shall be by the Hearing Examiner. Every de-
cision or recommendation made under this
Section shall include findings of fact and con-
clusions to support the decision or recom-
mendation. (Ord. 5519, 12-14-2009)
3. Approval: If the Administrator finds that
the proposed plat makes appropriate provi-
sions for the public health, safety, and gen-
eral welfare and for such open spaces,
4-7-070I
(Revised 7/20)7 - 6
drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks,
playgrounds, sites for schools and school
grounds and all other relevant facts and that
the public use and interest will be served by
the proposed short plat, then it shall be ap-
proved. The applicant shall be notified in writ-
ing of the decision.
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, then they may be added to the
preliminary short plat map or a revised map
may be required. The applicant will be noti-
fied of any such modification action. If a mod-
ification of the preliminary short plat map,
legal description or other information is nec-
essary, the projected approval date may be
extended.
5. Referral to the Hearing Examiner: If
the Administrator determines that there are
sufficient concerns by residents in the area of
the short plat, or by City staff, to warrant a
public hearing, then he/she shall refer the
short plat to the Hearing Examiner for public
hearing and decision by the Hearing Exam-
iner. Notice of the public hearing shall be
given as required for a full subdivision. (Ord.
5519, 12-14-2009)
6. Denial: If denied, the preliminary short
plat map shall be marked “Denied” and the
applicant shall be notified in writing of the de-
cision, stating the reasons therefor.
7. Reconsideration: See RMC 4-8-100,
Application and Decision – General. (Ord.
5853, 8-7-17)
I. APPEAL:
See RMC 4-8-110, Appeals. (Ord. 5853, 8-7-17)
J. RESERVED.
(Ord. 5907, 12-10-2018)
K. FINAL SHORT PLAT MAP SUBMITTAL
REQUIREMENTS:
The final short plat map which is submitted for fil-
ing shall be as stipulated in RMC 4-8-120.
L. FILING SHORT PLAT:
1. Right-of-Way Dedications Require
Separate Approval: Any required or pro-
posed right-of-way dedications must be sub-
mitted to the Department for review and
approval prior to filing of the short plat. All
right-of-way dedications require approval by
the Administrator or designee prior to filing of
the short plat. (Ord. 5648, 12-12-2011)
2. Administrator Signature and Record-
ing Fees: A short plat must be signed by the
Administrator before it is filed. The final
signed map shall remain with the Department
until such time as the applicant requests that
the short plat be recorded. The recording fees
shall be paid by the applicant.
3. Recording Process: The approved
short plat will be sent to the City Clerk by the
Department when the short plat is final and all
prerequisites to filing have been completed.
The short plat shall be filed by the City Clerk
for record in the King County Recorder’s Of-
fice and shall not be deemed approved until
so filed. (Ord. 5907, 12-10-2018)
M. EXPIRATION PERIOD:
1. Expiration: A preliminary short plat ap-
proval shall lapse unless recorded with the
King County Recorder’s Office within seven
(7) years of the date of preliminary short plat
approval if the date of preliminary short plat
approval is on or before December 31, 2014,
and within five (5) years of the date of prelim-
inary short plat approval if the date of prelim-
inary short plat approval is on or after January
1, 2015.
2. Extension: One single-year extension
may be granted to an applicant who files a
written request with the Administrator at least
thirty (30) days before the expiration of pre-
liminary short plat approval, provided the Ad-
ministrator finds that the applicant has
obtained issuance of a construction permit
and has made sustained progress towards fi-
nal construction, engineering, and surveying
necessary to record a final plat.
3. Authority to Add or Alter Conditions:
The City reserves the authority to add or alter
conditions and requirements when consider-
ing extension requests for approval pursuant
to RCW 58.17.140. (Ord. 5907, 12-10-2018;
Ord. 5953, 11-18-2019)
4-7-080F
7 - 7 (Revised 7/20)
N. LIMITATIONS ON FURTHER
SUBDIVISION:
Any land subdivided under the requirements of
this Section shall not be further divided for a pe-
riod of five (5) years without following the proce-
dures for subdivision. Further short subdivision of
lot(s) must be consistent with the then-current ap-
plicable maximum density requirement as mea-
sured within the plat as a whole. (Ord. 5153,
9-26-2005)
O. ADMINISTRATIVE GUIDELINES:
There shall be on file with the Department, and
made available with each application issued, a set
of administrative guidelines for drawing short plat
maps, completing the application package and re-
cording the plat. (Ord. 5450, 3-2-2009; Ord. 5907,
12-10-2018)
4-7-080 DETAILED PROCEDURES
FOR SUBDIVISION:
A. PURPOSE:
The procedures regulating subdivisions, includ-
ing segregations of ten (10) or more lots, are es-
tablished to promote orderly and efficient division
of lots, avoiding placing undue burdens on the
subdivider and to comply with provisions of chap-
ter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
A subdivision shall be consistent with the follow-
ing principles of acceptability:
1. Legal Lots: Create legal building sites
which comply with all provisions of the City
Zoning Code.
2. Access: Establish access to a public
road for each segregated parcel.
3. Physical Characteristics: Have suit-
able physical characteristics. A proposed plat
may be denied because of flood, inundation,
or wetland conditions. Construction of protec-
tive improvements may be required as a con-
dition of approval, and such improvements
shall be noted on the final plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
C. SCOPE:
Any land proposed to be divided into ten (10) or
more parcels, lots, tracts, sites, or subdivision, in-
cluding segregations, or any land that has been
divided under the short subdivision procedures
within five (5) years, or any land that is held in
common ownership with a contiguous parcel di-
vided under the short subdivision procedures
within the preceding five (5) years shall conform
to the procedures and requirements of this Sec-
tion. For the purpose of distinguishing a short plat
application from a preliminary plat application,
tracts proposed to be created for the purpose of
ensuring the continued protection of features or
facilities located therein, with equal and undivided
ownership among the lot owners, their succes-
sors and heirs, shall not contribute to the total
number of subdivided units of land. (Ord. 5793, 4-
25-2016)
D. PRE-APPLICATION MEETING:
An applicant may submit materials for preliminary
staff review prior to submittal of the preliminary
plat application. Staff shall review the materials
and inform the applicant of any initial concerns
and recommendations for revisions. This shall not
preclude staff from making further recommenda-
tions. Required materials are as follows and shall
provide the content, details and number of copies
as officially declared by the Administrator:
1. Project narrative;
2. Vicinity map;
3. Site plan; and
4. Other materials that may be applicable to
the subject property, as officially declared by
the Administrator. (Ord. 5793, 4-25-2016)
E. NEIGHBORHOOD MEETING:
A neighborhood meeting shall be held by the ap-
plicant in accordance with RMC 4-8-090A, Neigh-
borhood Meetings. (Ord. 5793, 4-25-2016; Ord.
5907, 12-10-2018)
F. SUBMITTAL REQUIREMENTS FOR
PRELIMINARY PLAT APPLICATION:
Application for a preliminary plat shall be made as
stipulated in RMC 4-8-120. (Ord. 5793, 4-25-
2016)
4-7-080G
(Revised 7/20)7 - 8
G. REFERRAL TO OTHER CITY
DEPARTMENTS AND AGENCIES:
The Department shall distribute one copy to the
Fire and Emergency Services Department; one
copy to the Police Department; one copy to the
Parks Department; and one copy to each of the
public utility agencies serving the area in which
the subdivision is to be constructed. Each depart-
ment or agency may file recommendations with
the Department within ten (10) working days of
receipt of the preliminary plat; or in the event that
a preliminary plat meeting would be called by the
Department may present their recommendation
at that time. (Ord. 5793, 4-25-2016)
H. TIME LIMITATION FOR APPROVAL
OR DISAPPROVAL OF PLATS:
The City will review and take action on the prelim-
inary plat application within the time limits defined
in chapter 58.17 RCW. (Ord. 5793, 4-25-2016)
I. HEARING EXAMINER PUBLIC
HEARING:
1. Public Hearing Required: The Hearing
Examiner shall hold a public hearing on any
preliminary plat and either approve, approve
with conditions or deny the preliminary plat.
The Hearing Examiner shall ensure confor-
mance with the general purposes of the Com-
prehensive Plan and adopted standards. The
Hearing Examiner’s decision shall be sup-
ported by findings of fact and conclusions of
law. (Ord. 5519, 12-14-2009)
2. Public Notice Required: Public notice
shall be provided in accordance with RMC 4-
8-090, Public Notice Requirements. (Ord.
5676, 12-3-2012; Ord. 5793, 4-25-2016)
J. HEALTH AGENCY
RECOMMENDATION:
The health agencies responsible for approval of
the proposed means of sewage disposal and wa-
ter supply shall file with the Department, prior to
the Hearing Examiner’s consideration of the pre-
liminary plat, written statements as to the general
adequacy of the proposed means of sewage dis-
posal and water supply. (Applicant is responsible
for submitting appropriate application forms to the
Seattle-King County Health Department and for
paying the Health Department review fee.) (Ord.
5519, 12-14-2009; Ord. 5907, 12-10-2018)
K. PHASED SUBDIVISION:
The applicant may request a phased subdivision
with the preliminary plat application provided the
following is met:
1. The preliminary plat approval must be
granted for the entire subdivision and must
delineate the separate divisions which are to
be developed in increments;
2. The phasing plan shall include all land
contained within the preliminary plat, includ-
ing areas where off-site improvements are
being made;
3. The sequence and timing of develop-
ment is identified on a phasing map;
4. Each phase shall consist of a contiguous
group of lots that meets all pertinent develop-
ment standards on its own. The phase cannot
rely on future phases for compliance with any
section of this Title;
5. Each phase provides adequate circula-
tion and utilities;
6. The preliminary plat approval shall be
conditioned upon completion of the proposed
phases in a particular sequence and may
specify a completion date for each phase;
and
7. All phases shall be recorded within the
original life of the preliminary plat, unless an
extension is granted pursuant to subsection L
of this Section. (Ord. 5953, 11-18-2019)
L. EXPIRATION PERIOD:
1. Expiration: A preliminary plat approval
shall lapse unless a final plat based on the
preliminary plat, or any phase thereof, is re-
corded with the King County Recorder within
seven (7) years of the date of preliminary plat
approval if the date of preliminary plat ap-
proval is on or before December 31, 2014,
and within five (5) years of the date of prelim-
inary plat approval if the date of preliminary
plat approval is on or after January 1, 2015.
2. Extension: One single-year extension
may be granted to an applicant who files a
written request with the Administrator at least
thirty (30) days before the expiration of the
original life of the preliminary plat, provided
4-7-080M
7 - 8.1 (Revised 7/20)
the Administrator finds that the applicant has
obtained issuance of a construction permit
and has made sustained progress towards fi-
nal construction, engineering, and surveying
necessary to record a final plat. (Amd. Ord.
4751, 11-16-1998)
3. Additional Extension: One additional
one-year extension beyond the one-year ex-
tension may be granted by the Hearing Exam-
iner if the applicant shows need caused by
unusual circumstances or situations that oc-
curred during the prior extension period,
which make it unduly burdensome to file the
final plat. The applicant must file a written re-
quest with the Hearing Examiner and the Ad-
ministrator for this additional extension; this
request must be filed at least thirty (30) days
prior to the plat expiration date. The request
must include documentation as to the need
for the additional extension. (Ord. 5519,
12-14-2009)
4. Authority to Add or Alter Conditions:
The City reserves the authority to add or alter
conditions and requirements when consider-
ing extension requests for approval pursuant
to RCW 58.17.140(4). (Ord. 5519,
12-14-2009; Ord. 5868, 12-11-2017; Ord.
5907, 12-10-2018; Ord. 5953, 11-18-2019)
M. PLAT AMENDMENTS:
At any time after preliminary plat approval and be-
fore final plat approval, the applicant may submit
an application to the Administrator that proposes
an amendment to the approved or conditionally
approved preliminary plat.
1. Plat Amendments: The Administrator
shall have the authority to determine whether
the proposed amendment qualifies as a ma-
jor or minor amendment.
2. Major Plat Amendments: Major amend-
ments to an approved or pending plat appli-
cation shall require a new application. For
major amendments that due to extraordinary
circumstances would result in a highly unrea-
(Revised 7/20)7 - 8.2
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4-7-090D
7 - 9 (Revised 2/19)
sonable and unconscionable burden on the
applicant or plat holder, if the applicant or plat
holder was required to go through a new ap-
plication process, the Administrator may per-
mit the major amendment to be treated as a
minor amendment. (Ord. 5676, 12-3-2012)
3. Minor Plat Amendments: Minor plat
amendments may be reviewed and permitted
as part of final plat approval. To be consid-
ered a minor amendment, the amendment
must not:
a. Decrease the aggregate area of
open space in the subdivision by ten per-
cent (10%) or more;
b. Increase the number of lots in the
subdivision beyond the number previ-
ously approved;
c. Result in a violation of development
standards;
d. Relocate any roadway access point
to an exterior street from the plat;
e. Propose phasing of plat develop-
ment; or
f. Increase significantly any adverse im-
pacts or undesirable effects of the plat on
the community or surrounding area. (Ord.
4751, 11-16-1998; Ord. 5519,
12-14-2009; Ord. 5642, 12-12-2011)
4-7-090 UNIT LOT SUBDIVISIONS:
A. PURPOSE:
This Section is intended to allow the creation of
unit lots for townhouse development through es-
tablished subdivision procedures while generally
only applying development standards to the par-
ent site as a whole rather than to individual unit
lots, as discussed in subsection E of this Section,
Exceptions.
B. APPLICABILITY:
The provisions of this Section shall only apply to
subdivisions in the R-10, R-14, RMF, and CV
zones in the following cases:
1. New Townhouse Development: Subdi-
visions intended for the purpose of new town-
house development.
2. Existing Townhouse Development:
Subdivisions when the existing townhouse
developments have received a Certificate of
Occupancy before October 17, 2016. (Ord.
5867, 12-11-2017; Ord. 5917, 12-10-2018)
C. PRINCIPLES OF ACCEPTABILITY:
1. Parent Site: The whole parent site shall
comply with all development standards as
though it were a stand alone lot.
2. Access: The parent site shall have direct
vehicular access to a public street. Each unit
lot shall have direct vehicular access to either
a public or private roadway (see RMC
4-6-060K, Unit Lot Drives).
3. Physical Characteristics: A proposed
subdivision may be denied because of the
presence of flood, inundation, wetland condi-
tions, steep slopes, unstable soils, mine-
shafts or other unsuitable site characteristics.
Construction of protective improvements may
be required as a condition of approval, and
such improvements shall be noted on the fi-
nal plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
D. SCOPE AND PROCESS:
1. Short Subdivision: Unit lot subdivisions
of nine (9) or fewer unit lots shall be pro-
cessed as short subdivisions, and subject to
all provisions of RMC 4-7-070, Detailed Pro-
cedures for Short Subdivisions, unless other-
wise specified by this Section.
2. Subdivision: Unit lot subdivisions of ten
(10) or more unit lots shall be processed as
subdivisions, and subject to all provisions of
RMC 4-7-080, Detailed Procedures for Sub-
division, unless otherwise specified by this
Section.
3. Site Plan Review: Unit lot subdivisions
shall be subject to RMC 4-9-200, Master Plan
and Site Plan Review; however, RMC
4-9-200C2b, SEPA Exempt Development,
shall not apply.
4-7-090E
(Revised 2/19)7 - 10
E. EXCEPTIONS:
1. Residential Development Standards:
Individual unit lots are exempt from the fol-
lowing standards of RMC 4-2-110A, Develop-
ment Standards for Residential Zoning
Designations (Primary and Attached Acces-
sory Structures): maximum net density, mini-
mum lot size, minimum lot width, minimum lot
depth, yard setbacks, maximum building cov-
erage, and maximum impervious surface
area.
2. Landscaping: Individual unit lots are ex-
empt from the following subsections of Sec-
tion 4-4-070, Landscaping:
a. RMC 4-4-070F1, Street Frontage
Landscaping Required;
b. RMC 4-4-070F2, Street Trees and
Landscaping Required Within the Right-
of-Way on Public Streets; and
c. RMC 4-4-070F3, Front Yard Trees
Required When Street Trees Are Not Lo-
cated Within the Right-of-Way Abutting a
Front Yard.
3. Parking: The number of parking spaces
required for attached dwellings pursuant to
RMC 4-4-080F10d, Parking Spaces Re-
quired Based on Land Use, may be averaged
and dispersed among unit lots or within the
parent site; however, at least one parking
space shall be provided within each unit lot.
(Ord. 5917, 12-10-2018)
4. Access: Primary access for individual
unit lots may be from a public alley.
5. Existing Nonconforming Townhouse
Developments: Legally established existing
townhouse developments that are noncon-
forming with respect to development stan-
dards (e.g., maximum net density) shall be
considered conforming for the purpose of this
Section and may be subdivided pursuant to
this Section; provided, that as conditions of a
unit lot subdivision approval the City may re-
quire that any nonconforming development
standard be brought into compliance to the
extent feasible, as determined by the Admin-
istrator.
F. UNIT LOT SUBDIVISION
REQUIREMENTS:
1. Unit Lots: Parent sites developed or pro-
posed to be developed with attached town-
house dwellings may be subdivided into unit
lots and the remainder of the parent site shall
be platted as one or more tracts. The whole
parent site shall meet applicable develop-
ment standards. Any private open space or
private amenities for a dwelling unit shall be
provided on the same unit lot as the dwelling
unit.
2. Siting of Unit Lots: Unit lot subdivisions
that propose to incorporate one or more unit
lot drives (refer to RMC 4-6-060K, Unit Lot
Drives) shall site unit lots as follows:
a. For unit lot drives serving six (6) unit
lots or less: At least one unit lot shall be
situated towards a public street with noth-
ing other than open space between the
public right-of-way and the unit lot.
b. For unit lot drives serving seven (7)
unit lots or more: At least two (2) unit lots
shall be situated towards a public street
with nothing other than open space be-
tween the public right-of-way and the unit
lots.
3. Parent Site: Prior to a unit lot subdivision
or any subsequent platting actions, additions
or modifications to the structure(s), the appli-
cant shall demonstrate that the whole parent
site will comply with applicable standards and
requirements of this Title (i.e., the parent site
shall be reviewed as though it is a single lot
without any unit lots or tracts within). For ex-
ample, building coverage of the parent site
shall include all qualifying structures within
the development, including those located or
proposed to be located upon individual unit
lots. Portions of the parent site not subdivided
for individual unit lots shall be platted as a
tract and owned in common by the owners of
the individual unit lots, or by a homeowners’
association comprised of the owners of the
individual unit lots.
4. Density: The density of the parent site
shall not exceed the maximum net density of
the zone. Only one dwelling unit shall be lo-
cated on a unit lot.
4-7-100C
7 - 11 (Revised 7/20)
5. Design and Open Space Standards:
RMC 4-2-115, Residential Design and Open
Space Standards, as applied to the R-10 and
R-14 zones shall apply to unit lot subdivisions
within the RMF and CV zones. Unit lot subdi-
visions within the RMF and CV zones shall be
exempt from RMC 4-3-100, Urban Design
Regulations. (Ord. 5917, 12-10-2018)
6. Homeowners’ Association and Cove-
nants:
a. Covenants and Homeowners’ As-
sociation: Prior to the recording of the
plat, the applicant shall provide final cov-
enants, declarations and restrictions in a
form satisfactory to the City Attorney, and
shall record the document with the King
County Recorder.
b. Maintenance of Common Facili-
ties: All common open space and facili-
ties, private utility infrastructure, exterior
building facades and roofs, and other
physical improvements to the land, as
determined by the Administrator, shall be
maintained in perpetuity by the home-
owners’ association, unless otherwise
agreed to by the City. The covenants,
declarations and restrictions shall pro-
vide authority for the City, after providing
reasonable written notice to the home-
owners’ association and opportunity to
perform required maintenance, to re-
cover any costs incurred by the City to
maintain private infrastructure or com-
mon areas due to a failure of the home-
owners’ association to adequately
maintain privately owned improvements.
In order to ensure that the City can re-
cover its costs for performing required
maintenance, the City may file a lien
against the property or accept other ap-
propriate security approved by the City.
7. Timing: Site development and building
construction may commence upon approval
of a site plan and issuance of a building per-
mit(s) for such construction and prior to final
subdivision approval and recording if all ap-
plicable permits and approvals have been ob-
tained by the applicant. However, no dwelling
unit or unit lot may be sold, transferred, occu-
pied or conveyed prior to final subdivision ap-
proval and recording.
8. Recorded Plat: Notes shall be placed on
the plat recorded with the King County Re-
corder to acknowledge the following:
a. The title of the plat shall include the
phrase “Unit Lot Subdivision”;
b. Subsequent platting actions, addi-
tions or modifications to the structure(s)
may not create or increase any noncon-
formity of the parent site as a whole; and
c. The individual unit lots are not sepa-
rate building sites and additional devel-
opment of the individual unit lots may be
limited as a result of the application of de-
velopment standards to the parent site.
(Ord. 5818, 10-17-2016)
4-7-100 INSTALLATION OF
IMPROVEMENTS OR BONDING IN
LIEU OF IMPROVEMENTS:
A. REQUIRED IMPROVEMENTS:
The following tangible improvements shall be re-
quired before a final plat or a short subdivision is
recorded: grading and paving of streets and al-
leys, installation of curbs, gutters, sidewalks,
monuments, sanitary and storm sewers, street
lights, water mains and street name signs, to-
gether with all appurtenances thereto to specifi-
cations and standards of this Code, approved by
the Department and in accordance with other
standards of the City. A separate construction
permit will be required for any such improve-
ments, along with associated engineered plans
prepared per the City drafting standards and as-
sociated fees as listed in RMC 4-1-140 through
4-1-200, Fee Schedules. (Amd. Ord. 4751,
11-16-1998)
B. INSPECTION, APPROVAL AND FEES:
The Department shall be responsible for the su-
pervision, inspection and acceptance of all subdi-
vision improvements.
C. PERMITS:
Prior to proceeding with subdivision improve-
ments, the subdivider shall make application for
such permits from the City as are necessary. The
applicant is also responsible for complying with all
permit requirements of other Federal, State and
local agencies.
4-7-100D
(Revised 7/20)7 - 12
D. FINAL RECORDING:
No final plat or any short subdivision shall be re-
corded until all improvements are constructed in
a satisfactory manner and approved by the re-
sponsible departments or a security approved by
the City has been posted for deferred improve-
ments. (Amd. Ord. 4751, 11-16-1998)
E. DEFERRED IMPROVEMENTS:
See RMC 4-9-060.
4-7-110 FINAL PLAT PROCEDURES:
A. APPLICATION:
1. Submittal to Department: Application
for final plat shall be filed with the Department
on forms prescribed by the Department.
2. Conformance with Preliminary Plat:
The final plat shall conform with only minor
modifications to the preliminary plat. The lot
configuration and number of lots must remain
unchanged from the approved preliminary
plat. Minor modifications are allowed in lot
line locations and dimensions of the new par-
cels provided all parcels are in conformance
with the lot development standards of the
Zoning Code.
3. Submittal Requirements: Shall be as
stipulated in RMC 4-8-120. The final plat shall
be prepared by a registered land surveyor in
accordance with the requirements of the
Renton surveying standards. Shall contain
data sufficient to determine readily and repro-
duce on the ground the location, bearing, and
length of every street, easement line, lot line,
boundary line and block line on site. Shall in-
clude dimensions to the nearest one-hun-
dredth (1/100) of a foot and angles and
bearings in degrees, minutes, and seconds.
4. Fees: Application fees are required as
outlined in the City of Renton Fee Schedule.
B. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
The Department shall distribute the final plat to all
other departments, utility agencies and other gov-
ernmental agencies as warranted.
C. ADMINISTRATOR APPROVAL:
Within thirty (30) days following the date the com-
plete final plat application has been officially ac-
cepted by the Department, the Administrator shall
approve, deny or return the final plat to the appli-
cant for modification or correction. For a phased
subdivision, final plat approval is required for each
separate phase of the preliminary plat, as identi-
fied in the preliminary plat approval and consistent
with RMC 4-7-080K. (Ord. 5519, 12-14-2009;
Ord. 5907, 12-10-2018)
D. SETTING OF MONUMENTS:
All interior monuments shall be installed prior to
the release of any bond.
E. FILING FINAL PLAT:
The Administrator must provide written approval
of the final plat prior to its submission to the Ad-
ministrator of the Public Works Department. The
final plat must then be signed by the Public Works
Administrator, the Mayor, and the City Clerk prior
to being filed with the King County Recorder’s Of-
fice by the City. (Ord. 5519, 12-14-2009; Ord.
5676, 12-3-2012)
F. EXPIRATION OF PLAT AFTER
APPROVAL:
If a final plat has not been recorded within six (6)
months after approval, the plat shall expire and
be null and void. To revitalize the expired plat, the
plat shall be resubmitted as a preliminary plat.
One extension to the six (6) month period may be
granted by the Administrator. (Ord. 5519,
12-14-2009; Ord. 5868, 12-11-2017; Ord. 5953,
11-18-2019)
4-7-120 COMPATIBILITY WITH
EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. CONTINUITY WITH IMPROVED
ADDITIONS:
No plan for the replatting, subdivision, or dedica-
tion of any areas shall be approved by the Hearing
Examiner unless the streets shown therein are
connected by surfaced road or street (according
to City specifications) to an existing street or high-
way. (Ord. 5519, 12-14-2009)
4-7-120B
7 - 12.1 (Revised 7/20)
B. CONFORMITY WITH EXISTING
PLANS:
The location of all streets shall conform to any ad-
opted plans for streets in the City.
(Revised 7/20)7 - 12.2
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4-7-140
7 - 13 (Revised 2/19)
C. TRAILS PLANS:
If a subdivision is located in the area of an offi-
cially designed trail, provisions shall be made for
reservation of the right-of-way or for easements
to the City for trail purposes.
4-7-130 ENVIRONMENTAL
CONSIDERATION – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. PURPOSE:
It is the purpose of this Section to provide for the
protection of valuable, irreplaceable environmen-
tal amenities and to make urban development as
compatible as possible with the ecological bal-
ance of the area. Goals are to preserve drainage
patterns, protect groundwater supply, prevent
erosion and to preserve trees and natural vegeta-
tion. This is beneficial to the City in lessening the
costs of the development to the City as a whole,
and to the applicant in creating an attractive and
healthy environment. (Ord. 5907, 12-10-2018)
B. ACTION NOT A TAKING:
No action taken herein shall constitute a taking
under the laws or constitution of the State or Fed-
eral government.
C. ENVIRONMENTAL
CONSIDERATIONS:
A plat, short plat, subdivision or dedication shall
be prepared in conformance with the following
provisions:
1. Land Unsuitable for Subdivision: Land
which is found to be unsuitable for subdivi-
sion includes land with features likely to be
harmful to the safety and general health of
the future residents (such as lands adversely
affected by flooding, steep slopes, or rock for-
mations). Land which the Department or the
Hearing Examiner considers inappropriate
for subdivision shall not be subdivided unless
adequate safeguards are provided against
these adverse conditions.
a. Flooding/Inundation: If any portion
of the land within the boundary of a pre-
liminary plat is subject to flooding or inun-
dation, that portion of the subdivision
must have the approval of the State ac-
cording to chapter 86.16 RCW before the
Department and the Hearing Examiner
shall consider such subdivision.
b. Steep Slopes: A plat, short plat,
subdivision or dedication which would re-
sult in the creation of a lot or lots that pri-
marily have slopes forty percent (40%) or
greater as measured per RMC
4-3-050J1a, without adequate area at
lesser slopes upon which development
may occur, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
2. Native Growth Protection Areas: Na-
tive growth protection areas must be within
separate tracts. (Ord. 4835, 3-27-2000; Ord.
5745, 1-12-2015)
3. Land Clearing and Tree Retention:
Shall comply with RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable ef-
fort shall be made to preserve existing
streams, bodies of water, and wetland ar-
eas.
b. Method: If a stream passes through
any of the subject property, a plan shall
be presented which indicates how the
stream will be preserved. The methodol-
ogies used should include an overflow
area, and an attempt to minimize the dis-
turbance of the natural channel and
stream bed.
c. Culverting: The piping or tunneling
of water shall be discouraged and al-
lowed only when going under streets.
d. Clean Water: Every effort shall be
made to keep all streams and bodies of
water clear of debris and pollutants.
(Amd. Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
4-7-140 PARKS AND OPEN SPACE:
Approval of all subdivisions located in either sin-
gle family residential or multi-family residential
zones as defined in the Zoning Code shall be con-
tingent upon the applicant’s dedication of land or
providing fees in lieu of dedication to the City, all
4-7-150A
(Revised 2/19)7 - 14
as necessary to mitigate the adverse effects of
development upon the existing park and recre-
ation service levels. The requirements and proce-
dures for this mitigation shall be as set forth in
RMC 4-1-190. (Ord. 5907, 12-10-2018)
4-7-150 STREETS – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. RELATIONSHIP TO ADJOINING
STREET SYSTEM:
The proposed street system shall extend and cre-
ate connections between existing streets unless
otherwise approved by the Public Works Depart-
ment. Prior to approving a street system that does
not extend or connect, the Public Works Adminis-
trator shall find that such exception shall meet the
requirements of subsection E3 of this Section.
The roadway classifications shall be as defined
and designated by the Department. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
B. STREET NAMES:
All proposed street names shall be approved by
the City.
C. ARTERIALS, INTERSECTIONS:
Streets intersecting with existing or proposed
public highways, major or secondary arterials
shall be held to a minimum.
D. STREET ALIGNMENT:
The alignment of all streets shall be reviewed and
approved by the Public Works Department. The
street standards set by RMC 4-6-060 shall apply
unless otherwise approved. Street alignment off-
sets of less than one hundred twenty five feet
(125') are not desirable, but may be approved by
the Department upon a showing of need but only
after provision of all necessary safety measures.
(Ord. 5450, 3-2-2009)
E. STREET PATTERN:
1. Grid: A grid street pattern shall be used
to connect existing and new development
and shall be the predominant street pattern in
any subdivision permitted by this Section.
2. Linkages: Linkages, including streets,
sidewalks, pedestrian or bike paths shall be
provided within and between neighborhoods
when they can create a continuous and inter-
connected network of roads and pathways.
Implementation of this requirement shall
comply with related policies of the Transpor-
tation and Land Use Elements of the Com-
prehensive Plan. (Ord. 5759, 6-22-2015)
3. Exceptions:
a. The grid pattern may be adjusted to
a “flexible grid” by reducing the number of
linkages or the alignment between roads,
where the following factors are present
on site:
i. Infeasible due to topographical/
environmental constraints; and/or
ii. Substantial improvements are
existing.
4. Connections: Prior to adoption of a
complete grid street plan, reasonable con-
nections that link existing portions of the grid
system shall be made. At a minimum, stub
streets shall be required within subdivisions
to allow future connectivity.
5. Alley Access: Alley access is the pre-
ferred street pattern for all new residential de-
velopment except in the Residential Low
Density land use designation (RC, R-1, and
R-4 zones) and the R-6 zone. All new resi-
dential development in an area that has exist-
ing alleys shall utilize alley access. New
residential development in areas without ex-
isting alleys shall utilize alley access for inte-
rior lots. If the developer or property owner
demonstrates that alley access is not practi-
cal, the use of alleys may not be required.
The City will consider the following factors in
determining whether the use of alleys is not
practical:
a. Size: The new development is a
short plat.
b. Topography: The topography of the
site proposed for development is not con-
ducive for an alley configuration.
c. Environmental Impacts: The use of
alleys would have more of a negative im-
pact on the environment than a street
pattern without alleys.
4-7-150F
7 - 14a (Revised 2/19)
d. If site characteristics allow for the ef-
fective use of alleys.
“Alleys” shall mean singular or plural in this
subsection. (Ord. 5515, 12-14-2009; Ord.
5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord.
5841, 6-12-2017)
6. Alternative Configurations: Offset or
loop roads are the preferred alternative con-
figurations.
7. Cul-de-Sac Streets: Cul-de-sac streets
may only be permitted where no future con-
nection to a larger street pattern is physically
possible due to demonstrable physical con-
straints. See RMC 4-6-060H, Dead End
Streets, for standards and options. (Ord.
5676, 12-3-2012; Ord. 5828, 12-12-2016).
F. IMPROVEMENTS REQUIRED:
All abutting rights-of-way and new rights-of-way
dedicated as part of the plat, including streets,
roads, and alleys, shall be graded to their full width
and the pavement and sidewalks shall be con-
(Revised 2/19)7 - 14b
This page left intentionally blank.
4-7-170G
7 - 14.1 (Revised 5/18)
structed as specified in the street standards or de-
ferred by the Public Works Administrator. (Ord.
4636, 9-23-1996; Ord. 5156, 9-26-2005; Ord.
5676, 12-3-2012)
G. ADJACENT OR ABUTTING
UNPLATTED ACREAGE:
Streets that may be extended in the event of fu-
ture adjacent or abutting platting shall be required
to be dedicated to the plat boundary line. Exten-
sions of greater depth than an average lot shall be
improved with temporary turnarounds. Dedication
of a full-width boundary street shall be required in
certain instances to facilitate future development.
(Ord. 5100, 11-1-2004; Ord. 5676, 12-3-2012)
4-7-160 RESIDENTIAL BLOCKS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. WIDTH:
Blocks shall be deep enough to allow two (2) tiers
of lots, except where:
1. Abutting principal arterials defined in the
Transportation Element of the Comprehen-
sive Plan.
2. The location and extent of environmental
constraints prevent a standard plat land con-
figuration, including size and shape of the
parcel.
3. Prior to approval of single-tier lot configu-
ration based on exceptions 1 and 2, the pro-
ponent must demonstrate that a different
layout or provisions of an alley system is not
feasible.
B. WALKWAYS:
Where circumstances warrant, one or more pub-
lic crosswalks or walkways of not less than six
feet (6') in width dedicated to the City to extend
entirely across the width of the block at locations
deemed necessary may be required. Such cross-
walks or walkways shall be paved for their entire
width and length with a permanent surface and
shall be adequately lighted at the developer’s
cost. (Ord. 5100, 11-1-2004; Ord. 5676,
12-3-2012)
4-7-170 RESIDENTIAL LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
B. ACCESS REQUIREMENTS:
Each lot must have access to a public street or
road, unless specifically authorized otherwise.
(Ord. 5727, 10-20-2014; Ord. 5867, 12-11-2017)
C. MINIMUM SIZE:
The size, shape, and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated. Further subdivision of lots within a
plat approved through the provisions of this
Chapter must be consistent with the then-current
applicable maximum density requirement as
measured within the plat as a whole. (Ord. 5153,
9-26-2005)
D. MINIMUM WIDTH:
Width between side lot lines at their foremost
points (i.e., the points where the side lot lines in-
tersect with the street right-of-way line) shall not
be less than eighty percent (80%) of the required
lot width except in the cases of (1) pipestem lots,
which shall have a minimum width of twenty feet
(20') and (2) lots on a street curve or the turning
circle of cul-de-sac (radial lots), which shall be a
minimum of thirty five feet (35'). (Ord. 4522,
6-5-1995)
E. MAXIMUM LOT DIMENSION RATIO:
No residentially zoned lot shall have a depth-to-
width ratio greater than four-to-one (4:1). (Ord.
5728, 10-20-2014)
F. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of fifteen feet (15'). (Ord. 5728, 10-20-
2014)
G. FLAG LOTS, WHEN ALLOWED:
Flag lots may be permitted for new plats to
achieve the minimum density within the Zoning
Code when there is no other feasible alternative
to achieving the minimum density.
4-7-180
(Revised 5/18)7 - 14.2
Minimum Lot Size and “Flagpole” Width
and Length: The “flagpole” shall not exceed
one hundred fifty feet (150') in length and not
be less than twenty feet (20') in width. The
portion of the lot narrower than eighty percent
(80%) of the minimum permitted width shall
not be used for lot area calculations or for the
measurement of required yard setbacks.
Land area included in private access ease-
ments shall not be included in lot area calcu-
lations. Flag lots shall not abut one another.
(Amd. Ord. 4751, 11-16-1998; Ord. 4999,
1-13-2003; Ord. 5100, 11-1-2004; Ord. 5286,
5-14-2007; Ord. 5727, 10-20-2014; Ord.
5728, 10-20-2014; Ord. 5867, 12-11-2017)
4-7-180 INDUSTRIAL AND
COMMERCIAL BLOCKS AND LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
The division of land for industrial and commercial
purposes shall conform to the requirements and
4-7-200D
7 - 15 (Revised 2/19)
minimum standards of residential design except
as provided in this Section.
A. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of twenty five feet (25').
B. LOT ORIENTATION:
The size, shape and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated.
C. LOT ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
4-7-190 PUBLIC USE AND SERVICE
AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS:
Due consideration shall be given by the applicant
to the allocation of adequately sized areas for
public service usage.
A. EASEMENTS FOR UTILITIES:
Easements may be required for the maintenance
and operation of utilities as specified by the De-
partment.
B. UTILITIES IN TRACTS:
Utilities, such as stormwater vaults, ponds, or
other structures, shall be located within dedicated
tracts.
C. COMMUNITY ASSETS:
Due regard shall be shown to all natural features
such as large trees, watercourses, and similar
community assets. Such natural features should
be preserved, thereby adding attractiveness and
value to the property. (Ord. 5100, 11-1-2004; Ord.
5745, 1-12-2015; Ord. 5907, 12-10-2018)
4-7-200 INSTALLATION OF
UTILITIES – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. SANITARY SEWERS:
Unless septic tanks are specifically approved by
the Public Works Department and the King
County Health Department, sanitary sewers shall
be provided by the developer at no cost to the City
and designed in accordance with City standards.
Side sewer lines shall be installed eight feet (8')
into each lot if sanitary sewer mains are available,
or provided with the subdivision development.
(Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009)
B. STORM DRAINAGE:
An adequate drainage system shall be provided
for the proper drainage of all surface water. Low
impact development best management practices
are required consistent with the Surface Water
Design Manual. Cross drains shall be provided to
accommodate all natural water flow and shall be
of sufficient length to permit full-width roadway
and required slopes. The drainage system shall
be designed per the requirements of RMC 4-6-
030, Drainage (Surface Water) Standards. The
drainage system shall include detention capacity
for the new street areas. Residential plats shall
also include detention capacity for future develop-
ment of the lots. Water quality features shall also
be designed to provide capacity for the new street
paving for the plat. Drainage vaults, ponds, etc.,
shall be located within dedicated tracts. (Ord.
5745, 1-12-2015; Ord. 5828, 12-12-2016)
C. WATER SYSTEM:
The water distribution system including the loca-
tions of fire hydrants shall be designed and in-
stalled in accordance with City standards as
defined by the Department and Fire Department
requirements.
D. UNDERGROUND UTILITIES:
All utilities designed to serve the subdivision shall
be placed underground. Any utilities installed in
the parking strip shall be placed in such a manner
and depth to permit the planting of trees. Those
utilities to be located beneath paved surfaces
shall be installed, including all service connec-
tions, as approved by the Department. Such in-
stallation shall be completed and approved prior
to the application of any surface material. Ease-
ments may be required for the maintenance and
4-7-200E
(Revised 2/19)7 - 16
operation of utilities as specified by the Depart-
ment.
E. CABLE TV CONDUITS:
Any cable TV conduits shall be undergrounded at
the same time as other basic utilities are installed
to serve each lot. Conduit for service connections
shall be laid to each lot line by the applicant so as
to obviate the necessity for disturbing the street
area, including sidewalks, or alley improvements
when such service connections are extended to
serve any building. The cost of trenching, conduit,
pedestals and/or vaults and laterals as well as
easements therefore required to bring service to
the development shall be borne by the developer
and/or land owner. The applicant shall be respon-
sible only for conduit to serve his development.
Conduit ends shall be elbowed to final ground el-
evation and capped. The cable TV company shall
provide maps and specifications to the applicant
and shall inspect the conduit and certify to the
City that it is properly installed. (Ord. 5907, 12-10-
2018)
F. LATECOMER’S AGREEMENTS:
Where a development is required to construct util-
ity improvements that may also be required by
other developments or by future development of
other parcels in the vicinity, then the developer
may request establishment of a latecomer’s
agreement to reimburse the developer for all ini-
tial costs of the improvements. The procedure to
follow in making application for the latecomer’s
agreement and the steps to be followed by the
City are as detailed in chapter 9-5 RMC.
4-7-210 OTHER IMPROVEMENTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. MONUMENTS:
Concrete permanent control monuments shall be
established at each and every controlling corner
of the subdivision. Interior monuments shall be lo-
cated as determined by the Department. All sur-
veys shall be per the City of Renton surveying
standards.
B. SURVEY:
All other lot corners shall be marked per the City
surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs
necessary in the subdivision.
4-7-220 HILLSIDE SUBDIVISIONS:
A. PURPOSE:
Because of their steeper slopes, the sites of hill-
side subdivisions ordinarily should have greater
attention paid to the potential for drainage, ero-
sion, and slope stability problems than other sub-
divisions.
B. (Deleted by Ord. 5519, 12-14-2009)
C. STANDARDS:
The following additional standards shall apply to
hillside subdivisions:
1. Application Information: Information
concerning the soils, geology, drainage pat-
terns, and vegetation shall be presented in
order to evaluate the drainage, erosion con-
trol and slope stability for site development of
the proposed plat. The applicant must
demonstrate that the development of the hill-
side subdivision will not result in soil erosion
and sedimentation, landslide, slippage, ex-
cess surface water runoff, increased costs of
building and maintaining roads and public fa-
cilities and increased need for emergency re-
lief and rescue operations.
2. Grading: Detailed plans for any pro-
posed cut and fill operations shall be submit-
ted. These plans shall include the angle of
slope, contours, compaction, and retaining
walls. Plans shall be consistent with require-
ments in RMC 4-4-060, Grading, Excavation
and Mining Regulations. (Ord. 5828, 12-12-
2016)
3. Tracts: Areas of the subdivision deemed
to be critical areas due to designation as pro-
tected slopes shall be located within a tract or
tracts. (Ord. 5745, 1-12-2015)
4. Streets:
a. Streets may only have a grade ex-
ceeding fifteen percent (15%) if approved
by the Department and the Fire Depart-
ment.
4-7-220C
7 - 16.1 (Revised 2/19)
b. Street widths may be less than those
required in the street standards for
streets with grades steeper than fifteen
percent (15%) if parking prohibition on
one or both sides of the street is ap-
proved by the Administrator. (Ord. 5745,
1-12-2015)
(Revised 2/19)7 - 16.2
This page left intentionally blank.
4-7-230B
7 - 17 (Revised 9/15)
5. Lots: Lots may be required to be larger
than minimum lot sizes required by the Zon-
ing Code. Generally, lots in steeper areas of
the subdivision should be larger than those in
less steep areas of the subdivision. (Ord.
5745, 1-12-2015)
6. Erosion Control Requirements: Any
clearing or grading shall be accompanied by
erosion control measures as deemed neces-
sary by the Department. (Ord. 5745, 1-12-
2015)
4-7-230 BINDING SITE PLANS:
A. PURPOSE AND INTENT:
The purpose of this Section is to allow for:
1. Optional Methods of Subdivision: To
provide an optional process for the division of
land classified for industrial, commercial, or
mixed use zones CN, CV, CA, CD, CO, COR,
UC, IL, IM, and IH through a binding site plan
as authorized in chapters 58.17 and 64.34
RCW. This method may be employed as an
alternative to the subdivision and short subdi-
vision procedures in this Chapter. (Ord. 5369,
4-14-2008; Ord. 5759, 6-22-2015)
2. Alternative Ownership Options or Al-
ternative Standards: To allow for alternative
ownership options and/or the ability to modify
development standards that are otherwise re-
quired by the binding site plan process by al-
lowing binding site plan application with a
commercial condominium process pursuant
to chapter 64.34 RCW, and/or planned urban
development process pursuant to RMC
4-9-150.
3. Procedural Requirements: To specify
the administrative requirements for the re-
view and approval of binding site plans that
are in addition to the procedural requirements
of chapter 4-8 RMC and other applicable pro-
visions of the City development regulations.
(Ord. 5100, 11-1-2004; Ord. 5153,
9-26-2005)
B. APPLICABILITY:
1. All proposals for binding site plans shall
be subject to the provisions of this Section. A
binding site plan may be processed in one of
thee ways:
a. Standard Binding Site Plan: A
standard binding site plan creates or al-
ters existing lot lines, subject to the de-
velopment standards of the underlying
zoning district.
b. Commercial Condominium with
Binding Site Plan: Where the develop-
ment standards of the underlying zoning
district cannot be achieved through a
binding site plan, a binding site plan with
condominium ownerships allow for
greater flexibility in the sale and lease of
commercial and industrial sites. This al-
ternative allows the site in question to be
treated as a single lot when applying the
development standard for the underlying
zone.
c. Planned Urban Development with
Binding Site Plan: Where the develop-
ment standards of the underlying zoning
district cannot be achieved through a
binding site plan, a binding site plan
merged with a planned urban develop-
ment allows for greater flexibility in the lot
and infrastructure layout and develop-
ment of the binding site plan provided
planned urban development criteria are
met including provision of a public bene-
fit.
2. A binding site plan may be reviewed and
approved:
a. As a separate mechanism for the di-
vision of commercial and industrial land;
b. Merged with a site plan review under
RMC 4-9-200, development agreement
under the authority of RCW 36.70B.170,
or both a site plan and development
agreement per the criteria listed in this
Section. A development agreement may
include standards and decision criteria
that apply to a binding site plan applica-
tion in lieu of the standards and criteria
contained in this Section. Per RCW
36.70B.170 through 36.70B.210, a de-
velopment agreement shall not be more
permissive than the development stan-
dards of the underlying zoning district or
other applicable development standards.
c. Merged with a planned urban devel-
opment per RMC 4-9-150.
4-7-230C
(Revised 9/15)7 - 18
d. Independently for pre-existing devel-
oped sites, concurrent with or subse-
quent to a site development permit
application for undeveloped land, or con-
current with or subsequent to a building
permit application. (Ord. 5153,
9-26-2005)
C. APPROVAL CRITERIA:
Approval of a binding site plan or a commercial
condominium site shall take place only after the
following criteria are met:
1. Legal Lots: The site that is subject to the
binding site plan shall consist of one or more
contiguous, legally created lots. Lots, parcels,
or tracts created through the binding site plan
procedure shall be legal lots of record. The
number of lots, tracts, parcels, sites, or divi-
sions shall not exceed the number of lots al-
lowed in the applicable zoning district. New
nonconforming lots shall not be created
through the binding site plan process.
2. If minimum lot dimensions and building
setbacks for each newly created lot cannot be
met, the binding site plan shall be processed
as a commercial condominium site per sub-
section D of this Section or merged with a
planned urban development application per
RMC 4-9-150.
3. Commercial or Industrial Property:
The site is located within a commercial, in-
dustrial, or mixed-use zone.
4. Zoning Code Requirements: Individual
lots created through the binding site plan
shall comply with all of the zoning code re-
quirements and development standards of
the underlying zoning district. Where mini-
mum lot dimensions or setbacks cannot be
met, the binding site plan shall be processed
as a commercial condominium site per RMC
4-7-230D.
a. New Construction: The site shall be
in conformance with the zoning code re-
quirements and development standards
of the underlying zoning district at the
time the application is submitted.
b. Existing Development: If the site is
nonconforming prior to a binding site plan
application, the site shall be brought into
conformance with the development stan-
dards of the underlying zoning district at
the time the application is submitted. In
situations where the site cannot be
brought into conformance due to physical
limitations or other circumstances, the
binding site plan shall not make the site
more nonconforming than at the time a
completed application is submitted.
c. Under either new construction or ex-
isting development, applicants for bind-
ing site plan may proposed shared
signage, parking, and access if they are
specifically authorized per RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5,
and other shared improvements as au-
thorized in other sections of the City’s de-
velopment standards.
5. Building Code Requirements: All build-
ing code requirements have been met per
RMC 4-5-010.
6. Infrastructure Provisions: Adequate
provisions, either on the face of the binding
site plan or in a supporting document, have
been made for drainageways, alleys, streets,
other public ways, water supplies, open
space, solid waste, and sanitary wastes, for
the entire property covered by the binding site
plan.
7. Access to Public Rights-of-Way and
Utilities: Each parcel created by the binding
site plan shall have access to a public street,
water supply, sanitary sewer, and utilities by
4-7-230F
7 - 19 (Revised 3/13)
means of direct access or access easement
approved by the City.
8. Shared Conditions: The Administrator
may authorize sharing of open space, park-
ing, access, signage and other improvements
among contiguous properties subject to the
binding site plan and the provisions of RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5. Con-
ditions of use, maintenance, and restrictions
on redevelopment of shared open space,
parking, access, signage and other improve-
ments shall be identified on the binding site
plan and enforced by covenants, easements
or other similar properly recorded mecha-
nism.
9. Future Development: The binding site
plan shall contain a provision requiring that
any subsequent development of the site shall
be in conformance with the approved and re-
corded binding site plan.
10. Dedication Statement: Where lands
are required or proposed for dedication, the
applicant shall provide a dedication state-
ment and acknowledgement on the binding
site plan.
11. Suitable Physical Characteristics: A
proposed binding site plan may be denied be-
cause of flood, inundation, or wetland condi-
tions, or construction of protective
improvements may be required as condition
of approval. (Ord. 5153, 9-26-2005)
D. ADDITIONAL CRITERIA FOR BINDING
SITE PLANS PROPOSING COMMERCIAL
CONDOMINIUM SITES OR MERGING
WITH PLANNED URBAN DEVELOPMENT
APPLICATION:
1. Condominium – Applicability: Where
subdivision of a commercial or industrial site
will result in individual lots which cannot meet
the development standards of the underlying
zoning district, the condominium option al-
lows for the conversion of lease space to con-
dominiums without further subdivision of
land. These standards are in addition to the
requirements of subsection C of this Section.
2. Condominium – Approval: Condomin-
ium developments are eligible for binding site
plan approval, when the purpose of such ap-
proval is to divide the property so that the par-
cel or tract, or a portion thereof, can be
subject to chapter 64.34 RCW (Condominium
Act). A condominium can only be recorded ei-
ther when the development has already been
constructed to City standards established
through a binding site plan or a building per-
mit for new development has been issued.
Binding site plans for condominiums sites
shall be in conformance with chapter 64.34
RCW and RMC 4-9-040. The binding site
plan shall also include conditions requiring
that the condominium is recorded per the pro-
visions of chapter 64.34 RCW.
3. Planned Urban Development: To allow
for the ability to modify development stan-
dards that are otherwise required by the bind-
ing site plan process, a binding site plan
application may be merged with a planned ur-
ban development application pursuant to
RMC 4-9-150. (Ord. 5153, 9-26-2005)
E. APPLICATION REQUIREMENTS:
1. General Requirements: All applications
for binding site plans must conform to the re-
quirements of RMC 4-8-120. (Ord. 5153,
9-26-2005)
F. REQUIRED IMPROVEMENTS:
1. Improvements: The following tangible
improvements shall be provided for, either by
actual construction or a construction sched-
ule approved by the City and bonded by the
applicant, before a binding site plan may be
recorded: grading and paving of streets and
alleys, installation of curbs, gutters, side-
walks, monuments, sanitary and storm sew-
ers, street lights, water mains and street
name signs, together with all appurtenances
thereto to specifications and standards of this
Code, approved by the Department and in ac-
cordance with other standards of the City. A
separate construction permit will be required
for any such improvements, along with asso-
ciated engineering plans prepared per the
City Drafting Standards.
2. Phasing of Improvements: To satisfy
these requirements, the Administrator is au-
thorized to impose conditions and limitations
on the binding site plan. If the Administrator
determines that any delay in satisfying re-
quirements will not adversely impact the pub-
4-7-230G
(Revised 3/13)7 - 20
lic health, safety or welfare, the Administrator
may allow requirements to be satisfied prior
to issuing the first building permit for the site,
or prior to issuing the first building permit for
any phase, or prior to issuing a specific build-
ing’s certificate of occupancy, or in accor-
dance with an approved phasing plan, or in
accordance with plans established by a de-
velopment agreement or as otherwise permit-
ted or required under City Code. (Ord. 5153,
9-26-2005)
G. ACCESS REQUIREMENTS:
Access requirements and street design and de-
velopment standards shall be provided in accor-
dance with RMC 4-6-060, unless superseded by
the terms of a development agreement as pro-
vided by subsection J of this Section, Merger with
Development Agreement. New public roads shall
be provided for lot access where determined by
the Administrator to be reasonably necessary as
a result of the proposed development or to make
appropriate provisions for public roads. Establish-
ment of public roads may also be proposed by the
applicant. (Ord. 5153, 9-26-2005)
H. PERMIT PROCEDURES FOR BINDING
SITE PLAN APPROVAL:
1. Permit Type: Binding site plans shall be
processed as Type II permits in accordance
with the procedures in chapter 4-8 RMC for
Type II permits and the standards and criteria
set forth in this Section, unless the applicant
elects to merge the binding site plan applica-
tion with the site plan review process or com-
bined site plan/planned action review
process in which case the binding site plan
shall be processed in accordance with the
procedures set out in chapters 4-8 and 4-9
RMC. If a binding site plan permit is pro-
cessed concurrently, but not merged with an-
other permit process, then the binding site
plan application shall be processed as a Type
II permit.
2. Review Authority: Pursuant to chapter
4-8 RMC, the Community and Economic De-
velopment Administrator is hereby authorized
and directed to interpret and enforce all the
provisions of this Section, unless the appli-
cant elects to have the binding site plan appli-
cation merged with a Type III permit site plan
application or a development agreement un-
der chapter 36.70B RCW. If a binding site
plan application is to be processed with a
Type III site plan, then the Hearing Examiner
is hereby authorized and directed to interpret
and enforce all the provisions of this Section.
If a binding site plan application is to be pro-
cessed with a development agreement, the
City Council is hereby authorized and di-
rected to interpret and enforce all the provi-
sions of this Section. The final decision on a
development agreement with an application
for a binding site plan shall be made by City
Council. No administrative appeal of the City
Council decision shall be available. If a bind-
ing site plan is merged with a planned urban
development application, the review authority
shall be determined pursuant to RMC
4-9-150. (Ord. 5153, 9-26-2005; Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
I. MERGER WITH SITE PLAN:
1. Review Standards for a Previously Ap-
proved Site Plan: If a previously approved
site plan is submitted in conjunction with an
application for binding site plan approval, the
conditions and limitations imposed by the Ad-
ministrator may, where appropriate, include
any conditions and limitations contained in
the previously approved site plan. Subse-
quent site development permits for the land
will still be subject to compliance with the zon-
ing, building, and other applicable land use
codes and regulations existing at the time of
development permit review, unless ad-
dressed as part of the binding site plan review
and expressly depicted on the binding site
plan.
2. Review Standards for Concurrent Site
Plan Application: When a binding site plan
is being considered concurrently with another
land development application, the Adminis-
trator will incorporate all conditions and limita-
tions imposed on the concurrent application
into the binding site plan. Subsequent site de-
velopment permits for the land will still be
subject to compliance with the zoning, build-
ing, and other applicable land use codes and
regulations existing at the time of develop-
ment permit review, unless addressed as part
of the binding site plan review and expressly
depicted on the binding site plan.
4-7-230N
7 - 21 (Revised 5/18)
J. MERGER WITH DEVELOPMENT
AGREEMENT:
If a binding site plan is merged with a develop-
ment agreement, in the event of a conflict be-
tween the terms of the development agreement
and this Section, the terms of the development
agreement shall control. Per RCW 36.70B.170
through 36.70B.210, a development agreement
shall not be more permissive than the applicable
development standards. (Ord. 5153, 9-26-2005)
K. REVIEW AUTHORITY DECISION:
1. Action: Binding site plans shall be re-
viewed based upon the general criteria in this
Section and other criteria applicable to the
site plan or development agreement with
which the applicant elects to merge the bind-
ing site plan application. Every decision
made under this Section shall include find-
ings of fact and conclusions to support the
decision.
2. Approval: If the proposed binding site
plan is found in conformance to the standards
and requirements of this Section, then it shall
be approved.
3. Approval with Modifications: If modifi-
cation(s) are deemed necessary, then they
may be added to the binding site plan or a re-
vised binding site plan may be required. The
applicant shall be notified of any such modifi-
cation action.
4. Referral to the Hearing Examiner: Ex-
cept when a binding site plan is merged with
a development agreement, if the Administra-
tor determines that there are sufficient con-
cerns by residents in the area of the binding
site plan, or by City staff, to warrant a public
hearing, then he/she shall refer the binding
site plan to the Hearing Examiner for public
hearing and decision by the Hearing Exam-
iner. Notice of the public hearing will be given
as for a Type III permit hearing. Binding site
plans merged with development agreements
shall be approved by City Council pursuant to
the requirements of RCW 36.70B.170 et seq.
(Ord. 5519, 12-14-2009)
5. Denial: If the binding site plan is denied,
the applicant shall be notified in writing of the
decision, stating the reasons for the denial of
the application.
6. Reconsideration: See RMC 4-8-100,
Application and Decision – General. (Ord.
5153, 9-26-2005; Ord. 5676, 12-3-2012; Ord.
5853, 8-7-17)
L. RIGHT-OF-WAY DEDICATION:
Where dedication of right-of-way is required for
the approved binding site plan or proposed by the
applicant, the dedication shall require separate
approval by the Administrator or designee prior to
recording of the binding site plan with record of
survey. The dedication shall be effective upon re-
cording of the binding site plan with record of sur-
vey. (Ord. 5648, 12-12-2011)
M. SURVEY AND RECORDING:
Prior to recording, the approved binding site plan
shall be surveyed and the final recording forms
shall be prepared by a professional land surveyor,
licensed in the State of Washington. In addition to
the requirements of RMC 4-8-120C, surveys shall
include those items prescribed by RCW
58.09.060, Records of survey, contents – Record
of corner, information.
1. Administrator Approval: The binding
site plan must be signed by the Administrator
before it is filed. The final approved binding
site plan shall remain with the City until such
time as the applicant requests that the bind-
ing site plan be recorded.
2. Filing by City Clerk: The approved bind-
ing site plan will be sent to the City Clerk by
the Department when the binding site plan is
final and all prerequisites to filing have been
completed. The binding site plan shall be filed
by the City Clerk for record in the office of the
King County Auditor and shall not be deemed
approved until so filed.
N. BINDING EFFECT:
1. Legal Lots: Lots, parcels, or tracts cre-
ated through the binding site plan procedure
shall be legal lots of record.
2. Enforceable: Approved binding site
plans shall be enforceable by the City. All pro-
visions, conditions and requirements of the
binding site plan shall be legally enforceable
on the purchaser or on any person acquiring
a lease or other ownership interest of any lot,
tract, or parcel created pursuant to the bind-
ing site plan. The binding site plan shall in-
4-7-230O
(Revised 5/18)7 - 22
clude a provision requiring that any
subsequent development of the site shall be
in conformance with the approved binding
site plan. A sale, transfer, or lease of any lot,
tract, or parcel created pursuant to the bind-
ing site plan that does not conform to the re-
quirements of the binding site plan approval,
shall be considered a violation of this Section,
shall be a nuisance and may be subject to an
injunction action in Superior Court or such
other remedies provided by the Renton Mu-
nicipal Code. (Ord. 5153, 9-26-2005; Ord.
5675, 12-3-2012)
O. EXPIRATION AND EXTENSION:
1. Expiration Period: For binding site
plans not merged with a site plan or develop-
ment agreement, the approval shall lapse un-
less submitted for recording within five (5)
years of the binding site plan approval.
2. Expiration Period for Merged Approv-
als: For binding site plans approved as part
of merged application with a site plan or de-
velopment agreement, the binding site plan
shall lapse when the site plan or development
agreement expires unless submitted for re-
cording prior to the date of expiration for the
merged application.
3. Extension of Expiration Period: Addi-
tional time extensions beyond the five (5)
year time period may be granted by the Ad-
ministrator if the applicant can show need
caused by unusual circumstances or situa-
tions which make it unduly burdensome to file
the binding site plan within the five (5) year
time period. The applicant must file a written
request with the Administrator for this addi-
tional time extension; this request must be
filed at least thirty (30) days prior to the expi-
ration date. The request must include docu-
mentation as to the need for the additional
time period. Additional time extensions may
be granted in not greater than one year incre-
ments, up to a maximum of two (2) years.
4. Extension of Expiration Period for
Phased Projects: In the case of a phased
binding site plan, submittal for recording of
any phase of the binding site plan will consti-
tute an automatic one year extension for the
submittal of the next phase of the binding site
plan.
P. APPEALS:
See RMC 4-8-110H.
Q. ALTERATION OR VACATION:
1. Alteration: Alteration of an approved
binding site plan, excluding standard ease-
ments for utilities and lot line adjustments,
shall be accomplished following the same
procedures required for a new binding site
plan application as set forth in this Section;
provided, that only owners of lots within the
binding site plan that are directly affected by
the proposed alteration shall be required to
authorize application for the alteration. If a
binding site plan application was approved as
part of a development agreement approval
process as provided in subsection H2 of this
Section or if property subject to a binding site
plan approval is the subject of a development
agreement, the alteration of the approved
binding site plan shall not require an amend-
ment to the development agreement or ap-
proval by the City Council and, after approval
and recording, shall automatically be incorpo-
rated within the development agreement un-
less otherwise provided in the development
agreement.
2. Vacation: Vacation of a recorded bind-
ing site plan shall be accomplished by follow-
ing the same procedures required for a new
binding site plan application as set forth in
this Section. If a portion of a binding site plan
is vacated, the property subject to the vaca-
tion shall constitute one lot, and the balance
of the approved binding site plan shall remain
as approved. If a binding site plan application
was approved as part of a development
agreement approval process or if property
subject to a binding site plan approval is the
subject of a development agreement, the va-
cation of the approved binding site plan,
whether total or partial, shall not require an
amendment to the development agreement
or approval by the City Council and, after ap-
proval and recording shall automatically be
incorporated within the development agree-
ment unless otherwise provided in the devel-
opment agreement. (Ord. 4954, 2-11-2002)
4-7-250
7 - 23 (Revised 3/13)
4-7-240 VARIANCES:
A. AUTHORITY:
A variance from the requirements of this Chapter
may be approved by the Hearing Examiner, pur-
suant to RMC 4-9-250B. (Amd. Ord. 4954,
2-11-2002; Ord. 5519, 12-14-2009)
4-7-250 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4522, 6-5-1995; Amd. Ord. 4856,
8-21-2000; Ord. 4954, 2-11-2002; Ord. 5159,
10-17-2005)
8 - i (Revised 7/20)
Chapter 8
PERMITS – GENERAL AND APPEALS
CHAPTER GUIDE: This Chapter implements State regulatory reform requirements for permit review,
classifies permits, indicates which Responsible Official has the authority to make recommendations, de-
cisions, or consider appeals, and lists submittal requirements for all development-related permits and
decisions of the City. While chapter 4-8 RMC provides the overall review framework regarding submittal
and hearings, chapter 4-9 RMC contains the permit-specific review procedures and criteria, such as
conditional use permit, site plan review, variance, etc. Both chapters should be reviewed in tandem.
This Chapter last amended by Ord. 5959, December 9, 2019.
SECTION PAGE
NUMBER NUMBER
4-8-010 PURPOSE AND INTENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-020 APPLICABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-030 EFFECT OF PERMIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS . . . . . . . . . . . . . 1
A.State Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Exemptions from City Goal of One Hundred Twenty (120) Day Review
Process for Certain Actions Requiring More Time . . . . . . . . . . . . . . . . . . . . . . . 1
C.Exemptions from State Notification and Procedural Requirements for
Permits Relating to Use of Public Areas/Facilities . . . . . . . . . . . . . . . . . . . . . . . 2
D.Exemptions from State Notification and Procedural Requirements for
Permit Applications Not Subject to Environmental Review . . . . . . . . . . . . . . . . . 2
E. Exemptions from State Procedural Requirements for Nonproject Permits . . . . . 3
4-8-060 SUBMITTAL REQUIREMENTS – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Vesting of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Application Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E.Multiple Permit Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . 3
F.Submittal Waiver Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-8-070 AUTHORITY AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Specific Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Public Works Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.Community and Economic Development Administrator . . . . . . . . . . . . . . . . . 4
E.Environmental Review Committee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
F.(Repealed by Ord. 5157, 9-26-2005) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
G.Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Shoreline Master Program Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Area-Wide Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Land Use Regulations and Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)8 - ii
H.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . . 6
4-8-080 PERMIT CLASSIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
B. Review Process Based upon Application Type . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. Consolidated Review Process for Multiple Permit Applications . . . . . . . . . . . . . 7
1. Consolidation Process Resulting in a Single Open Record Public Hearing . 7
2. Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . 7
3. Exceptions to Consolidated Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
D. (Repealed by Ord. 5853, 8-7-17) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E. Time Frames . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F. Exclusions from One Hundred Twenty (120) Day Time Limit . . . . . . . . . . . . . . . 7
1. Revisions/Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. EIS Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Applicant Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
G. Land Use Permit Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H. (Repealed by Ord. 5519, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-8-090 PUBLIC NOTICE REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Neighborhood Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
a. Mailing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
b. Meeting Location Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
6. Meeting Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
a. Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
b. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Sign-In Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
d. Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
7. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
8. Consideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
9. City Involvement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Public Outreach Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Sign Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Sign Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
c. Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
d. Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
8 - iii (Revised 2/19)
e. Posting Evidence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
f. Administrator’s Discretion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C. Public Information Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Sign Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
6. Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
7. Posting Evidence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
8. Administrator’s Discretion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D.Notice of Development Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E.Notice of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Notice of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Time of Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Content of Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
G.Notice of Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
H.Notice of City Council Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
I. Failure to Receive Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-8-100 APPLICATION AND DECISION – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Preapplication Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Preapplication Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Waiver of Formal Application Submittal Requirements . . . . . . . . . . . . . . . . 16
B.Submittal of Formal Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Incomplete Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Notice of Incomplete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
b. Notice of Complete Application or Request for Additional Information . 16
c. Time Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Additional Information May Be Requested . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Expiration of Complete Land Use Applications . . . . . . . . . . . . . . . . . . . . . . 16
5. Extension of Complete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
D.Notices to Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
E. Administrative Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
F.Report by the Department for Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Report Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Report Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
G.Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Hearing by Hearing Examiner Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Constitutes Hearing by Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Hearing Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
SECTION PAGE
NUMBER NUMBER
(Revised 2/19)8 - iv
a. Scope of Rules. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Organization Representative Required . . . . . . . . . . . . . . . . . . . . . . . . . 17
c. Powers of Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
d. Conflict with State Law of Procedural Due Process . . . . . . . . . . . . . . . 18
e. Nature of Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
f. Features Common to All Hearings . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
g. Format of Permit Hearings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
H.Hearing Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Form and Substance of Hearing Examiner’s Decision/Recommendation . . 22
2. Standard Decision Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Decision Time Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Conditions and Decision Options and Criteria . . . . . . . . . . . . . . . . . . . . . . . 22
5. Decision Final. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Who Receives Copies of Decision/Recommendation . . . . . . . . . . . . . . . . . 22
7. Correction of Hearing Examiner’s Decision/Recommendation . . . . . . . . . . 23
8. Termination of Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
I. Reconsiderations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
J. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
K.Expiration of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
L.Expiration of Large Scale or Phased Projects . . . . . . . . . . . . . . . . . . . . . . . . . . 24
M.Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Council Action Requires Minutes and Findings of Fact . . . . . . . . . . . . . . . . 24
2. Adoption of Hearing Examiner’s Findings and Conclusions Presumed . . . 24
3. Applications to Be Placed on Council Agenda . . . . . . . . . . . . . . . . . . . . . . 24
4-8-110 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A.Scope and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C.General Information Applicable to Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Time to File . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Required Form for and Content of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . 24
4. Filing of Appeal and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5. Facsimile Filings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
6. Motions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
7. Parties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
8. Notice of Appeal Filed and Public Hearing. . . . . . . . . . . . . . . . . . . . . . . . . . 25
9. Restrictions on Subsequent Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
10. Limit on Number of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
11. Exhaustion of Administrative Remedies . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
D.(Repealed by Ord. 5853, 8-7-17) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E.Appeals to Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Format of the Appeal Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Prehearing Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Content of the Record . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Substantial Weight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Hearing Examiner Decision Options and Decision Criteria . . . . . . . . . . 26
SECTION PAGE
NUMBER NUMBER
8 - v (Revised 2/19)
c. Time for Hearing Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. Collateral Estoppel (Issue Preclusion) . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Res Judicata (Claim Preclusion) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
f. Full and Fair Opportunity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Appeals to City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Standing and Parties to the Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Time to File . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Notice of Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4. Council Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
5. Burden . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6. Council Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
7. Findings and Conclusions Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
8. Alternative City Council Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
9. Decision Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
10. Council Action Final . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
G.Reserved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
H. (Repealed by Ord. 5853, 8-7-17) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
I. (Repealed by Ord. 5853, 8-7-17) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
J. (Repealed by Ord. 5853, 8-7-17) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE . . . 29
A. Table 4-8-120A – Public Works Permit Submittal Requirements . . . . . . . . . . . 29
B. Table 4-8-120B – Building Section Permit Submittal Requirements . . . . . . . . . 30
C. Table 4-8-120C – Land Use Permit Submittal Requirements . . . . . . . . . . . . . . 34
D.Definitions of Terms Used in Submittal Requirements for Building, Planning
and Public Works Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
4-8-050B
8 - 1 (Revised 3/10)
4-8-010 PURPOSE AND INTENT:
The purpose and intent of this Chapter is to estab-
lish standard procedures for all land use and de-
velopment applications in order to provide for an
integrated and consolidated land use permit and
environmental review process. It is further the
purpose of this Chapter to combine and expedite
development review to eliminate redundancy and
minimize delays, to establish timelines for notify-
ing the public of land use applications, to revise
hearing requirements to allow one open record
hearing and one closed record appeal hearing,
and to provide that final decisions on develop-
ment proposals be made within one hundred
twenty (120) days of the date of the letter of com-
pleteness, except for development specifically
exempted under this Chapter.
The mandatory nature of the one hundred twenty
(120) day processing time notwithstanding, it is
neither the intent nor the purpose of this Chapter
to establish a claim or remedy for a delay in the
final decision beyond one hundred twenty (120)
days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974,
6-24-2002)
4-8-020 APPLICABILITY:
All applications for development shall be subject
to the provisions of this Chapter, except where
specifically exempted under RMC 4-8-050, Ex-
emptions from State Process Requirements.
(Ord. 4648, 1-6-1997)
4-8-030 EFFECT OF PERMIT:
The issuance or granting of a permit or approval
of plans and specifications shall not be deemed
or construed to be a permit for, or an approval of,
any violation of any of the provisions of this code.
No permit presuming to give authority to violate or
cancel the provisions of this code shall be valid
except insofar as the work or use which it autho-
rized is lawful. (Ord. 4351, 5-4-1992)
4-8-040 PERMIT PROCESSES
CLASSIFIED BY TYPE:
Development subject to review by the City is clas-
sified and processed using one of the six (6) types
of land use permit procedures listed in RMC
4-8-080G. The review process for the types of per-
mit review procedures are described in RMC
4-8-080H. If the code does not expressly provide
for review according to one of the six (6) types of
permit review procedures, and another specific
procedure is not required by law, the Development
Services Division shall classify the application.
(Ord. 4587, 3-18-1996; Ord. 5519, 12-14-2009)
4-8-050 EXEMPTIONS FROM STATE
PROCESS REQUIREMENTS:
A. STATE AUTHORITY:
RCW 36.70B.140 allows a local government to
exclude certain project permits from procedure
and time limit requirements. This Section deals
with exemptions from State-mandated notice re-
quirements. Permit types listed below may and
often do have City Code requirements for review,
notification, and appeal beyond State require-
ments.
B. EXEMPTIONS FROM CITY GOAL OF
ONE HUNDRED TWENTY (120) DAY
REVIEW PROCESS FOR CERTAIN
ACTIONS REQUIRING MORE TIME:
RCW 36.70B.140 provides that local govern-
ments may determine that there are “special cir-
cumstances” relative to certain actions or
processes that warrant a different review process
than that set forth in State law. Therefore, the City
exempts the following actions since they typically
require more than one hundred twenty (120) days
to process or would be deemed emergencies:
1. Comprehensive Plan amendments with
or without any other associated land use ap-
plication such as a rezone,
2. Renton Municipal Code amendments,
3. Annexations,
4. Planned unit developments,
5. Development agreements,
6. Environmental impact statements,
7. Temporary emergency wetland permit,
8. Declared emergency under SEPA,
9. Street vacations,
10. Any project once it is appealed to the
Hearing Examiner and/or City Council.
4-8-050C
(Revised 3/10)8 - 2
11. Any project once it becomes the subject
of a petition under the Land Use Petition Act,
12. Any project that is determined by the
Mayor to present extenuating circumstances
which would require more than one hundred
twenty (120) days to process.
C. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMITS
RELATING TO USE OF PUBLIC AREAS/
FACILITIES:
As permitted by RCW 36.70B.140, the City also
exempts the following “approvals relating to the
use of public areas or facilities” from the notifica-
tion and procedural requirements of RCW
36.70B.060 through 36.70B.080 and RCW
36.70B.110 through 36.70B.130.
1. Deferral of off- or on-site improvements,
2. Drainage connection permits,
3. Driveway construction permit (all uses/
users),
4. Driveway relocation permit (all uses/us-
ers),
5. Franchise utility permits,
6. Right-of-way use permit,
7. Release of easements,
8. Side sewer permit,
9. Side sewer cap permit,
10. Sidewalk repair permit (all uses/users),
11. Sidewalk/curb/gutter construction per-
mit (all uses),
12. Permits to stop City water and/or sewer
service,
13. Water meter applications,
14. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800.
D. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMIT
APPLICATIONS NOT SUBJECT TO
ENVIRONMENTAL REVIEW:
RCW 36.70B.140 allows local governments to ex-
clude certain approvals and building and engi-
neering permits from the public notification and
procedural requirements of the statute if they are
categorically exempt from environmental review
or if environmental review has already been com-
pleted at an earlier stage. However, the City’s one
hundred twenty (120) day maximum processing
time would still apply. Therefore, the City exempts
the following actions from the public notification
and procedural requirements since they are typi-
cally processed very quickly and would be con-
siderably delayed by imposition of a public
comment period(s).
1. Building and grading permits (SEPA ex-
empt),
2. Business licenses for home occupations,
3. Planning/Building/Public Works adminis-
trative variances (i.e., driveway grade),
4. Fire installation/construction permits,
5. Electrical, mechanical, plumbing, sign
and special fence permits,
6. Lot line adjustments,
7. Final plats,
8. Minor amendments (less than ten per-
cent (10%)) to a previously approved site
plan,
9. Occupancy permits,
10. Open space, agricultural and timber
lands current use assessment,
11. Public art exemption certificate,
12. Routine vegetation management per-
mits (SEPA exempt),
13. Shoreline exemptions,
14. Temporary use permits (SEPA exempt),
but not exempting sign requirements,
4-8-070C
8 - 3 (Revised 5/18)
15. Water, sewer, storm drainage, roadway
permits (SEPA exempt),
16. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800. (Amd. Ord.
4974, 6-24-2002; Ord. 5156, 9-26-2005)
E. EXEMPTIONS FROM STATE
PROCEDURAL REQUIREMENTS FOR
NONPROJECT PERMITS:
RCW 36.70B.020 excludes certain actions from
the definition of project permits, particularly non-
project legislative actions. The adoption or
amendment of a comprehensive plan, subarea
plan, or development regulations that do not in-
volve site-specific rezones are exempt from pro-
cedures requiring environmental review to be
completed prior to the legislative hearing. (Ord.
5153, 9-26-2005)
4-8-060 SUBMITTAL
REQUIREMENTS – GENERAL:
A. PURPOSE:
In order to comply with the State law, the City is
required to detail the requirements for complete
building, public works and land use permit appli-
cations.
B. VESTING OF APPLICATION:
See RMC 4-1-045, Vesting, as it exists or may be
amended. (Ord. 5675, 12-3-2012)
C. APPLICATION LOCATION:
All land use, building, and public works applica-
tions addressed in this Title shall be filed with the
Development Services Division. All fire permits
shall be filed with the Fire Department. (Ord.
5806, 6-20-2016)
D. FEES:
See RMC 4-1-140 through 4-1-200. (Ord. 5675,
12-3-2012)
E. MULTIPLE PERMIT APPLICATION
SUBMITTAL REQUIREMENTS:
Where submittal requirements are duplicated for
various types of permit applications, an applicant
shall be required to submit only the largest (not to-
tal) number of copies required. For example, an
application for a site plan approval with associ-
ated variance would require only twelve (12) cop-
ies even though the submittal chart indicates that
site plan approval requires twelve (12) copies and
the variance requires ten (10) copies. (Ord. 5675,
12-3-2012)
F. SUBMITTAL WAIVER PROCESS:
In order to have any of the normally required sub-
mittals waived, the applicant must request such
waiver(s) at or after a preapplication meeting with
City staff. Staff will consider the merits of the
waiver request(s) and will provide the applicant
with a written list of any/all submittals waived. The
applicant must submit a copy of the list of City ap-
proved waiver(s) at the time of formal application.
(Ord. 5675, 12-3-2012)
G. LETTER OF COMPLETENESS:
Upon finding an application complete, the Devel-
opment Services Division will provide a letter of
completeness to the applicant and property
owner(s). (Ord. 5675, 12-3-2012)
4-8-070 AUTHORITY AND
RESPONSIBILITIES:
A. REVIEW AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development applications and outlines
the responsible review authority associated with
making recommendations, conducting open re-
cord public hearings, open record appeals, the re-
sponsible official for the permit decision, and
appeal bodies.
B. SPECIFIC RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are listed as set
forth in subsections C through J of this Section
and RMC 4-8-080G.
C. PUBLIC WORKS ADMINISTRATOR:
Authority: The Public Works Administrator
shall review and act on the following:
1. Appeals of administrative decisions/de-
terminations regarding requests for modifica-
tion of storm drainage regulations;
2. Interpretation of flood insurance rate map
boundaries;
3. Modifications:
4-8-070D
(Revised 5/18)8 - 4
a. Modifications of storm drainage re-
quirements;
b. Modifications/waivers of sewer code
requirements;
4. Sewer modifications, alternates, and ap-
peals pursuant to RMC 4-9-250D and E;
5. Dedications of property for public pur-
poses; and
6. Signing of final plats. (Ord. 5028,
11-24-2003; Amd. Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5648, 12-12-2011;
Ord. 5676, 12-3-2012; Ord. 5868, 12-11-
2017)
D. COMMUNITY AND ECONOMIC
DEVELOPMENT ADMINISTRATOR:
Authority: The Community and Economic
Development Administrator shall review and
act on the following:
1. Appeals relating to the International
Building Code;
2. Building and grading permits;
3. Permits to rebuild for nonconforming
structures; (Ord. 5519, 12-14-2009)
4. Conditional use permit, administrative;
5. Critical area regulation alternates and
modifications;
6. Critical areas regulation administrative
determinations pursuant to RMC 4-3-050D5;
7. Lot line adjustments;
8. Modifications:
a. Minor modifications to a previously
approved site plan;
b. Modification of geologic hazard regu-
lations for manmade slopes;
c. Modifications of the number of re-
quired parking stalls and the require-
ments of the parking, loading and
driveway regulations; and
d. Modifications to development stan-
dards in the Urban Design Regulation
Overlay District;
9. Public art exemption certificates;
10. Review of business licenses for home
occupations;
11. Revocable permits for the temporary
use of a public right-of-way;
12. Routine vegetation management per-
mits;
13. Shoreline exemptions;
14. Shoreline permits;
15. Short plats; (Ord. 5519, 12-14-2009)
16. Site plan approval, administrative;
17. Master Plan review (individual phases);
18. Temporary emergency wetland permits;
19. Temporary use permits;
20. Variances:
a. Administrative pursuant to RMC
4-9-250B; (Ord. 5519, 12-14-2009)
b. Variances not associated with a de-
velopment permit that requires review by
the Hearing Examiner, provided the vari-
ance authority is not specifically given to
another authority elsewhere in this Chap-
ter, and any building permits submitted in
conjunction with such variance applica-
tion; and
c. Variances from chapter 8-7 RMC,
Noise Level Regulations;
21. Waivers:
a. Waivers of right-of-way dedication
for plat;
b. On- and off-site improvements (in-
cluding deferrals); and
c. Allowing a commercial or multi-family
residential driveway grade of between
4-8-070H
8 - 5 (Revised 5/18)
eight percent (8%) and fifteen percent
(15%); (Ord. 5450, 3-2-2009)
22. Final Planned Urban Developments;
23. Dedications of property for public pur-
poses;
24. Impact fees – applicability, value of
credits, independent fee calculations, or any
other authority defined in RMC 4-1-190; and
25. Approval of final plats. (Ord. 5519,
12-14-2009; Ord. 5648, 12-12-2011; Ord.
5676, 12-3-2012; Ord. 5868, 12-11-2017)
E. ENVIRONMENTAL REVIEW
COMMITTEE:
The Environmental Review Committee shall:
1. Make threshold determinations for envi-
ronmental checklists,
2. Make determinations regarding whether
an optional public hearing is needed for a site
plan review application,
3. Authorize circulation of draft environmen-
tal impact statements,
4. Approve and issue final environmental
impact statements,
5. Approve mitigation conditions for miti-
gated determinations of nonsignificance and
final environmental impact statements.
F.(Repealed by Ord. 5157, 9-26-2005)
G. PLANNING COMMISSION:
The Planning Commission shall review and act
on the following:
1. Comprehensive Plan: Duties related to
the Comprehensive Plan as described in
chapter 2-10 RMC, Planning Commission.
2. Shoreline Master Program Amend-
ments: Recommendations to City Council re-
garding Shoreline Master Program
Amendments after holding public hearing.
3. Area-Wide Zoning: The Planning Com-
mission, in conducting area land use analy-
sis, may from time to time recommend to the
City Council area-wide zonings to implement
the recommended amendments to the Com-
prehensive Plan.
4. Land Use Regulations and Processes:
Upon Council request and based upon the
goals and policies of the Comprehensive
Plan, recommendations to Council regarding
effective and efficient land use regulations
and processes.
H. HEARING EXAMINER:
1. Authority: The Hearing Examiner shall
review and act on the following:
a. Appeals of administrative decisions/
determinations (including, but not limited
to, parking, sign, street, tree cutting/rou-
tine vegetation management standards,
and Urban Center Design Overlay Dis-
trict regulations) and ERC decisions, ex-
cepting determinations of whether an
application is a bulk storage facility which
shall be appealable to the City Council,
b. Appeals relating to RMC 4-5-060,
Construction Administrative Code,
c. Bulk storage special permit and vari-
ances from the bulk storage regulations,
d. Conditional use permit,
e. Dedications of property for public
purposes,
f. Fill and grade permit, special,
g. Master Plan review (overall plan) and
major amendments to an overall Master
Plan,
h. Mobile home parks, preliminary and
final,
i. Planned urban development, prelimi-
nary,
j. Preliminary plats and major amend-
ments to plats, (Ord. 5676, 12-3-2012)
k. Shoreline conditional use permit,
l. Shoreline variance,
4-8-070I
(Revised 5/18)8 - 6
m. Site plan approvals requiring a pub-
lic hearing,
n. Special permits,
o. Temporary use permits, tier III Tem-
porary Homeless Encampments,
p. Variances from wireless communica-
tion facility development standards, the
provisions of the subdivision regulations,
and variances associated with a develop-
ment permit that requires review by the
Hearing Examiner, and
q. Building permits submitted in con-
junction with any of the above. (Ord. 5519,
12-14-2009; Ord. 5570, 11-15-2010; Ord.
5647, 12-12-2011)
2. Interpretation: It shall be the duty of the
Hearing Examiner to interpret the provisions
of chapter 4-2 RMC, Zoning Districts – Uses
and Standards, in such a way as to carry out
the intent and purpose of the plan thereof, as
shown by the maps fixing districts, accompa-
nying and made part of this Code, in cases
where the street layout actually on the ground
varies from the street layout as shown on the
maps aforesaid.
3. Recommendations: The Hearing Ex-
aminer shall hold a public hearing and make
recommendations to the City Council on the
following:
a. Rezones, site specific, in confor-
mance with the Comprehensive Plan,
b. Special permits requiring Council ap-
proval. (Ord. 5519, 12-14-2009)
4. Appeals: Unless otherwise specified,
any decision of the Environmental Review
Committee, the Community and Economic
Development Administrator, or the Public
Works Administrator in the administration of
this Title shall be appealable to the Hearing
Examiner as an administrative determination
pursuant to RMC 4-8-110E, Appeals to Hear-
ing Examiner. (Ord. 5028, 11-24-2003; Ord.
5153, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012; Ord. 5868, 12-11-2017)
I. CITY COUNCIL:
The City Council shall review and act on the fol-
lowing:
1. Annexations,
2. Appeals of Hearing Examiner decisions
(any appeal from a Hearing Examiner’s deci-
sion, whether an appeal from an administra-
tive determination or an original decision,
shall be appealable to the City Council pursu-
ant to RMC 4-8-110E8),
3. Appeals of staff determinations of
whether or not a proposal is considered a
bulk storage facility,
4. Comprehensive Plan map or text amend-
ment,
5. Dedications of property for public pur-
poses,
6. Development and zoning regulations text
amendment,
7. Release of easements,
8. Rezones with associated Comprehen-
sive Plan amendment,
9. Rezones with associated Comprehen-
sive Plan map or text amendment,
10. Street vacations, (Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009)
J. REVIEW AUTHORITY FOR MULTIPLE
PERMIT APPLICATIONS:
Where required permits are subject to different
types of permit review procedures, then all the as-
sociated applications are subject to the highest
level of review authority that applies to any of the
required applications. (Amd. Ord. 4963,
5-13-2002)
4-8-080 PERMIT CLASSIFICATION:
A. PURPOSE:
The purpose of this Section is to outline the pro-
cedure and time requirements for the various de-
velopment applications reviewed by the City. All
development applications are classified and pro-
cessed according to one of eleven (11) types of
4-8-080F
8 - 7 (Revised 7/20)
permit procedures, as identified in subsection G
of this Section.
B. REVIEW PROCESS BASED UPON
APPLICATION TYPE:
Subsection G of this Section lists the develop-
ment applications and explains the basic steps in
the review process. This table also outlines the
responsible review authority. More specific details
regarding specific land use application proce-
dures and decision criteria are located in chapter
4-9 RMC, Permits – Specific. (Ord. 4587,
3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord.
4963, 5-13-2002)
C. CONSOLIDATED REVIEW PROCESS
FOR MULTIPLE PERMIT APPLICATIONS:
1. Consolidation Process Resulting in a
Single Open Record Public Hearing: An
applicant seeking approval of multiple per-
mits with varying review and decision author-
ity shall consolidate the applications for a
single review process. Consolidated review
shall provide for only one open record hear-
ing and no more than one closed record ap-
peal period. Appeals of environmental
determinations shall be consolidated except
when allowed to be part of separate hearings
in accordance with RCW 43.21C.075, Ap-
peals, and WAC 197-11-680, Appeals.
Where hearings are required for permits from
other local, State, regional, or Federal agen-
cies, the City will cooperate to the fullest ex-
tent possible with the outside agencies to
hold a single joint hearing.
2. Review Authority for Multiple Permit
Applications: Where more than one land
use permit application is required for a given
development, an applicant may file all related
permit applications concurrently, pay appro-
priate fees, and the processing may be con-
ducted under the consolidated review
process. Where required permits are subject
to different types of permit review proce-
dures, then all the applications are subject to
the highest-number procedure, as identified
in subsection G of this Section, and highest
level of review authority, as identified in RMC
4-8-070, that applies to any of the applica-
tions. Appeals of environmental determina-
tions shall be consolidated except when
allowed to be part of separate hearings in ac-
cordance with RCW 43.21C.075, Appeals,
and WAC 197-11-680, Appeals.
3. Exceptions to Consolidated Review:
The following permits or approvals are ex-
empt from the consolidated review process:
a. Type V and Type VI Land Use Per-
mits;
b. Approvals relating to the use of pub-
lic areas or facilities; and
c. Other project permits, whether ad-
ministrative or quasi-judicial, that the City
by ordinance or resolution has deter-
mined present special circumstances
that warrant a review process different
from that provided by this Section. (Amd.
Ord. 4963, 5-13-2002; Ord. 5153,
9-26-2005; Ord. 5853, 8-7-17)
D. (Repealed by Ord. 5853, 8-7-17)
E. TIME FRAMES:
For permit types I through IV, the timelines include
the statutory requirement that requires the issu-
ance of a letter of completeness within twenty-
eight (28) days of the application submittal, pursu-
ant to RCW 36.70B.070(1), and the provision for
final decisions on permits within one hundred
twenty (120) days of receipt of a complete appli-
cation, unless the applicant consents to an exten-
sion of such time period. If a project application is
substantially revised by an applicant, the one hun-
dred twenty (120) day time period shall start again
after the revised project application is determined
to be complete. Development applications that are
specifically exempted under RMC 4-8-050, Ex-
emptions from State Process Requirements, are
not subject to this time frame. (Amd. Ord. 4974,
6-24-2002; Ord. 5153, 9-26-2005; Ord. 5853, 8-7-
17)
F. EXCLUSIONS FROM ONE HUNDRED
TWENTY (120) DAY TIME LIMIT:
In determining the number of days elapsed since
the applicant was notified that the application is
complete, the following periods shall be excluded:
1. Revisions/Additional Information Re-
quired: The time period in which an applicant
has been requested by the Department to cor-
rect plans, perform required studies, or pro-
vide additional information. The period shall
4-8-080G
(Revised 7/20)8 - 8
be calculated from the date the Department
notifies the applicant of the need for additional
information until: (a) the date the Department
determines the additional information satis-
fies the request for information, or (b) fourteen
(14) days after the date acceptable informa-
tion has been provided to the City, whichever
is earlier. If the Department determines that
the information submitted is insufficient, it
shall notify the applicant of the deficiencies.
2. EIS Preparation: A period of two hun-
dred fifty (250) days for the preparation of a
draft environmental impact statement (DEIS),
following a determination of significance. This
time frame shall commence after the final
scoping of the DEIS is complete.
3. Applicant Agreements: Any time exten-
sion mutually agreed upon by the applicant
and the Department. (Ord. 5853, 8-7-17)
G. LAND USE PERMIT PROCEDURES:
LAND USE PERMITS PUBLIC NOTICE OF APPLICATIONRECOMMENDATIONOPEN RECORDHEARING7DECISION/ADOPTIONOPEN RECORDAPPEALCLOSED RECORDHEARINGJUDICIAL APPEALTYPE I
Building and Grading Permits1 No No No Staff HE CC SC
Business Licenses for Home Occupations (no
customer visits/deliveries)
No No No Staff HE CC SC
Deferrals No No No Staff HE CC SC
Final Plats No No No Staff CC SC
Lot Line Adjustments No No No Staff HE CC SC
Minor Modification to Previously Approved Site
Plan (<10%)
No No No Staff HE CC SC
Modifications, Deviations, Alternates of
Various Code Standards2
No No No Staff HE CC SC
Public Art Exemption Certificate No No No Staff HE CC SC
Routine Vegetation Management Permits
(SEPA exempt)
No No No Staff HE CC SC
Shoreline Exemptions No No No Staff HE CC SC
Small Cell Permits No No No Staff HE CC SC
Special Fence Permits No No No Staff HE CC SC
Temporary Use Permit: Tier I No No No Staff HE CC SC
Waivers 2 No No No Staff HE CC SC
Other SEPA Exempt Activities/Actions No No No Staff HE CC SC
TYPE II
Additional Animals Permit Yes No No Staff HE CC SC
Administrative Variances Yes No No Staff HE CC SC
Additional Vehicles Permit Yes No No Staff HE CC SC
Business Licenses for Home Occupations (with
customer visits/deliveries)
Yes No No Staff HE CC SC
Conditional Approval Permit (nonconforming
structures)
Yes No No Staff HE CC SC
Critical Area Permit Yes No No Staff HE CC SC
4-8-080G
8 - 9 (Revised 7/20)
Planned Urban Development, final Yes No No Staff HE CC SC
Temporary Use Permits: Tier II Yes No No Staff HE CC SC
Temporary Emergency Wetland Permit Yes No No Staff HE CC SC
Variances, Administrative Yes No No Staff HE CC SC
Binding Site Plans Yes No No Staff HE CC SC
Conditional Use Permit (administrative)Yes No No Staff HE CC SC
Development Permit (special flood hazard) Yes No No Staff HE CC SC
Environmental Review9 Yes No No Staff HE CC SC
Master Site Plan Approvals (individual phases) Yes No No Staff HE CC SC
Site Plan Review (administrative) Yes No No Staff HE CC SC
Shoreline Permit Yes No No Staff DOE CC SC
Short Plats Yes No No Staff HE CC SC
TYPE III4
Bulk Storage Special Permit Yes Staff HE HE CC SC
Conditional Use Permit (Hearing Examiner) Yes Staff HE HE CC SC
Fill and Grade Permit, Special Yes Staff HE HE CC SC
Major Amendments to Plats Yes Staff HE HE CC SC
Master Site Plan Approval (overall plan) Yes Staff HE HE CC SC
Mobile Home Parks, Preliminary and Final Yes Staff HE HE CC SC
Planned Urban Development, preliminary Yes Staff HE HE CC SC
Preliminary Plats – 10 Lots or More Yes Staff HE HE CC SC
Shoreline Conditional Use Permit6 Yes Staff HE DOE, HE SHB
Shoreline Variance6 Yes Staff HE DOE, HE SHB
Site Plan Review (Hearing Examiner) Yes Staff HE HE CC
Special Permits Yes Staff HE HE CC
Temporary Use Permits: Tier III Temporary
Homeless Encampments
Yes Staff HE HE CC SC
Variances (associated with Hearing Examiner
land use review)
Yes Staff HE HE CC
TYPE IV4
Rezones (site-specific, not associated with a
Comprehensive Plan amendment)
Yes Staff, HE HE CC SC
TYPE V4
Street Vacations8 Yes Public
Works Staff
CC CC SC
TYPE VI4
Development Regulation Text Amendments8 Yes Staff, PC PC CC GMHB
LAND USE PERMITS PUBLIC NOTICE OF APPLICATIONRECOMMENDATIONOPEN RECORDHEARING7DECISION/ADOPTIONOPEN RECORDAPPEALCLOSED RECORDHEARINGJUDICIAL APPEAL
4-8-080G
(Revised 7/20)8 - 10
LEGEND:
Staff – Community and Economic Development Staff
ERC – Environmental Review Committee
PC – Planning Commission
Admin. – Community and Economic Development Administrator
HE – Hearing Examiner
CC – City Council
DOE – Washington State Department of Ecology
SC – Superior Court
SHB – Shoreline Hearings Board
GMHB – Growth Management Hearings Board
NA – Not Applicable
FOOTNOTES:
1. SEPA exempt or for which the SEPA/land use permit process has been completed.
2. Administratively approved.
3.Deleted.
4. Environmental review may be associated with a land use permit. The Environmental Review Commit-
tee (ERC) is responsible for environmental determinations.
5. The Community and Economic Development Administrator shall hear variances where not associated
with a development that requires review by the Hearing Examiner.
6. Shoreline conditional use permits and shoreline variances also require approval of the State Depart-
ment of Ecology (DOE). DOE has up to thirty (30) days to make a decision on a permit. This time
period does not count toward the one hundred twenty (120) day maximum time limit for permit deci-
sions. DOE’s decision is followed by a twenty one (21) day appeal period, during which time no build-
ing permit for the project may be issued.
7. An open record appeal of an environmental threshold determination must be held concurrent with an
open record public hearing.
8. Street vacations, development regulation text amendments, and Comprehensive Plan map or text
amendments are exempt from the one hundred twenty (120) day permit processing time limit.
9. Environmental review for a permitted/secondary/accessory use not requiring any other land use permit.
(Amd. Ord. 4827, 1-24-2000; Ord. 4963, 5-13-2002; Ord. 4975, 7-1-2002; Ord. 5153, 9-26-2005; Ord. 5356,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5471, 7-13-2009; Ord. 5516, 12-14-2009; Ord. 5519, 12-14-2009;
Ord. 5570, 11-15-2010; Ord. 5647, 12-12-2011; Ord. 5676, 12-3-2012; Ord. 5841 (Att. E), 6-12-2017; Ord.
5853, 8-7-17; Ord. 5868, 12-11-2017; Ord. 5876, 1-22-2018; Ord. 5887, 9-17-2018; Ord. 5959, 12-9-2019)
H. (Repealed by Ord. 5519, 12-14-2009)
Comprehensive Plan Map or Text
Amendments (may include associated
rezones)8
Yes Staff, PC PC CC GMHB
LAND USE PERMITS PUBLIC NOTICE OF APPLICATIONRECOMMENDATIONOPEN RECORDHEARING7DECISION/ADOPTIONOPEN RECORDAPPEALCLOSED RECORDHEARINGJUDICIAL APPEAL
4-8-090A
8 - 11 (Revised 5/16)
4-8-090 PUBLIC NOTICE
REQUIREMENTS:
A. NEIGHBORHOOD MEETINGS:
1. Purpose: A neighborhood meeting is an
applicant-hosted forum intended to assist in
producing applications that are responsive to
neighborhood concerns, and to reduce the
likelihood of delays and appeals. The City ex-
pects an applicant to take into consideration
the reasonable concerns and recommenda-
tions of the neighbors and other interested
persons when preparing an application.
Neighborhood meetings are not City-spon-
sored and neither delegates any authority to
the public nor reflects the City’s perspective
on the merits of the project.
2. Applicability: A neighborhood meeting
is required for:
a. Preliminary plat applications;
b. Planned urban development applica-
tions; and
c. Projects estimated by the City to
have a monetary value equal to or
greater than ten million dollars
($10,000,000), unless waived by the Ad-
ministrator.
d. Exemptions: The construction or al-
teration of public facilities, the construc-
tion or alteration of airplane
manufacturing facilities, and develop-
ment within the employment area land
use designation.
3. Timing: A required neighborhood meet-
ing shall occur after a pre-application meeting
and before submittal of applicable permit ap-
plications. The meeting shall occur during a
weekday evening, excluding Friday and fed-
erally recognized holidays. The meeting shall
last a minimum of one hour, start no earlier
than 5:00 p.m., and conclude no later than
9:00 p.m.
4. Location: The meeting shall be held at a
location open to the public and that is in com-
pliance with the Americans with Disabilities
Act and can accommodate a reasonable
number of neighbors within the notification
boundary. The public meeting shall be held
within Renton city limits, at a location no fur-
ther than two (2) miles from the project site,
unless an alternate meeting location is ap-
proved by the Administrator.
5. Notice: Notices of the meeting shall con-
tain the following statement and be provided
as follows:
The intent of this meeting is to facilitate an in-
formal discussion between the project devel-
oper and the neighbors regarding the project.
While required by the City of Renton, this
meeting is not conducted by the City of
Renton and is in addition to any future public
hearing or public comment opportunities
available under City of Renton development
review processes.
a. Mailing: The applicant shall send by
regular mail a written notice announcing
the neighborhood meeting to property
owners within three hundred feet (300') of
the property subject to the proposed de-
velopment. The notice shall include the
date, time and location of the meeting
and briefly discuss the nature and loca-
tion of the proposal. The notice shall be
mailed not less than ten (10) calendar
days and no more than forty (40) calen-
dar days prior to the meeting date. The
mailing list shall be obtained by the appli-
cant and based on the most recent prop-
erty tax assessment rolls of the King
County Department of Assessments.
b. Meeting Location Sign: A sign at
least two feet (2') by two feet (2') in area
with minimum two-inch (2") lettering shall
be placed at the main entrance of the
building where the meeting will take
place at least one hour prior to the meet-
ing. Such sign shall state purpose of the
meeting, the meeting is open to the pub-
lic and that interested persons are invited
to attend. This sign shall be removed by
the applicant upon conclusion of the
meeting.
6. Meeting Procedure:
a. Content: The applicant shall provide
a description of the proposed develop-
ment to persons in attendance. Attend-
ees may identify any issues they believe
4-8-090B
(Revised 5/16)8 - 12
should be addressed in the application
and recommend those issues be submit-
ted for City consideration and analysis.
b. Materials: The applicant shall pre-
pare and make available the following
materials (if applicable) for review and
discussion at the public meeting. Copies
of presentation materials shall be offered
to attendees.
i. A conceptual site plan/plat layout
showing buildings, road layout, land-
scape, parking, open space areas,
and abutting properties;
ii. An aerial photograph showing
the subject property and abutting
properties; and
iii. Other materials as determined
by the Administrator.
c. Sign-In Sheet: A sign-in sheet shall
be distributed to all attendees that speci-
fies the date, time and location of the
neighborhood meeting and requests the
name, address, phone number and elec-
tronic mail address of each meeting at-
tendee.
d. Notes: The applicant shall take
notes of the discussion on the proposed
development and/or accept written notes
from attendees for submittal to the City.
7. Submittal Requirements: The applicant
shall submit the following materials with the
submittal of a complete development applica-
tion:
a. A copy of the notice provided to sur-
rounding property owners within three
hundred feet (300') of the proposed de-
velopment site;
b. A copy of the mailing list used to
send out meeting notices;
c. An affidavit of mailing and posting
notice(s);
d. A copy of the meeting sign-in sheet;
e. Copies of materials presented at the
meeting;
f. Notes of the meeting including a sum-
mary of oral and written comments re-
ceived; and
g. If no members of the public attended
the neighborhood meeting and/or per-
sons in attendance made no comments,
the required submittal materials shall re-
flect the absence of comment, atten-
dance, or both.
8. Consideration: The City shall consider
as part of the development review process
the concerns and issues raised by the neigh-
bors and applicant at the neighborhood meet-
ing, including any agreed-upon solutions or
resolutions to outstanding issues or areas of
contention. The City, however, shall not be
bound in its decision-making by any agree-
ments or understandings made between the
neighbors and applicants. Nothing in this
Section shall be construed to delegate design
or project review decision-making authority to
the participants in the public meeting.
9. City Involvement: The neighborhood
meeting is intended to be a developer-neigh-
borhood interaction. City staff members are
not required to attend and/or participate in
neighborhood meetings. The Director of the
Planning Division shall be notified a minimum
of seven (7) calendar days prior to the sched-
uled date of the meeting. The decision of City
staff to attend shall not represent the City’s
position on the merits of the development
proposal and does not constitute an approval
or denial of an application, now or submitted
in the future.
B. PUBLIC OUTREACH SIGNS:
1. Purpose: Public outreach signs are in-
tended to supplement information provided
by public information signs by allowing an ap-
plicant to develop a personalized promotional
message for the proposed development. The
sign is also intended to provide the public with
a better sense of proposed development by
displaying a colored rendering of the project
and other required or discretionary informa-
tion that lends greater understanding of the
project.
2. Applicability: A public outreach sign
shall be erected prior to submittal of a com-
plete application for:
4-8-090C
8 - 13 (Revised 5/18)
a. Preliminary plats;
b. Planned urban developments; and
c. Projects estimated by the City to
have a monetary value equal to or
greater than ten million dollars
($10,000,000), unless waived by the Ad-
ministrator.
d. Exemptions: The construction or al-
teration of public facilities, the construc-
tion or alteration of airplane
manufacturing facilities, and develop-
ment within the employment area land
use designation.
3. Sign Standards: Public outreach signs
required by this subsection shall conform to
the following standards:
a. Sign Specifications: The sign shall
be constructed and installed in accor-
dance with specifications officially de-
clared by the Administrator.
b. Location: The sign shall be erected
at the approximate midpoint of the site’s
street frontage and five feet (5') within the
front lot line or as otherwise directed by
the Department for maximum visibility.
c. Content: The sign shall convey, at a
minimum, the information officially de-
clared by the Administrator.
d. Duration: The sign shall not be re-
moved until a temporary certificate of oc-
cupancy or a certificate of occupancy is
issued.
e. Posting Evidence: The applicant
shall submit an affidavit that states the
date and location of the posting along
with a photograph of the posted sign that
provides some context of its location.
f. Administrator’s Discretion: The
Administrator has the discretion to re-
quire additional public information signs
and/or information provided by the appli-
cant.
C. PUBLIC INFORMATION SIGNS:
1. Applicability: A minimum of one public
information sign shall be required for all Type
II and Type III Land Use Permits in accor-
dance with the following standards, unless
exempted by this subsection. The applicant
shall be responsible for the procurement, in-
stallation and maintenance of the sign.
Exempt Permits: The following Type II and
Type III Land Use Permits are exempt from
the requirements of this subsection:
a. Additional animals permit;
b. Business licenses for home occupa-
tions;
c. Temporary use permit – Tier II;
d. Temporary emergency wetland per-
mit;
e. Development permit (special flood
hazard);
f. Final plats;
g. Final short plats;
h. Final binding site plans;
i. Mobile home park, final;
j. Planned urban development, final;
and
k. Environmental review.
2. Sign Specifications: The sign shall be
designed, constructed, and installed in accor-
dance with specifications officially declared
by the Administrator.
3. Timing: The sign shall be posted by the
applicant prior to submittal of a complete ap-
plication, yet no more than five (5) days be-
forehand.
4. Location: The sign shall be erected at
the approximate midpoint of the site’s street
frontage and within five feet (5') of the front lot
line, or as otherwise directed by the Depart-
ment for maximum visibility. View of the sign
4-8-090D
(Revised 5/18)8 - 14
shall not be obstructed from the perspective
of the abutting public right-of-way.
5. Content: The sign shall convey the infor-
mation officially declared by the Administra-
tor.
6. Duration: The sign shall not be removed
until the appeal period has ended. Removal
of the sign prior to the prescribed time frame
may be cause for additional notice or appeal
period. The sign shall be removed within
seven (7) days following the end of the ap-
peal period.
7. Posting Evidence: The applicant shall
submit an affidavit that states the date and lo-
cation of the posting, and a photograph of the
posted sign that provides context of its loca-
tion.
8. Administrator’s Discretion: The Ad-
ministrator has the discretion to require addi-
tional signs and/or information be provided by
the applicant.
D. NOTICE OF DEVELOPMENT
APPLICATION:
1. Applicability: A notice of application is
not required for actions classified as a Type 1
land use procedure under RMC 4-8-080G,
and for actions specifically exempted under
RMC 4-8-050, Exemptions from State Pro-
cess Requirements, but is required for all
land development permit applications subject
to notice requirements.
2. Timing: Within fourteen (14) days of is-
suing a letter of completeness under RMC
4-8-100C, Letter of Completeness, the City
shall issue a notice of development applica-
tion. The notice shall, at minimum, include the
following:
a. Applicant and/or owner name;
b. Project name and City file number;
c. Date of application acceptance;
d. Project location;
e. Project description;
f. A listing of all permits/approvals re-
quested;
g. The date the fourteen (14) day public
comment period expires;
h. A statement officially declared by the
Administrator that explains how persons
can obtain more information about the
project from the Department and become
a party of record. (Ord. 4587, 3-18-1996,
Amd. Ord. 4722, 5-11-1998)
i. The date, time, and place of a public
hearing if one has been scheduled. (Ord.
4507, 3-18-1996)
3. Notice: Notices of development applica-
tion shall be provided as follows:
a. Notice shall be mailed to property
owners within three hundred feet (300') of
the boundaries of the subject property;
and
b. Notice shall be posted on the City of
Renton’s webpage for the Community
and Economic Development Department
– Planning Division.
E. NOTICE OF ADMINISTRATIVE
DECISIONS:
The Department shall notify all parties of record,
the project proponent and affected government
agencies of any administrative decision subject to
notice. Notification shall be made by U.S. Postal
mail, or electronic transmittal (email) if agreed to
by parties; however, the Department may also
elect to post the notices of administrative decision
at or near the project site. The notice shall in-
clude:
1. A description of the decision(s), including
any conditions of approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued for the project. If an application
subject to an administrative approval requires
an environmental threshold determination,
the notice of administrative approval shall in-
clude the threshold determination and its ap-
peal process.
4-8-090I
8 - 15 (Revised 5/18)
4. The decision and a statement that the de-
cision will be final unless an appeal to the
Hearing Examiner is filed with the City Clerk
within fourteen (14) days of the date of the
decision. (Ord. 5853, 8-7-17)
F. NOTICE OF PUBLIC HEARING:
Notice of a public hearing for all development ap-
plications subject to notification requirements and
all open record appeals shall be given as follows:
1. Time of Notices: Except as otherwise
required, public notification of meetings,
hearings, pending actions, and open record
appeals, as defined by chapter 42.30 RCW,
shall be made by:
a. Publication at least ten (10) days be-
fore the date of a public meeting, hearing,
or pending action in the official newspa-
per if one has been designated or a
newspaper of general circulation in the
City,
b. Mailing (U.S. Postal or electronic
transmittal (email) if agreed to by parties)
at least ten (10) days before the date of a
public meeting, hearing, or pending ac-
tion to all parties of record, the project
proponent and affected government
agencies, and
c. Posting on the City’s webpage at
least ten (10) days before the date of
public meeting, hearing, or pending ac-
tion.
2. Content of Notice: The public notice
shall include a general description of the pro-
posed project, the action to be taken, a non-
legal description of the property or a vicinity
map or sketch, the time, date and place of the
public hearing, where further information may
be obtained, and the following, or equivalent,
statement: “If the hearing on a pending action
cannot be completed on the date set in the
public notice, the meeting or hearing may be
continued to a date certain and no further no-
tice under this Section is required.” (Ord.
5853, 8-7-17)
G. NOTICE OF HEARING EXAMINER
DECISION:
Notice of Hearing Examiner decisions subject to
notice requirements shall be made by the Hearing
Examiner’s office, or designee, to all parties of re-
cord, the project proponent, the Department, and
affected government agencies. Notification shall
be made by mail (U.S. Postal or electronic trans-
mittal (email) if agreed to by parties) and shall in-
clude:
1. A description of the decision(s), including
any conditional approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless an appeal to
the City Council is filed with the City Clerk
within fourteen (14) days of the date of the
decision. (Ord. 5853, 8-7-17)
H. NOTICE OF CITY COUNCIL
DECISION:
Notice of City Council decisions subject to notice
requirements shall be made by the City Clerk’s of-
fice to all parties of record, the project proponent,
the Department, and affected government agen-
cies. Notification shall be made by mail (U.S.
Postal or electronic transmittal (email) if agreed to
by parties) and shall include:
1. A description of the decision(s), including
any conditions of approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless the appropri-
ate land use appeal, writ of review or appeal
from the decision of the City Council is filed
with the Superior Court within fourteen (14)
days of the date of the decision. (Ord. 4587,
3-18-1996; Ord. 5853, 8-7-17)
I. FAILURE TO RECEIVE NOTICE:
Failure to receive such mailed notification as may
be required pursuant to this Section shall have no
effect upon the proposed action or application.
(Ord. 5153, 9-26-2005; Ord. 5793, 4-25-2016)
4-8-100A
(Revised 5/18)8 - 16
4-8-100 APPLICATION AND
DECISION – GENERAL:
A. PREAPPLICATION MEETING:
1. When Required: A preapplication meet-
ing prior to formal submittal of a develop-
ment application is required if a waiver of
submittal requirements is requested or a
proposed project is within the Airport In-
fluence Area; a preapplication meeting is
recommended for all other projects.
(Amd. Ord. 4777, 4-19-1999; Ord. 4788,
7-19-1999; Ord. 5100, 11-1-2004; Ord.
5759, 6-22-2015)
2. Purpose: The meeting is not intended to
provide an exhaustive review of all potential
issues. Preapplication review does not pre-
vent or limit the City from applying all relevant
laws at the time of application submittal. The
purposes of a preapplication meeting are:
a. To acquaint an applicant with the re-
quirements of the City’s development
regulations and other applicable laws.
b. To provide an opportunity for the City
to be acquainted with a proposed appli-
cation prior to review of a formal applica-
tion. (Amd. Ord. 4794, 9-20-1999)
3. Preapplication Submittal Require-
ments: Preapplication meeting submittal re-
quirements are available through the
Department.
4. Waiver of Formal Application Submit-
tal Requirements: An applicant may submit
a written request for a waiver from formal ap-
plication submittal requirements under RMC
4-8-120, Submittal Requirements – Specific
to Application Type, which may be considered
during a preapplication meeting.
B. SUBMITTAL OF FORMAL
APPLICATION:
Applications, except appeals, shall be filed with
the Department.
C. LETTER OF COMPLETENESS:
1. Timing: Within twenty eight (28) days af-
ter receipt of an application, the Department
shall provide a written determination that the
application is deemed complete or incom-
plete according to the submittal requirements
as listed in RMC 4-8-120A, B or C, and any
site-specific information identified after a site
visit. In the absence of a written determina-
tion, the application shall be deemed com-
plete.
2. Incomplete Applications:
a. Notice of Incomplete Application:
If an application is determined incom-
plete, the necessary materials for com-
pletion shall be specified in writing to the
contact person and property owner.
b. Notice of Complete Application or
Request for Additional Information:
Within fourteen (14) days of submittal of
the information specified as necessary to
complete an application, the applicant
will be notified whether the application is
complete or what additional information
is necessary. The maximum time for re-
submittal shall be within ninety (90) days
of written notice.
c. Time Extensions: In such circum-
stances where a project is complex or
conditions exist that require additional
time, the Administrator may allow the ap-
plicant, contact person and/or property
owner additional time to provide the re-
quested materials. When granted, exten-
sion approvals shall be provided in
writing. (Ord. 5676, 12-3-2012)
3. Additional Information May Be Re-
quested: A written determination of com-
pleteness does not preclude the Department
from requesting supplemental information or
studies, if new information is required to com-
plete review of an application or if significant
changes in the permit application are pro-
posed. The Department may set deadlines
for the submittal or supplemental information.
4. Expiration of Complete Land Use Ap-
plications: Any land use application type de-
scribed in RMC 4-8-080 that has been
inactive and an administrative decision has
not been made or has not been reviewed by
the Hearing Examiner in a public hearing
shall become null and void six (6) months af-
ter a certified notice is mailed to the applicant,
contact person and property owner, unless
4-8-100G
8 - 17 (Revised 5/18)
other time limits are prescribed elsewhere in
the Renton Municipal Code or other codes
adopted by reference.
5. Extension of Complete Application: A
one-time, one-year extension may be
granted if a written extension request is sub-
mitted prior to the expiration date identified in
the certified notice and the applicant, contact
person or property owner(s) has demon-
strated due diligence and reasonable reli-
ance towards project completion. In
consideration of due diligence and reason-
able reliance the Administrator shall consider
the following:
a. Date of initial application;
b. Time period the applicant had to
submit required studies;
c. Availability of necessary informa-
tion;
d. Potential to provide necessary
information within one (1) year;
e. Applicant’s rationale or purpose
for delay; and
f. Applicant’s ability to show reli-
ance together with an expectation
that the application would not expire.
(Ord. 4587, 3-18-1996; Ord. 4660,
3-17-1997; Ord. 5605, 6-6-2011;
Ord. 5676, 12-3-2012)
D. NOTICES TO APPLICANT:
The applicant shall be advised of the date of ac-
ceptance of the application and of the environ-
mental determination, if applicable. The applicant
shall be advised of the date of any public hearing
at least ten (10) days prior to the public hearing.
(Ord. 3454, 7-28-1980)
E. ADMINISTRATIVE DECISION:
The Administrator shall issue decisions within the
time frames established in RMC 4-8-080, Permit
Classification.
F. REPORT BY THE DEPARTMENT FOR
PUBLIC HEARING:
1. Report Content: When an application
has been set for public hearing, if required,
the Department shall coordinate and assem-
ble the comments and recommendations of
other City departments and government
agencies having an interest in the subject ap-
plication and shall prepare a report summa-
rizing the factors involved and the
Department findings and supportive recom-
mendations.
2. Report Timing: At least seven (7) calen-
dar days prior to the scheduled hearing, the
report shall be filed with the Hearing Exam-
iner and copies thereof shall be mailed to the
applicant and shall be made available for use
by any interested party for the cost of repro-
duction. (Ord. 3300, 3-19-1979; Amd. Ord.
3592, 12-14-1981)
G. PUBLIC HEARING:
The following shall apply to public hearings held
by the Hearing Examiner:
1. Hearing by Hearing Examiner Re-
quired: Before rendering a decision or rec-
ommendation on any application for which a
public hearing is required, the Hearing Exam-
iner shall hold at least one (1) public hearing
thereon.
2. Constitutes Hearing by Council: On
applications requiring approval by the City
Council, the public hearing before the Hear-
ing Examiner, if required, shall constitute the
hearing by the City Council. The Hearing Ex-
aminer shall have the power to prescribe
rules and regulations for the conduct of hear-
ings under this Chapter subject to confirma-
tion by the City Council, and to administer
oaths and preserve order.
3. Hearing Rules:
a. Scope of Rules: These rules apply
to all hearings that are required by the
Renton Municipal Code to be held before
the Hearing Examiner and shall serve as
guidance when the Hearing Examiner is
given the duty to conduct hearings on
other subjects. The criteria for consider-
ation of land use decisions are found in
chapter 4-9 RMC.
b. Organization Representative Re-
quired: When a group of people, organi-
zation, corporation, or other entity,
participates in a hearing, one person is to
4-8-100G
(Revised 5/18)8 - 18
be designated to be its representative
and inform the Hearing Examiner in writ-
ing of the name, address and telephone
number of that designated representa-
tive. The rights of such participant shall
be exercised by the person designated
as the representative. Except as other-
wise provided in these rules, notice or
other communication to the representa-
tive is considered to be notice or commu-
nication to the organization.
c. Powers of Hearing Examiner: The
Hearing Examiner shall preside over the
hearing. The Hearing Examiner shall
have all of the authority and duties
granted to the Hearing Examiner in state
statutes, the City code, and other City or-
dinances. Included in the duties of the
Hearing Examiner are the following: to
conduct fair and impartial hearings, to
take all necessary action to avoid delay in
the disposition of proceedings, and to
maintain order. The Hearing Examiner
has all powers necessary to that end, in-
cluding the following:
i. To administer oaths and affirma-
tions;
ii. To rule upon offers of proof and
receive evidence;
iii. To regulate the course of the
hearings and the conduct of the par-
ties and their agents;
iv. To consolidate matters under
consideration for hearing whenever
the interests of justice and efficiency
will be served or as required by the
City code;
v. To question any participant at the
hearing;
vi. To hold conferences for settle-
ment, simplification of the issues, or
any other proper purpose;
vii. To require briefing on legal is-
sues;
viii. To consider and rule upon all
procedural and other motions appro-
priate to the proceedings; and
ix. To make and file decisions and
recommendations.
d. Conflict with State Law or Proce-
dural Due Process: These rules of pro-
cedure are adopted to supplement the
requirements of the Renton Municipal
Code, state law and procedural due pro-
cess. In the event that there are any con-
flicts between these rules and the
provisions of the Renton Municipal Code,
state law or procedural due process, the
provisions of the Renton Municipal Code
or procedural due process shall prevail.
e. Nature of Proceedings:
i. Frequency: Hearings before the
Hearing Examiner shall be held at
the time and place specified in the
notice of hearing. Each matter shall
be noted to commence at a particular
time. Once commenced, a hearing
may be continued by the Hearing Ex-
aminer for good cause.
ii. Format: The format for a hear-
ing will be of an informal nature yet
designed in such a way that the evi-
dence and facts relevant to a particu-
lar proceeding will be easily
ascertainable by a reviewing body.
The format will allow development of
a record consistent with these rules.
iii. Site Visit: Site visits may be
helpful in understanding evidence
that has been or might be presented
at a hearing. When deemed neces-
sary by the Hearing Examiner, the
Hearing Examiner may inspect the
site before or after a hearing. If the
Hearing Examiner intends to conduct
a post-hearing inspection, he or she
shall ensure that the parties have an
opportunity to be heard concerning
the visit.
iv. Record of Hearing: Hearings
shall be electronically recorded and
such recordings shall be a part of the
official case record. No minutes of
the hearing will be required, except
that the list of witnesses testifying
and exhibits offered and/or entered
shall be maintained throughout the
4-8-100G
8 - 19 (Revised 5/18)
proceedings. Written transcripts of
recorded proceedings are the re-
sponsibility of the person desiring the
transcript at his or her own cost. Any
transcript must be provided to the
City Clerk and the Renton City Attor-
ney at no cost.
v. Computation of Time: In the
computation of any period of time
prescribed or allowed in any manner
by the Hearing Examiner or Renton
Municipal Code, the day from which
the time period begins to run shall not
be included. When the last day of the
period so computed is a Saturday,
Sunday or a City-recognized holiday,
the period shall run until the end of
the next following business day.
vi. Filing and Service:
(a) Filing occurs when docu-
ments are submitted to the Hear-
ing Examiner Clerk at the Renton
City Clerk’s Office. Documents
may be submitted by mail, per-
sonal delivery, fax, or email. Fil-
ing is complete upon receipt,
except that filing by email and fax
must be confirmed during regular
business hours. Courtesy copies
may be sent directly to the Hear-
ing Examiner. Service by mail
will be deemed complete if post-
marked two (2) days before the
due date.
(b) Documents required to be
served on another party of re-
cord may be delivered person-
ally, transmitted by facsimile or
email, or sent by regular mail.
Service must be complete by
5:00 p.m. on the day it is due. In
the case of regular mail, service
will be deemed complete if post-
marked two (2) days before the
due date.
(c) Except for final decisions,
every party of record repre-
sented by another person and
every participant represented by
another person consents to ser-
vice on the representative.
(d) At least seven (7) calendar
days prior to the hearing, the
staff member assigned to the
matter shall file a written analysis
(“staff report”) with the Hearing
Examiner, along with all docu-
ments from the file he or she de-
termines are required for review
of the matter. The staff report and
an identification of the docu-
ments shall be mailed to the ap-
plicant and to the appellant(s), if
different from the applicant. Any
party may inspect the Depart-
ment’s file and submit additional
documents to the Hearing Exam-
iner.
vii. Communications with Hear-
ing Examiner: Any written or verbal
communication, made directly or in-
directly with or by the Hearing Exam-
iner that occurs outside of the
hearing and in the absence of other
participants is an ex parte communi-
cation. Ex parte communications are
prohibited, except those communica-
tions regarding written submissions
that are copied to all other parties of
record or procedural matters. If an ex
parte communication is prohibited by
these rules and is recognized after it
occurs, a written statement of the
communication shall be made or the
statement shall be disclosed during
the hearing with an opportunity for
parties of record to respond.
viii. Appearance of Fairness:
Proceedings before the Hearing Ex-
aminer are quasi-judicial in nature
and therefore the appearance of fair-
ness doctrine applies. At the com-
mencement of the hearing or prior to
commencement, if known, the Hear-
ing Examiner and parties of record
are required to disclose any fact that
may affect the ability of the Hearing
Examiner to issue a fair and impartial
decision.
ix. Hearing Examiner Pro Tem: In
the event the Hearing Examiner is
unable to serve, a “Hearing Exam-
iner Pro Tem” will be selected as de-
termined by the City. The Hearing
4-8-100G
(Revised 5/18)8 - 20
Examiner Pro Tem shall have the
same authority as the Hearing Exam-
iner.
x. Termination of Jurisdiction:
The jurisdiction of the Hearing Exam-
iner ends when the Hearing Exam-
iner issues a final decision or
recommendation in the matter and
the time limit for all appeals has been
exhausted. All prehearing orders and
non-final decisions and recommen-
dations of the Hearing Examiner are
subject to reconsideration and cor-
rection.
xi. Consolidation of Appeal
Hearing with Permit Hearing:
When an appeal hearing is consoli-
dated with a permit hearing, the
Hearing Examiner may segregate
testimony in the hearing into appeal
and permit testimony. The format for
each of the segregated portions of
the testimony may individually follow
the formats applicable to permit and
appeal hearings, as required below.
f. Features Common to All Hearings:
i. Recording: Hearings shall be
electronically recorded and the re-
cordings shall be made a part of the
record. Copies of the electronic re-
cordings shall be made available on
request upon payment of the costs of
reproduction.
ii. Evidence: Technical rules of ev-
idence will not be applied. The key
requirements for evidence will be rel-
evance and reliability. Relevant and
reliable evidence will be admitted if it
possesses probative value com-
monly accepted by reasonable per-
sons in the conduct of their affairs.
The Hearing Examiner may take judi-
cial notice of facts generally known or
capable of accurate and ready deter-
mination by resort to sources whose
accuracy cannot reasonably be
questioned. Personal attacks shall
not be tolerated, unless it is demon-
strated that there is no other manner
in which relevant evidence can be
presented.
iii. Exhibits: Documents, photo-
graphs and physical evidence will be
admitted as exhibits as determined
by the Hearing Examiner and each
will be assigned an exhibit number.
iv. Staff Report or Analysis: Any
staff report or staff analysis produced
will be admitted as an exhibit in the
hearing.
v. Testimony – How Presented:
Testimony may be presented orally,
in writing, or both. Persons giving ex-
pert testimony shall be subject to
questioning by both parties of record
and by the Hearing Examiner. When
testimony is presented only in writ-
ing, the Hearing Examiner has dis-
cretion to leave the record open for
written responses by any party of re-
cord. The Hearing Examiner is
granted discretion to allow or disal-
low testimony by telephone or other
means that can be heard or reviewed
by all parties of record.
vi. Limits on Testimony: The
Hearing Examiner may impose rea-
sonable limitations on the nature and
length of testimony. In so doing, the
Hearing Examiner shall give consid-
eration to:
(a) The expeditious completion
of the hearing.
(b) The need to provide all par-
ties of record a fair opportunity to
present their cases.
(c) Accommodating the desires
of members of the public to be
heard, when public testimony is
taken.
At the Hearing Examiner’s discre-
tion, irrelevant or unduly repetitious
testimony may be excluded. If all tes-
timony cannot be presented in the
time available, the hearing will be
continued.
vii. Burden of Proof: For an appli-
cation to be approved, a preponder-
ance of the evidence presented at
4-8-100G
8 - 21 (Revised 5/18)
the hearing must support the conclu-
sion that the application meets the le-
gal decision criteria that apply, and
the applicant shall have the burden of
proof. The City shall have the burden
of proof in a code enforcement hear-
ing. For an administrative decision to
be reversed or modified, the appel-
lant has the burden by a preponder-
ance of the evidence to show that the
legal decision criteria are not met by
the proposal as approved. In appeals
of procedural matters under the
State Environmental Policy Act
(SEPA), the determinations of the re-
sponsible official shall be entitled to
substantial weight.
viii. Expert Testimony: Affidavits,
declarations or letters containing ex-
pert opinion will generally be admit-
ted without the presence of the
expert absent objection from the par-
ties of record. Objections must be
made at the time the written expert
testimony is made known to the ob-
jecting party. Upon the submittal of a
timely objection, the Hearing Exam-
iner may continue the hearing to re-
quire the expert to appear and be
available for cross-examination.
ix. Filing of Papers: All written
submissions made in advance of
hearing shall be filed with the Depart-
ment, marked for the attention of the
Hearing Examiner.
x. Closure and/or Continuation
of Hearing: At the close of the testi-
mony, the Hearing Examiner may
close; continue to a date and time
certain; continue to a tentatively
scheduled date and follow with no-
tice of date and time certain to all at-
tending parties; or close the public
hearing pending the submission of
additional information on or before a
date certain. The Hearing Examiner
may reopen proceedings, as allowed
by law, for good cause any time prior
to the issuance of the decision or rec-
ommendation.
xi. Application Dismissal: Until a
final action on the application is
taken, the Hearing Examiner may
dismiss the application for failure to
diligently pursue the application after
notice is given to all parties of record.
g. Format of Permit Hearings:
i. The public hearing will be infor-
mal in nature, but organized, so that
testimony and evidence can be pre-
sented efficiently. The hearing shall
include at least the following ele-
ments:
(a) An introductory outline of
the procedure by the Hearing Ex-
aminer.
(b) Testimony by the City staff
which shall summarize the writ-
ten staff report and provide any
additional exhibits or other infor-
mation the staff believes should
be brought to the Hearing Exam-
iner’s attention. The staff presen-
tation shall include a recommen-
dation for approval, approval
with conditions, or denial.
(c) Testimony by the applicant
and the applicant’s witnesses.
(d) Testimony from others
wishing to be heard.
(e) Rebuttal testimony and
closing argument from staff.
(f) Rebuttal testimony and clos-
ing argument from the applicant.
(g) Any participant in the hear-
ing may present his or her testi-
mony through witnesses;
provided, that such witnesses,
including expert witnesses, must
be personally present to so tes-
tify unless permission has been
granted in advance by the Hear-
ing Examiner to present such
testimony by telephone.
ii. Testimony for Organizations:
Whenever the views of any formal or
informal organization are to be pre-
sented, the organization shall desig-
4-8-100H
(Revised 5/18)8 - 22
nate a representative with authority
to coordinate the presentation and to
speak for the group. Any communi-
cations with the organization by the
Hearing Examiner or by any party of
record during the course of proceed-
ings shall be through the designated
representative.
iii. Requiring Further Informa-
tion: When the Hearing Examiner
concludes that further information is
necessary to reach a decision, the
record may be kept open to allow
time for such information to be sup-
plied. When appropriate, an opportu-
nity to reply to such information shall
be provided to the parties of record
specified by the Hearing Examiner,
either in writing or through further
hearings.
iv. Content of the Record: The re-
cord of a permit hearing shall include
at least the following:
(a) The application.
(b) The staff report, when one
has been prepared.
(c) All documentary or physical
evidence received and consid-
ered, including all exhibits filed.
(d) Electronic recordings of the
proceedings and/or an accurate
written transcription thereof.
(Ord. 5675, 12-3-2012)
H. HEARING EXAMINER’S DECISION:
The following shall apply to permit applications for
which the Hearing Examiner is charged with issu-
ing a final decision:
1. Form and Substance of Hearing Ex-
aminer’s Decision/Recommendation: The
Hearing Examiner’s decision or recommen-
dation shall be in writing and shall contain
findings of fact and conclusions of law sup-
porting the result reached. Any conditions in-
cluded as part of an approval shall be set
forth. The Hearing Examiner’s decision and/
or recommendation shall contain a statement
advising parties of their appeal rights.
2. Standard Decision Time: Unless the
time is extended pursuant to this Section,
within fourteen (14) business days after the
record closes, or of the date set for submis-
sion of additional information pursuant to this
Chapter, the Hearing Examiner shall render a
written decision, including findings and con-
clusions.
3. Decision Time Extension: In extraordi-
nary cases, the time for filing of the recom-
mendation or decision of the Hearing
Examiner may be extended for not more than
thirty (30) calendar days after the conclusion
of the hearing if the Hearing Examiner finds
that the amount and nature of the evidence to
be considered, or receipt of additional infor-
mation which cannot be made available
within the normal decision period, requires
the extension. Notice of the extension, stating
the reasons therefor, shall be forwarded to all
parties of record in the manner set forth in this
Section for notification of the Hearing Exam-
iner’s decision.
4. Conditions and Decision Options and
Criteria: The Hearing Examiner may ap-
prove or deny or provide a recommendation
to the City Council regarding the application
or appeal before him or her. In any decision or
recommendation which allows a project, the
Hearing Examiner may impose reasonable
conditions supported by the record. Public
testimony is encouraged in all permit hear-
ings but the Hearing Examiner is concerned
not with the popularity of the proposal, but
with whether it conforms to criteria for ap-
proval under the applicable code provisions.
The Hearing Examiner decides matters on
the merits, based on the preponderance of
the evidence.
5. Decision Final: The decisions and/or
recommendations of the Hearing Examiner
are final unless appealed or a reconsider-
ation is requested and granted. Failure of the
Hearing Examiner to follow these rules shall
not serve as a basis for invalidation of the de-
cision, but the Hearing Examiner is expected
to apply these rules to the best of his or her
ability.
6. Who Receives Copies of Decision/
Recommendation: The Department will
maintain a copy of the Hearing Examiner’s
decision or recommendation, available for
4-8-100K
8 - 23 (Revised 2/19)
public inspection, in the official file of each ap-
plication or appeal. The parties of record will
receive a copy or notice of the Hearing Exam-
iner’s decision or recommendation. The per-
son mailing the decision shall prepare an
affidavit of mailing, in standard form, and the
affidavit shall become a part of the record of
the proceedings. In the case of applications
requiring City Council approval, the Hearing
Examiner shall file the decision with the City
Council members individually or the City
Council Liaison at the expiration of the appeal
period for the decision. Any other person may
receive a copy upon request upon payment of
the costs of reproduction and postage as al-
lowed by the Public Records Act, chapter
42.56 RCW, as it exists or may be amended.
7. Correction of Hearing Examiner’s De-
cision/Recommendation: Technical de-
fects in the Hearing Examiner’s decision or
recommendation may be corrected any time
prior to the end of the appeal period, but no
such correction shall operate to lengthen the
appeal period.
8. Termination of Jurisdiction: The juris-
diction of the Hearing Examiner terminates
upon the end of the appeal period for a deci-
sion or recommendation.
I. RECONSIDERATIONS:
1. When a reconsideration request has
been submitted to the City Clerk before the
appeal period has expired, the matter and ap-
peal period shall be held in abeyance pend-
ing the outcome of the request for
reconsideration. When a request for recon-
sideration is filed with the City Clerk, the City
Clerk shall notify all parties of record to the
decision. Notice shall be sent within five (5)
calendar days via U.S. Postal mail by the City
Clerk, or on the date the request is received if
electronic transmittal (email) had been previ-
ously approved or agreed to by the parties. A
fourteen (14) calendar day appeal period
shall commence upon the issuance of a re-
consideration that reverses the original deci-
sion.
2. In order to request reconsideration, the
person must have been made a party of re-
cord to the decision.
3. A party of record to a decision who as-
serts the decision was based on erroneous
procedure, error of law or fact, or error in
judgment may make a written request for re-
consideration by the decision maker (e.g.,
Administrator, Hearing Examiner, City Coun-
cil). Any such request for reconsideration
must be made within fourteen (14) calendar
days after the written decision has been ren-
dered. The request shall set forth the specific
errors and any arguments for reconsider-
ation, limited to the evidence in the adminis-
trative record unless authorized by chapter
36.70B RCW, relied upon by such appellant,
and the decision maker may, after review of
the record, take further action as deemed
proper by said decision maker. The decision
maker may request further information from
the applicant, which shall be provided within
ten (10) calendar days of the request. Recon-
sideration cannot be requested for shoreline
permits, including but not limited to: Shoreline
Substantial Development Permits, Shoreline
Conditional Use Permits, and Shoreline Vari-
ances. All appeals of shoreline permit deci-
sions shall be reviewed by the State of
Washington Shorelines Hearings Board pur-
suant to RCW 90.58.180. (Ord. 5917, 12-10-
2018)
4. The written decision on the request for
reconsideration shall be transmitted to all
parties of record within ten (10) business
days of receipt of the request for reconsider-
ation or receipt of the additional information
requested, whichever is later.
5. Each party of record to a decision shall
be limited to one request for reconsideration.
J. APPEALS:
See RMC 4-8-110. (Ord. 5675, 12-3-2012)
K. EXPIRATION OF DECISION:
The City declares that circumstances surrounding
land use decisions change rapidly over a period
of time. In order to assure the compatibility of a
decision with current needs and concerns, any
such decision must be limited in duration, unless
the action or improvements authorized by the de-
cision is implemented promptly. Any application
or permit approved pursuant to this Chapter, with
the exception of Type IV, V, and VI permits, shall
be implemented within two (2) years of such ap-
proval unless other time limits are prescribed
elsewhere in the Renton Municipal Code or state
4-8-100L
(Revised 2/19)8 - 24
law. Any application or permit which is not so im-
plemented shall terminate at the conclusion of
that period of time and become null and void. The
Hearing Examiner may grant one extension of
time for a maximum of one year for good cause
shown. The burden of justification shall rest with
the applicant.
L. EXPIRATION OF LARGE SCALE OR
PHASED PROJECTS:
For large scale or phased development projects,
the Hearing Examiner may at the time of approval
or recommendation set forth time limits for expira-
tion which exceed those prescribed in this Sec-
tion for such extended time limits as are justified
by the record of the action.
M. COUNCIL ACTION:
1. Council Action Requires Minutes and
Findings of Fact: Any application requiring
action by the City Council shall be evidenced
by minute entry unless otherwise required by
law. When taking any such final action, the
Council shall make and enter findings of fact
from the record and conclusions therefrom
which support its action.
2. Adoption of Hearing Examiner’s Find-
ings and Conclusions Presumed: Unless
otherwise specified, the City Council shall be
presumed to have adopted the Hearing Ex-
aminer’s findings and conclusions.
3. Applications to Be Placed on Council
Agenda: Except for rezones, all applications
requiring Council action shall be placed on
the Council’s agenda for consideration. (Ord.
3454, 7-28-1980; Ord. 5853, 8-7-17)
4-8-110 APPEALS:
A. SCOPE AND PURPOSE:
This Section provides the basic procedures for
processing appeals to the Hearing Examiner and
City Council of land use and development-related
decisions. Specific requirements are based upon
the type/level of appeal and the appeal authority.
(Ord. 5154, 9-26-2005; Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
B. REVIEW AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development permits reviewed by the
City and the review authority responsible for open
record appeals, closed record appeals and judi-
cial appeals. RMC 4-9-070R, Environmental Re-
view Procedures, Appeals, lists additional actions
subject to appeal to the Hearing Examiner. (Ord.
4587, 3-18-1996; Amd. Ord. 4660, 3-17-1997;
Ord. 4963, 5-13-2002)
C. GENERAL INFORMATION
APPLICABLE TO APPEALS:
The following applies to appeals to the Hearing
Examiner and City Council unless otherwise pro-
vided elsewhere in the RMC or by state law:
1. Standing: Only the applicant, City or a
person who has been made a party of record
prior to the issuance of a decision may appeal
the decision. In order to appeal, the person
shall be aggrieved or affected by the decision
pursuant to RCW 36.70C.060.
2. Time to File: Except for final EIS deci-
sions, all appeal periods shall be fourteen
(14) calendar days, which shall begin either
three (3) calendar days after the date of mail-
ing of the decision to the parties of record via
U.S. Postal mail by the City Clerk, or the date
the decision is electronically transmitted,
posted or emailed to the appellant and parties
of record by the City Clerk, if such electronic
transmittal method has been previously ap-
proved or agreed to by the parties. The ap-
peal period for a final EIS shall be twenty (20)
calendar days from the publication of the final
decision. (Ord. 5676, 12-3-2012)
3. Required Form for and Content of Ap-
peals: Any appeal shall be filed in writing with
the City Clerk. The written notice of appeal
shall fully, clearly and thoroughly specify the
substantial error(s) in fact or law which exist
in the record of the proceedings from which
the appellant seeks relief. If the appeal is un-
clear and does not sufficiently explain the ba-
sis for the appeal, an order requiring the
appellant amend the appeal within ten (10)
calendar days of the date of the order may be
issued. If the appeal is not satisfactorily
amended within the time allowed, it shall be
dismissed. (Ord. 4353, 6-1-1992)
4. Filing of Appeal and Fee: The notice of
appeal shall be accompanied by a fee in ac-
cordance with the City of Renton fee sched-
ule. (Ord. 3658, 9-13-1982; Ord. 5660, 5-14-
2012; Ord. 5688, 5-13-2013)
4-8-110C
8 - 24.1 (Revised 2/19)
5. Facsimile Filings: Whenever any appli-
cation or filing is required under this Chapter,
it may be made by facsimile. Any facsimile fil-
ing received at the City after five o’clock (5:00)
p.m. on any business day will be deemed to
have been received on the following business
day. Any facsimile filing received after five
(Revised 2/19)8 - 24.2
This page left intentionally blank.
4-8-110E
8 - 25 (Revised 5/18)
o’clock (5:00) p.m. on the last date for filing
will be considered an untimely filing. Any party
desiring to make a facsimile filing after four
o’clock (4:00) p.m. on the last day for the filing
must call the City Clerk’s office and indicate
that the filing is being made by facsimile and
the number to which the facsimile copy is be-
ing sent. The filing party must ensure that the
facsimile filing is transmitted in adequate time
so that it will be completely received by the
City before five o’clock (5:00) p.m. in all in-
stances in which filing fees are to accompany
the filing of an application, those filing fees
must be received by the City before the end
of the business day on the last day of the filing
period or the filing will be considered incom-
plete and will be rejected. (Ord. 4353,
6-1-1992)
6. Motions: The Hearing Examiner may
dismiss an appeal to the Hearing Examiner,
without hearing, when it is determined by the
Hearing Examiner to be untimely, without
merit on its face, incomplete, or frivolous. Any
application to the Hearing Examiner for an or-
der shall be by motion which, unless made
during a hearing, shall be in writing, stating
the reasons for the request and setting forth
the relief or order sought. Written motions
shall be received at least five (5) business
days in advance of the hearing.
7. Parties: The parties in appeal hearings
shall be the City, the applicant, and the appel-
lant(s), if different from the applicant or the
City. No other persons shall be allowed to tes-
tify unless serving as an expert witness for
one of the parties.
8. Notice of Appeal Filed and Public
Hearing: If an appeal is filed with the City
Clerk, the City Clerk shall notify all parties of
record to the decision subject to the appeal.
Notice shall be sent within five (5) calendar
days via U.S. Postal mail by the City Clerk, or
on the date the application of appeal is re-
ceived if electronic transmittal (email) had
been previously approved or agreed to by the
parties, and at least ten (10) days prior to the
public hearing. A hearing for the appeal shall
be set within twenty one (21) days after ac-
ceptance of a complete application for ap-
peal.
9. Restrictions on Subsequent Actions:
Any later request to interpret, explain, modify,
or retract the decision shall not be deemed to
be a new administrative determination creat-
ing a new appeal period for any new third
party to the permit. (Ord. 4168, 8-8-1988)
10. Limit on Number of Appeals: Pursu-
ant to RCW 36.70B.050 and 43.21C.075, the
City has consolidated the permit process to
allow for only one open record appeal of all
permit decisions associated with a single de-
velopment application.
There shall be no more than one appeal on a
procedural determination or environmental
determination such as the adequacy of a de-
termination of significance, nonsignificance,
or of a final environmental impact statement.
Any appeal of the action of the Hearing Ex-
aminer in the case of appeals from environ-
mental determinations shall be joined with an
appeal of the substantive determination.
(Ord. 3891, 2-25-1985; Ord. 4587,
3-18-1996; Ord. 4660, 3-17-1997; Ord. 5608,
6-6-2011)
11. Exhaustion of Administrative Reme-
dies: No person may seek judicial review of
any decision of the City unless that person
first exhausts the administrative remedies
provided by the City.
D. (Repealed by Ord. 5853, 8-7-17)
E. APPEALS TO HEARING EXAMINER:
1. Format of the Appeal Hearing: The ap-
peal hearing will be of an informal nature, but
organized so that testimony and other evi-
dence can be presented efficiently. An appeal
hearing shall include at least the following:
a. An introductory outline of the proce-
dure by the Hearing Examiner.
b. Presentation by the appellant, includ-
ing any witnesses.
c. Cross-examination, if any, of appel-
lant and appellant’s witnesses.
d. Presentation by City staff, summariz-
ing the staff analysis and including any
witnesses for the City.
4-8-110E
(Revised 5/18)8 - 26
e. Cross-examination, if any, of City
staff and staff’s witnesses.
f. Presentation by the project applicant,
if different from appellant, including any
witnesses.
g. Cross-examination of any of the proj-
ect applicant and applicant’s witnesses.
h. Rebuttal testimony and closing by
City staff.
i. Rebuttal testimony and closing by ap-
plicant, if different from appellant.
j. Rebuttal testimony and closing by ap-
pellant.
2. Prehearing Conference: The Hearing
Examiner may schedule and hold a prehear-
ing conference when it appears that the or-
derly and efficient conduct of the hearing will
be served, or that settlement of the appeal
through such a conference is likely. A pre-
hearing conference may, among other things,
consider:
a. Simplification of the issues.
b. The existence of undisputed facts to
which the parties are willing to stipulate.
c. The identification of witnesses and
documentary or other evidence to be pre-
sented at hearing.
d. Any reasonable needs any party may
have for discovering the details of the
case the other party intends to present.
e. The imposition of reasonable time
limits.
Based upon the discussions and agreements
at such a conference, the Hearing Examiner
may enter a prehearing order, which shall
govern subsequent proceedings. If the case
is settled at such a conference, the Hearing
Examiner shall enter an order reciting the
terms of the settlement and dismissing the
appeal.
3. Content of the Record: The record of an
appeal hearing conducted by the Hearing Ex-
aminer shall include at least the following:
a. The notice of appeal and any amend-
ments.
b. The staff analysis responding to the
appeal and all accompanying docu-
ments, including the papers that com-
prise the record of the decision subject to
appeal.
c. Additional documentary or physical
evidence received and considered, in-
cluding all exhibits filed.
d. The Hearing Examiner's decision.
e. Electronic recordings of the proceed-
ings and/or an accurate written transcrip-
tion thereof.
4. Hearing Examiner Decision:
a. Substantial Weight: The procedural
determination by the Environmental Re-
view Committee or City staff shall carry
substantial weight in any appeal pro-
ceeding. The Hearing Examiner shall
give substantial weight to any discretion-
ary decision of the City rendered pursu-
ant to this Chapter/Title.
b. Hearing Examiner Decision Op-
tions and Decision Criteria: The Hear-
ing Examiner may affirm the decision or
remand the case for further proceedings,
or it may reverse the decision if the sub-
stantial rights of the applicant may have
been prejudiced because the decision is:
i. In violation of constitutional provi-
sions; or
ii. In excess of the authority or juris-
diction of the agency; or
iii. Made upon unlawful procedure;
or
iv. Affected by other error of law; or
v. Clearly erroneous in view of the
entire record as submitted; or
vi. Arbitrary or capricious.
c. Time for Hearing Examiner’s Deci-
sion: Each final decision of a Hearing
4-8-110F
8 - 27 (Revised 2/19)
Examiner, unless a longer period is mutu-
ally agreed to in writing by the applicant
and the Hearing Examiner, shall be ren-
dered within ten (10) business days fol-
lowing conclusion of all testimony and
hearings.
d. Collateral Estoppel (Issue Preclu-
sion): The Hearing Examiner may deny
a party’s request to relitigate one or more
issues or determinative facts decided or
ruled upon in a previous litigation if the
party against whom the collateral estop-
pel doctrine is to be applied had a full and
fair opportunity to litigate the issue in the
prior proceeding. The party requesting
application of the collateral estoppel doc-
trine must establish by a preponderance
of the evidence that (1) the issue decided
in the earlier proceeding was identical to
the issue presented in the later proceed-
ing; (2) the earlier proceeding ended in a
judgment on the merits; (3) the party
against whom collateral estoppel is as-
serted was a party to, or in privity with a
party to, the earlier proceeding; and (4)
application of collateral estoppel does not
work an injustice on the party against
whom it is applied. The Hearing Exam-
iner may apply collateral estoppel, sua
sponte.
e. Res Judicata (Claim Preclusion):
The Hearing Examiner may apply a prior
ruling or summarily decide an action or
appeal if the current, pending or pro-
posed action or appeal is substantially
identical to a prior action or appeal in four
(4) respects: (1) the same persons and
parties or a person or party in privity with
the prior person or party; (2) causes of
action that substantially involve the same
rights or interest, the same evidence, an
infringement of substantially the same
rights or interests, or the two (2) actions
or appeals arise out of substantially the
same facts; (3) subject matter is identical
or substantially the same; and (4) at least
one or more of the parties are bound by
the prior judgment or ruling. The party re-
questing application of the res judicata
doctrine does not have to prove each fac-
tor, but must prove by a preponderance
of the evidence that application of res ju-
dicata is appropriate. The Hearing Exam-
iner may apply res judicata, sua sponte.
f. Full and Fair Opportunity: Failure to
seek or obtain evidence or information
that existed at the time of the prior pro-
ceeding does not establish that a party
did not have a full or fair opportunity to lit-
igate an issue or change the subject mat-
ter of an action or appeal. (Ord. 3454,
7-28-1980; Ord. 3891, 2-25-1985; Ord.
3992, 5-19-1986; Ord. 4168, 8-8-1988;
Ord. 4346, 3-9-1992; Ord. 4351,
5-4-1992; Ord. 4401, 5-3-1993; Ord.
4521, 6-5-1995; Ord. 4551, 9-18-1995;
Amd. Ord. 4827, 1-24-2000; Ord. 4899,
3-19-2001; Ord. 5153, 9-26-2005; Ord.
5558, 10-25-2010; Ord. 5675,
12-3-2012; Ord. 5706, 3-24-2014)
F. APPEALS TO CITY COUNCIL:
1. Standing and Parties to the Appeal:
See subsection C of this Section.
2. Time to File: See subsection C of this
Section.
3. Notice of Appeal: See subsection C of
this Section.
4. Council Review Procedures: No public
hearing shall be held by the City Council. No
new or additional evidence or testimony shall
be accepted by the City Council. The cost of
transcription of the hearing record shall be
borne by the applicant. If a transcript is made,
the applicant is required to provide a copy to
the City Clerk and the Renton City Attorney at
no cost. It shall be presumed that the record
before the City Council is identical to the
hearing record before the Hearing Examiner.
(Ord. 5675, 12-3-2012)
5. Burden: The burden of proof shall rest
with the appellant.
6. Council Evaluation Criteria: The con-
sideration by the City Council shall be based
solely upon the record, the Hearing Exam-
iner’s report, the notice of appeal and addi-
tional arguments based on the record by
parties.
7. Findings and Conclusions Required:
If, upon appeal of a decision of the Hearing
Examiner and after examination of the record,
the Council determines that a substantial er-
ror in fact or law exists in the record, it may
4-8-110G
(Revised 2/19)8 - 28
modify or reverse the decision of the Hearing
Examiner accordingly. (Ord. 5675,
12-3-2012)
8. Alternative City Council Procedure: As
an alternative to the provisions of subsections
F5 through 7 of this Section, the City Council
shall affirm without review a decision of the
Hearing Examiner if one or more of the follow-
ing circumstances exist:
a. More than one timely notice of ap-
peal was filed. For the purposes of this
subsection, an amended or supplemental
notice of appeal timely filed by the same
appellant shall not be deemed a separate
notice of appeal;
b. The project at issue in the Hearing
Examiner’s decision has more than fif-
teen (15) documented parties of record;
c. The project at issue in the Hearing
Examiner’s decision was issued a Deter-
mination of Significance (DS) under the
State Environmental Policy Act;
d. A timely notice of appeal asserts that
the jurisdiction of one or more agencies
other than the City has bearing on the
outcome of the appeal; or
e. A timely notice of appeal asserts that
one or more treaty rights have bearing on
the outcome of the appeal.
9. Decision Documentation: The decision
of the City Council shall be in writing and shall
specify any modified or amended findings and
conclusions other than those set forth in the
report of the Hearing Examiner. Each material
finding shall be supported by substantial evi-
dence in the record.
10. Council Action Final: The action of the
Council approving, modifying or rejecting a
decision of the Hearing Examiner shall be fi-
nal and conclusive, unless timely appealed.
(Ord. 3658, 9-13-1982; Ord. 4389,
1-25-1993; Ord. 4660, 3-17-1997; Ord. 5558,
10-25-2010; Ord. 5853, 8-7-17; Ord. 5902,
12-10-2018)
G. RESERVED
H. (Repealed by Ord. 5853, 8-7-17)
I. (Repealed by Ord. 5853, 8-7-17)
J. (Repealed by Ord. 5853, 8-7-17)
4-8-120A
8 - 29 (Revised 2/19)
4-8-120 SUBMITTAL
REQUIREMENTS – SPECIFIC TO
APPLICATION TYPE:
The following tables list the submittal require-
ments for each type of permit application or land
use approval which must accompany the required
application fees specified in RMC 4-1-180
through 4-1-200 and the current City of Renton
Fee Schedule. Application materials shall be for-
matted to meet the City’s current Electronic File
Standards available through the Department or
the City’s website.
A. Table 4-8-120A – Public Works Permit
Submittal Requirements.
B. Table 4-8-120B – Building Section Per-
mit Submittal Requirements.
C. Table 4-8-120C – Land Use Permit Sub-
mittal Requirements.
(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007; Ord. 5528,
3-8-2010; Ord. 5675, 12-3-2012)
TABLE 4-8-120A
PUBLIC WORKS
APPLICATIONS
SUBMITTAL REQUIREMENTS TYPE OF APPLICATION/PERMITCivil Construction PermitFranchise PermitRevocable Right-of-Way PermitDischarge PermitAPA Operating PermitAPA Closure PermitArborist Report X
Biological Assessment/Critical Area Study X(d)
Closure Permit Application Form X(b)
Civil Construction Permit Application Form X
Construction Closeout Documents X
Discharge Permit Application X
Civil Construction Plans X
Easement, Proposed X
Franchise Permit Application X
Geotechnical Report X
Hazardous Materials Management Statement X(b)
Land Use Permit Documents X
Operating Permit Application X
Post Office Approval X
Revocable Right-of-Way Permit Application X
Source Statement, Fill Material X(b)
Stream or Lake Study X(c)
Technical Information Report X
Wetlands Assessment X(a)
Table 4-8-120A Legend:
An “X” indicates that the submittal item is required unless waived by the
Planning Division Development Engineering Manager or designee.
Waiver of aquifer permit submittal requirements may be granted by the
Public Works Water Utility Section.
(a) Required when wetlands are present on site.
(b) Required when project is located in Zone 1 or 2 of an aquifer protection area.
(c) A standard stream or lake study is required for any application proposal. A supplemental study is required if an
unclassified stream is involved, or if there are proposed alterations of the water body or buffer.
(d) Only required when project is located in designated floodplain.
4-8-120B
(Revised 2/19)8 - 30B.TABLE 4-8-120BBUILDING APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OFAPPLICATION/PERMITDemolitionGrading/FillManufactured Home inManufactured Home ParkManufactured Home Outsideof Manufactured Home ParkMulti-Family/Commercial/Industrial New or AdditionsCommercial/Industrial Interior RemodelPool/SpaSignSingle Family/Duplex Newor AdditionsSingle Family/Multi-FamilyInterior RemodelApplicant Agreement Statement (for wireless communications facilities only)XApplication Form, Building DivisionXXXXXXXXXXApplication Form, Construction PermitXXArchitectural ElevationsXX(q)Architectural Plans, Commercial/Industrial/Attached Dwellings 3+ UnitsXX(n)Architectural Plans, Detached and 2 Attached DwellingsXXBiological Assessment/Critical Areas StudyX(s)X(s)X(s)X(s)X(s)X(s)X(s)Blocking/Anchoring/Skirting DetailsXConstruction and Materials DiversionXXConstruction Mitigation DescriptionXXDrainage PlansXXX(h)Drainage ReportXElectrical PlansXXX(g)Energy Code Checklist, NonresidentialX(m)XEnergy Code Checklist, ResidentialX(k)XX(a)Foundation PlansXXXXGeotechnical ReportX(b)XX(b)Grading PlanXXGrading Work DescriptionXXAn “X” indicates that the submittal item is required unless waived by the Development Services Division.
4-8-120B
8 - 31 (Revised 2/19)Hazardous Materials Management StatementX(o)X(o)X(o)X(o)X(o)X(o)X(o)Heat Loss CalculationX(c)X(c)Installer CertificationXInventory of Existing Sites (for wireless communications facilities only)XIrrigation Sprinkler PlansXKing County Health Department-Approved PlansX(f)X(f)X(g)Land Use Permit Conditions, Approved (if any)XXXXLandscape Plan, DetailedXX(r)Lease Agreement, Draft (for wireless communications facilities only)XManufacturer’s PlansXMechanical PlansXXPlumbing PlansX(m)XProject Information Sheet (includes legal description)XXXXX(n)XXXReceipt for Civil Construction Permit ApplicationXX(h)Residential Drainage ApplicationXRoadway Construction PlanXScreening Detail, Refuse/RecyclingXService Area Map (for wireless communications facilities only)XSide Sewer Capping Permit, FinaledXSign PlanXSite Plan, Commercial, Industrial, Multi-FamilyXXTABLE 4-8-120BBUILDING APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OFAPPLICATION/PERMITDemolitionGrading/FillManufactured Home inManufactured Home ParkManufactured Home Outsideof Manufactured Home ParkMulti-Family/Commercial/Industrial New or AdditionsCommercial/Industrial Interior RemodelPool/SpaSignSingle Family/Duplex Newor AdditionsSingle Family/Multi-FamilyInterior RemodelAn “X” indicates that the submittal item is required unless waived by the Development Services Division.
4-8-120B
(Revised 2/19)8 - 32Site Plan, SignXSite Plan, Single Family/DuplexXXX(d)XSource Statement, Fill Material, Aquifer Protection AreasX(p)X(p)X(p)X(p)X(p)X(p)X(p)Structural CalculationsXXX(e)X(g)XX(i)Structural PlansXXX(e)X(g)XX(j)Topography Map (may be combined with site plan or grading plan)XXXXXTree Retention/Land Clearing PlanXXXX(d)Utilities Construction PlansXXWater/Sewer Availability LetterX(j)(k)X(j)X(a)(j)Water Service Disconnect Request (final)XWSEC Trade-Off FormX(l)Table 4-8-120B Legend:a. Required for any alteration of exterior of (heated) building envelope.b. When required for foundations or retaining walls by the IBC.c. Required for installation of a new furnace or a replacement of greater size.d. Not required for pools/spas/hot tubs to be installed within an existing building.e. Required for structural changes only.f. Required for food service establishments only.g. Required only for public pools/spas/hot tubs (not required for single family or duplex pools/spas/hot tubs).h. Required for duplexes only.i. Required for other than conventional construction.j. Required only if trade-off option is being used for compliance.TABLE 4-8-120BBUILDING APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OFAPPLICATION/PERMITDemolitionGrading/FillManufactured Home inManufactured Home ParkManufactured Home Outsideof Manufactured Home ParkMulti-Family/Commercial/Industrial New or AdditionsCommercial/Industrial Interior RemodelPool/SpaSignSingle Family/Duplex Newor AdditionsSingle Family/Multi-FamilyInterior RemodelAn “X” indicates that the submittal item is required unless waived by the Development Services Division.
4-8-120B
8 - 33 (Revised 2/19)(Ord. 4587, 3-18-1996; Amd. Ord. 4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5528, 3-8-2010; Ord. 5675, 12-3-2012)k. For multi-family, one per building.l. Not required for additions.m. Not required for multi-family projects.n. For restaurants and any construction project involving work in the right-of-way, four (4) copies are required.o. Required only when project is located in an Aquifer Protection Area and (1) construction vehicles will be refueled on site and/or (2) the quantity of hazardous materials that will be stored, dispensed, used, and handled on the construction site, exclusive of the quantity of hazardous materials contained in fuel or fluid reservoirs of construction vehicles, will exceed twenty (20) gallons. Weight of solid hazardous materials will be converted to volumes for purposes of determining whether de minimis amount is exceeded. Ten (10) pounds shall be considered equal to one gallon.p. Required only when project is located in an Aquifer Protection Area.q. For accessory dwelling units (detached) architectural elevations of the primary dwelling unit are also required.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. s. Only required when project is located in designated floodplain.TABLE 4-8-120BBUILDING APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OFAPPLICATION/PERMITDemolitionGrading/FillManufactured Home inManufactured Home ParkManufactured Home Outsideof Manufactured Home ParkMulti-Family/Commercial/Industrial New or AdditionsCommercial/Industrial Interior RemodelPool/SpaSignSingle Family/Duplex Newor AdditionsSingle Family/Multi-FamilyInterior RemodelAn “X” indicates that the submittal item is required unless waived by the Development Services Division.
4-8-120C
(Revised 2/19)8 - 34C.TABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiver10% Notice of Intent to Annex X60% Petition to AnnexXAdditional Animals Application Form XAffidavit and Photograph of Installation of Public Information SignXXXXXXXXXXXXXXXXAffidavit and Photograph of Installation of Public Outreach SignX11XX X11Applicant Agreement Statement (for wireless communication facilities)X10XXApplicant’s Confirmation of Condition ComplianceXX X XArborist ReportXXXXXXXXXXXXXXXXXArborist Report, FinalXXAssessment InformationXXAuthorization for AbatementXBinding Site Plan MapXBiological Assessment/Critical Areas Study when project located in a designated floodplainXXXXXXXXXXXXXXXXXXXXXXXXBusiness License Application for Home OccupationXCalculations, SurveyXXXXColored RenderingXXXXXXXAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120C
8 - 35 (Revised 2/19)Concealment Element PlanXConstruction Mitigation DescriptionXXXXXXXXXXXXXXXXXXDraft Deed for Any Proposed Dedication of Land for Public PurposesXXXXXDraft Homeowners’ Association Documents, if applicable XXXXXDraft Restrictive Covenants, if anyXXXXXXXXXXDrainage Control PlanXXXXXXXXXXXXXXXDrainage ReportXXXXXXXXXXXXXXXElevations, ArchitecturalXXXXXXXXXXXXXXEnvironmental ChecklistXXXXXXXXXXXXXXXXXXXXExisting Covenants (recorded copy)XXXXXXXXXXXXXXXXXXXXExisting Easements (recorded copy)XXXXXXXXXXXXXXXXXXXXFinal Plat PlanXFlood Hazard Data, if applicableXXXXXXXXXXXXXXXXXXFloor PlansXXXXXXXXXXXXXGeotechnical ReportXXXXXXXXXXXXXXXXXXXGrading Plan, ConceptualX3X3XXXXXXXXXXXXXGrading Plan, DetailedXXHabitat Data ReportXXXXXXXXXXXXXXXXXXHazardous Materials Management StatementXXXXXXXXXXXXXXXXXXXInventory of Existing Sites (for wireless communication facilities)X4XXTABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiverAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120C
(Revised 2/19)8 - 36Justification for the Comprehensive Plan Amendment and, if applicable, Rezone X XJustification for Conditional Permit RequestXXJustification for RezoneXJustification for Tier III Temporary Use PermitXJustification for Variance RequestXXKing County Health Department Approval (for food related uses only)XLandscape Plan, ConceptualXXXXXXXXXXXXXXXXLandscape Plan, DetailedXXXXXLease Agreement, Draft (for wireless communication facilities)X4XXLegal DescriptionXXXXXXXXXXXXXXXXXXXXXXXXXXXXLetter Describing Proposed Home OccupationXLetter from Property OwnerXXLetter to Examiner/Council Stating Reason(s) for Appeal per RMC 4-8-110C3XLetter Explaining Which Comprehensive Plan Text/Policies Should Be Changed and WhyXLetter of Understanding, Geologic RiskXXXXXXXXXXXXXXXXXXList of Affected Property Owners within Annexation Area BoundaryXXLot Line Adjustment MapXTABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiverAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120C
8 - 37 (Revised 2/19)Map of Existing Site ConditionsXMap of View Area (for wireless communication facilities only)XXXMaster Application FormXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXMaster PlanXMobile Home Park PlanXXMonument Cards (one per monument)XXXNeighborhood Detail MapXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXNeighborhood Meeting MaterialsX11XXX11Parking, Lot Coverage and Landscaping Analysis XXXXXXXXXXXXXXPhoto Simulations (for wireless communication facilities only) X4XXXPlat CertificateXPreapplication Meeting Summary, if anyXXXXXXXXXXXXXXXXXXXXXXXXXXPreliminary Plat PlanXProject NarrativeXXXXXXXXXXXXXXXXXXXXXXXXXXProject Sequencing PlanXProposal (nonproject, e.g., draft ordinance, plan or policy)XProposal Summary (nonproject)XPublic Works Approval LetterXXXXRadio Frequency Emissions ReportXTABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiverAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120C
(Revised 2/19)8 - 38Routine Vegetation Management Application FormXScreening Detail, Refuse/RecyclingXXXXXXXXService Area Map (for wireless communication facilities only)XXShort Plat PlanXShort Plat Plan, FinalXSite PlanXXXXXXXXXXXXXXXXXXSite Plan, Single FamilyXSiting Process Report for Use Permits for SCTF, CDF or CDIS FacilitiesXSource Statement, Fill Material, Aquifer Protection AreasXStatement Addressing Basis for Alternate and/or Modification XXXXStatement Addressing the Basis for the Shoreline Permit Exemption RequestXStatement Addressing the PUD’s Relationship to the City Comprehensive PlanXStream/Lake Study (8)XXXXXXXXXXXXXXXXXXXXXXXXSurveyXXXTitle ReportXXXXXXXXXXXXXXXXXXXXXXXTopography Map (5' contours)XXXXXXXXXXXXXXXXXTABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiverAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120C
8 - 39 (Revised 2/19)Table 4-8-120C Legend:1. This information is required only for those home occupations that will have customer visits, more than six (6) business deliveries per week, or external indication of commercial activity.2. Level of detail limited to scope listed in RMC 4-9-210A.3. Level of detail required may be reduced by Administrator.4. Not required for amateur radio antennas. 5. Deleted.6. Deleted.7. Only required for projects requiring review in the Urban Center Design Overlay District.8. A standard stream or lake study is required for any application proposal; provided, that an individual single family residence on a parcel less than twenty thousand (20,000) square feet shallnot be subject to this requirement. A supplemental stream or lake study is also required if an unclassified stream is involved, or if there are proposed alterations of the water body or buffer, asidentified in the standard stream or lake study. If substantial impacts to the existing vegetation within the buffer required by RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified underRMC 4-3-090F1, Vegetation Conservation, are identified in the standard stream or lake study, a supplemental stream or lake study may be required by the Community and Economic Develop-ment Administrator. A stream or lake mitigation plan will be required prior to final approval for any plans or permits that result in mitigation identified in the supplemental stream or lake study. Traffic Study X X X X X X X X X X X XTree Retention/Land Clearing (Tree Inventory) PlanXXXXXXXXXXXXXXXXXXXXUrban Design District Review Packet X7X7X7X7X7X7Utilities Plan, GeneralizedXXXXXXXXXXXXXXXXVegetation Management Plan (Shoreline)XXXWetlands Delineation MapXXXXXXXXXXXXXXXXXXWetland Mitigation Plan – Preliminary X XXX X XX XX XXXXX X XXXWetland Mitigation Plan – FinalXXXXXXXWetlands Assessment X XXX XXX XX XX XXXXXX X XXXTABLE 4-8-120CLAND USE APPLICATIONSSUBMITTAL REQUIREMENTSTYPE OF APPLICATION/PERMITAdditional Animals PermitAnnexation (10% Notice of Intent)Annexation (60% Petition)AppealBusiness License for Home Occupation1Comp. Plan Map Amendment/RezoneComp. Plan Map Text AmendmentConditional Use Permit (Administrative)Conditional Use Permit (Hearing Examiner)Critical Area PermitEnvironmental ReviewEnvironmental Review (Nonproject)Grade and Fill Permit (Special)Lot Line AdjustmentMaster Site Plan (Overall)Master Site Plan (Individual Phases)Mobile Home Park, Preliminary Mobile Home Park, FinalModification/Alternate RequestPlat, FinalPlat, Preliminary/Binding Site PlanPUD, PreliminaryPUD, FinalRezoneRoutine Vegetation Management PermitShoreline ExemptionShoreline Substantial Development PermitShoreline Conditional Use PermitShoreline VarianceShort Plat, PreliminaryShort Plat, Final/Binding Site PlanSite Plan ReviewSmall Cell Permit2Special PermitTemporary Use Permit9VarianceWaiverAn “X” indicates that the submittal item is required unless waived by the Planning Division.
4-8-120D
(Revised 2/19)8 - 40
9. The only submittal requirements required for Tier I Temporary Use Permit are Master Application, Site Plan, and King County
Health Department Approval.
10. Only that portion of the agreement relating to removal upon discontinuation of use is required for amateur radio antennas.
11. Submission of an affidavit and photograph of an installed public outreach sign and/or neighborhood meeting materials is only
required for site plan review if the sign and/or neighborhood meeting is required per RMC 4-8-090, Public Notice Requirements.
(Ord. 4587, 3-18-1996; Amd. Ord. 4722, 5-11-1998; Ord. 4777, 4-19-1999; Ord. 4802, 10-25-1999; Ord.
4821, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Ord. 4963,
5-13-2002; Ord. 4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord. 5100,11-1-2004; Ord. 5137, 4-25-2005;
Ord. 5304,9-17-2007; Ord. 5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5450, 3-2-2009; Ord.
5528,3-8-2010; Ord. 5570, 11-15-2010; Ord. 5577,11-15-2010; Ord. 5578, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5748, 1-12-2015; Ord. 5749, 1-12-2015;
Ord. 5798 (Att. B), 4-25-2016; Ord. 5876 (Att. B), 1-22-2018)
D. DEFINITIONS OF TERMS USED IN
SUBMITTAL REQUIREMENTS FOR
BUILDING, PLANNING AND PUBLIC
WORKS PERMIT APPLICATIONS:
1. Definitions A:
Affidavit of Installation of Public Informa-
tion Sign: A notarized statement signed by
the applicant of applicant’s representative at-
testing that the required public information
sign(s) has been installed in accordance with
City Code requirements.
Annexation, Ten Percent (10%) Notice of
Intent: A petition form, supplied by the City,
containing the signatures of property owners
as identified in King County Assessor’s re-
cords as taxpayers of record for properties
representing at least ten percent (10%) of the
assessed valuation for the areas proposed
for annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form to RCW 35A.01.040.
Annexation, Sixty Percent (60%) Petition:
A petition form, supplied by the City, contain-
ing the signatures of property owners as iden-
tified in King County Assessor’s records as
taxpayers of record for properties represent-
ing at least sixty percent (60%) of the as-
sessed valuation for the areas proposed for
annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form with RCW 35A.01.040.
Applicant Agreement Statement: A signed
notarized statement indicating that:
a. The applicant agrees to allow for the
potential collocation of additional wire-
less communication facility equipment by
other providers on the applicant’s struc-
ture or within the same site location; and
b. That the applicant agrees to remove
the facility within six (6) months after that
site’s use is discontinued or if the facility
falls into disrepair, and restore the site to
its pre-existing condition. If there are two
(2) or more users of a single wireless
communication facility (WCF), then this
provision shall not become effective until
all users cease using the WCF.
Application Fee: The appropriate process-
ing fee as required by the Renton Municipal
Code.
Application Form, Building Section: The
Development Services Division form required
for the type of work to be performed (e.g.,
grading permit application for grading work,
sign permit application for installation of a
sign, etc.). Information requested includes
the following:
a. King County Tax Assessor’s number
for the property;
b. Legal description of property;
c. Street address, if applicable;
d. Property owner’s name, address and
phone number;
4-8-120D
8 - 41 (Revised 2/19)
e. Prime contractor’s business name,
address, phone number, current state
contractor registration number; and
f. Either the name, address and phone
number of the lender administering the
interim construction financing, if any, or
the name and address of the firm that has
issued a payment bond, if any, on behalf
of the prime contractor for the protection
of the owner, if the bond is for an amount
fifty percent (50%) or more than the total
construction project.
Application Form, Construction Permit:
The City of Renton form used for all public
works construction projects. Information re-
quested includes the name, address, and
telephone number for the project applicant
and property owner, legal description, King
County Tax Assessor’s number, site area,
area of impervious surface, description of
work, preliminary cost estimate, and, if appli-
cable, water meter size.
Application Form, Master: The Depart-
ment’s combined land use permit application
form used for most environmental and land
use reviews. Information requested includes
the name, address, and telephone number
for the project applicant, all owners, contact
person, tax account number for the property,
and other site information.
Approved Testing Agency: An agency as
determined by the Washington Association of
Building Officials whose purpose is to provide
special building inspection(s).
Arborist Report: A report prepared by a cer-
tified arborist or licensed landscape architect
that correlates with the Tree Retention/Land
Clearing Plan and identifies size, species,
health, and reason for any removal. The re-
port shall identify the limits of disturbance for
all retained trees.
Arborist Report, Final: A report prepared by
a certified arborist or licensed landscape ar-
chitect summarizing field verification of the
health of the retained trees post construction
and recommendations for long-term care.
Architectural Plans, Commercial, Indus-
trial, Attached Dwellings with Three (3) or
More Units: A twenty four inch by thirty six
inch (24" x 36") plan prepared by an architect
licensed in the State of Washington (unless
project exempted by WAC 18-04-410) drawn
at a scale of one-eighth inch equals one foot
(1/8" = 1') or one-fourth inch equals one foot
(1/4" = 1') (or other size or scale approved by
the Building Official) clearly indicating the in-
formation required by the “Permits” section of
the currently adopted International Building
Code and chapter 19.27 RCW (State Building
Code Act, Statewide amendments), includ-
ing, but not limited to, the following:
a. General building layout, both existing
and proposed – indicate square footage
of rooms, use of each room or area, win-
dow and door size and ventilation, open-
ing headers, plumbing, ducting, and
electrical layout, including penetration
protection, IBC occupancy group, and
IBC type of construction;
b. Cross section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction; structural
members labeled as to size and spacing;
bracing, blocking, bridging, special con-
nectors, anchor bolts; insulation of walls,
floors and roof/ceiling;
c. Details of stairs, fireplaces and spe-
cial construction, if any;
d. King County Health Department ap-
proval on plans submitted to the City for
dining/food-handling establishments;
e. King County Health Department ap-
proval on plans submitted to the City for
public pools/spas;
f. Independent plan review by the State
of Washington Labor and Industries Elec-
trical Division for I and E Occupancies;
g. Asbestos assessment by the Puget
Sound Air Pollution Control Agency
(PSAPCA) for interior demolition; and
h. Independent review by State Depart-
ment of Health for hospitals. (Amd. Ord.
4773, 3-22-1999; Ord. 5450, 3-2-2009)
Architectural Plans, Detached Dwellings
and Two (2) Attached Dwellings: An eigh-
teen inch by twenty four inch (18" x 24"), min-
4-8-120D
(Revised 2/19)8 - 42
imum, plan drawn at a scale of one-fourth
inch equals one foot (1/4" = 1') (or other size
or scale approved by the Building Official)
clearly indicating the information required by
the “Permits” section of the currently adopted
International Building Code and chapter
19.27 RCW (State Building Code Act, State-
wide amendments), including, but not limited
to, the following:
a. General building layout and room
use;
b. Window and door size and window
ventilation area;
c. Plumbing, duct, and electrical layout;
d. Opening headers, size and material;
e. Cross section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction, including con-
nection details;
f. Structural members labeled as to size
and spacing as well as bracing, blocking,
bridging, special connectors, and anchor
bolts;
g. Special details as needed (i.e.,
stairs, fireplaces, special construction);
and
h. Insulation of walls, slab, floors, and
roof/ceiling. (Amd. Ord. 4773, 3-22-1999;
Ord. 5450, 3-2-2009; Ord. 5520,
12-14-2009)
Assessment Information: Records ob-
tained from the King County Assessor’s office
for each tax lot included in an area proposed
for annexation. The records display all tax-
payers of record and assessed value for each
tax lot.
Authorization for Abatement: An irrevoca-
ble signed and notarized statement granting
the City permission to summarily abate the
use and all physical evidence of that use, if it
has not been removed as required by the
terms of the permit. The statement shall in-
clude a statement that the applicant will reim-
burse the City for any expenses incurred in
abating the use.
2. Definitions B:
Bill of Sale: A legal document to be recorded
proposing to transfer ownership of goods
from one owner to another. Document in-
cludes legal description of property and list of
items with associated cost of the goods.
Biological Assessment/Critical Area
Study: Projects with the potential to impact
fish (Chinook salmon, bull trout, steelhead
trout), unexpected, new, rare or other endan-
gered species habitat (bald eagles) shall pro-
vide a biological assessment/critical area
study. The purpose of this assessment is to
determine whether a proposed action is likely
to: (1) adversely affect listed or de-listed spe-
cies or designated critical habitat; (2) jeopar-
dize the continued existence of species that
are proposed for listing, or unexpected, new
or rare species; or (3) adversely modify pro-
posed critical habitat. A biological assess-
ment/critical area study is a written study that
evaluates the proposal, all probable impacts
and risks related to the critical area, and rec-
ommends appropriate mitigation measures to
adequately protect the functions and values
of the critical area, and preserve anadromous
fish and their habitat.
The assessment/study shall be prepared by a
person with experience and training in the
scientific discipline appropriate for the rele-
vant critical area in accordance with WAC
365-195-095(4). A qualified professional
must have obtained a B.S. or B.A. or equiva-
lent degree in biology, engineering, environ-
mental studies, fisheries, geomorphology,
biological assessment, or related field, and
have at least five (5) years of related work ex-
perience.
a. A qualified professional for wetlands
must be a professional wetland scientist
with at least two (2) years of full-time
work experience as a wetlands profes-
sional, including delineating wetlands
using the federal manuals and supple-
ments, preparing wetlands reports, con-
ducting function assessments, and
developing and implementing mitigation
plans.
b. A qualified professional for Habitat
conservation must have a degree in biol-
ogy or a related degree and professional
4-8-120D
8 - 43 (Revised 2/19)
experience related to the subject spe-
cies.
c. A qualified professional for a geolog-
ical hazard must be a professional engi-
neer or geologist, licensed in the state of
Washington.
d. A qualified professional for Wellhead
Protection Areas means a hydrogeolo-
gist, geologist, engineer, or other scien-
tist with experience in preparing
hydrogeologic assessments.
The assessment/study shall use scientifically
valid methods and studies in the analysis of
critical area data and field reconnaissance
and reference the source of the material
used. Best available science is that scientific
information applicable to the critical area pre-
pared by local state or federal natural agen-
cies or a qualified scientific professional that
is consistent with the criteria established in
WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a
minimum, the following information, as appli-
cable:
a. The name and contact information of
the applicant;
b. The dates, names, and qualifications
of the persons preparing the assess-
ment/study and documentation of any
fieldwork performed on the site;
c. A description of the proposal and
identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers
and the development proposal with
dimensions;
ii. Topography at two-foot (2') inter-
vals;
iii. Limits of any areas to be
cleared/impacted; and
iv. A description of the proposed
stormwater management plan for the
development and consideration of
impacts to drainage alterations;
e. Accurate identification, location, and
characterization of critical areas, water
bodies, and buffers adjacent to the pro-
posed project area or potentially im-
pacted by the proposed project;
f. A statement specifying the accuracy
of the assessment/study, assumptions
used in the assessment/study, and ex-
plaining how best available science has
been incorporated;
g. Determination of the degree of haz-
ard and risk from the proposal both on the
site and on surrounding properties;
h. An assessment of the probable cu-
mulative impacts to the critical areas,
their buffers and other properties result-
ing from the proposal;
i. An evaluation of the project’s compli-
ance with sections 7 and 9 of the Endan-
gered Species Act;
j. A description of reasonable efforts
made to apply mitigation sequencing to
avoid, minimize, and mitigate impacts to
critical areas;
k. Plans for adequate mitigation to off-
set any impacts and an explanation of
how best management practices will be
used to minimize impacts to critical area;
and
l. Recommendations for maintenance,
short-term and long-term monitoring,
contingency plans and security require-
ments. (Ord. 5675, 12-3-2012; Ord.
5757, 6-1-2015)
3. Definitions C:
Calculations, Survey: A compilation pre-
pared by a State of Washington licensed land
surveyor clearly indicating the dimensions of
the boundaries and the closures for each lot,
parcel, tract, and block in the plat, short plat,
lot line, binding site plan, or lot line adjust-
ment – an approved printed computer plot
closure or demonstrated mathematical plot
closure on all lots, streets, alleys and bound-
aries.
4-8-120D
(Revised 2/19)8 - 44
Civil Construction Plans: Plans prepared
by a State of Washington licensed civil engi-
neer as stipulated by the City of Renton Sur-
vey and Drafting Standards which shall
include, but not be limited to, the following,
unless otherwise approved by the Planning
Division Development Engineering Manager
or designee:
a. Topography Map;
b. Horizontal Control Plan (may be
combined with the Site Plan);
c. Site Plan;
d. Erosion and Sediment Control Plan,
Temporary;
e. Grading Plan (may be combined with
Erosion and Sediment Control Plan or
Storm Drainage Plan);
f. Conceptual Structural/Retaining Wall
and/or Detention Vault Plans Associated
with Civil Improvements;
g. Utilities Plan, Generalized (may be
referred to as a Composite Utility Plan);
h. Roadway Construction Plan;
i. Drainage Plan (may be combined
with the Roadway Construction Plan);
j. Utilities Construction Plan, Waste
Water and Water;
k. Street Lighting/Illumination Plan;
l. Traffic Signal Plan;
m. Sign and Channelization Plan (may
be combined with Roadway Construction
Plan);
n. Landscaping Plan, Detailed;
o. Irrigation Sprinkler Plans (Under-
ground);
p. Tree Retention/Land Clearing (Tree
Inventory) Plan;
q. Wetland/Stream or Lake Mitigation
Plan; and
r. City Standard Plans as applicable.
Closure Permit Application, Aquifer Pro-
tection Area: An application package includ-
ing the following:
a. A list of hazardous materials to be re-
moved from premises, the method of re-
moval, and the final destination (include
product names and quantities);
b. A list of potentially contaminated
equipment and/or containment devices to
be removed from premises and a de-
scription of the method of disposal or re-
cycling;
c. A plan prepared by a professional
engineer or geologist licensed in the
State of Washington to investigate the fa-
cility to determine whether it is free of
contamination exceeding Model Toxics
Control Act (MTCA) standards (chapter
173-340 WAC), to report findings to the
Water Utility, and to describe remediation
needed, if any, according to said stan-
dards and RMC 4-9-015G;
d. A written agreement between the
owner, the property owner, and the pur-
chaser or other recipient, in lieu of sub-
sections a and b of this definition, stating
that the owner will not remove hazardous
materials and containment devices from
the facility because all agree that the ma-
terials and devices are needed to con-
tinue to operate the facility;
e. A schedule for implementation of
subsections a and b of this definition and
the investigation described in subsection
c. (Ord. 4851, 8-7-2000; Amd. Ord. 4992,
12-9-2002)
Colored Rendering: A computer-generated
exterior color view of the proposed build-
ing(s), site, and landscaping in three (3) di-
mensional form.
Concealment Element Plan: A project nar-
rative and illustrations that include the design
of the screening, fencing, or other conceal-
ment technology for a base station, tower,
pole, or equipment structure, and all related
transmission equipment or facilities associ-
4-8-120D
8 - 45 (Revised 2/19)
ated with the proposed wireless facility. (Ord.
5876, 1-22-2018)
Conditional Use Permit Justification: A
written description/justification setting forth
the reasons in favor of the application and ad-
dressing the criteria listed in RMC 4-9-030,
Conditional Use Permits.
Construction Closeout Documents: De-
ferred application items that are submitted
prior to the release of any project perfor-
mance sureties or finalization of the Civil
Construction Permit. The following are re-
quired, but not limited to, unless waived by
the Development Engineering Manager or
designee:
a. Record drawings;
b. Bond Quantity Worksheet (reflecting
recording drawings);
c. Bill of Sale (reflecting recording
drawings);
d. Easements, proposed (reflecting re-
cording drawings);
e. Deeds to City for any land to be ded-
icated including the Real Estate Excise
Tax Affidavit;
f. Covenants, draft (reflecting recording
drawings);
g. Utility District Completion letter;
h. King County approval of work;
i. Department of Health Form for Water
Distribution Main Projects;
j. Wetland Mitigation Plan – Final;
k. Stream/Lake Study, Supplemental;
l. Arborist Report, Final;
m. Flood Hazard Data, if applicable;
n. Habitat Data Report;
o. Biological Assessment/Critical Areas
Study when project is located in flood-
plain; and
p. Utility testing and/or video results
and reports as required by the City De-
velopment Engineering Inspector.
Construction Mitigation Description: A
written narrative addressing each of the fol-
lowing:
a. Proposed construction dates (begin
and end dates);
b. Hours of operation;
c. Proposed hauling/transportation
routes;
d. Measures to be implemented to min-
imize dust, traffic and transportation im-
pacts, erosion, mud, noise, and other
noxious characteristics;
e. Any specialty hours proposed for
construction or hauling (i.e., weekends,
late nights); and
f. Preliminary traffic control plan.
Covenants, Draft: A proposed, unrecorded
written agreement promising performance or
nonperformance of certain acts or stipulating
certain uses or non-uses of property to be
binding upon current and future property
owners, including the legal description of that
area of property to be encumbered.
Covenants, Existing: The recorded limita-
tion on property which may be set forth in the
property deed and/or identified in a title report.
Critical Areas Study: See RMC 4-8-120D2,
Biological Assessment/Critical Areas Study,
as it exists or may be amended. (Ord. 5676,
12-3-2012)
4. Definitions D:
Deeds (Draft) to City for Any Land to Be
Dedicated: A legal document proposing to
convey ownership of real property and includ-
ing a legal description of the area to be dedi-
cated.
Discharge Permit Application: A Discharge
Permit is required when discharging storm-
water into the City’s waste water system. An
4-8-120D
(Revised 2/19)8 - 46
application package shall include the follow-
ing:
a. King County Metro Discharge Per-
mit;
b. Sketch of location of discharge and/
or sanitary sewer manhole;
c. Contractor and billing contact infor-
mation, including company name, busi-
ness license number, contractor’s
license, mailing address, and phone
number; and
d. Applicable fees.
Drainage Plan/Map: Plans drawn to scale
and stamped by a State of Washington li-
censed engineer and complying with the re-
quirements of RMC 4-6-030, Drainage
(Surface Water) Standards, and the Surface
Water Design Manual. (Amd. Ord. 4835,
3-27-2000; Ord. 5526, 2-1-2010)
Drainage Report: A report stamped by a
State of Washington licensed engineer com-
plying with the requirements stipulated by the
City of Renton Survey and Drafting Stan-
dards, RMC 4-6-030, Drainage (Surface Wa-
ter) Standards, and the Surface Water
Design Manual. (Amd. Ord. 4835, 3-27-2000;
Ord. 5526, 2-1-2010)
5. Definitions E:
Easements, Existing: A recorded document
by the property owner granting one or more
privileges to use the owner’s land to and/or
for the use by the public, a corporation or an-
other person or entity. Easements may be ref-
erenced by property deed and are identified
in the property title report.
Easements, Proposed: A draft document,
including proposed legal description, listing to
whom and for what specific purpose or pur-
poses the easement is to be granted.
Electrical Plans/Specifications: Plans
clearly indicating the information required by
the WAC 296-46-140(2) and section 1141 of
the currently adopted Washington State En-
ergy Code (WSEC) accompanied by a written
statement stamped and signed by a Wash-
ington State registered professional engineer
attesting to the validity of this data and includ-
ing, but not limited to, the following:
a. Street address and name of project;
b. Description of the scope of the elec-
trical installation or alterations to be
done, including the basis for designation
of any special occupancy or classified lo-
cation(s);
c. Name, address and phone number of
contact person;
d. Floor plan view of the electrical in-
stallation or alterations;
e. Specifications relevant to the electri-
cal installation;
f. Load calculations per National Elec-
tric Code (NEC) 220;
g. Switchboard and/or panel board
schedules;
h. Fire alarm and other low voltage sys-
tem drawings; and
i. One-line riser diagram, including
available fault current, Available Interrupt
Current (AIC) ratings of switchboards
and/or panel boards, and equipment
bracing. Riser diagrams and load calcu-
lations must be complete to the point of
connection between the facilities of the
serving utility and the premises wiring.
Details of such diagrams and calcula-
tions must include the square feet of the
building or other structure supplied by
each feeder, the total connected load be-
fore applying demand factors, the de-
mand factors used, the computed load
after applying demand factors, and the
size and type of conductors used.
Elevations, Architectural: A twenty four
inch by thirty six inch (24" x 36") fully dimen-
sioned architectural elevation plan drawn at a
scale of one-fourth inch equals one foot (1/4"
= 1') or one-eighth inch equals one foot (1/8"
= 1') (or other size or scale approved by the
Building Official) clearly indicating the infor-
mation required by the “Permits” section of
the currently adopted International Building
Code and chapter 19.27 RCW (State Building
4-8-120D
8 - 47 (Revised 2/19)
Code Act, Statewide amendments), includ-
ing, but not limited to, the following:
a. Existing and proposed ground eleva-
tions;
b. Existing average grade level under-
neath proposed structure;
c. Height of existing and proposed
structures showing finished rooftop ele-
vations based upon site elevations for
proposed structures and any existing/
abutting structures;
d. Building materials and colors includ-
ing roof, walls, any wireless communica-
tion facilities, and enclosures;
e. Fence or retaining wall materials,
colors, and architectural design;
f. Architectural design of on-site lighting
fixtures; and
g. Cross-section of roof showing loca-
tion and height of rooftop equipment (in-
cluding air conditioners, compressors,
etc.) and proposed screening.
h. Required for the Urban Center De-
sign Overlay District review packet.
i. Identify building elevations by
street name and orientation, i.e., Bur-
nett Ave. (west) elevation.
ii. Show the location of rooflines,
doors and window openings.
iii. Indicate typical detailing around
doors, windows and balconies indi-
cating finishes, color and reflectivity
of glazing.
iv. Identify offsets in walls intended
to meet the minimum requirements
for building modulation indicating the
amount of offset.
v. Show on each elevation any roof
top elements such as mechanical
and elevator penthouses that pro-
trude above the parapet or penetrate
the roof and would be visible from
other buildings of the same height.
vi. Photographs of proposed mate-
rials from manufacturers’ catalogues.
A materials board showing actual
materials and colors referenced on
the architectural elevations is recom-
mended.
i. Required for shoreline permits:
i. Include measurements of the ex-
isting and proposed elevations of the
stream, river, or lake bottom in rela-
tionship to the proposed structure, if
the proposed structure is located
fully or partially in, or over, the water.
ii. Projects exceeding thirty five feet
(35') in height must demonstrate
compliance with the height require-
ment in RMC 4-3-090D7a. (Ord.
4821, 12-20-1999; Ord. 5450,
3-2-2009; Ord. 5633, 10-24-2011)
Energy Code Checklist, Nonresidential:
The standard Washington State Energy Of-
fice form requesting the information required
under chapter 51-11 WAC detailing building
components to be used to comply with the
State Nonresidential Energy Code.
Energy Code Checklist, Residential: The
standard Washington State Energy Office
form requesting the information required un-
der chapter 51-11 WAC and detailing building
components to be used to comply with the
State Residential Energy Code.
Environmental Checklist: The standard
State of Washington form required under
WAC 197-11-742 and 197-11-960.
Erosion and Sediment Control Plan, Tem-
porary: Drawings of the entire site showing
the proposed erosion control measures for
the project in conformance with the City of
Renton Survey and Drafting Standards and
the Surface Water Design Manual. (Ord.
5526, 2-1-2010)
6. Definitions F:
Final Plat Plan: The final plat or final short
subdivision map (for short subdivisions of five
(5) or more lots) shall be drawn to a scale of
not less than one inch representing one hun-
dred feet (1" = 100') unless otherwise ap-
4-8-120D
(Revised 2/19)8 - 48
proved by the Department, and on sheets
eighteen inches by twenty four inches (18" x
24"). The original reproducible drawing shall
be in black ink on paper for recording, and
shall:
a. Include the date, title, name and lo-
cation of subdivision, graphic scale, and
north arrow.
b. Include names, locations, widths and
other dimensions of existing and pro-
posed streets, alleys, easements, parks,
open spaces and reservations.
c. Include lot lines with all property lines
dimensioned and square footage of each
lot.
d. Include boundaries of utility, open
space, and/or critical area(s) tracts,
square footage, and purpose statement
of each tract. Clearly delineate the critical
area and buffer boundaries within the
tract and indicate a dimension for buffer
width.
e. Include location, dimensions, and
square footage of any existing structures
to remain within or abutting the plat.
f. Include location of existing conditions
(such as wetlands, steep slopes, water-
courses, floodplains) on or adjacent to
the site which could hinder development.
g. Include reservations, restrictive cov-
enants, easements (including easement
language), and any areas to be dedi-
cated to public use, with notes stating
their purpose and any limitations. If a new
easement is created on the plat, it must
show the grantee of the easement rights.
If the grantee is the City, a statement of
easement provisions reserving, granting
and conveying the easement, with a de-
scription of the rights and purposes,
needs to be made on the plat.
h. Include the lot and block numbering
scheme and lot addresses on the plat
map. Street names and addresses shall
be determined by the Department in ac-
cordance with the Street Grid Ordinance
(chapter 9-11 RMC), and established De-
partment procedures for addressing of
new lots.
i. Contain data sufficient to determine
readily and reproduce on the ground the
location, bearing, and length of every
street, easement line, lot line, boundary
line and block line on site. Shall include
dimensions to the nearest one-hundredth
(1/100) of a foot and angles and bearings
in degrees, minutes, and seconds.
j. Include coordinates pursuant to City
surveying standards for permanent con-
trol monuments.
k. Display all interior permanent control
monuments located pursuant to City sur-
veying standards.
l. Be mathematically correct.
m. Contain a legal description of the
land to be subdivided on the final plat
plan.
n. Include certifications:
i. Certification showing that streets,
rights-of-way and all sites for public
use have been dedicated.
ii. Certification by a licensed land
surveyor that a survey has been
made and that monuments and
stakes will be set.
iii. Certification by the responsible
health agencies that the methods of
sewage disposal and water service
are acceptable.
iv. Certification by the King County
Finance Department that taxes have
been paid in accordance with RCW
58.08.030, Plats to be acknowledged
– Certificate that taxes and assess-
ments are paid, as it exists or may be
amended, and that a deposit has
been made with the King County Fi-
nance Department in sufficient
amount to pay the taxes for the fol-
lowing year.
v. Certification by the Administra-
tive Services Department that there
4-8-120D
8 - 49 (Revised 2/19)
are no delinquent special assess-
ments and that all special assess-
ments certified to the Administrative
Services Administrator for collection
on any property herein contained
dedicated for streets, alleys or other
public uses are paid in full.
vi. Certification of approval to be
signed by the Administrator.
vii. Certification of approval to be
signed by the Mayor and attested by
the City Clerk. (Ord. 5702, 12-9-
2013; Ord. 5745, 1-12-2015; Ord.
5757, 6-1-2015)
Flood Hazard Data: Flood hazard data in-
cludes:
a. Plans in duplicate drawn to scale
showing the nature, location, dimen-
sions, and elevations of the area in ques-
tion; existing or proposed structures, fill,
storage of materials, drainage facilities,
and the location of the foregoing;
b. Elevation in relation to mean sea
level of the lowest floor (including base-
ment) of all structures;
c. Elevation in relation to mean sea
level to which any structure has been
floodproofed;
d. Certification by a registered profes-
sional engineer or architect that the flood-
proofing methods criteria in RMC
4-3-050I3c; and for any nonresidential
structure meet the floodproofing; and
e. Description of the extent to which a
watercourse will be altered or relocated
as a result of proposed development.
(Ord. 4835, 3-27-2000)
Floor Plans, General: A basic line drawing
plan of the general building layout showing
walls, exits, windows, and designated uses
indicating the proposed locations of kitchens,
baths and floor drains, bedrooms and living
areas, with sufficient detail for City staff to de-
termine if an oil/water separator or grease in-
terceptor is required and to determine sizing
of side sewer.
Franchise Permit Application: An applica-
tion package that includes the following:
a. Franchise permit application form;
b. Construction plans in conformance
with the City of Renton Survey and Draft-
ing Standards;
c. Traffic control plan application; and
d. Applicable fees. (Amd. Ord. 4821,
12-20-1999)
7. Definitions G:
Geotechnical Report: A study prepared in
accordance with generally accepted geotech-
nical practices and stamped by a profes-
sional engineer licensed in the State of
Washington which includes soils and slope
stability analysis, boring and test pit logs, and
recommendations on slope setbacks, foun-
dation design, retaining wall design, material
selection, and all other pertinent elements. If
the evaluation involves geologic evaluations
or interpretations, the report shall be re-
viewed and approved by a geologist. Further
recommendations, additions or exceptions to
the original report based on the plans, site
conditions, or other supporting data shall be
signed and sealed by the geotechnical engi-
neer. If the geotechnical engineer who re-
views the plans and specifications is not the
same engineer who prepared the geotechni-
cal report, the new engineer shall, in a letter
to the City accompanying the plans and spec-
ifications, express his or her agreement or
disagreement with the recommendations in
the geotechnical report and state that the
plans and specifications conform to his or her
recommendations. If the site contains a geo-
logic hazard regulated by the critical areas
regulations, the preparation and content re-
quirements of RMC 4-8-120D, Table 18 shall
also apply. If the site is within a channel mi-
gration zone, within shoreline jurisdiction, the
geotechnical report shall also include a geo-
morphic assessment by a Washington State
licensed geologist with engineering geology
or hydrogeology specialty license plus expe-
rience in conducting fluvial geomorphic as-
sessments.
4-8-120D
(Revised 2/19)8 - 50
Table 18 – Geotechnical Report – Detailed Requirements
REPORT PREPARATION/CONTENT
REQUIREMENTS STEEP SLOPESLANDSLIDE – MEDIUMLANDSLIDE – HIGHLANDSLIDE – VERY HIGHHIGH EROSIONSEISMICCOAL MINE – MEDIUMCOAL MINE – HIGHVOLCANIC HAZARDSSHORELINE1. Characterize soils, geology and
drainage.
XXXXXXXXXX
2. Describe and depict all natural and
man-made features within one hundred
fifty feet (150') of the site boundary.
XXXXXXXXXX
3. Identify any areas that have
previously been disturbed or degraded by
human activity or natural processes.
XXXXXXXXXX
4. Characterize groundwater conditions
including the presence of any public or
private wells within one-quarter (1/4) mile
of the site.
XXXXXXXX X
5. Provide a site evaluation review of
available information regarding the site.
XXXXXXXXXX
6. Conduct a surface reconnaissance of
the site and adjacent areas.
XXXXXXXX X
7. Conduct a subsurface exploration of
soils and hydrologic conditions.
XXXXXXXX X
8. Provide a slope stability analysis. X X X X X X X
9. Address principles of erosion control
in proposal design including:
• Plan the development to fit the
topography, drainage patterns, soils and
natural vegetation on site;
• Minimize the extent of the area
exposed at one time and the duration of
the exposure;
• Stabilize and protect disturbed areas
as soon as possible;
• Keep runoff velocities low;
• Protect disturbed areas from
stormwater runoff;
• Retain the sediment within the site
area;
• Design a thorough maintenance and
follow-up inspection program to ensure
erosion control practices are effective.
XXXXX XX X
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
8 - 51 (Revised 2/19)
10. Provide an evaluation of site
response and liquefaction potential
relative to the proposed development.
X
11. Conduct sufficient subsurface
exploration to provide a site coefficient (S)
for use in the International Building Code
to the satisfaction of the Community and
Economic Development Administrator.
X
12. Calculate tilts and strains, and
determine appropriate design values for
the building site.
XX
13. Review available geologic hazard
maps, mine maps, mine hazard maps,
and air photographs to identify any
subsidence features or mine hazards
including, but not limited to, surface
depressions, sinkholes, mine shafts, mine
entries, coal mine waste dumps, and any
indication of combustion in underground
workings or coal mine waste dumps that
are present on or within one hundred feet
(100') of the property.
XX
14. Inspect, review and document any
possible mine openings and potential
trough subsidence, and any known
hazards previously documented or
identified.
XX
15. Utilize test pits to investigate coal
mine waste dumps and other shallow
hazards such as slope entry portals and
shaft collar areas. Drilling is required for
coal mine workings or other hazards that
cannot be adequately investigated by
surface investigations.
XX
16. Provide an analysis of proposed
clearing, grading and construction
activities including construction
scheduling. Analyze potential direct and
indirect on-site and off-site impacts from
development.
XXXXXXXX X
Table 18 – Geotechnical Report – Detailed Requirements(Continued)
REPORT PREPARATION/CONTENT
REQUIREMENTS STEEP SLOPESLANDSLIDE – MEDIUMLANDSLIDE – HIGHLANDSLIDE – VERY HIGHHIGH EROSIONSEISMICCOAL MINE – MEDIUMCOAL MINE – HIGHVOLCANIC HAZARDSSHORELINENote: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
(Revised 2/19)8 - 52
(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012)
Grading Plan: A twenty two inch by thirty
four inch (22" x 34") plan drawn by a State of
Washington licensed civil engineer at a scale
of one inch to forty feet (1" to 40') (horizontal
feet) and one inch to ten feet (1" to 10') (ver-
tical feet) (or other size plan sheet or scale
approved by the Planning Division Develop-
ment Engineering Manager or designee)
clearly indicating the following:
a. Graphic scale and north arrow;
b. Dimensions of all property lines,
easements, and abutting streets;
c. Location and dimension of all on-site
structures and the location of any struc-
tures within fifteen feet (15') of the subject
property or which may be affected by the
proposed work;
d. Accurate existing and proposed con-
tour lines drawn at five foot (5'), or less,
intervals showing existing ground and
details of terrain and area drainage to in-
clude surrounding off-site contours within
one hundred feet (100') of the site;
e. Location of natural drainage sys-
tems, including perennial and intermittent
streams, the presence of bordering vege-
tation, and floodplains;
17. Propose mitigation measures, such
as any special construction techniques,
monitoring or inspection programs,
erosion or sedimentation programs during
and after construction, surface water
management controls, buffers,
remediation, stabilization, etc.
XXXXXXXXXX
18. Critical facilities on sites containing
areas susceptible to inundation due to
volcanic hazards shall require an
evacuation and emergency management
plan. The applicant for critical facilities
shall evaluate the risk of inundation or
flooding resulting from mudflows
originating on Mount Rainier in a
geotechnical report, and identify any
engineering or other mitigation measures
as appropriate.
X
19. Address factors specific to the site,
or to the proposed shoreline modification,
as required in RMC 4-3-090, Shoreline
Master Program Regulations.
X
Table 18 – Geotechnical Report – Detailed Requirements(Continued)
REPORT PREPARATION/CONTENT
REQUIREMENTS STEEP SLOPESLANDSLIDE – MEDIUMLANDSLIDE – HIGHLANDSLIDE – VERY HIGHHIGH EROSIONSEISMICCOAL MINE – MEDIUMCOAL MINE – HIGHVOLCANIC HAZARDSSHORELINENote: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
8 - 53 (Revised 2/19)
f. Setback areas and any areas not to
be disturbed, including the location, size
and species of all protected trees on site.
Protected trees shall have the approxi-
mate drip line shown. The method of tree
protection during grading and construc-
tion shall be shown. If grade changes in
the vicinity of the protected trees are nec-
essary, the method of reconciling the drip
line with the finished elevation shall be in-
cluded (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations);
g. Finished contours drawn at five foot
(5') intervals as a result of grading;
h. Proposed drainage channels and re-
lated construction with associated under-
ground storm lines sized and
connections shown; and
i. General notes addressing the follow-
ing (may be listed on the cover sheet):
i. Area in square feet of the entire
property.
ii. Area of work in square feet.
iii. Both the number of tons and cu-
bic yards of soil to be added, re-
moved, or relocated.
iv. Type and location of fill origin,
and destination of any soil to be re-
moved from site.
v. Finished floor elevation(s) of all
structures, existing and proposed.
(Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
8. Definitions H:
Habitat Data Report: Habitat data reports in-
clude:
a. Site Plan: The site plan shall indi-
cate:
i. The vegetative cover types re-
flecting the general boundaries of the
different plant communities on the
site;
ii. The exact locations and specifi-
cations for all activities associated
with site development including the
type, extent and method of opera-
tions;
iii. Top view and typical cross-sec-
tion views of critical habitat/wildlife
habitat to scale;
iv. The results of searches of the
State Department of Fish and Wild-
life’s Natural Heritage and Non-
Game Data System databases;
v. The results of searches of the
Washington State Department of
Fish and Wildlife Priority Habitat and
Species database.
b. Narrative Report: A narrative report
shall be prepared to accompany the site
plan which describes:
i. The layers, diversity and variety
of habitat found on the site;
ii. The location of any migration or
movement corridors;
iii. The species typically associated
with the cover types, including an
identification of any critical wildlife
species that might be expected to be
found;
iv. Identification of any areas that
have been previously disturbed or
degraded by human activity or natu-
ral processes;
v. A summary of existing habitat
functions and values, utilizing a hab-
itat evaluation procedure or method-
ology approved by the City;
vi. A summary of proposed habitat
alterations and impacts and pro-
posed habitat management program.
Potential impacts may include but
are not limited to clearing of vegeta-
tion, fragmentation of wildlife habitat,
expected decrease in species diver-
sity or quantity, changes in water
quality, increases in human intrusion,
4-8-120D
(Revised 2/19)8 - 54
and impacts on wetlands or water re-
sources. (Ord. 4835, 3-27-2000)
Hazardous Materials Management State-
ment: A statement which includes:
a. A description of refueling of construc-
tion vehicles that will occur on the site
and an inventory of hazardous materials
expected to be temporarily stored, dis-
pensed, used, or handled on the site.
b. A description of how the require-
ments in RMC 4-4-030C7, Construction
Activity Standards – Zones 1 and 2, will
be met by the applicant. (Ord. 4851,
8-7-2000; Amd. Ord. 4992, 12-9-2002)
Heat Loss Calculation: A State of Washing-
ton Energy Code mandated analysis per-
formed to determine the heat loss of a
structure in order to determine the size of the
required heating equipment.
Horizontal Control Plan: A twenty two inch
by thirty four inch (22" x 34") plan drawn at the
same scale as, or included on, the Site Plan
clearly indicating the following:
a. Date, graphic scale, and north arrow.
b. Include lot lines with all property lines
dimensioned and square footage of each
lot.
c. Include boundaries of utility, open
space, and/or critical area(s) tracts,
square footage, and purpose statement
of each tract. Clearly delineate the critical
area and buffer boundaries within the
tract and indicate a dimension for buffer
width.
d. Include location, dimensions, and
square footage of any existing structures
to remain within or abutting the plat.
e. Include easements and any areas to
be dedicated to public use.
f. Contain data sufficient to determine
readily and reproduce on the ground the
location, bearing, and length of every
street, boundary line and block line on-
site. Shall include dimensions to the
nearest one-hundredth (1/100) of a foot
and angles and bearings in degrees, min-
utes, and seconds.
g. Include coordinates pursuant to City
surveying standards for permanent con-
trol monuments.
h. Display all interior permanent control
monuments located pursuant to City sur-
veying standards.
9. Definitions I:
Installer Certification: Washington State
Department of Community, Trade and Eco-
nomic Development (CTED) approval given
to those contractors authorized to install man-
ufactured homes and designated by a State
registration number. (Ord. 4587, 3-18-1996)
Inventory of Existing Sites: An inventory of
the providers existing facilities with the
Renton City corporate limits, and any other
facilities outside the City limits that are within
one-half (1/2) mile of the proposed facility.
The inventory is to include specific informa-
tion about the location, height, and design of
each facility. The Department may share
such information with other applicants apply-
ing for administrative approvals or conditional
use permits under this Title or other organiza-
tions seeking to locate antennas within the
City, provided, however that the Department
is not, by sharing such information, in any
way representing or warranting that such
sites are available or suitable.
Irrigation Sprinkler Plans (Underground):
A twenty two inch by thirty four inch (22" x 34")
plan drawn at the same scale as, or included
on, the generalized utilities plan(s) (or other
size plan sheet or scale approved by the Plan-
ning Division Development Engineering Man-
ager or designee) clearly indicating the
following:
a. Scale and north arrow;
b. Dimensions of all property lines,
easements, and abutting streets;
c. Meter location and size; and
d. Proposed type, size, and location of
sprinkler piping, sprinkler heads, and
backflow prevention devices.
4-8-120D
8 - 55 (Revised 2/19)
10. Definitions J: (Reserved)
11. Definitions K: (Reserved)
12. Definitions L:
Land Record Number: The City of Renton
Planning Division Property and Technical
Services’ filing number for the final survey
document.
Land Use Permit Conditions: Environmen-
tal or land use permit requirements which may
have been placed upon the project in addition
to any code-mandated requirements in con-
junction with a required environmental deter-
mination and/or a land use permit. Examples
of land use permits include site plan review,
conditional use permits and variances.
Land Use Permit Documents: A single file
formatted to eight and one-half inches by
eleven inches (8.5" x 11") submitted with the
Civil Construction Permit application that in-
cludes the project’s following land use permit
documents: site plan; landscape plan; ERC
Report; land use decision; and other applica-
ble documents as determined by the Planning
Division.
Landscaping Plan, Conceptual: A fully di-
mensioned plan, prepared by a landscape ar-
chitect registered in the State of Washington,
a certified nurseryman, or other similarly
qualified professional, drawn at the same
scale as the project site plan (or other scale
approved by the Community and Economic
Development Administrator), clearly indicat-
ing the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, park-
ing areas, access and existing buildings
to remain;
c. Names and locations of abutting
streets and public improvements, includ-
ing easements;
d. Existing and proposed contours at
five foot (5') intervals or less;
e. Location, size, and purpose of plant-
ing areas, including those required in
RMC 4-4-070, Landscaping, and those
required in RMC 4-3-090, Shoreline Mas-
ter Program Regulations;
f. Location and height for proposed
berming;
g. Location and elevations for any pro-
posed landscape-related structures such
as arbors, gazebos, fencing, etc.;
h. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities;
and
i. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations).
(Ord. 5100, 11-1-2004; Ord. 5304,
9-17-2007; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012)
Landscaping Plan, Detailed: A fully dimen-
sioned plan, prepared by a landscape archi-
tect registered in the State of Washington, a
certified nurseryman, or other similarly quali-
fied professional, drawn at the same scale as
the project site plan (or other scale approved
by the Community and Economic Develop-
ment Administrator), clearly indicating the fol-
lowing:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, prop-
erty lines, walks, parking areas, access,
and existing buildings to remain;
c. Names and locations of abutting
streets and public improvements, includ-
ing easements;
d. Existing and proposed contours at
five foot (5') intervals or less;
e. Detailed grading plan;
f. Location, dimensions, and purpose of
all planting areas (the width of a land-
scaping area when curbed shall be mea-
sured from inside to inside of the curbs)
4-8-120D
(Revised 2/19)8 - 56
including those required in RMC 4-4-070,
Landscaping;
g. Location and height for proposed
berming;
h. Locations, elevations, and details for
any proposed landscape-related struc-
tures such as arbors, gazebos, fencing,
etc.;
i. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities;
j. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations);
k. Names of existing and proposed veg-
etation; and
l. Detailed planting plan (soil mix, plant-
ing depth and width, and bark mulch
depth). (Ord. 5100, 11-1-2004; Ord.
5304, 9-17-2007; Ord. 5676, 12-3-2012)
Lease Agreement, Draft: A draft lease
agreement with the landholder, or separate
equivalent documentation that:
a. Allows the landholder to enter into
leases with other providers; and
b. Specifies that if the provider fails to
remove the facility upon six (6) months of
its discontinued use, the responsibility for
removal falls upon the landholder.
Letter from Property Owner: A letter from
the private property owner granting permis-
sion for the temporary use of the property.
Letter of Conformance with Geotechnical
Report: A letter submitted by the applicant
stating structural plans were prepared con-
sistent with the findings of the geotechnical
report and stamped by a structural engineer.
The plans and specifications shall be accom-
panied by a letter from the geotechnical engi-
neer who prepared the geotechnical report
stating that in his or her judgment, the plans
and specifications conform to the recommen-
dations in the geotechnical report and the risk
of damage to the proposed development site
and downslope properties from potentially
hazardous conditions will be minimal subject
to the conditions set forth in the report. (Ord.
4835, 3-27-2000)
Letter of Understanding Geologic Risk:
The applicant, or the owner of the site, shall
submit a letter to the City, with the plans and
specifications, stating that he or she under-
stands and accepts the risk of developing in
an unstable area and that he or she will ad-
vise, in writing, any prospective purchasers of
the site, or any prospective purchasers of
structures or portions of structures on the
site, of the unstable potential of the area.
(Ord. 4835, 3-27-2000)
List of Current Property Owners: A listing
of all current property owners and their mail-
ing addresses and King County Assessor’s
account numbers within three hundred feet
(300') of the boundaries of the subject site as
obtained from a title company or the King
County Assessor’s office. The list shall in-
clude a notarized statement from the appli-
cant attesting that the ownership information
provided is current and accurate. Current
shall mean obtained within the past thirty (30)
days unless otherwise approved by the Plan-
ning Division.
Lot Line Adjustment Map: A drawing of the
proposed lot line adjustment prepared on an
eighteen inch by twenty four inch (18" x 24")
sheet of paper by a licensed land surveyor
complying with the City’s surveying stan-
dards, including the following:
a. Name of the proposed lot line adjust-
ment (e.g., Smith/Larsen Lot Line Adjust-
ment);
b. Space reserved for “City of Renton
File Number” (large type) at top of first
sheet;
c. Space reserved for City of Renton
“land record number” (small type) at bot-
tom left of first sheet;
d. Legal description of each existing
and proposed lot. If a metes and bounds
4-8-120D
8 - 57 (Revised 2/19)
description is used, it must be stamped
by a licensed surveyor;
e. Date, graphic scale (one inch equals
forty feet (1" = 40'), unless otherwise ap-
proved by the Department), and north ar-
row;
f. Names, locations, widths, types, and
dimensions of adjacent and on-site
streets, alleys, and easements;
g. Lot lines with all property lines di-
mensioned and square footage of each
lot;
h. Parcels identified as Lot 4, Lot 3,
etc.;
i. “Old” lot line(s) and “new” lot line(s)
clearly labeled and differentiated by line
type and/or thickness (indicated dis-
tance(s) moved);
j. Addresses for each lot and new street
names in accordance with the street grid
system regulations of chapter 9-11 RMC;
k. Total square footage of existing and
revised lots;
l. Ground floor square footage of all
structures;
m. Location, dimensions and square
footage of any existing structures to re-
main, and dimensioned distances to
property lines;
n. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could hin-
der development. Include boundaries of
utility, open space, and/or critical area(s)
tracts, square footage, and purpose
statement of each tract. Clearly delineate
the critical area and buffer boundaries
within the tract and indicate a dimension
for buffer width;
o. Reservations, restrictive covenants,
easements, description of any areas to
be dedicated to public use with notes
stating their purpose, and any limitations,
and identifying the grantee and, if the
grantee is the City, a statement of provi-
sions reserving, granting and/or convey-
ing the area with a description of the
rights and purposes must be shown;
p. Coordinates pursuant to City survey-
ing standards for permanent control mon-
uments;
q. Location of all interior permanent
control monuments pursuant to City sur-
veying standards;
r. Statement of equipment and proce-
dure used pursuant to WAC
332-130-100;
s. Basis of bearing pursuant to WAC
332-130-050(1)(b)(iii);
t. Date the existing monuments were
visited pursuant to WAC
332-130-050(1)(f)(iv);
u. Verification that permanent markers
are set at corners of the proposed lots;
v. Statement of discrepancies, if any,
between bearings and distances of re-
cord and those measured or calculated;
w. Surveyor’s testament, stamp and
signature;
x. Certification by a State of Washing-
ton licensed land surveyor that a survey
has been made and that monuments and
stakes have been set;
y. Notarized signatures of all property
owners having an interest in the property,
certifying ownership and approval of the
proposal;
z. Signature and date line(s) for the
King County Assessor; and
aa. Signature and date line(s) for the
Community and Econo mic Development
Administrator. (Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012; Ord. 5757, 6-1-2015;
Ord. 5841, 6-12-2017; Ord. 5907, 12-10-
2018)
4-8-120D
(Revised 2/19)8 - 58
13. Definitions M:
Mailing Labels: Self-adhesive mailing labels
including the name, mailing address, and
King County Assessor’s account numbers
(optional) for all property owners within three
hundred feet (300') of the boundaries of the
subject site.
Map of Existing Site Conditions: A plan
drawn at the same scale as, or combined
with, the grading plan or topography map
showing existing topographical or five foot
(5') contours or less, and structural and natu-
ral features. The plan shall include major
trees, shrubs, large rocks, creeks and water-
sheds, floodplains, buildings, roadways and
trails. (Amd. Ord. 4835, 3-27-2000)
Map of View Area: A diagram or map depict-
ing where within a one-quarter (1/4) mile ra-
dius any portion of the proposed facility could
be seen.
Master Application Form: The standardized
application form used for the majority of land
use permit applications including, but not lim-
ited to, the following:
a. Owner, applicant, and contact per-
son names, addresses and telephone
numbers;
b. Notarized signatures of all current
property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account
number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed
Comprehensive Plan map designation;
h. Existing and, if applicable, proposed
zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site con-
tains any environmentally sensitive ar-
eas; and
l. Property legal description.
Master Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1" = 20') (or other scale approved
by the Planning Division Director or desig-
nee) consisting of a conceptual plan indicat-
ing the following:
a. Information from Site Plan, items a,
b, and c;
b. A legend listing the following must be
included on one of the sheets:
• Total square footage of the site,
• Square footage (by floor and overall
total) of each individual building and/
or use,
• Total estimated square footage of all
buildings (footprint of each building)
• Percentage estimate of lot coverage,
• Square footage estimate of all land-
scaping (total and parking lot),
• Allowable and proposed building
height,
• Building setbacks proposed and re-
quired by Code,
• Parking analysis, including estimated
number, size, and type of stalls re-
quired, by use; and number of stalls
provided, by use;
c. General location and size of build-
ings and uses;
d. Phasing of development;
e. Major access points and access to
public streets, vehicle and pedestrian cir-
culation, public transit stops;
f. Critical areas;
4-8-120D
8 - 59 (Revised 2/19)
g. Focal points within the project (e.g.,
public plazas, art work, gateways both
into the site and into the City, etc.);
h. Private and public open space provi-
sions, and recreation areas;
i. View corridors;
j. Public access to water and/or shore-
line areas. (Ord. 5028, 11-24-2003)
Mechanical Plans: Plans as required per
section 113 of the currently adopted Uniform
Mechanical Code (UMC) and section 1141 of
the currently adopted Washington State En-
ergy Code (WSEC) along with Statewide
amendments.
Monument Card: A form provided by Plan-
ning Division Property and Technical Ser-
vices and filled out by a surveyor providing
information regarding a single monument, in-
cluding the section, township and range,
method of location, type of mark found or set,
manner of re-establishment of the single
monument (if applicable), description, and a
drawing showing the location of a single mon-
ument and indicating a reference point to that
monument.
14. Definitions N:
Neighborhood Detail Map: A map, drawn at
a scale of one inch equals one hundred feet
(1" = 100') or one inch equals two hundred
feet (1" = 200') (or other scale approved by
the Planning Division Director or designee).
The map shall show the location of the sub-
ject site relative to the property boundaries of
the surrounding parcels within approximately
one thousand feet (1,000') or approximately
two thousand five hundred feet (2,500') for
properties over five (5) acres and identifying
the subject site with a darker perimeter line
than that of surrounding properties. The map
shall also show the property’s lot lines, exist-
ing land uses, building outlines, City boundar-
ies of the City of Renton (if applicable), north
arrow (oriented to the top of the plan sheet),
graphic scale used for the map, and City of
Renton (not King County) street names for all
streets shown. (Amd. Ord. 4963, 5-13-2002)
Nonconformity Relationship and Compat-
ibility Narrative: For nonconforming use or
structure rebuild approval permits, include
drawings, photographs, or other visual aids
that show the relationship of the existing
structure or building to its surroundings. In-
clude studies or reports that support the ap-
plicant’s contention that the existing
nonconforming use or structure is compatible
with the surrounding area and its uses. (Ord.
4963, 5-13-2002)
Notation of Geologic Risk by Engineer: A
letter of notation on the design drawings pre-
pared by a structural engineer and submitted
at the time of the permit application stating
that he or she has reviewed the geotechnical
report, understands its recommendations,
has explained or has had explained to the
owner the risks of loss due to earth move-
ment on the site, and has incorporated into
the design the recommendations of the geo-
technical report and established measures to
reduce the potential risk of injury or damage
that might be caused by any earth movement
predicted in the report. (Ord. 4835,
3-27-2000; Amd. Ord. 4963, 5-13-2002)
15. Definitions O:
Operating Permit Application, Aquifer
Protection Area: An application package in-
cluding the following:
a. Upon request by the Department, a
hazardous materials inventory statement
and/or Material Safety Data Sheets for
hazardous materials that are or will be on
the premises;
b. A list of the chemicals to be moni-
tored through the analysis of groundwa-
ter samples if groundwater monitoring is
anticipated to be required;
c. A detailed description of the activities
conducted at the facility that involve the
storage, handling, treatment, use or pro-
duction of hazardous materials in quanti-
ties greater than the de minimis amounts
specified in RMC 4-3-050C8ci(b)(1);
d. A description of the containment de-
vices used to comply with the require-
ments of this Section;
4-8-120D
(Revised 2/19)8 - 60
e. A description of the procedures for
inspection and maintenance of contain-
ment devices;
f. A description of how hazardous mate-
rials will be legally disposed;
g. A site map showing the following:
i. Property boundaries,
ii. Building and other structures lo-
cated on the property,
iii. Secondary containment de-
vices, and
iv. Floor and yard drains with a note
as to whether the drain is to storm or
sanitary sewer. (Ord. 4851,
8-7-2000; Amd. Ord. 4992,
12-9-2002)
Operating Rules for Secure Community
Treatment Facility (SCTF): A written state-
ment outlining how the operation of the SCTF
complies with RCW 71.09.295 through
71.09.350, including but not limited to daily
operating hours, activities of occupants, pro-
cedures for off-site activities, if any, and visi-
tation procedures for nonresidents, including
professional care providers, family members,
or other service providers. (Ord. 4982,
9-23-2002)
16. Definitions P:
Parking, Lot Coverage, Landscaping
Analysis: A listing of the following informa-
tion (may also be included on the first sheet
of the site plan):
a. Total square footage of the site;
b. Total square footage of existing
area(s) of impervious surfacing;
c. Total square footage of existing natu-
ral/undeveloped area;
d. Square footage (by floor and overall
total) of each individual building and/or
use;
e. Total square footage of the footprints
of all buildings;
f. Percentage of lot covered by build-
ings or structures;
g. Total pavement square footage, both
existing pavement to remain plus new
pavement proposed to be installed;
h. Square footage of any on-site wet-
lands;
i. Parking analysis to include the total
number of parking spaces required and
provided, number of compact and “ADA
accessible” spaces provided, and park-
ing space dimensions;
j. Square footage of landscaping for
each area, for interior parking lot land-
scaping, and total;
k. Allowable and proposed building
height;
l. Building setbacks required by Code;
and
m. Proposed building setbacks. (Ord.
4587, 3-18-1996)
Photosimulations: Photosimulations of the
proposed facility from affected residential
properties and public right-of-way at varying
distances. This shall include a diagram de-
picting where the photosimulations were
taken.
Plan Reductions: Eight and one-half inch by
eleven inch (8-1/2" x 11") white, opaque re-
ductions of full size plan sheets including ele-
vations, landscape plans, conceptual utility
plans, site plan, and neighborhood detail/vi-
cinity map which will yield legible photocop-
ies.
Plat Certificate: A document prepared by a
title insurance company documenting the
ownership and title of all interested parties in
the plat, subdivision, or dedication and listing
all encumbrances. In the case of a final plat,
the certificate shall be dated within forty five
(45) days prior to the approval of the final plat.
(Ord. 5868, 12-11-2017)
Plumbing Plan: Plans as required per sec-
tion 30.2 of the currently adopted Uniform
4-8-120D
8 - 61 (Revised 2/19)
Plumbing Code (UPC) and Statewide
amendments.
Post Office Approval: U.S. Post Office con-
firmation that they have approved the loca-
tions of the proposed mailbox locations.
Preliminary Plat or Binding Site Plan: A
plan, with a two-inch (2") border on the left
edge and one-half-inch (1/2") on all other
sides, prepared by a State of Washington
registered land surveyor in accordance with
RCW 18.43.020 and/or chapter 58.17 RCW,
fully dimensioned, drawn at a scale of one
inch equals forty feet (1" = 40') on an eighteen
inch by twenty four inch (18" x 24") plan sheet
(or other size or scale approved by the Plan-
ning Division Director or designee) and shall
include the following:
a. Name of the proposed preliminary
plat or binding site plan (and space for
the future City file numbers).
b. Names and addresses of the engi-
neer, licensed land surveyor, and all
property owners.
c. Legal description of the property to
be subdivided.
d. Date, graphic scale, and north arrow
oriented to the top of the plan sheet.
e. Vicinity map (a reduced version of
the neighborhood detail map as defined
above).
f. Drawing of the subject property with
all existing and proposed property lines
dimensioned. Lots designated by number
within the area of the lot. Tracts shall be
similarly designated and each tract shall
be clearly identified with the ownership
and purpose. Indicate the required yards
(setbacks) with dashed lines.
g. Location of the subject site with re-
spect to the nearest street intersections
(including intersections opposite the sub-
ject property), alleys and other rights-of-
way.
h. Names, locations, types, widths and
other dimensions of existing and pro-
posed streets, alleys, easements, parks,
open spaces and reservations. (Ord.
4587, 3-18-1996)
i. Location, distances from existing and
new lot lines, and dimensions of any ex-
isting and proposed structures, existing
trees on and abutting the site, existing or
proposed fencing or retaining walls, free-
standing signs, and easements.
j. Location of existing conditions on or
adjacent to the site which could hinder
development. Include boundaries of util-
ity, open space, and/or critical area(s)
tracts, square footage, and purpose
statement of each tract. Clearly delineate
the critical area and buffer boundaries
within the tract and indicate a dimension
for buffer width.
k. Flood hazard information and bound-
ary on the subdivision drawing including
the nature, location, dimensions, and ele-
vations of the subdivided area. (Ord.
4835, 3-27-2000)
l. A legend listing the following included
on the first sheet of the preliminary plat
plan:
i. Total area in acres;
ii. Proposed number of lots;
iii. Zoning of the subject site;
iv. Proposed square footage in
each lot; and
v. Percentage of land in streets and
open space.
m. Access and Utilities: Indicate how
the proposed subdivision will be served
by streets and utilities, show how access
will be provided to all lots, and the loca-
tion of sewer and water lines.
n. Contours and Elevations: Shall in-
clude contour and/or elevations (at five
foot (5') vertical intervals minimum) to the
extent necessary to accurately predict
drainage characteristics of the property.
Approximate, estimated contour lines
shall be extended at least one hundred
4-8-120D
(Revised 2/19)8 - 62
feet (100') beyond the boundaries of the
proposed plat.
o. Zoning: Shall indicate the zoning ap-
plicable to the land to be platted, subdi-
vided or dedicated and of the land
adjacent and contiguous. (Ord. 4954,
2-11-2002; Ord. 5757, 6-1-2015)
Project Information Sheet: An eight and
one-half inch by eleven inch (8-1/2" x 11")
sheet listing the following information:
a. Job address;
b. Property owner’s name;
c. King County Tax parcel number;
d. Legal description of property.
Project Narrative: A clear and concise de-
scription and summary of the proposed proj-
ect, including the following:
a. Project name, size and location of
site;
b. Zoning designation of the site and
adjacent properties;
c. Current use of the site and any exist-
ing improvements;
d. Special site features (i.e., wetlands,
water bodies, steep slopes);
e. Statement addressing soil type and
drainage conditions;
f. Proposed use of the property and
scope of the proposed development (i.e.,
height, square footage, lot coverage,
parking, access, etc.);
g. Proposed off-site improvements (i.e.,
installation of sidewalks, fire hydrants,
sewer main, etc.);
h. Total estimated construction cost
and estimated fair market value of the
proposed project;
i. Estimated quantities and type of ma-
terials involved if any fill or excavation is
proposed;
j. Number, type and size of trees to be
removed;
k. Explanation of any land to be dedi-
cated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or
wetlands,
ii. Nature of existing shoreline – de-
scribe:
• Type of shoreline (i.e., lake,
stream, lagoon, marsh, bog,
floodplain, floodway);
• Type of beach (i.e., accretion,
erosion, high bank-low bank);
• Type of material (i.e., sand,
gravel, mud, clay, rock, riprap);
and
• The extent and type of any bulk-
heading, and
iii. The number and location of
structures and/or residential units
(existing and potential) which might
have views obstructed as a result of
the proposed project; and
m. The proposed number, size, and
density of the new lots, for subdivision
applications only.
Project Narrative, Routine Vegetation
Management: A project narrative report shall
include the following elements:
a. A time schedule for all mechanical
equipment activities or routine vegetation
management activities;
b. A plan for the specific work to be per-
formed;
c. For routine vegetation management
on undeveloped properties, the narrative
shall include:
i. Standards and criteria to be used
for routine tree trimming and tree top-
ping,
4-8-120D
8 - 63 (Revised 2/19)
ii. Standards and criteria to be used
for ground cover management, and
iii. Standards and criteria to be
used in determining the location for
use of chemicals including insecti-
cides and herbicides;
d. For use of mechanical equipment the
narrative shall include:
i. The type of equipment to be used,
ii. A description of the specific work
to be accomplished using the equip-
ment,
iii. The measures proposed to pro-
tect the site and adjacent properties
from the potential adverse impacts of
the proposed work and equipment
operation. (Ord. 4835, 3-27-2000)
Project Sequencing Plan: A narrative that
outlines what order development phases will
be built in and at what estimated times they
will be developed within the life of the associ-
ated Master Plan. (Ord. 5028, 11-24-2003)
Proposal Description: A complete, un-
abridged copy of the proposal (i.e., draft ordi-
nance, resolution, plan or policy) and all
attachments.
Proposal Summary: A concise description of
the scope, intent and timing of the proposal.
Public Works Approval Letter: Written con-
firmation from the Planning Division Develop-
ment Engineering Manager or designee that
all required improvements have been sub-
stantially installed or deferred and authorizing
the submittal of the final plat, final short plat,
final binding site plan, or final PUD applica-
tion.
17. Definitions Q: (Reserved)
18. Definitions R:
Radio Frequency (RF) Emissions Report:
A document completed and/or signed by a ra-
dio frequency (RF) engineer that provides in-
formation on the radio frequency emissions
emanating from the small cell deployment.
The RF emissions report shall including infor-
mation proving that the small cell deployment
will be compliant with all Federal Communica-
tions Commission (FCC) and other govern-
mental regulations in connection with human
exposure to radio frequency emissions for ev-
ery frequency at which the small cell facility
will operate. (Ord. 5876, 1-22-2018)
Record Drawings: Plans prepared by a
State of Washington licensed civil engineer in
compliance with the City of Renton Survey
and Drafting Standards.
Residential Drainage Application: An appli-
cation package including, but not limited to,
the following:
a. Residential drainage permit applica-
tion;
b. Residential roadway/drainage im-
provement determination: A document
obtained from Development Engineering
describing the improvements and associ-
ated submittal requirements based on
the City’s codes and regulations;
c. Site plan;
d. Best management practices design
and maintenance details;
e. Erosion and sediment control plan,
small site, or construction stormwater
pollution prevention plan;
f. Written drainage assessment pre-
pared in accordance with the City of
Renton Surface Water Design Manual;
g. Geotechnical report;
h. Covenants, draft;
i. Receipt for civil construction permit, if
applicable; and
j. Deeds to City for any land to be dedi-
cated including real estate excise tax af-
fidavit, if applicable.
Revocable Right-of-Way Permit Applica-
tion: An application package that includes the
following:
4-8-120D
(Revised 2/19)8 - 64
a. Revocable right-of-way permit appli-
cation form;
b. A written description/justification set-
ting forth the reasons in favor of the appli-
cation and addressing the criteria listed in
chapter 9-2 RMC, Excess Right-of-Way
Use;
c. Construction plans in conformance
with the City of Renton Survey and Draft-
ing Standards.
Rezone Justification: A written statement
and other information provided by the appli-
cant to support the rezone which may include,
but is not limited to: letters, photographs, site
development plans, market research reports,
and land use maps indicating in a clear and
concise manner why the rezone application
should be granted and that the rezone re-
quest is timely.
Roadway Construction Plans: Plans pre-
pared by a State of Washington licensed civil
engineer as detailed by the document City of
Renton Survey and Drafting Standards, un-
less otherwise approved by the Planning Di-
vision Development Engineering Manager or
designee. (Ord. 4587, 3-18-1996; Ord. 5369,
4-14-2008)
19. Definitions S:
Screening Detail, Refuse/Recycling: A de-
tailed plan drawing, prepared to scale, show-
ing location within property boundaries,
heights, elevations, and building materials of
proposed screening or of proposed plantings.
(Ord. 4703, 2-2-1998)
Service Area Map: A map showing the ser-
vice area of the proposed wireless communi-
cation facility and an explanation of the need
for that facility.
Shoreline Conditional Use Justification: A
written statement setting forth the reasons in
favor of the shoreline conditional use permit
application and addressing the criteria listed
in RMC 4-9-190I5b which are used by the
Hearing Examiner in reviewing the permit re-
quest. (Ord. 4587, 3-18-1996)
Shoreline Variance Justification: A written
statement setting forth the reasons in favor of
the shoreline variance application and ad-
dressing the criteria listed in RMC 4-9-190I4b
which are used by the Hearing Examiner
when reviewing the variance request.
Short Plat or Binding Site Plan Map, Final:
A plan, with a two-inch (2") border on the left
edge and one-half inch (1/2") on all other
sides, prepared by a State of Washington
registered land surveyor in accordance with
RCW 18.43.010, General Provisions, as it ex-
ists or may be amended, and/or chapter
58.17 RCW, fully dimensioned, drawn at a
scale of one inch equals forty feet (1" = 40')
on eighteen inch by twenty four inch (18" x
24") plan sheet(s) (or other scale approved
by the Planning Division Director). The repro-
ducible original shall be in black ink on paper
and shall include the following:
a. Name and location of the short plat
or binding site plan;
b. Space reserved for “City of Renton
file number” (large type) at top of first
sheet;
c. Space reserved for “City of Renton
land record number” (small type) at bot-
tom left of first sheet;
d. Legal description of the property;
e. Date, graphic scale, and north arrow;
f. Vicinity map (a reduced version of the
“neighborhood detail map” as defined
above);
g. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations, as well as all
utilities, streets, existing and new ease-
ments and associated covenants within
or abutting the short plat. If a new ease-
ment is created on the plat, it must show
grantee of easement rights. If the grantee
is the City, a statement of easement pro-
visions reserving and conveying the
easement, with a description of the rights
and purposes, needs to be made on the
short plat;
h. Lots designated by number within
the area of the lot. Tracts shall be simi-
4-8-120D
8 - 65 (Revised 2/19)
larly designated and each tract shall be
clearly identified with ownership. Lot lines
with all property lines dimensioned and
square footage of each lot;
i. Lot numbers;
j. Addresses for each lot and new street
names determined by the Department in
accordance with the street grid system
regulations of chapter 9-11 RMC;
k. Reservations, restrictive covenants,
easements and any areas to be dedi-
cated to public use with notes stating
their purpose, and any limitations, and
identifying the grantee. If the grantee is
the City, a statement of provisions reserv-
ing, granting and/or conveying the area
with a description of the rights and pur-
poses must be shown;
l. Coordinates pursuant to City survey-
ing standards for permanent control mon-
uments;
m. All interior permanent control monu-
ments located pursuant to City surveying
standards;
n. Statement of equipment and proce-
dure used pursuant to WAC 332-130-
100;
o. Basis for bearing pursuant to WAC
332-130-050(1)(b)(iii);
p. Date the existing monuments were
visited pursuant to WAC 332-130-
050(1)(f)(iv);
q. Verification that permanent markers
are set at corners of the proposed lots;
r. Statement of discrepancies, if any,
between bearings and distances of re-
cord and those measured or calculated;
s. Location, dimensions and square
footage of any existing structures to re-
main within or abutting the plat;
t. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could hin-
der development. Include boundaries of
utility, open space, and/or critical area(s)
tracts, square footage, and purpose
statement of each tract. Clearly delineate
the critical area and buffer boundaries
within the tract and indicate a dimension
for buffer width;
u. Reference to all agreements or cove-
nants required as a condition of approval;
v. For binding site plans only: provi-
sions requiring site development to be in
conformity with the approved binding site
plan;
w. Certifications by:
i. A State of Washington licensed
land surveyor that a survey has been
made and that monuments and
stakes have been set,
ii. The King County Department of
Health that the proposed septic sys-
tem(s) is acceptable to serve the plat
if not served by sewer;
x. Signature and date line for:
i. All property owners (signatures
must be notarized with an ink stamp),
ii. The King County Assessor,
iii. The Public Works Administrator.
(Ord. 4954, 2-11-2002; Ord. 5450,
3-2-2009; Ord. 5547, 8-9-2010; Ord.
5654, 2-13-2012; Ord. 5676,
12-3-2012; Ord. 5702, 12-9-2013;
Ord. 5757, 6-1-2015; Ord. 5907, 12-
10-2018)
Short Plat Map, Preliminary: A fully dimen-
sioned plan, drawn at a scale of one inch
equals forty feet (1" = 40') on an eighteen inch
by twenty four inch (18" x 24") plan sheet (or
other size or scale approved by the Planning
Division Director or designee) and including
the following information:
a. Name of the proposed short plat (and
space for the future City file number);
b. Names and addresses of the engi-
neer, licensed land surveyor, and all
property owners;
4-8-120D
(Revised 2/19)8 - 66
c. Legal description of the property;
d. Date, graphic scale, and north arrow
oriented to the top of the plan sheet;
e. Vicinity map (a reduced version of
the “neighborhood detail map” as defined
above);
f. A drawing of the subject property with
all existing and proposed property lines
dimensioned, indicating the required
yards (setbacks) with dashed lines;
g. Location of the subject site with re-
spect to the nearest street intersections
(including intersections opposite the sub-
ject property), alleys and other rights-of-
way, showing how access will be pro-
vided to all lots;
h. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations;
i. Contours and elevations at minimum
five foot (5') vertical intervals to the extent
necessary to predict drainage character-
istics of the property. Approximate, esti-
mated contour lines shall be extended at
least one hundred feet (100') beyond the
boundaries of the proposed short plat;
j. Location and dimensions of any exist-
ing and proposed structures, existing
trees on and abutting the site, existing or
proposed fencing or retaining walls, free-
standing signs, and easements;
k. Location of existing conditions on or
adjacent to the site which could hinder
development. Include boundaries of util-
ity, open space, and/or critical area(s)
tracts, square footage, and purpose
statement of each tract. Clearly delineate
the critical area and buffer boundaries
within the tract and indicate a dimension
for buffer width;
l. Flood hazard information and bound-
ary on the subdivision drawing including
the nature, location, dimensions, and ele-
vations of the subdivided area; and
m. A legend listing the following in-
cluded on the first sheet of the short plat
plan:
i. Short plat,
ii. Proposed number of lots,
iii. Zoning of the subject site,
iv. Proposed square footage in
each lot, and
v. Percentage of land in streets and
open space. (Amd. Ord. 4835,
3-27-2000; Ord. 5757, 6-1-2015)
Sign and Channelization Plan: Plans pre-
pared by a State of Washington licensed civil
engineer as detailed by the document City of
Renton Survey and Drafting Standards, un-
less otherwise approved by the Planning Di-
vision Development Engineering Manager or
designee.
Sign Plans: A twenty four inch by thirty six
inch (24" x 36") plan drawn by a State of
Washington licensed architect at a scale of
one inch equals twenty feet (1" = 20') or one
inch equals forty feet (1" = 40') (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
a. Footing connections to building, size
of supports and materials used in sup-
ports and sign itself;
b. Elevation showing size and height of
any proposed freestanding or projecting
signs clearly indicating ground clearance
and clearance to overhead power lines;
and
c. Elevation of building facade for any
proposed wall signs showing dimensions
of the building as well as existing and pro-
posed wall signs.
Site Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1" = 20') (or other scale approved
by the Planning Division Director or desig-
nee) clearly indicating the following:
a. Name of proposed project;
4-8-120D
8 - 67 (Revised 2/19)
b. Date, scale, and north arrow oriented
to the top of the plan sheet;
c. Drawing of the subject property with
all property lines dimensioned and
names of adjacent streets;
d. Widths of all adjacent streets and al-
leys;
e. The location of all existing public im-
provements including, but not limited to,
curbs, gutters, sidewalks, median is-
lands, street trees, fire hydrants, utility
poles, etc., along the full property front-
age;
f. Location and dimensions of existing
and proposed structures, parking and
loading areas, driveways, existing trees
on and abutting the site, existing or pro-
posed fencing or retaining walls, free-
standing signs, easements, refuse and
recycling areas, freestanding liquid fix-
tures, utility junction boxes, public utility
transformers, storage areas, buffer ar-
eas, open spaces, and landscaped ar-
eas;
g. The location and dimensions of natu-
ral features such as streams, lakes,
marshes and wetlands. Include boundar-
ies of utility, open space, and/or critical
area(s) tracts, square footage, and pur-
pose statement of each tract. Clearly de-
lineate the critical area and buffer
boundaries within the tract and indicate a
dimension for buffer width;
h. Ordinary high water mark, existing
and proposed, and name of water body if
applicable;
i. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility;
j. A legend listing the following must be
included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and
overall total) of each individual build-
ing and/or use,
iii. Total square footage of all build-
ings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
vi. Allowable and proposed building
height,
vii. Building setbacks required by
Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space,
• Location and dimensions of bicy-
cle racks, carpool parking
spaces, and other facilities de-
signed to accommodate access
to the site,
• Square footage of interior park-
ing lot landscaping;
k. Footprint of all proposed buildings
showing the location of building en-
4-8-120D
(Revised 2/19)8 - 68
trances, window openings, and land-
scape features (required for Urban
Center Design Overlay District review
packet only);
l. Footprint of all abutting and adjacent
buildings showing the location of building
entrances, window openings, and land-
scape features (required for Urban Cen-
ter Design Overlay District review packet
only);
m. For nonconforming use or structure
rebuild approval permits: draw on the
scaled plan the exact sizes and locations
of existing structures and uses, whether
damaged or not; write on the scaled plan
the dates these structures/uses were es-
tablished; on a separate sheet, identify
the subject property, abutting lots and
buildings and list adjacent and abutting
land uses. (Ord. 5028, 11-24-2003; Ord.
5757, 6-1-2015)
Site Plan, Commercial, Industrial, Multi-
Family: A twenty four inch by thirty six inch
(24" x 36") plan drawn by a State of Washing-
ton licensed architect at a scale of one inch
equals twenty feet (1" = 20') or one inch
equals forty feet (1" = 40') (or other size plan
sheet or scale approved by the Building Offi-
cial) clearly indicating the following:
a. Scale and north arrow;
b. Legal description;
c. Location, identification, and dimen-
sions of all buildings, property lines, set-
backs, streets, alleys and easements;
d. Condition of all public rights-of-way
and verification of right to use ease-
ments;
e. Off-street parking layout and drive-
ways;
f. Curbs, gutters, sidewalks, paving,
storm drainage, meters (domestic and
fire), and grease interceptors;
g. Grading plan showing proposed and
existing contours and site elevations;
h. Landscaped areas, irrigation meters;
i. Lighting and sign structures (new and
existing);
j. Location of garbage containers and
recycling storage;
k. Fire hydrant locations (new and ex-
isting) within three hundred feet (300') of
building;
l. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility;
m. General notes addressing the fol-
lowing (may be listed on cover sheet):
i. Full name of the project,
ii. Name, address, and telephone
number of owner and agent(s),
iii. Existing zoning of the project
site,
iv. Area, in square feet, of the proj-
ect site,
v. Reference to the current Interna-
tional Building Code (i.e., IBC and
date of current adopted version),
vi. Proposed use of each building
(if multi-family, the number of dwell-
ing units),
vii. IBC occupancy group designa-
tion,
viii. IBC type of construction of all
buildings,
ix. Allowable and proposed building
height and number of stories of new
buildings,
x. Square footage (by floor and
overall total) of each individual build-
ing and/or use,
xi. Total square footage of all build-
ings (footprint of each building),
xii. Allowable area calculation,
4-8-120D
8 - 69 (Revised 7/20)
xiii. Occupancy load (maximum ca-
pacity) of each building,
xiv. Percentage of lot coverage,
xv. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
xvi. Seismic zone of the project site
(e.g., Zone 3),
xvii. Floor, roof, and wind design
loads,
xviii. Identity of special inspection
agency selected by the owner to per-
form special inspections,
xix. Building setbacks required by
Code,
xx. Proposed building setbacks,
xxi. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space, and
• Square footage of interior park-
ing lot landscaping. (Ord. 5450,
3-2-2009)
Site Plan, Sign: A twenty four inch by thirty
six inch (24" x 36") plan drawn at a scale of
one inch equals twenty feet (1" = 20') or one
inch equals forty feet (1" = 40') (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
a. Scale and north arrow;
b. Location, identification and dimen-
sions of all buildings, property lines, ex-
isting and proposed signs, streets, alleys
and easements, and the setbacks from
property lines and easements, trees to be
removed or altered, distance in feet from
any critical areas/buffers;
c. Location and dimensions of off-street
parking layouts and driveways;
d. Location and dimensions of the land-
scaped areas;
e. General notes addressing the follow-
ing (may be listed on cover sheet):
i. Note if any proposed signage will
flash or be animated,
ii. Name, address and telephone
number of owner and agent(s),
iii. Zoning of the project site,
iv. Street frontage(s) (in feet) for the
site or, for multiple tenants building,
indicate frontage of individual tenant
space,
v. Type (e.g., freestanding, wall,
etc.), size and number of all existing
signs,
vi. Type, size and number of all pro-
posed signs,
vii. Reference to the current Uni-
form Sign Code (USC and year of
current adopted version); and
viii. Wind design loads. (Ord. 5757,
6-1-2015)
Site Plan, Single Family/Duplex: An eight
and one-half inch by eleven inch (8-1/2" x
11") plan drawn at a scale of one inch to
twenty feet (1" to 20') or one inch to forty feet
(1" to 40') (or other size plan sheet or scale
approved by the Building Official) clearly indi-
cating the following:
4-8-120D
(Revised 7/20)8 - 70
a. Legal description;
b. Explanation of scope of work;
c. Existing and proposed construction
labeled and differentiated by pattern or
line type;
d. Dimensions of all property lines and
all building setbacks to property lines;
e. Dimensions and labels for all streets,
alleys, easements, and critical areas;
f. Lot size in square feet;
g. Location and footprint size in square
feet of all existing and proposed struc-
tures on property including decks, car-
ports, storage sheds, and garages;
h. Location and dimensions of ap-
proaches, driveways and public side-
walks;
i. Elevation at property corners and
contour lines at two foot (2') height inter-
vals, showing proximity to steep slopes;
j. Finished floor elevation for properties
located within a flood zone;
k. The location, height and length of re-
taining walls, rockeries, etc.;
l. Location and distance in feet of near-
est fire hydrant to structure;
m. Location of any pool/spa and set-
back dimensions to property lines and
the location of the required six foot (6')
fence; and
n. Location of all trees on and abutting
the site. Indicate which trees are to be re-
moved and depict drip lines for those
trees to be retained. (Ord. 5757, 6-1-
2015)
Siting Process Report for Use Permits for
Secure Community Treatment Facilities
(SCTF), Crisis Diversion Facilities (CDF)
or Crisis Diversion Interim Service Facili-
ties (CDIS): A narrative report describing the
process used to evaluate alternative sites for
the proposed SCTF, CDF or CDIS activity
and the basis for the recommendation to lo-
cate the facility at the recommended site. A
minimum of three alternative sites shall be
addressed. (Ord. 4982, 12-9-2002; Ord.
5577, 11-15-2010)
Source Statement, Fill Material: A source
statement providing the following information:
a. The source location of imported fill;
b. Previous land uses of the source lo-
cation;
c. Whether or not earth materials to be
removed from the source location are na-
tive, undisturbed soil;
d. Whether or not the source location
appears on government lists of contami-
nated sites including those developed
pursuant to the State Model Toxics Con-
trol Act and the Federal Comprehensive
Environmental Response, Compensa-
tion, and Liability Act;
e. Results of sampling and analysis pur-
suant to RMC 4-4-060N4j, Sampling and
Analysis Procedures; and
f. Whether or not imported fill meets fill
quality standards described in RMC
4-4-060N. (Ord. 4851, 8-7-2000; Ord.
5954, 11-18-2019)
Special Inspection: A building inspection as
required to property lines and the location of
the required six foot (6') fence.
Stream and Lake Data: Repealed by Ord.
5137. (Ord. 4835, 3-27-2000; Amd. Ord.
4963, 5-13-2002)
Stream or Lake Mitigation Plan, Prelimi-
nary: The mitigation plan must ensure com-
pensation for impacts that result from the
chosen development alternative or from a vi-
olation as identified in the impact evaluation.
A mitigation plan must include:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
4-8-120D
8 - 71 (Revised 2/19)
twenty feet (1" = 20') (unless otherwise
approved by the Administrator):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100') of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified consultant pursuant to RMC
4-3-050G7 (the OHWM must also be
flagged in the field);
iii. Stream or lake classification, as
recorded in the City of Renton Water
Class Map as identified in the City of
Renton’s COR Maps, the City’s on-
line interactive mapping application
available through the City’s website,
or RMC 4-3-090 (if unclassified, see
“Supplemental Stream or Lake
Study”);
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2') where slopes are
less than ten percent (10%), and of
five feet (5') where slopes are ten
percent (10%) or greater;
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100') of the
abutting parcels through which the
water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100') upstream and down-
stream from the property line.
Include position, species, and size of
all trees of at least six inch (6") cali-
per and larger, fifty four inches (54")
above grade, and the location, size
and species of all protected trees on
the site that are within one hundred
feet (100') of the OHWM, and the lo-
cation of any measures to protect
trees on and abutting the site;
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their buf-
fer(s);
x. Location of site access, ingress
and egress; and
xi. Location of where all mitigation
or remediation measures have taken
place on the site, or are proposed to
take place.
b. Mitigation narrative, formatted to
eight and one-half inches (8.5") by eleven
inches (11"), shall include the following
elements:
i. Description of the mitigation plan,
which includes a summary of mitiga-
tion proposal required in the supple-
mental stream or lake study; and
ii. Performance standards with spe-
cific criteria provided for evaluating
whether or not the goals and objec-
tives of the project are achieved; and
iii. Documentation of coordination
with appropriate local, regional, spe-
cial district, state, and federal regula-
tory agencies; and
iv. Evaluation of each of the mitiga-
tion plan criteria found in RMC
4-3-050L; and
v. Analysis, for projects proposing
buffer reduction with buffer averag-
ing, of the effectiveness of the pro-
posed Buffer Enhancement shall be
provided. Additionally, a detailed
analysis of the project’s compliance
with each of the following criteria:
4-8-120D
(Revised 2/19)8 - 72
(a) It will provide an overall im-
provement in water quality; and
(b) It will provide an overall en-
hancement to fish, wildlife, or
their habitat; and
(c) It will provide a net improve-
ment in drainage and/or storm-
water detention capabilities; and
(d) It will not be materially detri-
mental to any other property or
the City as a whole; and
(e) It will stabilize all exposed
areas with native vegetation, as
appropriate; and
vi. An analysis, for projects propos-
ing buffer averaging, of the effective-
ness of the proposed Buffer
Enhancement, as well as documen-
tation that the proposed buffer stan-
dard is based on consideration of the
best available science as described
in WAC 365-195-905 shall be pro-
vided. Additionally, detailed analysis
of the project’s compliance with each
of the following criteria:
(a) There are existing physical
improvements in or near the wa-
ter body and associated riparian
area; and
(b) Buffer width averaging will
result in no net loss of stream/
lake/riparian ecological function;
and
(c) The total area contained
within the buffer after averaging
is no less than that contained
within the required standard buf-
fer width prior to averaging. (Ord.
5137, 4-25-2005; Ord. 5633,
10-24-2011; Ord. 5676,
12-3-2012; Ord. 5757, 6-1-2015)
Stream or Lake Study, Standard: A report
shall be prepared by a qualified biologist and
include the following information:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
twenty feet (1" = 20') (unless otherwise
approved by the Community and Eco-
nomic Development Administrator):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100') of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified consultant pursuant to RMC
4-3-050G7, Streams and Lakes, (the
OHWM must also be flagged in the
field);
iii. Stream or lake classification, as
recorded in the City of Renton’s COR
Maps, the City’s online interactive
mapping application available
through the City’s website, for the
City of Renton Water Class or RMC
4-3-090 (if unclassified, see “Supple-
mental Stream or Lake Study” be-
low);
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2') where slopes are
less than ten percent (10%), and of
five feet (5') where slopes are ten
percent (10%) or greater;
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100') of the
abutting parcels through which the
water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100') upstream and down-
stream from the property line.
Include position, species, and size of
4-8-120D
8 - 73 (Revised 2/19)
all trees of at least six inch (6") cali-
per and larger, fifty four inches (54")
above grade, and the location, size
and species of all protected trees on
the site that are within one hundred
feet (100') of the OHWM, and the lo-
cation of measures to protect trees
on and abutting the site;
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their buf-
fer(s); and
x. Location of site access, ingress
and egress.
b. Grading Plan: A grading plan pre-
pared in accordance with RMC
4-8-120D7, and showing contour inter-
vals of two feet (2') where slopes are less
than ten percent (10%), and of five feet
(5') where slopes are ten percent (10%)
or greater.
c. Stream or Lake Assessment Nar-
rative: A narrative report, formatted to
eight and one-half inches (8.5") by eleven
inches (11"), shall be prepared to accom-
pany the site plan and describes:
i. The stream or lake classification
as recorded in the City of Renton’s
COR Maps, the City’s online interac-
tive mapping application available
through the City’s website, for the
City of Renton Water Class or RMC
4-3-090;
ii. The vegetative cover of the site,
including the stream or lake, banks,
riparian area, wetland areas, and
flood hazard areas extending one
hundred feet (100') upstream and
downstream from the property line,
including the impacts of the proposal
on the identified vegetation;
iii. The ecological functions cur-
rently provided by the stream/lake
and existing riparian area and the im-
pacts of the proposal on the identified
ecological functions;
iv. Observed or reported fish and
wildlife that make use of the area in-
cluding, but not limited to, salmonids,
mammals, and bird nesting, breed-
ing, and feeding/foraging areas, in-
cluding the impacts of the proposal
on the identified fish and wildlife;
v. Measures to protect trees, as de-
fined in RMC 4-11-200, and vegeta-
tion; and
vi. For shorelines regulated under
RMC 4-3-090, Shoreline Master Pro-
gram Regulations, the study shall
demonstrate if the proposal meets
the criteria of no net loss of ecologi-
cal functions as described in RMC
4-3-090D2. If the proposal requires
mitigation for substantial impacts to
the existing vegetation buffer in order
to demonstrate no net loss of ecolog-
ical functions, a supplemental stream
or lake study is required. (Ord. 5137,
4-25-2005; Ord. 5633, 10-24-2011;
Ord. 5676, 12-3-2012; Ord. 5757, 6-
1-2015)
Stream or Lake Study, Supplemental (AKA
Mitigation Plan, Final): The application shall
include the following information:
a. Unclassified Stream Assessment:
If the site contains an unclassified
stream, a qualified biologist shall provide
a proposed classification of the stream(s)
based on RMC 4-3-050G7, Streams and
Lakes, and a rationale for the proposed
rating.
b. Analysis of Alternatives: A supple-
mental report, formatted to eight and
one-half inches (8.5") by eleven inches
(11"), prepared by a qualified biologist
shall evaluate alternative methods of de-
veloping the property. The following alter-
natives shall be analyzed, including
justification of the feasibility of each alter-
native:
i. Avoid any disturbances to the
stream, lake or buffer by not taking a
certain action, by not taking parts of
an action, or by moving the action;
4-8-120D
(Revised 2/19)8 - 74
ii. Minimize any stream, lake or buf-
fer impacts by limiting the degree or
magnitude of the action and its imple-
mentation by using appropriate tech-
nology and engineering, or by taking
affirmative steps to avoid or reduce
the impacts;
iii. Rectifying the impacts by repair-
ing, rehabilitating, or restoring the af-
fected area;
iv. Reducing or eliminating the ad-
verse impact over time by preserva-
tion and maintenance operations
over the life of the action;
v. Compensate for any stream, lake
or buffer impacts by replacing, en-
hancing, or providing similar substi-
tute resources or environments and
monitoring the impact and taking ap-
propriate corrective measures.
c. Impact Evaluation:
i. An impact evaluation for any un-
avoidable impacts prepared by a
qualified biologist, to include:
(a) Identification, by character-
istics and quantity, of the re-
sources (stream, lake) and
corresponding functional values
found on the site;
(b) Evaluation of alternative lo-
cations, design modifications, or
alternative methods of develop-
ment to determine which op-
tion(s) reduce(s) the impacts on
the identified resource(s) and
functional values of the site;
(c) Determination of the alter-
native that best meets the appli-
cable approval criteria and
identify significant detrimental
impacts that are unavoidable;
(d) Evaluation of the cumula-
tive impacts on the system, to
the extent that the site resources
and functional values are part of
a larger natural system such as a
watershed;
(e) Evaluation, for shorelines
regulated by RMC 4-3-090, of
how the preferred alternative
achieves the standard of no net
loss of ecological functions un-
der RMC 4-3-090D2;
(f) Evaluation of each of the
mitigation plan criteria found in
RMC 4-3-050L1, Mitigation Plan
Required.
ii. For a violation, the impact evalu-
ation must also include:
(a) Description, by characteris-
tics and quantity, of the re-
source(s) and functional values
on the site prior to the violations;
and
(b) Determination of the impact
of the violation on the re-
source(s) and functional values.
d. Mitigation Proposal Shall Include
the Following:
i. A site plan, at a scale approved
by the City, containing all the ele-
ments of the site plan required in the
standard stream and lake study, and
the following:
(a) Indication of where pro-
posed mitigation or remediation
measures will take place on the
site;
(b) Separate indication of ar-
eas where revegetation is to take
place and areas where vegeta-
tion is anticipated to be removed;
(c) Measures to protect trees
on and abutting the site; and
(d) Any other areas of impact
with clear indication of type and
extent of impact indicated on site
plan.
ii. A mitigation narrative, formatted
to eight and one-half inches (8.5") by
eleven inches (11"), addressing all of
the following:
4-8-120D
8 - 75 (Revised 2/19)
(a) Resource(s) and functional
values to be restored, created, or
enhanced on the mitigation
site(s);
(b) Environmental goals, ob-
jectives, and performance stan-
dards to be achieved by
mitigation;
(c) Discussion of compliance
with criteria or conditions allow-
ing for the proposed stream/lake
alteration or buffer reduction or
buffer averaging, and a discus-
sion of conformity to applicable
mitigation plan approval criteria;
(d) A review of the best avail-
able science supporting the pro-
posed request for a reduced
standard and/or the method of
impact mitigation; a description
of the report author’s experience
to date in restoring or creating
the type of critical area pro-
posed; and an analysis of the
likelihood of success of the com-
pensation project; and
(e) Cost estimates for imple-
mentation of mitigation plan for
purposes of calculating surety
device.
iii. For shorelines regulated by
RMC 4-3-090, a discussion of how
the proposed plans meet or exceed
the standard of no net loss of ecolog-
ical functions under RMC 4-3-090D2;
iv. The proposed construction
schedule.
e. Monitoring and Maintenance Plan:
The plan, formatted to eight and one-half
inches (8.5") by eleven inches (11"), shall
include the following elements:
i. Operations and maintenance
practices for protection and mainte-
nance of the site; and
ii. Monitoring and evaluation proce-
dures, including minimum monitoring
standards, measurable success cri-
teria, and timelines (i.e., annual,
semi-annual, quarterly); and
iii. Contingency plan with remedial
actions for unsuccessful mitigation.
f. Surety Device: A surety device in
one hundred fifty percent (150%) of the
estimated cost of remedial actions if the
mitigation plan is unsuccessful must be
filed with the City of Renton.
g. Permit Conditions: Any compensa-
tion project prepared for mitigation pursu-
ant to RMC 4-3-050 and approved by the
City shall become part of the application
for project approval.
h. Demonstration of Competence: A
demonstration of financial resources, ad-
ministrative, supervisory, and technical
competence and scientific expertise of
sufficient standing to successfully exe-
cute the compensation project shall be
provided. A compensation project man-
ager shall be named and the qualifica-
tions of each team member involved in
preparing the mitigation plan and imple-
menting and supervising the project shall
be provided, including educational back-
ground and areas of expertise, training
and experience with comparable proj-
ects. (Ord. 5137, 4-25-2005; Ord. 5633,
10-24-2011; Ord. 5757, 6-1-2015)
Street Lighting/Illumination Plan: A twenty
two inch by thirty four inch (22" x 34") plan
showing the proposed lighting system, in-
cluding luminaries, latitude and longitude lo-
cation of the luminaries, junction boxes,
electric wiring, and wiring diagrams using the
same scale as the utility plans (or as ap-
proved by the Planning Division Develop-
ment Engineering Manager or designee) and
conforming to the standards detailed by the
document City of Renton Survey and Drafting
Standards and the City of Renton Street
Light/Illumination Standards.
Structural Calculations: An analysis of
loads, materials, etc., prepared and stamped
by a State of Washington licensed profes-
sional engineer.
Structural Plans: Twenty four inch by thirty
six inch (24" x 36") plans prepared and
4-8-120D
(Revised 2/19)8 - 76
stamped by a State of Washington licensed
professional engineer drawn at a scale of
one-eighth inch equals one foot (1/8" = 1') (or
other size or scale approved by the Building
Official) clearly indicating the information re-
quired by the currently adopted International
Building Code and chapter 19.27 RCW (State
Building Code Act), including, but not limited
to, the following:
a. Structural members labeled as to
size and spacing as well as bracing,
blocking, bridging, special connectors,
and anchor bolts;
b. Cross-section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction; insulation of
walls, floors and roof/ceiling; and
c. Details of stairs, fireplaces and spe-
cial construction, if any. (Ord. 5450,
3-2-2009)
Survey: A sketch showing all distances, an-
gles and calculations required to determine
corners and distances of the plat shall ac-
company this data. The allowable error of clo-
sure shall not exceed one foot (1') in ten
thousand feet (10,000') per City surveying
standards. Shall be accompanied by a com-
plete survey of the section or sections in
which the plat or replat is located, or as much
thereof as may be necessary to properly ori-
ent the plat within such section or sections.
The plat and section survey shall be submit-
ted with complete field and computation
notes showing the original or re-established
corners with descriptions of the same and the
actual traverse showing error of closure and
method of balancing.
20. Definitions T:
Technical Information Report: See “Drain-
age Report” definition.
Topography Map: A map showing the exist-
ing land contours using vertical intervals of
not more than five feet (5'). For any existing
buildings the map shall show the finished
floor elevations of each floor of the building.
Traffic Signal Plan: A twenty two inch by
thirty four inch (22" x 34") plan showing the
proposed traffic signal system using the
same scale as the utility plans (or as ap-
proved by the Planning Division Develop-
ment Engineering Manager or designee) and
conforming to the standards detailed by the
document City of Renton Survey and Drafting
Standards and the City of Renton Traffic Sig-
nal Standards.
Traffic Study: A report prepared by a State
of Washington licensed engineer containing
the elements and information identified in the
City of Renton “Policy Guidelines for Traffic
Impact Analysis of New Development” in suf-
ficient detail to define potential problems re-
lated to the proposed development and
identify the improvements necessary to ac-
commodate the development in a safe and
efficient manner.
Tree Retention/Land Clearing (Tree Inven-
tory) Plan: A completed tree retention work-
sheet accompanied by a full dimensional
plan, drawn by a certified arborist or a li-
censed landscape architect, based on fin-
ished grade, drawn at the same scale as the
project site plan with the northern property
line at the top of the sheet, clearly showing
the following:
a. All property boundaries and adjacent
streets;
b. Location of all areas proposed to be
cleared;
c. Species and sizes of vegetation to be re-
moved, altered or retained and the boundar-
ies and predominant species of stands of
trees consisting of five (5) or more trees. This
requirement applies only to trees six inch (6")
caliper and larger, fifty four inches (54")
above grade, and the location, size and spe-
cies of all protected trees on the site;
d. For trees proposed to be retained, a com-
plete description of each tree’s health, condi-
tion, and viability;
e. For trees proposed to be retained, a de-
scription of the method(s) used to determine
the limits of disturbance (i.e., critical root
zone, root plate diameter, or a case-by-case
basis description for individual trees);
f. For trees proposed to be preserved within
a tree protection tract, any special instruc-
4-8-120D
8 - 77 (Revised 2/19)
tions for maintenance (e.g., trimming, ground
clearing, root pruning, monitoring, aftercare,
etc.);
g. For trees not viable for retention, the rea-
son(s) for removal based on poor health, high
risk of failure due to structure, defects, un-
avoidable isolation (i.e., high blow down po-
tential), or unsuitability of species, etc., and
for which no reasonable alternative action is
possible (pruning, cabling, etc.);
h. A description of the impact of necessary
tree removal to the remaining trees, including
those in a grove or on abutting properties;
i. For development applications, a discus-
sion of timing and installation of tree protec-
tion measures that must include fencing and
be in accordance with the tree protection
standards as outlined in RMC 4-4-130H9,
Protection Measures During Construction;
j. The suggested location and species of
supplemental trees to be used when re-
quired. The report shall include planting and
maintenance specifications;
k. Future building sites and drip lines of any
trees which will overhang/overlap a construc-
tion line;
l. Location and dimensions of rights-of-way,
utility lines, fire hydrants, street lighting, and
easements;
m. Where the drip line of a tree overlaps an
area where construction activities will occur,
this shall be indicated on the plan;
n. For allowed activities, including allowed
exemptions, modifications, and variances,
show all trees proposed to be removed in pri-
ority tree retention areas: slopes twenty five
percent (25%) to thirty nine percent (39%),
high or very high landslide hazard areas, and
high erosion hazard areas;
o. Show trees to be removed in protected
critical areas: wetlands, Shorelines of the
State, streams and lakes, floodways, flood-
plain slopes forty percent (40%) or greater,
very high landslide hazard areas, and critical
habitat if the activity is exempt or allowed by
the critical areas regulations in RMC
4-3-050C3, Exemptions – Critical Areas and
Buffers;
p. Show all trees to be retained in critical
area buffers; and
q. In all other areas of the site, trees to be
removed may be indicated generally with
clearing limit lines except for protected trees.
The location, size, and species of all pro-
tected trees on a site shall be shown. The
plan shall also differentiate any approved re-
placement trees from the protected trees. Re-
placement trees may be authorized in
accordance with RMC 4-4-130H1e, Replace-
ment Requirements, and the number of re-
placement trees shall be determined
pursuant to any planned replanting areas in
accordance with RMC 4-4-130H1c, Calculat-
ing Tree Retention. (Ord. 5304, 9-17-2007;
Ord. 5748, 1-12-2015)
21. Definitions U:
Urban Design Regulations Review Packet:
A set of submission materials required for
projects subject to the Urban Design Regula-
tions in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the appli-
cant’s proposal addresses the City’s Ur-
ban Design Regulations. (Ord. 4821,
12-20-1999; Amd. Ord. 5028,
11-24-2003; Ord. 5286, 5-14-2007)
Utilities Construction Plans, Wastewater
and Water: Plans prepared by a State of
Washington licensed civil engineer as de-
tailed by the document City of Renton Survey
and Drafting Standards, unless otherwise ap-
proved by the Planning Division Develop-
ment Engineering Manager or designee.
Utilities Plan, Generalized: A plan drawn on
twenty two inch by thirty four inch (22" x 34")
plan sheets using a graphic scale of one inch
equals twenty feet (1" = 20') (or other scale or
size approved by the Planning Division’s De-
velopment Engineering Manager or desig-
nee) clearly showing all existing (to remain)
4-8-120D
(Revised 2/19)8 - 78
and proposed public or private improvements
to be dedicated or sold to the public including,
but not limited to: curbs, gutters, sidewalks,
median islands, street trees, fire hydrants,
utility poles, refuse areas, signage, free-
standing lighting fixtures, utility junction
boxes, public utility transformers, etc., along
the full property frontage. The finished floor
elevations for each floor of proposed and ex-
isting (to remain) structures shall be shown.
(Amd. Ord. 4835, 3-27-2000)
22. Definitions V:
Variance Justification: A written statement
setting forth the reasons in favor of the appli-
cation and addressing the criteria listed in
RMC 4-9-250B5 which are used by the Hear-
ing Examiner or Community and Economic
Development Administrator when reviewing
the variance request. (Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
Vegetation Management Plan: A plan pre-
pared by a qualified professional that details
how to preserve, maintain, enhance, or es-
tablish native vegetation within a Vegetation
Conservation Buffer required by the Shore-
line Master Program Regulations in RMC
4-3-090. The plan shall describe actions that
will be implemented to ensure that buffer ar-
eas provide ecological functions equivalent to
a dense native vegetation community to the
greatest extent possible. It shall also specify
what is necessary to maintain the required
vegetation over the life of the use and/or de-
velopment, consistent with the provisions of
RMC 4-3-090F1i, Vegetation Management.
(Ord. 5633, 10-24-2011)
23. Definitions W:
Wetland Assessment: A wetland assess-
ment includes the following:
a. A description of the project and maps
at a scale no smaller than one inch
equals two hundred feet (1" = 200') show-
ing the entire parcel of land owned by the
applicant and the wetland boundary sur-
veyed by a qualified surveyor, and pursu-
ant to RMC 4-3-050F2, Plans and
Studies Required;
b. A description of the vegetative cover
of the wetland and adjacent area includ-
ing identification of the dominant plant
and animal species;
c. A site plan for the proposed activity at
a scale no smaller than one inch equals
two hundred feet (1" = 200') showing the
location, width, depth and length of all ex-
isting and proposed structures, roads,
stormwater management facilities, sew-
age treatment and installations within the
wetland and its buffer;
d. The exact locations and specifica-
tions for all activities associated with site
development including the type, extent
and method of operations;
e. Elevations of the site and adjacent
lands within the wetland and its buffer at
contour intervals of no greater than five
feet (5') or at a contour interval appropri-
ate to the site topography and acceptable
to the City;
f. Top view and typical cross-section
views of the wetland and its buffer to
scale;
g. The purposes of the project;
h. Such other information as may be
needed by the City, including but not lim-
ited to a study of hazards if present on
site, the effect of any protective mea-
sures that might be taken to reduce such
hazards; and any other information
deemed necessary to verify compliance
with the provisions of this Section. (Ord.
4587, 3-18-1996; Amd. Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005; Ord.
5757, 6-1-2015)
Wetland Mitigation Plan – Final: A final wet-
land mitigation plan shall include:
a. Baseline Information: A written as-
sessment and accompanying maps of
the impacted wetland including, at a min-
imum, a wetland delineation by a quali-
fied wetland specialist; existing wetland
acreage; vegetative, faunal and hydro-
logic characteristics; an identification of
direct and indirect impacts of the project
to the wetland area and wetland func-
tions; soil and substrata conditions; topo-
graphic elevations and compensation
4-8-120D
8 - 79 (Revised 2/19)
site. If the mitigation site is different from
the impacted wetland site, the assess-
ment should include at a minimum: exist-
ing acreage; vegetative, faunal and
hydrologic conditions; relationship within
the watershed and to existing water bod-
ies; soil and substrata conditions; topo-
graphic elevations; existing and
proposed adjacent site conditions; buf-
fers; and ownership.
b. Environmental Goals and Objec-
tives: A written report by a qualified wet-
land specialist shall be provided
identifying goals and objectives of the
mitigation plan and describing:
i. The purposes of the compensa-
tion measures including a description
of site selection criteria; identification
of compensation goals; identification
of target evaluation species and re-
source functions; dates for beginning
and completion; and a complete de-
scription of the structure and func-
tional relationships sought in the new
wetland. The goals and objectives
shall be related to the functions and
values of the original wetland or, if
out-of-kind, the type of wetland to be
emulated; and
ii. A review of the best available sci-
ence and report author’s experience
to date in restoring or creating the
type of wetland proposed shall be
provided. An analysis of the likeli-
hood of success of the compensation
project at duplicating the original wet-
land shall be provided based on the
experiences of comparable projects,
preferably those in the same drain-
age basins, if any. An analysis of the
likelihood of persistence of the cre-
ated or restored wetland shall be pro-
vided based on such factors as
surface and ground water supply and
flow patterns; dynamics of the wet-
land ecosystem; sediment or pollut-
ant influx and/or erosion, periodic
flooding and drought, etc.; presence
of invasive flora or fauna; potential
human or animal disturbance; and
previous comparable projects, if any.
c. Performance Standards: Specific
criteria shall be provided for evaluating
whether or not the goals and objectives
of the project are achieved and for begin-
ning remedial action or contingency mea-
sures. Such criteria may include water
quality standards, survival rates of
planted vegetation, species abundance
and diversity targets, habitat diversity in-
dices, or other ecological, geological or
hydrological criteria. These criteria will be
evaluated and reported pursuant to sub-
section e of this definition, Monitoring and
Maintenance Plan and Program. An as-
sessment of the project’s success in
achieving the goals and objectives of the
mitigation plan should be included along
with an evaluation of the need for reme-
dial action or contingency measures.
d. Detailed Techniques and Plans:
Written specifications and descriptions of
compensation techniques shall be pro-
vided including the proposed construc-
tion sequence, grading and excavation
details; erosion and sediment control fea-
tures needed for wetland construction
and long-term survival; a planting plan
specifying plant species, quantities, loca-
tions, size, spacing, and density; source
of plant materials, propagates, or seeds;
water and nutrient requirements for plant-
ing; where appropriate, measures to pro-
tect plants from predation; specification
of substrata stockpiling techniques and
planting instructions; descriptions of wa-
ter control structures and water level
maintenance practices needed to
achieve the necessary hydroperiod char-
acteristics; etc. These written specifica-
tions shall be accompanied by detailed
site diagrams, scaled cross-sectional
drawings, topographic maps showing
slope percentage and final grade eleva-
tions, and any other drawings appropri-
ate to show construction techniques or
anticipated final outcome. The plan shall
provide for elevations which are appropri-
ate for the desired habitat type(s) and
which provide sufficient hydrologic data.
The City may request such other informa-
tion as needed to determine the ade-
quacy of a mitigation plan.
e. Monitoring and Maintenance Plan
and Program: A program outlining the
4-8-120D
(Revised 2/19)8 - 80
approach for monitoring construction and
development of the compensation project
and for assessing a completed project
shall be provided in the mitigation plan.
i. The plan, formatted to eight and
one-half inches (8.5") by eleven
inches (11"), shall include the follow-
ing elements:
(a) Operations and mainte-
nance practices for protection
and maintenance of the site; and
(b) Monitoring and evaluation
procedures, including minimum
monitoring standards, measur-
able success criteria, and time-
lines (i.e., annual, semi-annual,
quarterly); and
(c) Contingency plan with re-
medial actions for unsuccessful
mitigation.
ii. Monitoring may include, but is
not limited to:
(a) Establishing vegetation
plots to track changes in plant
species composition and density
over time;
(b) Using photo stations to
evaluate vegetation community
response;
(c) Sampling surface and sub-
surface waters to determine pol-
lutant loading, and changes from
the natural variability of back-
ground conditions (pH, nutrients,
heavy metals);
(d) Measuring base flow rates
and storm water runoff to model
and evaluate hydrologic and wa-
ter quality predictions;
(e) Measuring sedimentation
rates;
(f) Sampling fish and wildlife
populations to determine habitat
utilization, species abundance
and diversity; and
(g) A description shall be in-
cluded outlining how the monitor-
ing data will be evaluated by
agencies that are tracking the
progress of the compensation
project. A monitoring report shall
be submitted quarterly for the
first year and annually thereafter,
and at a minimum, should docu-
ment milestones, successes,
problems, and contingency ac-
tions of the compensation proj-
ect. The compensation project
shall be monitored for a period
necessary to establish that per-
formance standards have been
met, but not for a period less
than five (5) years.
f. Contingency Plan: Identification of
potential courses of action, and any cor-
rective measures to be taken when mon-
itoring or evaluation indicates project
performance standards are not being
met.
g. Permit Conditions: Any compensa-
tion project prepared for mitigation pursu-
ant to RMC 4-3-050G9e, Cooperative
Wetland Compensation: Mitigation
Banks, In-Lieu Fee Programs, or Special
Area Management Programs (SAMP),
and approved by the City shall become
part of the application for project ap-
proval.
h. Demonstration of Competence: A
demonstration of financial resources, ad-
ministrative, supervisory, and technical
competence and scientific expertise of
sufficient standing to successfully exe-
cute the compensation project shall be
provided. A compensation project man-
ager shall be named and the qualifica-
tions of each team member involved in
preparing the mitigation plan and imple-
menting and supervising the project shall
be provided, including educational back-
ground and areas of expertise, training
and experience with comparable proj-
ects.
i. Surety Device: A surety device in
one hundred fifty percent (150%) of the
estimated cost of remedial actions if the
mitigation plan is unsuccessful must be
4-8-120D
8 - 81 (Revised 2/19)
filed with the City of Renton. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005; Ord.
5757, 6-1-2015)
Wetland Mitigation Plan – Preliminary: A
preliminary wetland mitigation plan shall in-
clude the following:
a. A site plan demonstrating sufficient
area for replacement ratios;
b. Proposed planting scheme for cre-
ated, restored, and enhanced wetlands;
c. Written report, formatted to eight and
one-half inches (8.5") by eleven inches
(11"), shall include:
i. Identifying direct and indirect im-
pacts of the project to the wetland
area and wetland functions, environ-
mental goals and objectives, and
performance standards, and evaluat-
ing alternative methods of develop-
ing the property using the following
criteria in this order:
(a) Avoiding any disturbances
to the wetland or buffer;
(b) Minimizing any wetland or
buffer impacts;
(c) Compensating for any wet-
land or buffer impacts;
(d) Restoring any wetlands or
buffer impacted or lost temporar-
ily;
(e) Creating new wetlands and
buffers for those lost; and
(f) Enhancing an existing de-
graded wetland to compensate
for lost functions and values, in
addition to restoring a wetland or
creating a wetland.
ii. Evaluating each of the mitigation
plan criteria found in RMC 4-3-050L.
iii. For projects proposing a reduc-
tion in wetland buffer width with en-
hancement, providing a detailed
analysis of the project’s compliance
with each of the following criteria:
(a) The reduced buffer will
function at a higher level than the
standard buffer;
(b) An enhanced buffer shall
never be less than seventy five
percent (75%) of the standard
width at its narrowest point; and
(c) The buffer area has less
than fifteen percent (15%) slopes
and no direct or indirect, short-
term or long-term, adverse im-
pacts to regulated wetlands, as
determined by the City, will result
from a regulated activity; and
(d) The proposal shall rely
upon a site-specific evaluation
and documentation of buffer ad-
equacy based upon Wetlands in
Washington State, Volume 1: A
Synthesis of the Science (Ecol-
ogy Publication No. 05-06-006,
March 2005) and Wetlands in
Washington State, Volume 2:
Managing and Protecting Wet-
lands (Ecology Publication No.
04-06-008, April 2005), or similar
approaches; and
(e) The proposed buffer stan-
dard is based on consideration of
the best available science as de-
scribed in WAC 365-195-905.
iv. And, for projects proposing aver-
aging in wetland buffer width with en-
hancement, providing a detailed
analysis of the project’s compliance
with each of the following criteria:
(a) There are existing physical
improvements in or near the wet-
land and buffer; and
(b) That width averaging will
not adversely impact the wetland
function and values; and
(c) That the total area con-
tained within the wetland buffer
after averaging is no less than
4-8-120D
(Revised 2/19)8 - 82
that contained within the re-
quired standard buffer prior to
averaging; and
(d) A site-specific evaluation
and documentation of buffer ad-
equacy based upon Wetlands in
Washington State, Volume 1: A
Synthesis of the Science (Ecol-
ogy Publication No. 05-06-006,
March 2005) and Wetlands in
Washington State, Volume 2:
Managing and Protecting Wet-
lands (Ecology Publication No.
04-06-008, April 2005), or similar
approaches have been con-
ducted. The proposed buffer
standard is based on consider-
ation of the best available sci-
ence as described in WAC 365-
195-905; and
(e) In no instance shall the buf-
fer width be reduced by more
than seventy five percent (75%)
of the standard buffer. Greater
buffer width reductions require
review as a variance pursuant to
RMC 4-9-250B; and
(f) An analysis of the effective-
ness of the proposed Buffer En-
hancement. (Ord. 4835,
3-27-2000; Ord. 5137,
4-25-2005; Ord. 5757, 6-1-2015)
WSEC Trade-Off Form: Manual of Wattsun
calculations performed to show compliance
with chapter 5 of the current adopted version
of the Washington State Residential Energy
Code requirements. (Ord. 5916 (Att. A), 12-
10-2018)
9 - i (Revised 7/20)
Chapter 9
PERMITS – SPECIFIC
CHAPTER GUIDE: This Chapter contains detailed permit process and evaluation criteria for the various
permits and requests, including, but not limited to, conditional use permits, site plan review, variances,
etc. While chapter 4-9 RMC contains the permit-specific review criteria and procedures, chapter 4-8
RMC provides general procedural, submittal, and appeal procedures. Both chapters should be re-
viewed in tandem.
This Chapter last amended by Ord. 5965, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-9-010 ANNEXATION PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-9-015 AQUIFER PROTECTION AREA PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Operating Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Closure Permits Required in Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Reporting of Unauthorized Release of Hazardous Materials . . . . . . . . . . . . 1
C.Exemptions – Operating and Closure Permits . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Pipelines, Roadways, Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Cleanups, Monitoring and/or Studies under State or Federal Supervision . . 1
3. Use, Storage, and Handling of Specific, Listed Hazardous Materials
That Do Not Present a Risk to the Aquifer . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Hazardous Materials That Do Not Present a Risk to the Aquifer . . . . . . . 1
b. Sale of Hazardous Materials in Original, Small Containers . . . . . . . . . . . 1
c. Hazardous Materials in De Minimis Amounts . . . . . . . . . . . . . . . . . . . . . 2
d. Hazardous Materials Contained in Properly Operating Sealed Units . . . 2
e. Residential Use, Storage, and Handling of Hazardous Materials . . . . . . 2
f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle . . . . . . . . . . 2
g. Fuel Oil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
h. Emergency – Governmental Organization . . . . . . . . . . . . . . . . . . . . . . . 2
i. Water Treatment and Water System Use . . . . . . . . . . . . . . . . . . . . . . . . 2
j. Fueling of Equipment Not Licensed for Street Use . . . . . . . . . . . . . . . . . 2
k. Hazardous Materials in Equipment Fuel Tanks . . . . . . . . . . . . . . . . . . . . 2
l. Hazardous Materials in Aerosol Cans . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
m. Hazardous Materials at Specified Facilities . . . . . . . . . . . . . . . . . . . . . . . 2
n. Janitorial Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
o. Personal Care Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Operating Permit Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . 3
a. Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
b. Additional Criteria – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Operating Permits – Conditions for Zone 1 and 2 . . . . . . . . . . . . . . . . . . . . . 3
a. In-House Inspection and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 3
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - ii
b. Changes to Facility – Responsibility to Report . . . . . . . . . . . . . . . . . . . . 3
c. Unauthorized Release – Responsibility to Report . . . . . . . . . . . . . . . . . . 3
d. Compliance with Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Effect of Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Operating Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Transferability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Closure Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Closure Permits and Permit Conditions – Zone 1 . . . . . . . . . . . . . . . . . . . . . 4
a. Closure Permit Application Required for Facilities . . . . . . . . . . . . . . . . . . 4
b. No Detectable Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . 4
c. Determination of Unauthorized Release . . . . . . . . . . . . . . . . . . . . . . . . . 4
d. Completion of Facility Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
e. Time to Complete Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G.Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Unauthorized Release Prohibited, Reporting Required . . . . . . . . . . . . . . . . 4
2. Unauthorized Releases from Facilities – Report Time and Content . . . . . 4.1
a. Requirement to Report within Twenty Four (24) Hours . . . . . . . . . . . . 4.1
b. Unauthorized Release Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
c. Cleanup Progress Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
3. Monitoring Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
a. Detection and Prevention of Further Contamination . . . . . . . . . . . . . . 4.1
b. Owners Proving Nonresponsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
c. Remedy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
d. Additional Federal, State, and Local Laws . . . . . . . . . . . . . . . . . . . . . 4.2
H.Permit Suspension or Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
1. Operating Permit Suspension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
2. Operating Permit Reinstatement After Suspension . . . . . . . . . . . . . . . . . . 4.2
3. Operating Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
4. Application for Closure Permit Following Operating Permit Revocation . . 4.3
5. Application for Operating Permit Following Revocation . . . . . . . . . . . . . . 4.3
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS . . 4.3
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
C. Initiation of Proposed Comprehensive Plan Amendments . . . . . . . . . . . . . . . 4.3
D. Application and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
E. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.4
F. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.4
G. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
1. Public Notice of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
2. Notice of Public Hearing before the Planning Commission . . . . . . . . . . . . 4.5
3. Comment Period for Planning Commission Public Hearing . . . . . . . . . . . 4.5
4-9-025 TITLE IV DEVELOPMENT REGULATION REVISION AND
INTERPRETATION PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
SECTION PAGE
NUMBER NUMBER
9 - iii (Revised 7/20)
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
D. Review Process for Title IV Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.6
E. Review Criteria for Title IV Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.6
F. Public Notice and Comment Period for Title IV Amendments . . . . . . . . . . . . . 4.6
1. Notice of Public Hearing Before the Planning Commission . . . . . . . . . . . . 4.6
2. Comment Period for Planning Commission Public Hearing . . . . . . . . . . . 4.7
G. Review Process for Title IV Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
H. Review Process for Procedural and Non-Substantive Title IV Amendments . 4.7
4-9-030 CONDITIONAL USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
C.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
2. Exceptions when Significant Concerns Remain . . . . . . . . . . . . . . . . . . . . 4.8
D.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
1. Consistency with Plans and Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
2. Appropriate Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
3. Effect on Adjacent Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
4. Compatibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
5. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
6. Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
7. Noise, Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
8. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
9. Specific Requirements for Kennels and Pet Day Cares . . . . . . . . . . . . . . 4.8
a. History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
b. Standards for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
10. Specific Requirements for Secure Community Transition Facilities
(SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim
Service Facilities (CDIS). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
11. Specific Requirements for Live-Work Units . . . . . . . . . . . . . . . . . . . . . . . . 4.9
E.Decision Criteria – Wireless Communication Facilities . . . . . . . . . . . . . . . . . . 4.9
1. Decision Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
a. Height and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
b. Proximity to Surrounding Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
c. Nature of Surrounding Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
d. Topography and Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
e. Ingress/Egress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
f. Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
g. Collocation Feasibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
h. Consistency with Plans and Regulations . . . . . . . . . . . . . . . . . . . . . . 4.10
i. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
2. Revisions to Conditional Use Permits for Wireless
Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
a. Major Revision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
b. Minor Revision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
F.Decision Criteria – Height Increases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - iv
2. Effect on Abutting and Adjacent Properties . . . . . . . . . . . . . . . . . . . . . . . 4.10
3. Bulk and Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
4. Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
5. Shade and Shadow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
G.Decision Criteria – Density Increases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
2. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
3. Diverse Unit Mix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
4. Light and Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
5. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
H.Decision Criteria – Accessory Dwelling Unit (ADU)
Owner Occupancy Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
1. New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
2. Maintenance Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
3. Quantity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
4. Affordability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.11
5. Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
I.Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
2. Pre-application Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . 4.12
4. Public Notice and Comment Period Required . . . . . . . . . . . . . . . . . . . . . 4.12
5. Determining Necessity for Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . 4.12
6. Administrative Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
7. Hearing Process and Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . 4.12
8. Decision and Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.12
9. Timeline to Apply for Associated Permits . . . . . . . . . . . . . . . . . . . . . . . . 4.12
J.Major and Minor Revisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
1. Major Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
2. Minor Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
4-9-040 CONDOMINIUM CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
B.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
C.Applicability to Conversion of Rental Units to Condominiums
and Cooperatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.13
D.Applicability to Tenants Occupying Rental Units . . . . . . . . . . . . . . . . . . . . . . 4.13
E.Tenant Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Notice to Tenants of Filing of Conversion Declaration . . . . . . . . . . . . . . . . . 5
2. Notice to All Tenants Prior to Offering Any Unit for Sale to the Public
as a Condominium or Cooperative Unit . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Purchase Rights of Tenant in Possession . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Purchase Rights of Tenants Whose Units are Offered for Sale Prior
to Effective Date of Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Subtenant’s Purchase Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Rights of Tenants in Converted Buildings to Purchase Other Units
in the Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
9 - v (Revised 7/20)
7. No Subsequent Sale on Better Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
8. Evictions Only for Good Cause During Notice Period . . . . . . . . . . . . . . . . . . 6
9. Tenant’s Right to Vacate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F.Consumer Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Mandatory Housing Code Inspection and Repair – Notice to Buyers
and Tenants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Certification of Repairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Disclosure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Warranty of Repairs – Set Aside for Repairs . . . . . . . . . . . . . . . . . . . . . . . . . 7
5. Unlawful Representations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
6. Purchaser’s Right to Rescind . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
7. Delivery of Notice and Other Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
8. Acceptance of Offers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
G.Complaints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.Council Waiver of Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
I.Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-9-050 (Deleted by Ord. 5549, 8-9-2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES . . . . . . . . 8
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B.Temporary (Ninety (90) Day) Occupancy Permits in Advance of
Improvement Installation – Building Official Deferral of Off- and
On-Site Improvements for Other Than Plats . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Extension of Temporary Occupancy Permit Up to One Hundred
Eighty (180) Days . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C.Community and Economic Development Administrator’s Deferral
of Subdivision Improvements or Deferral of Other On- and Off-Site
Improvements Beyond Temporary Occupancy Permit . . . . . . . . . . . . . . . . . . . . 9
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Plans for Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Waiver of Requirement for Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
6. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
7. Extension of Time Limit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
8. Acceptable Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
9. Fee in Lieu of Required Street Improvements . . . . . . . . . . . . . . . . . . . . . . . 10
a. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Authority To Grant and Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
d. Amount of Payment of Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
e. Use of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
f. No Further Obligation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - vi
g. Cost Construction Toward a City Capital Improvement Project
for Properties in Which Frontage Improvements Have Been Deferred
by Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
10. (Repealed by Ord. 5170) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
11. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
12. Record of Deferral . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
13. Transfer of Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
14. Administrative Approval Required Prior to Transfer of Responsibility . . . . . 11
15. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-9-065 DENSITY BONUS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Concurrent Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
D. Bonus Allowances and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Affordable Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Affordable Housing Income Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Affordable Unit Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Assisted Living Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Maximum Bonus Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4-9-070 ENVIRONMENTAL REVIEW PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . 13
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C.General State Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D.SEPA Responsible Official. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Committee Officials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Committee Authority and Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
E.Other Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Hydraulic Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Successor Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. National Environmental Policy Act (NEPA) . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Lead Agency Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Determination of Lead Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Lead Agency Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Other Agency as Lead . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. City Objections. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
G.Categorical Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Local Modifications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Exemption Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3. Proposal Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
5. Exempt and Nonexempt Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
6. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7. Effect of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
SECTION PAGE
NUMBER NUMBER
9 - vii (Revised 7/20)
H.Critical Areas/Inapplicable Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Critical Areas Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Critical Areas Designated. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Inapplicable Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Proposals Located within Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
I.Environmental Checklist . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Lead Agency and Threshold Determination . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Checklist Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Additional Information. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
J.Threshold Determination Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Identification of Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Mitigated DNS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4. Changed Proposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
5. DNS Authorized Following Early Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
6. Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
7. DNS Public Comment and Notice Period. . . . . . . . . . . . . . . . . . . . . . . . . . . 18
8. Staff Recommendation for Certain Proposals . . . . . . . . . . . . . . . . . . . . . . . 18
9. Effect of MDNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
10. Request for Early Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
K.Environmental Impact Statements (EIS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
L.Reconsiderations (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
M.SEPA Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Supplemental Policies and Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Attaching Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Denial Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Environmental Review Committee Recommendations . . . . . . . . . . . . . . . . 21
6. Action of Decision Maker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
N.Using Existing Environmental Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
O.Public Notice and Commenting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Threshold Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Optional DNS Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Public Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Consolidation of Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. Responsibility of Cost. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
7. Record Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
P.Definitions and Interpretation of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Q.Forms Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
R.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
S.Expiration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
T.Modifications of Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . 24.1
4-9-075 RESERVED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - viii
4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES . . . 24.1
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E.Review Process for Minor Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Building Section Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Annual License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Time for Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Issuance of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
F.Review Process for Major Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Hearing Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Development Services Division Authority . . . . . . . . . . . . . . . . . . . . . . . 25
2. Special Fill and Grade Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Annual Grading License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Review Criteria for Special Grade and Fill Permit . . . . . . . . . . . . . . . . . . . . 26
a. Compatibility of Proposed Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Progressive Rehabilitation and Reuse . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6. Conformance with Examiner’s Approved Plan Required . . . . . . . . . . . . . . 26
7. Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
8. Other Requirements/Noncity Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
9. Inspection and Enforcement Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
10. Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
11. Transferability of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
12. Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . 27
G.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Revocation of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4-9-090 HOME OCCUPATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
A.Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
D.Prohibited Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
E.City Business License Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Application and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Business License Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Development Services Division Application . . . . . . . . . . . . . . . . . . . . . 27
2. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Qualification Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
a. Primary Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Retail Sales and Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Employees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
SECTION PAGE
NUMBER NUMBER
9 - ix (Revised 7/20)
e. Mechanical/Electrical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
f. Environmental Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
g. Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
h. Outdoor Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
i. Flammable Liquids . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
j. Fire Extinguisher . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
k. City Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
l. Building Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
m. Accessory Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
n. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
G.Additional Requirements for Customer Visits or Deliveries . . . . . . . . . . . . . . . . 29
1. Notification to Neighbors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. License Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Limitation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Limitation of Customer Visits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Limitation of Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4-9-100 ADDITIONAL ANIMALS PERMIT PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . 29
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
C.Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
D. Maximum Number of Animals Permitted with an Additional Animals
Permit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Dogs and Cats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Extra Large Animals (Horses, Donkeys, Cows and Llamas) on
Properties without a Covered Arena and a Stable . . . . . . . . . . . . . . . . . . . . 30
3. Extra Large Lot Animals (Horses, Donkeys, Cows and Llamas)
on Properties with a Covered Arena and a Stable . . . . . . . . . . . . . . . . . . . . 30
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
F. Notification and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Comment Period and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
G.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Inspection Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3. Findings Required for Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4. Additional Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
H. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
I.Period of Validity, Individual Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
J.Revocation of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Revocation of Additional Animals Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Revocation of Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. License – Waiting Period Following Revocation or Refusal to Renew . . . . 32
K.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-9-105 ADDITIONAL VEHICLES PERMIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - x
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
C. Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
D. Maximum Number of Vehicles Permitted with an Additional Vehicles Permit . . 32
E. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
1. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
2. Comment Period and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
F. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
G. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
4-9-110 MANUFACTURED AND MOBILE HOME PARKS . . . . . . . . . . . . . . . . . . . . 32.1
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
1. Building Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
2. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
D.Submittal Requirements and Fees (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 33
E.Park Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Referrals, Recommendations of Department . . . . . . . . . . . . . . . . . . . . . . . 33
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4. Recommendations to Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
6. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
7. Construction Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
8. Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
F.Deferrals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
G.Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
H.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
I.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 34
J.Violation and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Revocation of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
2. Misdemeanor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL
PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A.Purpose of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B.No Longer Applicable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-9-130 OCCUPANCY PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
C.Certificate Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
D.Timing and Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
E.Temporary Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
SECTION PAGE
NUMBER NUMBER
9 - x.1 (Revised 7/20)
4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT
USE ASSESSMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
A.Purpose, Applicability, and Adoption of State Rules by Reference . . . . . . . . . . 35
B.Application Submittal Requirements (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . 35
C.Processing Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
D.Refund of Fee Upon Denial of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS . . . . . . . . . . . . . . . . . . 35
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. Code Provisions That May Be Modified . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Code Provisions Restricted from Modification . . . . . . . . . . . . . . . . . . . . . . . 36
a. Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Density/Permitted Number of Dwelling Units . . . . . . . . . . . . . . . . . . . . . 36
c. Planned Urban Development Regulations . . . . . . . . . . . . . . . . . . . . . . . 36
d. Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
e. Specific Limitations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
C.Roles and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. The Department of Community and Economic Development (CED) . . . . . 36
2. City Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
D. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Demonstration of Compliance and Superiority Required . . . . . . . . . . . . . . 36
2. Public Benefit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
d. Use of Sustainable Development Techniques . . . . . . . . . . . . . . . . . . . . 37
e. Overall Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Additional Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Building and Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
c. Infrastructure and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
d. Clusters or Building Groups and Open Space . . . . . . . . . . . . . . . . . . . . 38
e. Privacy and Building Separation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
f. Building Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
g. Parking Area Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
h. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Compliance with Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 38
E. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38.1
(Revised 7/20)9 - x.2
This page left intentionally blank.
SECTION PAGE
NUMBER NUMBER
9 - xi (Revised 2/19)
1. Common Open Space Standard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38.1
a. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
b. Mixed Use – Residential Portions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses. 41
d. Open Space Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
e. Common Open Space Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Private Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
3. Installation and Maintenance of Common Open Space . . . . . . . . . . . . . . . 44
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4. Installation and Maintenance of Common Facilities . . . . . . . . . . . . . . . . . . 44
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
F.Procedure for Preliminary Approval of Planned Urban Developments. . . . . . . . 44
1. Permit Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
3. Informal Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 45
5. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
6. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
7. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
8. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
a. Preliminary Planned Urban Development – New Development . . . . . . 45
b. Preliminary Planned Urban Development – Existing Development
with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
9. Effect of an Approved Preliminary Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
10. Zoning Map Revised . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. New Planned Urban Development Approval . . . . . . . . . . . . . . . . . . . . . 46
b. Demonstration Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
G.Final Plan Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Preliminary Approval of Planned Urban Development Not
Associated with a Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Preliminary Approval of Planned Urban Development with
Concurrent Preliminary Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Expiration of Preliminary Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
d. Remaining Preliminary Phases with Completion of One Phase . . . . . . 46
2. Submittal Requirements and Fees for Final Plan Application . . . . . . . . . . . 46
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4. Minor Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
5. Major Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
6. Review and Approval of Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
a. Covenants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
b. Property Owners’ Association Required . . . . . . . . . . . . . . . . . . . . . . . . 47
7. Effect of an Approval Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
a. Standards Superimposed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
b. Construction Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
SECTION PAGE
NUMBER NUMBER
(Revised 2/19)9 - xii
H.Merger of Applications or Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
1. Merger of Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
2. Merger with Other Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
I.Appeals of Community and Economic Development Administrator’s
Decision on a Final Planned Urban Development . . . . . . . . . . . . . . . . . . . . . . 48
J.Building and Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
1. Conformance with Final Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
2. Minor Adjustments to Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
a. Minor Adjustments Prior to Building Permits . . . . . . . . . . . . . . . . . . . . . 48
b. Minor Variations to Development Following Final Planned Urban
Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
3. Occupancy Permit Issuance Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
4. Occupation of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
K.Expiration or Abandonment of a Planned Urban Development . . . . . . . . . . . . 49
1. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
3. Resuming Development of an Abandoned Planned Urban
Development Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
L. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
4-9-160 PUBLIC ART EXEMPTION PROCEDURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
C.Criteria for Exemptions from Sign Code Requirements . . . . . . . . . . . . . . . . . . 50
D.Exemption Certificate Required for Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . 50
E.Exemption Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
F.Staff Review of Exemption Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
G.Special Arts Commission Review of Exemption Requests . . . . . . . . . . . . . . . . 51
1. Commission Review and Recommendations . . . . . . . . . . . . . . . . . . . . . . . 51
2. Renton Municipal Arts Commission Role Regarding Public Art
Exemption Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
3. Determination of Artist Recognition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
4. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
H.Final Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
1. Standing and Authority for Hearing Appeal . . . . . . . . . . . . . . . . . . . . . . . . . 51
2. Transmittal of File and Staff Report to Examiner . . . . . . . . . . . . . . . . . . . . 51
4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT . . . . . . . . . . . . 51
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
C.No Permit for Ordinary Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
D.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
E.Violation of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
1. Construction without Permit Considered Public Nuisance . . . . . . . . . . . . . 52
4-9-180 REZONE PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
SECTION PAGE
NUMBER NUMBER
9 - xiii (Revised 3/13)
B.Who May Apply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
C.Authority for Rezones Requiring a Plan Amendment . . . . . . . . . . . . . . . . . . . 52
D.Authority for Rezones Not Requiring Plan Amendment . . . . . . . . . . . . . . . . . 52
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
F.Decision Criteria for Change of Zone Classification . . . . . . . . . . . . . . . . . . . 52.1
1. Criteria for Rezones Requiring a Comprehensive Plan Amendment . . . 52.1
2. Criteria for Rezones Not Requiring Comprehensive Plan Amendment . . 52.1
G.Time Limitations for Rezone Application Resubmission . . . . . . . . . . . . . . . . 52.1
4-9-190 SHORELINE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
B.Shoreline Development Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
1. Development Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
2. Shoreline Overlay. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
3. Substantial Development Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
4. Shoreline Conditional Use Permit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
5. Shoreline Variance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
6. Land Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
7. Approval Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
8. Written Findings Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.3
9. Building Permit Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.3
10. Restoration Project Relief. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
C.Exemptions from Permit System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
1. Governor’s Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
2. Projects Valued at $5,000 or Less . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
3. Maintenance and Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4. Emergency Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
5. Agricultural Construction or Practices . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
6. Construction of Single Family Residence and Accessory Buildings. . . . . . 55
7. Construction of Noncommercial Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
8. Construction Authorized by the Coast Guard. . . . . . . . . . . . . . . . . . . . . . . 55
9. Operation, Maintenance, or Construction Related to Irrigation . . . . . . . . . 55
10. Marking of Property Lines on State-Owned Lands. . . . . . . . . . . . . . . . . . . 55
11. Operation and Maintenance of Agricultural Drainage or Dikes . . . . . . . . . 55
12. Activities Necessary for Permit Application . . . . . . . . . . . . . . . . . . . . . . . . 55
13. Removal or Control of Aquatic Noxious Weeds . . . . . . . . . . . . . . . . . . . . . 56
14. Watershed Restoration Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
15. Projects to Improve Fish and Wildlife Passage or Habitat . . . . . . . . . . . . . 56
16. Hazardous Substance Remediation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
17. Projects on Lands Not Subject to Shoreline Jurisdiction
Prior to Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
D.Exemption Certificate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
1. Application Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
2. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
3. Conditions Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
4. Permit Required if Project Not Exempt in Part . . . . . . . . . . . . . . . . . . . . . . 57
E.Shoreline Permit Application Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - xiv
1. Information Prior to Submitting a Shoreline Substantial Development
Permit Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
2. Shoreline Substantial Development Permit Required . . . . . . . . . . . . . . . . . 57
3. Shoreline Substantial Development Permit Application Forms and Fees . . 57
4. Secondary Review by Independent Qualified Professionals . . . . . . . . . . . . 57
5. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
6. Standard Public Comment Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
7. Special Public Comment Time. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
8. Review Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
9. Conditional Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
10. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
F.Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
2. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
3. Procedural Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
4. Burden of Proof on Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
G.Surety Devices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
H.Administrative Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
I.Variances and Conditional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
a. Conditional Use Permits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
b. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
c. State Department of Ecology Decision. . . . . . . . . . . . . . . . . . . . . . . . 58.1
d. Time Limit, Permit Validity, and Appeals . . . . . . . . . . . . . . . . . . . . . . 58.1
3. Maintenance of Permitted Uses Allowed . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
4. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
5. Conditional Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
J.Time Requirements for Shoreline Permits . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
2. Unspecified Time Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
3. Discretionary Time Limits for Shoreline Substantial Developments. . . . . 58.3
4. Discretionary Time Limits for Shoreline Substantial Conditional Uses
or Shoreline Variances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
5. Extension Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
6. Standard Period of Validity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
7. Certification of Construction Commencement . . . . . . . . . . . . . . . . . . . . . 58.3
8. Time Allowed for Construction Completion . . . . . . . . . . . . . . . . . . . . . . . 58.3
9. Effective Date of Filing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
10. Notification to City of Other Permits and Legal Actions . . . . . . . . . . . . . . 58.4
11. Permit Processing Time. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
12. Construction Not Authorized Until Proceedings Completed. . . . . . . . . . . 58.4
13. Special Allowance for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
SECTION PAGE
NUMBER NUMBER
9 - xv (Revised 7/20)
K.Rulings to State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
L.Transferability of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
M.Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
N.Rescission of Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
1. Noncompliance with Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
2. Notice of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
3. Posting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
4. Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
5. Final Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
O.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
P.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
1. Prosecution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
2. Injunction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
3. Violators Liable for Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Q.Shoreline Moratorium. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS . . . . . . . . . . . . . . . . . . . 60
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
D. Procedures and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
3. Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
4. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
5. Routine Vegetation Management Permit Conditions . . . . . . . . . . . . . . . . . . 60
6. Time Limits for Routine Vegetation Management Permits . . . . . . . . . . . . . 61
E. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
F. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
4-9-200 MASTER PLAN AND SITE PLAN REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
A.Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
B.Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. Master Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
a. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Optional . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
3. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. Development Exempt from Master Plan Review . . . . . . . . . . . . . . . . . . . . . 62
a. Airplane Manufacturing and Airplane Manufacturing
Accessory Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Large Lot Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
c. SEPA Exempt Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
d. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Development Exempt from Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . 62
D.Criteria to Determine if Public Hearing Is Required . . . . . . . . . . . . . . . . . . . . . . 63
E.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - xvi
2. Level of Detail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
3. Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
a. Compliance and Consistency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
b. Off-Site Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
c. On-Site Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
d. Access and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
e. Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
f. Views and Public Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
g. Natural Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
h. Services and Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
i. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
j. Stormwater . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
F. Applicable Submittal and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . 65
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
2. Preapplication Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
3. Combined Application Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
4. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 65
5. Public Notice and Comment Period Required . . . . . . . . . . . . . . . . . . . . . . . 65
6. Circulation and Review of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
7. Environmental Review Committee to Determine Necessity
for Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
8. Administrative Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
9. Hearing Process and Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 66
a. Date of Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
b. Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
c. Authority for Conditions and Plan Modifications . . . . . . . . . . . . . . . . . . 66
d. Hearing Examiner Ability to Leave Public Hearing Open . . . . . . . . . . . 66
e. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
G. Merger with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
H. Modifications to an Approved Master Plan or Site Plan . . . . . . . . . . . . . . . . . . 66
1.Major Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
2.Minor Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
I.Timing of Building Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
J.Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
1. Non-Phased Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
2. Phased Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
4-9-210 SMALL CELL PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
A. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
B. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
SECTION PAGE
NUMBER NUMBER
9 - xvii (Revised 7/20)
4-9-220 SPECIAL PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
A.Purpose and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
C.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
D.Review Process and Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
E.Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
F.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP
SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK . . . . . . 67
A.Purpose, Authority and Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . 67
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C.Review Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-9-240 TEMPORARY USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
1. Exemptions for Construction-Related Activities . . . . . . . . . . . . . . . . . . . . . . 67
2. Exemptions for City-Sponsored Events . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Exemptions for Special Sales and Ancillary Events Promoting and
Located on the Site of an Existing Permanent Business and
Not Requiring a Separate Business License . . . . . . . . . . . . . . . . . . . . . . . . 67
D.Temporary Use Permits Are Required for Other Temporary Uses
or Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
1. Tier I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
2. Tier II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
3. Tier III . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
E. Criteria for Determining Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
F. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . 68
G.Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
H.Waiver of Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
I.Application Process and Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
J. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
K. Additional Conditions for Vehicle Sales Events, Mobile Food Vendors,
and Temporary Homeless Encampments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
1. Vehicle Sales Events Held on Property Not Currently Used as an
Auto Dealership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
2. Mobile Food Vendors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
3. Temporary Homeless Encampments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
a. Location Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
b. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
c. Visual Buffering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
d. Exterior Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
e. Maximum Residents. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
f. Additional Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
g. Transit Proximity and Transportation Plan . . . . . . . . . . . . . . . . . . . . . . . 70
h. Code of Conduct. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
i. Compliance with Health and Safety Codes . . . . . . . . . . . . . . . . . . . . . . 70
SECTION PAGE
NUMBER NUMBER
(Revised 7/20)9 - xviii
j. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
k. Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
l. Log-In and Identification. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
m. Duration and Frequency. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
n. Public Meeting – Informal Public Meeting Required. . . . . . . . . . . . . . . 70.1
o. Notification to Schools and Child Care Services . . . . . . . . . . . . . . . . . . 71
p. Review Authority, Appeals, and Permit Revocation. . . . . . . . . . . . . . . . 71
L. Special Criteria for Temporary Manufactured Home for Medical Hardship . . . . 71
M.Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Additional Requirements – for Model Homes . . . . . . . . . . . . . . . . . . . . . . . 72
N.Other Required Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
O.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Standard Period of Validity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Special Expiration/Extension Periods for Manufactured
Homes for Medical Hardship . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
P.Removal of Temporary Use Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Q.Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
R.Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Revocation of Temporary Use Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES . . . . . . . 73
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Waivers (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4. Alternates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
B.Variance Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Authority and Applicability for Administrative Variances . . . . . . . . . . . . . . . 73
a. Residential Land Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
b. Commercial and Industrial Land Uses . . . . . . . . . . . . . . . . . . . . . . . . . 73
c. Proposals Located Within Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . 73
d. Proposals to Vary from the Drainage Standards . . . . . . . . . . . . . . . . . . 74
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 74
4. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
5. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
6. Special Review Criteria – Reasonable Use Variance – Critical
Areas Regulations Only . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
7. Special Review Criteria for Variances from the Wellhead Protection
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
8. Special Review Criteria for Variances from Flood Hazard
Requirements in the Critical Areas Regulations . . . . . . . . . . . . . . . . . . . . . 75
a. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
c. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
d. Notice Required upon Variance Approval . . . . . . . . . . . . . . . . . . . . . . . 76
SECTION PAGE
NUMBER NUMBER
9 - xix (Revised 5/18)
e. Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
9. Special Review Criteria – Steep Slopes Forty Percent (40%) or Greater
and Very High Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
10. Special Review Criteria – Single Family Residence on a Legal Lot
with a Category IV Wetland; or Single Family Residence on a Legal
Lot with a Type F, Np, or Ns Stream/Lake . . . . . . . . . . . . . . . . . . . . . . . . . . 77
11. Special Review Criteria – Public/Quasi-Public Utility or Agency
Altering Wellhead Protection, Geologic Hazard, Habitat, Stream/Lake
or Wetland Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
12. Special Review Criteria – Constructing Structures over Piped Streams . . . 78
13. Special Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
14. Continuation of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
15. Decision Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
a. The Administrator Shall Announce Findings and Decisions . . . . . . . . . 79
b. Notice of Decision of the Administrator . . . . . . . . . . . . . . . . . . . . . . . . . 80
c. Reconsideration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
d. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
16. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
17. Finalization (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
18. Expiration of Variance Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
19. Extension of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
C.Waiver Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1. Authority for Waiver, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 80
2. Authority for Waiver of Street Improvements . . . . . . . . . . . . . . . . . . . . . . . . 80
3. Application and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4. Decision Criteria, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
5. Decision Criteria for Waivers of Street Improvements . . . . . . . . . . . . . . . . . 80
D.Modification Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80.1
1. Application Time and Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . 80.1
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80.1
E.Alternate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
3. Substantiation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
4. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
F. Absence of Valid Scientific Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 81
4-9-015C
9 - 1 (Revised 3/13)
4-9-010 ANNEXATION
PROCEDURES:
It is the intention of the City Council that provi-
sions of State law governing annexations as set
forth in chapter 35A.14 RCW as it presently exists
or as it may be amended shall control and that
this section shall be supplemental thereto. Upon
filing a Notice of Intent to Commence Annexation
Proceedings with the City Clerk, as referenced in
RMC 4-8-120D, the submitting party shall simul-
taneously pay an annexation processing fee in
the amount stipulated in RMC 4-1-170A to com-
pensate the City for administrative cost and ex-
pense in the processing, checking and handling
of such annexation request, which fee shall like-
wise include the publication and posting expense
of any notice pertaining to the annexation. (Ord.
5169, 12-5-05)
4-9-015 AQUIFER PROTECTION
AREA PERMITS:
A. PURPOSE:
The purpose of this Section is to protect aquifers
used as potable water supply sources by the City
from contamination by hazardous materials. This
Section establishes permit procedures, operating
permits, closure permits, and uniform standards
for release reporting, emergency response, clo-
sure and abandonments. (Amd. Ord. 4992,
12-9-2002)
B. APPLICABILITY:
1. Operating Permits Required: No per-
son, persons, corporation, or other legal enti-
ties shall operate a facility in an aquifer
protection area (APA) (see RMC 4-3-050Q1,
Maps, Aquifer Protection) without first obtain-
ing an operating permit from the Department.
Any person who owns more than one facility
in a single zone of the APA shall have the op-
tion of obtaining one permit for all operations
if the operations at each facility are similar
and the permit requirements under this Sec-
tion are applicable to each facility individually.
2. Closure Permits Required in Zone 1:
No owner of a facility in Zone 1 shall close a
facility without first obtaining a closure permit
to do so from the Department. The owner of a
facility shall obtain a closure permit before
operations requiring an operating permit
cease at the facility or before the facility is
sold or otherwise transferred to a new owner.
3. Reporting of Unauthorized Release of
Hazardous Materials: All persons shall com-
ply with RMC 4-3-050H10 and subsection G
of this Section relating to unauthorized re-
lease of hazardous materials. (Amd. Ord.
4992, 12-9-2002)
C. EXEMPTIONS – OPERATING AND
CLOSURE PERMITS:
The following land uses and activities do not re-
quire operating or closure permits, but may re-
quire compliance with other standards and
regulations in RMC 4-3-050, Critical Areas Regu-
lations.
1. Pipelines, Roadways, Railroads: Pipe-
lines including storm and sanitary sewers and
product pipelines, interstate freeways, State
highways, arterials, local access streets, and
railroads.
2. Cleanups, Monitoring and/or Studies
under State or Federal Supervision: Clean-
ups, monitoring and/or studies undertaken
under supervision of the Washington Depart-
ment of Ecology or the U.S. Environmental
Protection Agency.
3. Use, Storage, and Handling of Spe-
cific, Listed Hazardous Materials That Do
Not Present a Risk to the Aquifer:
a. Hazardous Materials That Do Not
Present a Risk to the Aquifer: Use,
storage, and handling of specific hazard-
ous materials that do not present a risk to
the aquifer as determined and listed by
the Department are exempt from all reg-
ulation under this Section with the excep-
tion of the requirement to list these
hazardous materials on the hazardous
materials inventory statement as pro-
vided by RMC 4-8-120D15a, Operating
Permit Application, Aquifer Protection
Area.
b. Sale of Hazardous Materials in
Original, Small Containers: Hazardous
materials offered for sale in their original
containers of five (5) gallons or less.
4-9-015D
(Revised 3/13)9 - 2
c. Hazardous Materials in De Minimis
Amounts: Hazardous materials use,
storage, and handling in de minimis
amounts (aggregate quantities totaling
twenty (20) gallons or less at the facility).
Hazardous material weights shall be con-
verted to volumes for purposes of deter-
mining whether de minimis amounts are
exceeded. Ten (10) pounds shall be con-
sidered equal to one gallon.
d. Hazardous Materials Contained in
Properly Operating Sealed Units: Haz-
ardous materials contained in properly
operating sealed units (transformers, re-
frigeration units, etc.) that are not opened
as part of routine use.
e. Residential Use, Storage, and
Handling of Hazardous Materials: Non-
commercial residential use, storage, and
handling of hazardous materials provided
that no home occupation business (as
defined by chapter 4-11 RMC, Defini-
tions) that uses, stores, or handles more
than twenty (20) gallons of hazardous
material is operated on the premises.
f. Fuel Tanks and Fluid Reservoirs
Attached to Motor Vehicle: Hazardous
materials in fuel tanks and fluid reservoirs
attached to a private or commercial mo-
tor vehicle and used directly in the opera-
tion of that vehicle.
g. Fuel Oil: Fuel oil used in existing
heating systems.
h. Emergency – Governmental Orga-
nization: Public interest emergency use,
storage, and handling of hazardous ma-
terials by governmental organizations.
i. Water Treatment and Water System
Use: Hazardous materials used, stored,
and handled by the City of Renton in wa-
ter treatment processes and water sys-
tem operations.
j. Fueling of Equipment Not Li-
censed for Street Use: Fueling of equip-
ment not licensed for street use provided
that such fueling activities are conducted
in a containment area that is designed
and maintained to prevent hazardous
materials from coming into contact with
soil, surface water, or groundwater.
k. Hazardous Materials in Equipment
Fuel Tanks: Hazardous materials in fuel
tanks attached to private or commercial
equipment and used directly in the oper-
ation of that equipment.
l. Hazardous Materials in Aerosol
Cans.
m. Hazardous Materials at Specified
Facilities: Hazardous materials at multi-
family dwellings, hotels, motels, retire-
ment homes, convalescent centers/nurs-
ing homes, mobile or manufactured
home parks, group homes, and daycare
family homes or centers when used by
owners and/or operators of such facilities
for on-site operation and maintenance
purposes.
n. Janitorial Supplies: Hazardous
materials used for janitorial purposes at
the facility where the products are stored.
o. Personal Care Products: Hazard-
ous materials used for personal care by
workers or occupants of the facility at
which the products are stored including
but not limited to soaps, hair treatment,
grooming aids, health aids, and medi-
cines. (Amd. Ord. 4992, 12-9-2002)
D. ADMINISTRATION:
The Community and Economic Development Ad-
ministrator shall have the power and authority to
administer and enforce the provisions of this
Chapter. (Amd. Ord. 4992, 12-9-2002; Ord. 5676,
12-3-2012)
E. OPERATING PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for an operating permit. (Amd.
Ord. 4992, 12-9-2002)
4-9-015E
9 - 3 (Revised 3/13)
2. Operating Permit Criteria – Zones 1
and 2:
a. Criteria – Zones 1 and 2: The De-
partment shall not issue an operating
permit for a facility unless adequate
plans, specifications, test data, and/or
other appropriate information has been
submitted by the owner showing that the
proposed design and construction of the
facility meets the intent and provisions of
this Section and RMC 4-3-050, Critical
Areas Regulations, and will not impact
the short term, long term or cumulative
quantity or quality of groundwater.
b. Additional Criteria – Zone 1: In
Zone 1 of an APA, no change in opera-
tions at a facility shall be allowed that in-
creases the quantities of hazardous ma-
terials stored, handled, treated, used, or
produced in excess of quantities reported
in the initial aquifer protection area oper-
ating permit with the following exception:
An increase in the quantity of hazardous
materials is allowed up to the amount al-
lowed for a new facility in Zone 1 as pro-
vided by RMC 4-3-050C8d(i), Prohibited
Activities – Aquifer Protection Areas.
3. Operating Permits – Conditions for
Zone 1 and 2: Specific conditions for operat-
ing permits issued to facilities in Zones 1 and
2 of an APA are described in RMC 4-3-050H,
Aquifer Protection. The following general
conditions in subsections E3a, b, c, and d,
and E4 through E6 of this Section shall be in-
cluded as part of any operating permit issued
pursuant to this Section:
a. In-House Inspection and Mainte-
nance: Procedures for the in-house in-
spection and maintenance of contain-
ment devices and areas where
hazardous materials are stored, handled,
treated, used, and produced shall be
identified in the operating permit for each
facility. Such procedures shall be in writ-
ing, and a log shall be kept of all inspec-
tion and maintenance activities. Such
logs shall be submitted to the Department
annually and shall be available for inspec-
tion. Inspection and maintenance logs
shall be maintained on-site by the owner
for a period of at least three (3) years from
the date the monitoring was performed.
b. Changes to Facility – Responsibil-
ity to Report: The permittee shall report
to the Department within fifteen (15) days
after any changes in a facility including:
i. The storage, handling, treatment,
use, or processing of new hazardous
materials;
ii. Changes in monitoring proce-
dures; or
iii. The replacement or repair of any
part of a facility that is related to the
hazardous material(s).
c. Unauthorized Release – Respon-
sibility to Report: The permittee shall
report to the Department any unautho-
rized release occurrence, within twenty
four (24) hours of its detection, in accor-
dance with subsection H2a of this Sec-
tion.
d. Compliance with Inspection Re-
port: Within thirty (30) days of receiving
an inspection report from the Depart-
ment, the operating permit holder shall
file with the Department a plan and time
schedule to implement any required
modifications to the facility or to the mon-
itoring plan needed to achieve compli-
ance with the intent of this Chapter or the
permit conditions. This plan and time
schedule shall also implement all of the
recommendations of the Department.
4. Effect of Operating Permit: An operat-
ing permit, issued by the Administrator, shall
be effective for one year. A permit to operate
a facility shall not be issued until it is deter-
mined that the facility complies with the provi-
sions of these regulations. If an inspection of
the facility reveals noncompliance, then the
Administrator must verify by a follow-up in-
spection that all required corrections have
been implemented before renewing the per-
mit. The facility owner shall apply to the De-
partment for permit renewal at least sixty (60)
days prior to the expiration of the permit.
(Ord. 5676, 12-3-2012)
5. Operating Permit Renewal: All aquifer
protection area operating permits must be re-
newed by the Department on an annual basis.
4-9-015F
(Revised 3/13)9 - 4
6. Transferability: Operating permits may
be transferred to a new facility owner if the
new facility owner does not change any con-
ditions of the permit, the transfer is registered
with the Department within thirty (30) days of
the change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the
change in ownership.
F. CLOSURE PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for a closure permit.
2. Closure Permits and Permit Condi-
tions – Zone 1:
a. Closure Permit Application Re-
quired for Facilities: A closure permit
application shall include:
i. A list of hazardous materials to be
removed from premises, the method
of removal, and the final destination
(include product names and quanti-
ties);
ii. A list of potentially contaminated
equipment and/or containment de-
vices to be removed from premises
and a description of the method of
disposal or recycling;
iii. A plan prepared by a profes-
sional engineer or geologist licensed
in the State of Washington to investi-
gate the facility to determine whether
it is free of contamination exceeding
Model Toxics Control Act (MTCA)
standards (chapter 173-340 WAC),
to report findings to the Water Utility,
and to describe remediation needed,
if any, according to said standards
and RMC 4-9-015G;
iv. A written agreement between
the owner, the property owner, and
the purchaser or other recipient, in
lieu of subsections F2a(i) and (ii) of
this Section, stating that the owner
will not remove hazardous materials
and containment devices from the fa-
cility because all agree that the mate-
rials and devices are needed to
continue to operate the facility;
v. A schedule for implementation of
subsections F2a(i) and (ii) of this
Section and the investigation de-
scribed in subsection F2a(iii).
b. No Detectable Unauthorized Re-
leases: The owner of a facility being
closed shall demonstrate to the satisfac-
tion of the Department that no detectable
unauthorized release has occurred or
that unauthorized releases have been
cleaned up. Cleanup shall be considered
to be complete when, according to the
best available scientific evidence, the risk
of causing the city water supply to fail to
meet Washington State drinking water
quality standards has been removed and
the cleanup meets the Model Toxics Con-
trol Act Cleanup Regulation (chapter
173-340 WAC). This demonstration can
be based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities.
c. Determination of Unauthorized
Release: If an unauthorized release is
determined to have occurred, the facility
owner shall comply with subsection G of
this Section, Unauthorized Releases.
d. Completion of Facility Closure:
Facility closure will be accepted as com-
plete by the Department upon implemen-
tation of the closure permit conditions
and compliance with all other provisions
of the Section.
e. Time to Complete Closure: Facility
closure must be completed according to
a timetable and permit conditions deter-
mined by the Department and shall, in all
cases, be completed within one year of
the date when a closure permit is re-
quired. (Amd. Ord. 4992, 12-9-2002)
G. UNAUTHORIZED RELEASES:
1. Unauthorized Release Prohibited, Re-
porting Required: Hazardous materials
shall not be spilled, leaked, emitted, dis-
4-9-015G
9 - 4.1 (Revised 3/13)
charged, disposed, or allowed to escape or
leach into the air, into groundwater, surface
water, surface soils or subsurface soils. Ex-
ception: Intentional withdrawals of hazardous
materials for the purpose of legitimate sale,
use, or disposal and discharges permitted
under Federal, State, or local law. All unau-
thorized releases as defined in RMC
4-11-210, Definitions U, shall be reported to
the Department within twenty four (24) hours
of discovery that the release has occurred.
Unauthorized releases shall be reported by
the person or persons responsible for the re-
lease and/or the owner of the property on
which the release has occurred.
2. Unauthorized Releases from Facilities
– Report Time and Content:
a. Requirement to Report within
Twenty Four (24) Hours: Unauthorized
releases shall be reported to the Depart-
ment within twenty four (24) hours of dis-
covery of the occurrence and shall be
recorded in the owner’s inspection and
maintenance log.
b. Unauthorized Release Report: The
report shall contain the following informa-
tion that is known at the time of filing the
report:
i. List of type, quantity, and concen-
tration of hazardous materials re-
leased.
ii. The results of all investigations
completed at the time to determine
the extent of soil or groundwater or
surface water contamination be-
cause of the release.
iii. Method of cleanup implemented
to date and proposed cleanup ac-
tions.
iv. Method and location of disposal
of the released hazardous material
and any contaminated soils, ground-
water, or surface water.
v. Proposed method of repair or re-
placement of the containment device.
vi. Facility owner’s name and tele-
phone number.
c. Cleanup Progress Reports: Until
cleanup is complete, the owner shall sub-
mit reports to the Department every
month or at a more frequent interval spec-
ified by the Department. The reports shall
include the information requested in this
Section. Cleanup shall be considered to
be complete when, according to the best
available scientific evidence, the risk of
causing the City water supply to fail to
meet State drinking water quality stan-
dards has been removed and the cleanup
meets the Model Toxics Control Act
Cleanup Regulation (chapter 173-340
WAC).
3. Monitoring Results:
a. Detection and Prevention of Fur-
ther Contamination: Semi-annually, or
more frequently, the Department may re-
view all site monitoring results submitted
by owners in an APA. The Department
may require the owner to immediately ac-
complish the following if a hazardous ma-
terial is detected in an owner’s monitoring
well(s), surface water runoff, and/or site
soils and the concentration exceeds
Model Toxics Control Act Cleanup Stan-
dards as provided in chapter 173-340
WAC or if, according to the best available
scientific information, the concentration
may cause the City water supply to fail to
meet State drinking water quality stan-
dards:
i. Locate and determine the source
of the hazardous material detected.
ii. Stop and prevent any further un-
authorized release(s), of the hazard-
ous material detected, if under the
control of the owner.
iii. Comply with the requirements
for an unauthorized release(s) from a
facility. (Amd. Ord. 4992, 12-9-2002)
b. Owners Proving Nonresponsible:
The owner shall not be subject to this
mandatory action specified in subsection
G3a of this Section, Detection and Pre-
vention of Further Contamination, if the
owner can present acceptable technical
data that substantiates that it is not re-
sponsible for the violation.
4-9-015H
(Revised 3/13)9 - 4.2
c. Remedy: The facility owner or other
person responsible for an unauthorized
release and/or the owner of the property
on which a release of hazardous materi-
als has occurred shall initiate and com-
plete all actions necessary to remedy the
effects of such release on the City of
Renton water supply at no cost to the City.
If an unauthorized release causes or is
expected, according to the best available
scientific evidence, to cause the drinking
water supply of the City of Renton to fail
to comply with State drinking water quality
standards, and if the facility owner or
other person responsible for an unautho-
rized release and/or the owner of the
property on which the release has oc-
curred fails to address the unauthorized
release in a timely manner, the Depart-
ment or its authorized agents shall have
the authority to implement removal or re-
medial actions. Such actions may in-
clude, but not be limited to, the prevention
of further groundwater contamination; in-
stallation of groundwater monitoring
wells; collection and laboratory testing of
water, soil, and waste samples; cleanup
and disposal of hazardous materials, and
remediation of soil and/or groundwater.
The facility owner or other person respon-
sible for an unauthorized release and/or
the owner of the property on which the re-
lease has occurred shall be responsible
for any costs incurred by the Department
or its authorized agents in the conduct of
such remedial actions and shall be re-
sponsible for City expenses incurred due
to the unauthorized release including but
not limited to removal and/or remedial ac-
tions, water supply operations, replace-
ment of wells, and water treatment.
d. Additional Federal, State, and Lo-
cal Laws: Reporting a release to the De-
partment does not exempt or preempt
any other reporting requirements under
Federal, State, or local laws.
H. PERMIT SUSPENSION OR
REVOCATION:
1. Operating Permit Suspension: The
Department may, without warning or hearing,
suspend an operating permit if continued op-
eration of the facility constitutes an immedi-
ate threat to the aquifer or if violations have
not been corrected within the time specified in
an inspection report. Suspension is effective
upon service of notice in writing to the owner
or the person in charge at the facility that the
permit is immediately suspended and that an
opportunity for a hearing on the validity of the
suspension will be provided if a written re-
quest for hearing is filed with the Administra-
tor by the owner within ten (10) days after the
suspension. The filing of a written request for
hearing shall not stay the effectiveness of the
suspension. When an operating permit is
suspended, facility operations shall immedi-
ately cease.
2. Operating Permit Reinstatement After
Suspension: The owner whose operating
permit has been suspended may submit to
the Department, within ten (10) days of notice
of permit suspension or within twenty (20)
days of a hearing, if one is requested, a writ-
ten application for an inspection and rein-
statement of a suspended permit. The appli-
cation shall include a statement signed by the
applicant that, in his or her opinion, the condi-
tions causing suspension of the permit have
been corrected. The Department shall, within
five (5) working days following the receipt of
the application, inspect the facility. The permit
shall be reinstated within five (5) working days
of the inspection if the facility is in complete
compliance with RMC 4-3-050, Critical Areas
Regulations, as determined by the Depart-
ment.
3. Operating Permit Revocation: The De-
partment may revoke an operating permit if
the owner does not apply for a reinspection or
hearing within ten (10) days of permit suspen-
sion, if the owner does not apply for a rein-
spection within twenty (20) days of a hearing,
for repeated violations of any of the require-
ments of RMC 4-3-050, Critical Areas Regu-
lations, for interference with the Department
in the performance of duty, for submitting false
or inaccurate information, and for intentional
unauthorized release of hazardous materials
within the APA. Prior to revocation, the De-
partment shall notify, in writing, the owner of
the specific reason(s) for which the permit is
to be revoked and that the permit shall be re-
voked at the end of the tenth day following
service of such notice unless a written request
for hearing with the Administrator is filed with
the Department by the owner within ten (10)
days after the date of service, in which case
4-9-020D
9 - 4.3 (Revised 5/18)
the revocation shall be stayed until the issu-
ance of a final decision following the hearing.
When an operating permit is revoked, facility
operations shall immediately cease. The de-
cision as to whether an unauthorized release
of hazardous materials by the owners was in-
tentional shall be made by the Administrator.
(Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4. Application for Closure Permit Follow-
ing Operating Permit Revocation: The
owner of a facility whose operating permit has
been revoked shall immediately apply for a
closure permit and shall comply with closure
requirements and closure permit conditions
according to a schedule determined by the
Department.
5. Application for Operating Permit Fol-
lowing Revocation: The owner of a facility
for which the operating permit has been re-
voked may make written application for a new
permit. The owner of a facility for which the
operating permit has been revoked for rea-
sons including but not limited to accidental or
intentional unauthorized release of hazard-
ous materials into the APA may be perma-
nently banned by the Administrator from ob-
taining an operating permit for the same
facility or another facility at any location in the
APA.
I. APPEAL:
Administrative determinations or permit decisions
shall be subject to appeal pursuant to RMC
4-8-110, Appeals. (Ord. 4851, 8-7-2000)
4-9-020 COMPREHENSIVE PLAN
ADOPTION AND AMENDMENT
PROCESS:
A. PURPOSE:
The purpose of this section is to describe the pro-
cedures and review criteria for Comprehensive
Plan amendments.
B. AUTHORITY:
The Growth Management Act (“GMA”) requires
that an adopted Comprehensive Plan shall be
subject to continuing review and evaluation and
that any amendment or revision to the Compre-
hensive Plan conform to the requirements of
Chapter 36.70A RCW, and that any change to de-
velopment regulations or official controls is con-
sistent with and implements the Comprehensive
Plan. GMA requires that the City perform its activ-
ities and make capital budget decisions in confor-
mity with the Comprehensive Plan. Additionally,
GMA specifically requires that the City establish
procedures whereby proposed amendments or
revisions of the Comprehensive Plan are consid-
ered by City Council no more frequently than
once every year, with the following exceptions:
initial adoption of a subarea plan; adoption or
amendment of a Shoreline Master Program;
amendment of the Capital Facilities element; and
whenever an emergency exists. Proposed
amendments must be considered concurrently so
the cumulative effect of the proposals can be as-
certained.
C. INITIATION OF PROPOSED
COMPREHENSIVE PLAN AMENDMENTS:
1. The Mayor, City Council, or Planning
Commission may initiate a Comprehensive
Plan amendment by submitting the request in
writing to the Community and Economic De-
velopment Administrator.
2. The Community and Economic Develop-
ment Administrator may initiate Comprehen-
sive Plan amendments that are necessary to
ensure the consistency of the Comprehen-
sive Plan, or other City plans and policies,
with GMA.
3. Private parties may initiate a Compre-
hensive Plan amendment by submitting an
application by October 15th for consideration
the following year. (Ord. 5579, 11-15-2010;
Ord. 5676, 12-3-2012)
D. APPLICATION AND SUBMITTAL
REQUIREMENTS:
1. The application and submittal require-
ments for amendments initiated by private
parties are listed in RMC 4-8-120C, Land Use
Applications. City-initiated amendments are
exempt from formal application.
2. The fee for amendments initiated by pri-
vate parties is listed in RMC 4-1-170, Land
Use Review Fees. City-initiated amendments
will not be assessed a fee.
3. Applications for Comprehensive Plan
amendments shall not be accepted in the fol-
4-9-020E
(Revised 5/18)9 - 4.4
lowing circumstances, unless the amend-
ment involves the correction of a technical
error:
a. Applications which were submitted
for amendment in the previous Compre-
hensive Plan amendment cycle that were
denied;
b. Applications for amendment of the
Comprehensive Plan land use map in-
volving properties considered for amend-
ment in the previous Comprehensive
Plan amendment cycle;
c. Applications for amendment involv-
ing properties located within a community
planning area in which the community
planning process has been initiated; or,
where a community plan has been ad-
opted within the two (2) years prior to the
amendment cycle.
E. REVIEW PROCESS:
1. Comprehensive Plan amendments shall
be considered by the City Council concur-
rently, and no more frequently than once per
year, unless the amendment is exempt by
GMA from the annual amendment cycle.
2. Applications for Comprehensive Plan
amendments by private parties shall be ac-
cepted by the Department of Community and
Economic Development between August 1st
and October 15th for consideration during the
following year. (Ord. 5579, 11-15-2010)
3. City-initiated applications may be ac-
cepted at any time, but shall be initiated by
March 15th for consideration during the cur-
rent year’s amendment cycle. City-initiated
applications accepted after March 15th will
be considered during the next amendment
cycle. This does not apply to amendments
exempt from adoption during the annual cy-
cle by GMA. (Ord. 5579, 11-15-2010)
4. The Department of Community and Eco-
nomic Development shall conduct its review
of Comprehensive Plan amendments concur-
rently with Planning Commission review.
However, all departmental reporting and
evaluation, including necessary environmen-
tal review, shall be completed prior to the
Planning Commission making recommenda-
tions on the Comprehensive Plan amend-
ments.
5. The Planning Commission shall consider
all Comprehensive Plan amendments, unless
exempt by GMA from the annual amendment
cycle, concurrently so that the cumulative ef-
fect of the proposals can be ascertained.
6. Planning Commission shall forward a
recommendation to the City Council after a
public hearing.
7. Comprehensive Plan amendments shall
be adopted by ordinance of the City Council.
F. REVIEW CRITERIA:
1. All Comprehensive Plan amendments
will be evaluated on their merits based upon
the following:
a. The effect upon the rate of growth,
development, and conversion of land as
envisioned in the Comprehensive Plan;
b. The effect upon the City’s capacity to
provide adequate public facilities;
c. The effect upon the rate of population
and employment growth;
d. Whether Comprehensive Plan objec-
tives are being met as specified or re-
main valid and desirable;
e. The effect upon general land values
and housing costs;
f. Whether capital improvements or ex-
penditures, including transportation, are
being made or completed as expected;
g. Whether the initiated amendment
conforms to the requirements of the
GMA, is internally consistent with the
Comprehensive Plan, and is consistent
with the County-wide Planning Policies
for King County;
h. The effect upon critical areas and
natural resource lands;
i. Consistency with locational criteria in
the Comprehensive Plan and application
requirements established in this section;
4-9-025C
9 - 4.5 (Revised 2/19)
j. Consistency with the policies set forth
in the Comprehensive Plan;
k. The effect upon other considerations
as deemed necessary by the Depart-
ment. (Ord. 5853, 8-7-17)
2. All applications must meet at least one of
the following criteria:
a. The request supports the vision em-
bodied in the Comprehensive Plan; or
b. The request supports the adopted
business plan goals established by the
City Council; or
c. The request eliminates conflicts with
existing elements or policies; or
d. The request amends the Compre-
hensive Plan to accommodate new policy
directives of the City Council.
3. Proposals that include a concurrent re-
zone proposal shall also comply with the de-
cision criteria for a change of zone
classification in RMC 4-9-180.
G. PUBLIC NOTICE AND COMMENT
PERIOD:
1. Public Notice of Application: The appli-
cant and the public shall be notified of the ap-
plication for a Comprehensive Plan amend-
ment at least ten (10) days prior to the first
Planning Commission meeting in which the
Department of Community and Economic De-
velopment reports on the amendment. Notice
should consist of at least two (2) of the follow-
ing methods: mailings to property owners po-
tentially affected by the proposal, posting of at
least three (3) notices in the area affected by
the proposal, publication in the official news-
paper if one has been designated, or in a
newspaper of general circulation if one has
not been designated, notice posted on the
City’s website, or postings at City Hall and
public libraries within the City.
2. Notice of Public Hearing before the
Planning Commission: The public shall be
notified at least ten (10) days prior to the date
of the Planning Commission public hearing
with a publication in the official newspaper if
one has been designated, or a newspaper of
general circulation if one has not been desig-
nated. The applicant and any parties of record
shall also be sent a notice by mail at least ten
(10) days prior to the date of the hearing.
3. Comment Period for Planning Com-
mission Public Hearing: Written comments
will be accepted for ten (10) days prior to the
date of the public hearing until seven (7) days
after the date of the public hearing, unless the
comment period is extended by a vote of the
Commission. Verbal comments will only be
accepted at the time of the hearing. All com-
ments, including those sent by electronic
means, must be accompanied by the full
name and mailing address of the person mak-
ing the comment. (Ord. 3976, 3-3-1986; Ord.
4437, 2- 21-1994; Ord. 4722, 5-11-1998; Ord.
4794, 9-20-1999; Ord. 5516, 12-14-2009)
4-9-025 TITLE IV DEVELOPMENT
REGULATION REVISION AND
INTERPRETATION PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the pro-
cedures and review criteria for amendments to,
and interpretations of, the Development Regula-
tions, Title IV of the Renton Municipal Code. Code
interpretations provide temporary clarification of
Title IV. Once an interpretation is issued, the sub-
ject will be submitted to the docket for Title IV
amendments.
B. AUTHORITY:
In accordance with RCW 36.70A.470, a summary
containing written comments on suggested devel-
opment regulation amendments shall be coordi-
nated by the Department of Community and
Economic Development. The text revision pro-
cess is the means to either suggest a change, or
to identify needed corrections, or both, in the de-
velopment regulations. The Community and Eco-
nomic Development Administrator has the
authority to issue Title IV code interpretations.
(Ord. 5676, 12-3-2012)
C. APPLICABILITY:
1. Proposed Title IV Development Regula-
tion amendments may be suggested by:
a. The Mayor, City Council, or Planning
Commission by submitting the request in
4-9-025D
(Revised 2/19)9 - 4.6
writing to the Community and Economic
Development Administrator.
b. The Community and Economic De-
velopment Administrator.
c. Private parties by submitting an ap-
plication to the Department of Commu-
nity and Economic Development.
d. Code interpretations issued by the
Community and Economic Development
Administrator.
2. Any person may submit a written request
for code interpretation to the Community and
Economic Development Administrator, re-
garding any applicable title or any subse-
quent amendment thereto. (Ord. 5676,
12-3-2012)
D. REVIEW PROCESS FOR TITLE IV
AMENDMENTS:*
1. Applications for Title IV amendments may
be accepted at any time and placed on the Ti-
tle IV docket. Imperative Title IV amendments
designated by the Mayor, City Council, or
Planning Commission may be given higher
priority and processed outside the annual Ti-
tle IV process outlined in this section.
2. The Department of Community and Eco-
nomic Development shall keep a docket of
suggested Title IV amendments that includes
the following:
a. Name and address of the person or
agency requesting the amendment;
b. Description of the amendment;
c. Date of the request;
d. Map of the affected area, if appropri-
ate.
3. The Council may review the Title IV docket
to determine which applications to include in
the Planning Commission’s annual work pro-
gram.
4. The Department of Community and Eco-
nomic Development shall conduct its review
of Title IV concurrently with Planning Com-
mission review. However, all departmental re-
porting and evaluation, including necessary
environmental review, shall be completed
prior to the Planning Commission making
recommendations on the amendments.
5. The Planning Commission shall forward a
recommendation to the City Council after a
public hearing.
6. Title IV amendments shall be adopted by
ordinance of the City Council after review by
the City Council.
* Code reviser’s note: Ord. 5882, which
amended this subsection, was repealed by Ord.
5887. At the City’s request, the text of this sub-
section was restored to that which preceded the
adoption of Ord. 5882.
E. REVIEW CRITERIA FOR TITLE IV
AMENDMENTS:
All Title IV amendments will be evaluated on their
merits based upon the following:
1. Consistency and compliance with the
Comprehensive Plan; and
2. All revisions must meet with at least one
of the following criteria:
a. The revision eliminates conflicts
within the code or between the code and
the Comprehensive Plan; or
b. The revision changes code language
to provide clarity, consistency, or ease of
administration; or
c. The revision directly implements pol-
icies of the Comprehensive Plan or City
Business Plan; or
d. The revision accommodates new
policy directives of the City Council or Ad-
ministration.
F. PUBLIC NOTICE AND COMMENT
PERIOD FOR TITLE IV AMENDMENTS:
1. Notice of Public Hearing Before the
Planning Commission: The public shall be
notified at least ten (10) days prior to the date
of the Planning Commission public hearing
with a publication in the official newspaper if
one has been designated, or a newspaper of
4-9-030C
9 - 4.7 (Revised 7/20)
general circulation if one has not been desig-
nated. The applicant and any parties of re-
cord shall also be sent a notice by mail at
least ten (10) days prior to the date of the
hearing.
2. Comment Period for Planning Com-
mission Public Hearing: Written comments
will be accepted for ten (10) days prior to the
date of the public hearing until seven (7) days
after the date of the public hearing, unless the
comment period is extended by a vote of the
Commission. Verbal comments will only be
accepted at the time of the hearing. All com-
ments, including those sent by electronic
means, must be accompanied by the full
name and mailing address of the person
making the comment.
G. REVIEW PROCESS FOR TITLE IV
INTERPRETATIONS:
1. Requests for code interpretations shall
include:
a. The section of the code that is al-
legedly ambiguous or needing clarifica-
tion;
b. The subject matter or nature of the
request; and
c. Any facts relevant to the request.
2. The Community and Economic Develop-
ment Administrator may deny or reject the re-
quest if there is no ambiguity or need for
clarification demonstrated by the requestor.
3. Once an interpretation is issued, the Ad-
ministrator may consider the issue resolved
and reject future requests to render an inter-
pretation on the matter.
4. The Community and Economic Develop-
ment Administrator shall post proposed inter-
pretations on the City website for public
review comment and possible appeal.
5. Approved interpretations shall follow the
process of Development Regulations amend-
ments and be amended into Title IV annually.
H. REVIEW PROCESS FOR
PROCEDURAL AND NON-SUBSTANTIVE
TITLE IV AMENDMENTS:
1. Any person, including the Administrator,
may make a written request to the Adminis-
trator for a procedural or non-substantive Ti-
tle IV amendment.
2. The Administrator shall approve or deny
the request based on Department need.
3. Approved amendments shall be posted
on the City website for public review com-
ment and possible appeal. Approved amend-
ments shall then follow the process of
substantive development regulations amend-
ments and be amended into Title IV annually.
(Ord. 4975, 7-1-2002; Ord. 5450, 3-2-2009;
Ord. 5516, 12-14-2009; Ord. 5676,
12-3-2012; Ord. 5887, 9-17-2018)
4-9-030 CONDITIONAL USE
PERMITS:
A. PURPOSE:
The purpose of this Section is to set forth proce-
dures and criteria for reviewing Conditional Use
Permit applications. Conditional Use Permits al-
low for review of certain uses with special charac-
teristics that may not generally be appropriate
within a zoning district, but may be permitted sub-
ject to conditions and mitigation measures that
protect public health, safety and welfare and en-
sure compatibility with other uses in the district.
(Ord. 5965, 3-2-2020)
B. APPLICABILITY:
Except for Shoreline Conditional Uses per RMC
4-9-190, Shoreline Permits, the provisions of this
Section shall apply to all Conditional Use Permit
applications. No existing building or structure
shall be converted to a conditional use unless
such building or structure complies, or is brought
into compliance, with the provisions of this Sec-
tion. (Ord. 5965, 3-2-2020)
C. REVIEW AUTHORITY:
1. General: RMC 4-2-050C explains how to
interpret the Zoning Use Tables. Uses identi-
fied with an “AD” (Conditional Use – Adminis-
trative) in RMC 4-2-060, Zoning Use Table,
shall be reviewed administratively by the
4-9-030D
(Revised 7/20)9 - 4.8
Community and Economic Development Ad-
ministrator while uses identified with an “H”
(Conditional Use – Hearing Examiner) shall
require a public hearing and review by the
Hearing Examiner.
2. Exception when Significant Concerns
Remain: In cases where the Administrator
and/or the Environmental Review Committee
determines that there are significant unre-
solved concerns raised by a proposal that
would otherwise be reviewed administra-
tively, the Administrator and/or the Environ-
mental Review Committee may issue a
determination that a public hearing and Hear-
ing Examiner review is required. Such deter-
mination may be appealed to the Hearing
Examiner pursuant to RMC 4-8-110E. (Ord.
5676, 12-3-2012; Ord. 5965, 3-2-2020)
D. DECISION CRITERIA:
Except for wireless communication facilities and
increases to maximum height and/or density, the
Administrator or the Hearing Examiner shall con-
sider, as applicable, the following factors for appli-
cations: (Ord. 5675, 12-3-2012)
1. Consistency with Plans and Regula-
tions: The proposed use shall be compatible
with the general goals, objectives, policies
and standards of the Comprehensive Plan,
the zoning regulations and any other plans,
programs, maps or ordinances of the City of
Renton.
2. Appropriate Location: The proposed
location shall not result in the detrimental
overconcentration of a particular use within
the City or within the immediate area of the
proposed use. The proposed location shall
be suited for the proposed use.
3. Effect on Adjacent Properties: The
proposed use at the proposed location shall
not result in substantial or undue adverse ef-
fects on adjacent property.
4. Compatibility: The proposed use shall
be compatible with the scale and character of
the neighborhood.
5. Parking: Adequate parking is, or will be
made, available.
6. Traffic: The use shall ensure safe move-
ment for vehicles and pedestrians and shall
mitigate potential effects on the surrounding
area.
7. Noise, Light and Glare: Potential noise,
light and glare impacts from the proposed use
shall be evaluated and mitigated.
8. Landscaping: Landscaping shall be pro-
vided in all areas not occupied by buildings,
paving, or critical areas. Additional landscap-
ing may be required to buffer adjacent prop-
erties from potentially adverse effects of the
proposed use.
9. Specific Requirements for Kennels
and Pet Day Cares: In addition to the criteria
above, the following criteria shall also be con-
sidered for kennel and pet day care applica-
tions:
a. History: Past history of animal con-
trol complaints relating to the applicant’s
dogs and cats at the address for which
the kennel and/or pet day care is located
or to be located. Conditional Use Permits
shall not be issued for kennels or pet day
cares to applicants who have previously
had such permits revoked or renewal re-
fused, for a period of one year after the
date of revocation or refusal to renew.
b. Standards for Keeping Animals:
The applicant or facility owner shall com-
ply with the requirements of RMC
4-4-010, Animal Keeping and Beekeep-
ing Standards. (Ord. 5837, 6-12-2017)
10. Specific Requirements for Secure
Community Transition Facilities (SCTF),
Crisis Diversion Facilities (CDF) and Cri-
sis Diversion Interim Service Facilities
(CDIS): In addition to the criteria in subsec-
tions D1 through D8 of this Section, the fol-
lowing criteria shall be considered for secure
community transition facilities, crisis diver-
sion facilities, and interim service facilities:
a. Whether alternative locations were
reviewed and consideration was given to
sites that are farthest removed from any
risk potential activity;
b. Whether adequate buffering is pro-
vided from abutting and adjacent uses;
4-9-030E
9 - 4.9 (Revised 7/20)
c. Whether adequate security is
demonstrated by the applicant;
d. Whether public input was provided
during the site selection process; and
e. For SCTF there is no resulting con-
centration of residential facility beds op-
erated by the Department of Corrections
or the Mental Health Division of the De-
partment of Social and Health Services,
the number of registered sex offenders
classified as Level II or Level III, and the
number of sex offenders registered as
homeless in a particular neighborhood,
community, jurisdiction or region.
11. Specific Requirements for Live-Work
Units: In addition to the criteria in subsec-
tions D1 through D8 of this Section and the
development standards of the zone where
the unit(s) is proposed, the following criteria
shall be considered:
a. Each unit shall:
i. Not exceed a maximum of one
thousand (1,000) square feet of non-
residential space for commercial ac-
tivity;
ii. Include all nonresidential space,
to the maximum allowed, con-
structed to commercial building stan-
dards;
iii. Provide an internal connection
between the residential and nonresi-
dential space within each unit; and
iv. Provide a street presence and
pedestrian-oriented facade for the
nonresidential space.
b. Only the following uses are allowed
within the nonresidential space of a unit:
i. Eating and drinking establish-
ments;
ii. On-site services; and
iii. Retail sales.
c. Within the Residential-14 (R-14)
Zone, live-work units shall only be al-
lowed along primary, minor, and collector
arterials.
d. Within the Commercial Arterial (CA)
Zone, live-work units shall only be al-
lowed at a distance of one hundred fifty
feet (150') or greater from an arterial.
(Ord. 5841, 6-12-2017; Ord. 5965, 3-2-
2020)
E. DECISION CRITERIA – WIRELESS
COMMUNICATION FACILITIES:
1. Decision Criteria: In lieu of the criteria in
subsection D of this Section, Decision Crite-
ria, the following criteria in subsections E1a
through i of this Section shall be considered
in determining whether to issue a conditional
use permit for a wireless communication facil-
ity (WCF) except a small cell facility; however,
the Administrator may waive or reduce the
burden on the applicant of one or more of
these criteria if the Administrator concludes
that the goals of RMC 4-4-140, Wireless
Communication Facilities, are better served
by the applicant’s proposal. In lieu of the cri-
teria in subsection D of this Section, Decision
Criteria, the following criteria in subsections
E1a through d and f of this section shall be
considered in determining whether to issue
an administrative conditional use permit for a
small cell facility; however, the Administrator
may waive or reduce the burden on the appli-
cant of one or more of these criteria if the Ad-
ministrator concludes that the goals of RMC
4-4-140, Wireless Communication Facilities,
are better served by the applicant’s proposal:
a. Height and Design: The height of
the proposed tower and/or antenna as
well as incorporation of design character-
istics that have the effect of reducing or
eliminating visual obtrusiveness.
b. Proximity to Surrounding Uses:
The nature of uses on adjacent and
nearby properties and the proximity of
the tower and/or antenna to residential
structures and residential district bound-
aries.
c. Nature of Surrounding Uses: The
nature of uses on adjacent and nearby
properties. The proposed use at the pro-
posed location shall not result in substan-
4-9-030F
(Revised 7/20)9 - 4.10
tial or undue adverse effects on adjacent
property.
d. Topography and Vegetation: The
surrounding topography and tree canopy
coverage.
e. Ingress/Egress: The proposed in-
gress and egress.
f. Impacts: The potential noise, light,
glare, and visual impacts.
g. Collocation Feasibility: The avail-
ability of suitable existing towers and
other structures to accommodate the pro-
posal.
h. Consistency with Plans and Regu-
lations: The compatibility with the gen-
eral purpose, goals, objectives and
standards of the Comprehensive Plan,
this Title, and any other City plan, pro-
gram, map or ordinance.
i. Landscaping: Additional landscap-
ing may be required to buffer adjacent
properties from potentially adverse ef-
fects of the proposed use. (Ord. 5675,
12-3-2012)
2. Revisions to Conditional Use Permits
for Wireless Communication Facilities: In
lieu of the criteria in RMC 4-9-030G, Major
and Minor Revisions, the following criteria
shall be considered in determining whether a
proposed alteration to a wireless communica-
tion facility, including a small cell facility, con-
stitutes a major or minor revision to a previ-
ously approved conditional use permit:
a. Major Revision: A proposed major
alteration to an existing WCF tower, as
defined by RMC 4-4-140E, Alteration of
Existing Tower, shall be deemed a major
revision. Major revisions to an approved
Conditional Use Permit shall require a
new application. For major revisions that,
due to extraordinary circumstances,
would result in a highly unreasonable and
unconscionable burden on the applicant
or permit holder, if the applicant or permit
holder were required to go through a new
application process, the Administrator
may permit the major revision to be
treated as a minor revision.
b. Minor Revision: A proposed minor
alteration to an existing WCF tower, as
defined by RMC 4-4-140E, Alteration of
Existing Tower, shall be deemed a minor
revision. Minor revisions may be permit-
ted by an administrative determination.
(Ord. 5746, 1-12-2015; Ord. 5876, 1-22-
2018; Ord. 5965, 3-2-2020)
F. DECISION CRITERIA – HEIGHT
INCREASES:
In lieu of the criteria in subsection D of this Sec-
tion, Decision Criteria, the following criteria in
subsections F1 through 5 of this Section shall be
considered in determining whether to issue a con-
ditional use permit to exceed the maximum height
allowed when indicated as an option in the devel-
opment standards for the particular zone:
1. Comprehensive Plan: The proposed
height increase shall be compatible with the
general purpose, goals, objectives and stan-
dards of the Comprehensive Plan, the zoning
regulations and any other plan, program,
map or regulation of the City.
2. Effect on Abutting and Adjacent Prop-
erties: Building heights shall not result in
substantial or undue adverse effects on adja-
cent and abutting property. When a building
in excess of the maximum height is proposed
adjacent to or abutting a lot with a maximum
height less than the subject property, in-
creased setbacks and/or step-backs may be
appropriate to reduce adverse effects on ad-
jacent or abutting property.
3. Bulk and Scale: Upper floor step-backs,
varied tower heights with separation, and/or
other architectural methods shall be inte-
grated into the design to provide a human-
scaled building edge along the street with ac-
cess to sky views. Bulk reduction methods
such as varied building geometry, variety in
materials, texture, pattern or color, architec-
tural rooftop elements, and/or other tech-
niques shall be provided.
4. Light and Glare: Building(s) shall be de-
signed so that light and glare impacts upon
streets, public facilities, and public open
spaces are minimized.
5. Shade and Shadow: Building(s) shall be
designed so that shade and shadow impacts
on adjacent shadow-sensitive uses (e.g., res-
4-9-030H
9 - 4.11 (Revised 7/20)
idential, outdoor restaurants, open spaces,
and pedestrian areas) are minimized. (Ord.
5965, 3-2-2020)
G. DECISION CRITERIA – DENSITY
INCREASES:
In lieu of the criteria in subsection D of this Sec-
tion, Decision Criteria, the following criteria in
subsections G1 through 5 of this Section shall be
considered in determining whether to issue a con-
ditional use permit to exceed the maximum net
residential density allowed when indicated as an
option in the development standards for the par-
ticular zone:
1. Comprehensive Plan: The proposed
density increase shall be compatible with the
general purpose, goals, objectives and stan-
dards of the Comprehensive Plan, the zoning
regulations and any other plan, program,
map or regulation of the City.
2. Location: The surrounding street net-
work contains sufficient capacity to accom-
modate pedestrian and vehicle traffic. Public
transit shall be accessible to residents.
3. Diverse Unit Mix: The development
shall not be limited to studio and/or one-bed-
room units and shall provide a mix of bed-
room counts to accommodate families with
more than two (2) members.
4. Light and Air: Units shall provide ade-
quate access to light and air. Units shall abut
the building’s exterior walls and contain win-
dows.
5. Parking: The development shall provide
adequate parking for residents and guests.
(Ord. 5965, 3-2-2020)
H. DECISION CRITERIA – ACCESSORY
DWELLING UNIT (ADU) OWNER
OCCUPANCY EXEMPTION:
In addition to the criteria in subsection D of this
Section, Decision Criteria, the following criteria in
subsections H1 through H5 of this Section apply
to an ADU application seeking an exemption from
owner occupancy requirements:
1. New Construction: As a condition of ap-
proval, both the primary dwelling and ADU
must be new construction. Building permit re-
view for the primary dwelling and ADU shall
be submitted simultaneously.
2. Maintenance Bond: As a condition of ap-
proval, the person or persons holding title to
the property shall execute a maintenance
bond to ensure the property owner remains
responsible for continued maintenance of
dwellings, on-site landscaping, and other site
maintenance as determined by the Adminis-
trator.
3. Quantity: There shall be a minimum of
two (2) lots each with a primary structure and
an ADU. The two lots shall be abutting unless
otherwise approved as part of a plat applica-
tion.
4. Affordability: Fifty percent (50%) of the
total units shall be designated as and remain
affordable at sixty percent (60%) of the area
median income (AMI).
The property owner/applicant shall demon-
strate experience and/or ability to provide af-
fordable housing and identify a third-party
entity who will document compliance with the
affordable housing requirements for annual
reporting. Within thirty (30) days after the first
anniversary of the issuance the Certificate of
Occupancy and each year thereafter for thirty
(30) years, the applicant/owner shall file an
annual report with the Administrator. The re-
port shall contain such information as the Ad-
ministrator may deem necessary or useful,
and shall at a minimum include the following
information:
a. A certification that the project has
been in compliance with the affordable
housing requirements since the City is-
sued the project’s certificate of occu-
pancy and that the project continues to
be in compliance with the contract en-
tered into with the City per subsection H5
and with the requirements of this subsec-
tion;
b. The number of dwellings sold during
the twelve (12) months ending with the
anniversary date;
c. The total sale amount of each afford-
able housing unit for households at or be-
low sixty percent (60%) of the area
median income sold during the twelve
4-9-030I
(Revised 7/20)9 - 4.12
(12) months ending with the anniversary
date, as applicable;
d. The income of each purchaser (at the
time of purchase) of an affordable hous-
ing unit for households at or below sixty
(60%) percent of median income during
the twelve (12) months ending with the
anniversary date, as applicable; and
e. Documentation that a third-party entity
has monitored the project’s compliance
with the non-owner occupancy exemp-
tion, including but not limited to the af-
fordable housing requirements.
5. Contract: If the conditional use permit is
approved, the applicant/owner shall enter a
contract with the City, approved by the Ad-
ministrator, regarding the terms and condi-
tions of this project under this subsection H.
The contract shall be executed and recorded
against the subject real property at the appli-
cant/owner’s expense before the issuance of
the certificate of occupancy. If the applicant/
owner fails to timely execute and record the
contract the CUP shall be revoked and onsite
owner occupancy shall be required. (Ord.
5960, 12-9-2019; Ord. 5965, 3-2-2020)
I. PROCEDURES:
1. General: Applications shall be reviewed
in accordance with chapter 4-8 RMC, Permits
– General and Appeals.
2. Pre-application Conference: Appli-
cants are encouraged to consult early and in-
formally with representatives of the Planning
Division and other affected departments.
3. Submittal Requirements and Applica-
tion Fees: Submittal requirements shall be
as listed in RMC 4-8-120C, Land Use Permit
Submittal Requirements, as it exists or may
be amended.
4. Public Notice and Comment Period
Required: Whenever a complete application
is received, the Planning Division shall be re-
sponsible for providing public notice of the
pending application, pursuant to RMC
4-8-090, Public Notice Requirements, as it
exists or may be amended.
5. Determining Necessity for Public
Hearing: Upon receipt of the final depart-
mental comments and after the close of the
public comment period, the Administrator
and/or the Environmental Review Committee
shall determine the necessity for a public
hearing pursuant to subsection C2 of this
Section. (Ord. 5676, 12-3-2012)
6. Administrative Approvals: For projects
not requiring a public hearing, the Administra-
tor shall take action on the proposed Condi-
tional Use Permit in accordance with the
procedures in RMC 4-8-100, as it exists or
may be amended. (Ord. 5676, 12-3-2012)
7. Hearing Process and Examiner Au-
thority: For projects requiring a public hear-
ing, the Hearing Examiner shall take action in
accordance with the procedures in RMC
4-8-100, Application and Decision – General,
as it exists or may be amended.
8. Decision and Conditions: The Adminis-
trator may grant a Conditional Use Permit,
with or without conditions, or deny the re-
quested Conditional Use Permit. The Admin-
istrator or Hearing Examiner shall have
authority to grant the Conditional Use Permit
upon making a determination, in writing, that
the use is consistent with the applicable deci-
sion criteria in this Section. The Administrator
or Hearing Examiner may require additional
setbacks, fencing, screening, soundproofing,
public improvements or any other appropriate
measures necessary to ensure compatibility
with the surrounding neighborhood, and may
specify the term and duration of the Condi-
tional Use Permit. Conditions imposed by the
Administrator or Hearing Examiner shall rea-
sonably assure that nuisance or hazard to life
or property will not develop. (Ord. 5867, 12-
11-2017)
9. Timeline to Apply for Associated Per-
mits: Building permits, licenses or land use
permits required for the operation of a Condi-
tional Use Permit shall be applied for within
two (2) years of the date of Conditional Use
Permit approval, unless an extended time
frame is granted by the Administrator or
Hearing Examiner. A single two (2) year ex-
tension may be granted for good cause by the
Administrator. (Ord. 5675, 12-3-2012; Ord.
5867, 12-11-2017; Ord. 5876, 1-22-2018;
Ord. 5965, 3-2-2020)
4-9-040D
9 - 4.13 (Revised 7/20)
J. MAJOR AND MINOR REVISIONS:
1. Major Revisions: Major revisions to an
approved Conditional Use Permit shall re-
quire a new application. For major revisions
that due to extraordinary circumstances
would result in a highly unreasonable and un-
conscionable burden on the applicant or per-
mit holder, if the applicant or permit holder
was required to go through a new application
process, the Administrator may permit the
major revision to be treated as a minor revi-
sion. (Ord. 5676, 12-3-2012)
2. Minor Revisions: Minor revisions may
be permitted by an administrative determina-
tion if the revision does not:
a. Involve more than a ten percent
(10%) increase in area or intensity of the
use; or
b. Result in any significant environmen-
tal impact not adequately reviewed or
mitigated by previous documents; or
c. Expand onto property not included in
original proposal. (Ord. 5644,
12-12-2011; Ord. 5876, 1-22-2018; Ord.
5965, 3-2-2020)
4-9-040 CONDOMINIUM
CONVERSIONS:
A. PURPOSE: (Reserved)
B. AUTHORITY:
The Building Official is charged with the adminis-
tration and enforcement of this Section and is au-
thorized and directed to adopt, promulgate,
amend and rescind administrative rules consis-
tent with the provisions of this Section and neces-
sary to carry out the duties of the Building Official
hereunder. (Ord. 3366, 10-15-1979, eff.
10-24-1979)
C. APPLICABILITY TO CONVERSION OF
RENTAL UNITS TO CONDOMINIUMS AND
COOPERATIVES:
This Section shall apply only to the conversion
and sale of rental units that have not yet been
converted to condominium or cooperative units,
and to those units in converted buildings that are
not subject to a binding purchase commitment or
have not been sold on the effective date of this
Section (10-24-1979)
1. Exemptions: This Section shall not ap-
ply to condominium or cooperative units that
are vacant on October 24, 1979, and which
have been offered for sale prior to that date;
provided, that any tenant who takes posses-
sion of the unit after October 24, 1979, shall
be provided the disclosures required by sub-
section E of this Section and shall be entitled
to the benefits of that Section if the required
disclosures are not given.
D. APPLICABILITY TO TENANTS
OCCUPYING RENTAL UNITS:
This Section shall apply only to those tenants and
subtenants who occupy rental units in converted
buildings at the time the notices, offers and disclo-
sures provided by this Section are required to be
delivered. This Section shall not apply to tenants
who take possession of a unit vacated by a tenant
who has received the notices and other benefits
provided by this Section; provided, that develop-
ers shall disclose in writing to all tenants who take
possession after service of the notice required by
subsection E of this Section, that the unit has
been sold or will be offered for sale as a condo-
minium or cooperative. This disclosure shall be
made prior to the execution of any written rental
agreement or prior to the tenant’s taking posses-
sion, whichever occurs earlier. A developer’s fail-
(Revised 7/20)9 - 4.14
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4-9-040F
9 - 7 (Revised 4/11)
building during the six (6) months immediately
preceding the offer for sale; (3) an itemization
of the repairs and improvements to be com-
pleted before close of sale; (4) a statement of
the services and expenses which are being
paid for by the developer but which will in the
future be terminated, or transferred to the pur-
chaser, or transferred to the owners’ associa-
tion; (5) an accurate estimate of the useful life
of the building’s major components and me-
chanical systems (foundation, exterior walls,
exterior wall coverings other than paint or sim-
ilar protective coating, exterior stairs, floors
and floor supports, carpeting in common ar-
eas, roof cover, chimneys, plumbing system,
heating system, water heating appliances,
mechanical ventilation system, and elevator
equipment) and an estimate of the cost of re-
pairing any component whose useful life will
terminate in less than five (5) years from the
date of this disclosure. For each system and
component whose expected life cannot be ac-
curately estimated, the developer shall pro-
vide a detailed description of its present
condition and an explanation of why no esti-
mate is possible. In addition, the developer
shall provide an itemized statement in budget
form of the monthly costs of owning the unit
that the purchaser intends to buy. The item-
ization shall include but shall not be limited to:
(a) payments on purchase load; (b) taxes; (c)
insurance; (d) utilities (which shall be listed in-
dividually); (e) homeowner’s assessments; (f)
the projected monthly assessment needed for
replacing building components and systems
whose life expectancy is less than five (5)
years; and (g) a statement of the budget as-
sumptions concerning occupancy and infla-
tion factors.
4. Warranty of Repairs – Set Aside for
Repairs: Each developer shall warrant for
one year from the date of completion all im-
provements and repairs disclosed pursuant
to subsection E3 of this Section.
5. Unlawful Representations: It shall be
unlawful for any developer, agent or person to
make or cause to be made in any disclosure
or other document required by this Section
any statement or representation that is know-
ingly false or misleading. It shall also be un-
lawful for any developer, agent or other
person to make, or cause to be made, to any
prospective purchaser, including a tenant,
any oral representation which differs from the
statements made in the disclosures and other
documents required to be provided tenants
and purchasers by this Section.
6. Purchaser’s Right to Rescind: Any
purchaser who does not receive the notices,
disclosures and documents required by this
Section may, at any time prior to closing of the
sale, rescind, in writing, any binding purchase
agreement without any liability on the pur-
chaser’s part and the purchaser shall there-
upon be entitled to the return of any deposits
made on account of this agreement.
7. Delivery of Notice and Other Docu-
ments: Unless otherwise provided, all no-
tices, contracts, disclosures, documents and
other writings required by this Section shall
be delivered by registered or certified mail,
return receipt requested. The refusal of regis-
tered or certified mail by the addressee shall
be considered adequate delivery. All docu-
ments shall be delivered to tenants at the ad-
dress specified on the lease or rental
agreement between the tenant and the devel-
oper or landlord. If there is no written lease or
rental agreement then documents shall be
delivered to the tenants’ address at the con-
verted building or the last known address of
the tenant, if other than the address at the
converted building. In any sublet unit all doc-
uments shall be delivered to the tenant at his
current address, if known, and to the sub-
tenant in possession. If the tenant’s current
address is unknown, then two (2) copies of all
documents shall be delivered to the sub-
tenant, one addressed to the tenant and the
other addressed to the subtenant. Delivery of
the one hundred twenty (120) day notice of
intention to sell required by subsection E2 of
this Section, the developer’s offer to sell, and
all disclosure documents shall be delivered to
the tenants in a converted building at a meet-
ing between the developer and the tenants.
The meeting shall be arranged by the devel-
oper at a time and place convenient to the
tenants. At the meeting the developer shall
discuss with the tenants the effect that the
conversion will have upon the tenants.
Should any tenant refuse to acknowledge ac-
ceptance of the notice, offer and disclosures,
the developer shall deliver the documents in
the manner prescribed in this subsection.
8. Acceptance of Offers: Acceptance by
tenants or other beneficiaries of offers pro-
4-9-040G
(Revised 4/11)9 - 8
vided pursuant to this Section shall be in writ-
ing and delivered to the developer by
registered or certified mail, return receipt re-
quested, postmarked on or before the expira-
tion date of the offer.
G. COMPLAINTS:
Any person subjected to any unlawful practice as
set forth in this Section may file a complaint in
writing with the Building Official. The Building Of-
ficial is hereby authorized and directed to receive
complaints and conduct such investigations as
are deemed necessary. Whenever it is deter-
mined that there has been a violation of this Sec-
tion, the Building Official is authorized to send
written notice of said violation to the person re-
sponsible for the violation. If, within ten (10) days
of said notice, the responsible person makes writ-
ten request for reconciliation, the applicable de-
partment director is authorized to attempt to
conciliate the matter by conference or otherwise
and secure a written conciliation agreement.
H. COUNCIL WAIVER OF
REQUIREMENTS:
The City Council is authorized to waive strict com-
pliance with this Section in specific individual in-
stances where the developer can show with clear,
cogent and convincing evidence that: (1) the fi-
nancial burden required to comply would greatly
outweigh the benefits and would create an unrea-
sonable hardship upon the developer; or (2) the
units have been offered for sale as condominium
units prior to the effective date of this Section
(10-24-1979) and the developer has incurred sig-
nificant financial obligations with the intention of
meeting such obligations with the proceeds of the
sale of such units, and the provisions of this Sec-
tion will prevent meeting such obligation. (Ord.
3366, 10-15-1979)
I. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005)
4-9-050 (Deleted by Ord. 5549,
8-9-2010)
4-9-060 DEFERRAL OF
IMPROVEMENT INSTALLATION
PROCEDURES:
A. PURPOSE: (Reserved)
B. TEMPORARY (NINETY (90) DAY)
OCCUPANCY PERMITS IN ADVANCE OF
IMPROVEMENT INSTALLATION –
BUILDING OFFICIAL DEFERRAL OF OFF-
AND ON-SITE IMPROVEMENTS FOR
OTHER THAN PLATS:
1. Applicability: A temporary occupancy
permit may be granted by the Building Offi-
cial, when the required improvements have
not been deferred or installed and in the opin-
ion of the Building Official are not necessary
for life, safety or health, or structural integrity
of the buildings on the site, and the improve-
ments are to be installed and completed
within ninety (90) days from the date of issu-
ance of temporary occupancy permit. (Ord.
4348, 5-4-1992)
2. Decision Criteria: (Reserved)
3. Security Required: In all such cases, a
certified or cashier’s check, letter of credit, set
aside letter, or other acceptable security must
be posted to the extent of one hundred fifty
percent (150%) of the estimated cost of the
improvements not installed and accepted.
The amount of said security shall be provided
by an estimate of the applicant together with
supporting data from a reputable contractor or
subcontractor and based upon full engineer-
ing plans. Such estimates shall be approved
by the Building Official of the City; however,
should the amount of the estimate be unac-
ceptable to the City, the applicant shall be re-
quired to provide further estimates acceptable
to the City. No temporary occupancy permit
shall be granted until the security amount has
been established following acceptable esti-
mates.
4. Expiration: Said temporary occupancy
permit shall be good for a period of not more
than ninety (90) days. After improvements
have been installed and approved by the City
4-9-060C
9 - 9 (Revised 2/19)
the security herein shall be released and the
applicant may make application for a perma-
nent occupancy permit.
5. Extension of Temporary Occupancy
Permit Up to One Hundred Eighty (180)
Days: Should extenuating circumstances or
circumstances beyond the control of the ap-
plicant prevent the installation of such on-site
or off-site improvements, the Building Official
may extend the temporary occupancy permit
to a total maximum of one hundred eighty
(180) days. (Ord. 4348, 5-4-1992)
C. COMMUNITY AND ECONOMIC
DEVELOPMENT ADMINISTRATOR’S
DEFERRAL OF SUBDIVISION
IMPROVEMENTS OR DEFERRAL OF
OTHER ON- AND OFF-SITE
IMPROVEMENTS BEYOND TEMPORARY
OCCUPANCY PERMIT: (Ord. 5450,
3-2-2009; Ord. 5792, 4-25-2016)
1. Applicability: If a developer wishes to
defer certain improvements listed in this Title
until after obtaining a certificate of occupancy
for any structures, or in the case of plats, final
plat approval, the written application shall be
made to the Administrator stating the reasons
why such delay is necessary. (Ord. 4521,
6-5-1995; Ord. 5450, 3-2-2009)
2. Decision Criteria: (Reserved)
3. Security Required: Upon approval by
the Administrator for such deferment, for
good cause shown by the applicant, the appli-
cant shall thereupon furnish security to the
City in an amount equal to one hundred fifty
percent (150%) of the estimated cost of the
installation and required improvements. The
decision of the Administrator as to the
amount of such security shall be conclusive.
(Ord. 4521, 6-5-1995; Ord. 5450, 3-2-2009)
4. Plans for Improvements Required:
Should the Administrator grant the deferral of
part or all of the necessary on-site improve-
ments, then full and complete engineering
drawings of the on-site improvements shall
be submitted as a condition precedent to the
granting of any deferral. (Ord. 3988,
4-28-1986; Ord. 5450, 3-2-2009)
5. Waiver of Requirement for Plans: The
Administrator may waive requirement of con-
struction plans for short plat improvement de-
ferrals.
6. Expiration: Such security shall list the
exact work that shall be performed by the ap-
plicant and shall specify that all of the de-
ferred improvements shall be completed
within the time specified by the Administrator,
and if no time is so specified, then not later
than one year. For plats, if no time is estab-
lished, then not later than one year after ap-
proval of the final plat or one year after
recording of the short subdivision. The secu-
rity shall be held by the Administrative Ser-
vices Department. (Ord. 4521, 6-5-1995;
Ord. 5450, 3-2-2009; Ord. 5868, 12-11-2017)
7. Extension of Time Limit: The Adminis-
trator shall annually review the deferred im-
provements and the amount of the security.
Should the Administrator determine that any
improvement need not be installed immedi-
ately, then the Administrator may extend the
deferral for an additional period of time up to
an additional year. Any improvement de-
ferred for five (5) years shall be required to be
installed or shall be waived by the Administra-
tor pursuant to RMC 4-9-250C, Waiver Pro-
cedures, unless the Administrator determines
that it is more likely than not that the improve-
ments would be installed within an additional
five (5) year period of time, in which case the
Administrator may continue to defer the im-
provements year to year subject to the other
conditions contained in this Section. Should
any improvement be initiated before the lapse
of a deferral, and the work is diligently pur-
sued, then the Administrator may extend the
deferral period for a term equivalent to the
time necessary to complete construction, but
subject, however, to continuation of the secu-
rity. At the same time as the granting of any
additional deferral, the security for such de-
ferral shall be reviewed and increased or de-
creased as the Administrator shall deem
necessary, but shall remain in an amount
equal to a minimum of one hundred fifty per-
cent (150%) of the estimated cost of the in-
stallation of the deferred improvement. (Ord.
3988, 4-28-1986; Ord. 5450, 3-2-2009)
8. Acceptable Security: Security accept-
able under this Section may be cash, letter of
credit, set aside letter; provided, that the
4-9-060C
(Revised 2/19)9 - 10
funds cannot be withdrawn, spent, or commit-
ted to any third party, or savings account as-
signed to the City and blocked as to
withdrawal by the secured party without the
City’s approval. Only if these security devices
are unavailable to the applicant, or the appli-
cant can show hardship, will the City accept a
performance bond. Any security device must
be payable to the City upon demand by the
City and not conditioned upon approval or
other process involving the applicant. Secu-
rity must be unequivocally committed to the
project being secured, and cannot be avail-
able for any other purpose. Any security that,
according to its terms, lapses upon a date
certain, will cause the deferral to lapse on that
same date unless additional adequate substi-
tute security has been posted prior to the ter-
mination date of the prior security. Each
security document posted with the City must
be approved by the City Attorney, whose de-
cision as to the acceptability of the security
shall be conclusive. (Ord. 4521, 6-5-1995)
9. Fee in Lieu of Required Street Im-
provements:
a. General: The provisions of this Sec-
tion establish under what circumstances
the requirements of this Chapter may be
satisfied with payment of a fee in lieu of
required street improvements.
b. Authority To Grant and Duration:
i. Application: If the proposed de-
velopment of the subject property is
an infill single family residential build-
ing permit or requires approval
through a short plat approval de-
scribed in the subdivision ordinance,
a request for payment of a fee in lieu
of street improvements may be con-
sidered under the provisions of this
Section.
ii. Duration: If granted under an in-
fill single family residential building
permit or short plat review process,
the authorization to pay a fee in lieu
of street improvements is binding on
the City for all development permits
issued for that approval under the
building code within five (5) years of
the granting of the request for pay-
ment of a fee in lieu of street im-
provements. (Ord. 5798, 4-25-2016)
c. Standards: The City will not accept
the applicant’s proposed payment of a
fee in lieu of street improvements if the
Administrator determines that it is in the
City’s interest that the street improve-
ments be installed abutting the subject
property, taking into account such factors
as the pedestrian safety impacts that re-
sult from the development. The City may
accept payment of a fee in lieu instead of
requiring installation of street improve-
ments in the following circumstances:
i. There are no similar improve-
ments in the vicinity and there is no
likelihood that the improvements will
be needed or required in the next five
(5) years; or
ii. Installation of the required im-
provement would require substantial
off-site roadway modifications; or
iii. The Administrator determines
that installation of the required im-
provement would result in a safety
hazard; or (Ord. 5450, 3-2-2009)
iv. Other unusual circumstances
preclude the construction of the im-
provements as required.
d. Amount of Payment of Fee: In
each instance where the City approves a
proposed fee-in-lieu under the provisions
of this Section, the amount of the fee-in-
lieu is listed in the City of Renton Fee
Schedule. Additional fee amounts will be
determined on a case-by-case basis for
other significant street elements, such as
catch basins and curb ramps. (Ord. 5450,
3-2-2009; Ord. 5749, 1-12-2015; Ord.
5792, 4-25-2016)
e. Use of Funds: In each instance
where the City accepts payment of a fee
in lieu of installing a street improvement
under the provisions of this Section, the
City shall deposit those funds into a re-
serve account and expend the funds col-
lected within ten (10) years of the date
collected to fund other pedestrian safety
improvements in reasonable proximity to
4-9-060C
9 - 11 (Revised 2/19)
where they were collected. Funds shall
be collected and expended by grouped
community plan areas as follows: West
Hill, City Center, Cedar River; Talbot,
Benson, Fairwood; Kennydale, High-
lands, East Plateau; and Valley. (Ord.
5792, 4-25-2016)
f. No Further Obligation: In each in-
stance where the City accepts payment
of a fee in lieu of installing street improve-
ments, the subject property will not be
subject to participation in future street im-
provement costs (along the property
frontage) unless redevelopment occurs
that will generate more traffic trips than
what was occurring at the property at the
time of the payment of the fee in lieu of in-
stallation of street improvements. (Ord.
5170, 12-5-2005; Ord. 5792, 4-25-2016)
g. Cost Contribution Toward a City
Capital Improvement Project for Prop-
erties in which Frontage Improve-
ments Have Been Deferred by
Restrictive Covenant: Where restrictive
covenants have been recorded against a
property, requiring the property owner to
pay their fair share of street frontage im-
provements installed as part of a City
capital improvement project and the City
undertakes such capital improvement
project, the owners of said properties
shall pay the City an amount consistent
with subsection C9d of this Section,
Amount of Payment of Fee in Lieu of
Street Improvements. This assessment
must be paid in full within one year follow-
ing notice from the City of such assess-
ment, or the payment may be paid over a
ten (10) year period, with three percent
(3%) per annum interest on the unpaid
balance. For payment over time, the
owner shall receive a bill from the City for
one-tenth (1/10) of the assessment plus
interest. The first yearly payment must be
paid within one year following the initial
notice from the City of the assessment.
Payments over time shall become a lien
against the property. A notice of such lien
specifying the charge, the period covered
by the charge, and giving the address
and property identification (PID) number
shall be filed with the office of the King
County Auditor. When the payment has
been received by the City in full, a certifi-
cate of payment will be recorded with
King County. (Ord. 5428, 11-17-2008)
10. (Repealed by Ord. 5170) (Ord. 4521,
6-5-1995)
11. Security Requirement Binding: The
requirement of the posting of any security
shall be binding on the applicant and the ap-
plicant’s heirs, successors and assigns. (Ord.
3988, 4-28-1986)
12. Record of Deferral: The Administrator
shall note for the Department’s record the fol-
lowing information: the improvements de-
ferred, amount of security or check deposited,
time limit of security or check, name of bond-
ing company, and any other pertinent informa-
tion. (Ord. 4521, 6-5-1995; Ord. 5450,
3-2-2009)
13. Transfer of Responsibility: Whenever
security has been accepted by the Adminis-
trator, then no release of the owner or devel-
oper upon that security shall be granted
unless a new party will be obligated to per-
form the work as agreed in writing to be re-
sponsible under the security, and has
provided security. In the instance where se-
curity would be provided by a condominium
owners’ association or property owners’ as-
sociation, then it shall be necessary for the
owners’ association to have voted to assume
the obligation before the City may accept the
security, and a copy of the minutes of the
owners’ association duly certified shall be
filed along with the security.
14. Administrative Approval Required
Prior to Transfer of Responsibility: The
City shall not be required to permit a substitu-
tion of one party for another on any security if
the Administrator, after full review, feels that
the new owner does not provide sufficient se-
curity to the City that the improvements will
be installed when required. (Ord. 5450,
3-2-2009)
15. Proceeding Against Security: The
City reserves the right, in addition to all other
remedies available to it by law, to proceed
against such security or other payment in lieu
thereof. In case of any suit or action to en-
force any provisions of this code, the devel-
oper shall pay the City all costs incidental to
such litigation including reasonable attor-
4-9-065A
(Revised 2/19)9 - 12
ney’s fees. The applicant shall enter into an
agreement with the City requiring payment of
such attorney’s fees. (Ord. 4521, 6-5-1995;
Ord. 5156, 9-26-2005; Ord. 5676, 12-3-2012;
Ord. 5907, 12-10-2018)
4-9-065 DENSITY BONUS REVIEW:
A. PURPOSE:
The purpose of this Section is to offer increased
residential density for developments that con-
struct affordable dwelling units or assisted living
facilities. Density bonuses are offered to meet the
intent of the Comprehensive Plan policies, includ-
ing but not limited to goals and policies of the land
use element, and housing and human services el-
ement, as well as the purpose and intent of the
zoning districts. It is expected that all density bo-
nuses will be achieved with no variances. (Amd.
Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005;
Ord. 5573, 11-15-2010; Ord. 5759, 6-22-2015)
B. APPLICABILITY:
Density bonuses are possible for applicants re-
questing bonus market-rate dwelling units in ex-
change for the construction of affordable dwelling
units. Bonus density is also offered for assisted
living facilities where the use is allowed pursuant
to chapter 4-2 RMC. (Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005; Ord. 5369,
4-14-2008; Ord. 5387, 6-9-2008; Ord. 5503, 11-
16-2009, eff. 11-21-2009; Ord. 5759, 6-22-2015)
C. REVIEW PROCESS:
1. Concurrent Review: Density bonus re-
view shall occur concurrently with any other
required land use permit that establishes the
permitted density and use of a site, including
subdivisions, site plan review, and conditional
use permits. When the development proposal
does not otherwise require a subdivision, site
plan review, or conditional use permit to es-
tablish the permitted density of a site, but in-
cludes a density bonus request, the
development proposal shall be reviewed un-
der administrative site plan review require-
ments.
2. Authority: The Community and Eco-
nomic Development Administrator shall de-
termine compliance with the density bonus
process unless the required land use permit
as described in subsection C1 of this Section,
Concurrent Review, requires Hearing Exam-
iner review. (Ord. 5676, 12-3-2012)
3. Submittal Requirements and Fees: An
applicant shall submit applications and fees
in accordance with the requirements for the
primary development application pursuant to
chapters 4-1 and 4-8 RMC. (Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005; Ord.
5759, 6-22-2015)
D. BONUS ALLOWANCES AND REVIEW
CRITERIA:
1. Affordable Housing: One bonus mar-
ket-rate dwelling unit may be granted for each
affordable dwelling unit constructed on site,
up to the maximum bonus density allowed
pursuant to subsection D3 of this Section,
Maximum Bonus Units. Affordable dwelling
units shall conform to the following standards:
a. Duration: An agreement in a form
approved by the City must be recorded
with the King County Recorder’s Office
requiring affordable housing units pro-
vided under this Section remain afford-
able housing for fifty (50) years or the life
of the development, whichever is less.
This agreement shall be a covenant run-
ning with the land, binding on the as-
signs, heirs and successors of the
applicant to the satisfaction of the City At-
torney.
b. Affordable Housing Income Lev-
els: Dwelling units conditioned as afford-
able under this Section shall conform to
the definition of “affordable housing” pur-
suant to RMC 4-11-010, Definitions A.
c. Affordable Unit Conditions: Afford-
able housing units shall be provided in a
range of sizes and with features compa-
rable to market-rate units. The low-in-
come units shall be distributed
throughout the development and have
substantially the same functionality as
the other units in the development.
2. Assisted Living Facilities: The devel-
opment shall satisfy the definition of “assisted
living facility” pursuant to RMC 4-11-010,
Definitions A.
4-9-070D
9 - 13 (Revised 7/20)
3. Maximum Bonus Units: The following
table provides the maximum density that may
be granted in applicable zones for confor-
mance with either the affordable housing or
assisted living facility provisions:
(Ord. 4963, 5-13-2002; Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005; Ord. 5286,
5-14-2007; Ord. 5369, 4-14-2008; Ord. 5387,
6-9-2008; Ord. 5450, 3-2-2009; Ord. 5503, 11-16-
2009, eff. 11-21-2009; Ord. 5518, 12-14-2009;
Ord. 5573, 11-15-2010; Ord. 5676, 12-3-2012;
Ord. 5759, 6-22-2015; Ord. 5791, 4-25-2016)
4-9-070 ENVIRONMENTAL REVIEW
PROCEDURES:
A. PURPOSE:
This Chapter contains procedures that implement
the requirements of the State Environmental Pol-
icy Act of 1971 (SEPA), Chapter 43.21C RCW, as
amended, and the SEPA rules adopted by the
State of Washington, Department of Ecology,
Chapter 197-11 WAC. It is intended that this
Chapter establishes compliance with SEPA and
the SEPA rules and that compliance with the re-
quirements of this Code shall constitute proce-
dural and substantive compliance. This Chapter
provides for a Citywide approach and, to the full-
est extent possible, the City will utilize a system-
atic, interdisciplinary approach which seeks to
ensure the integrated use of the natural and so-
cial sciences. The City recognizes that each per-
son 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 poli-
cies and goals set forth in this Section are supple-
mentary 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 or
prevent probable significant adverse environ-
mental impacts. This authority applies to all City
activities including actions as defined in this Sec-
tion.
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 197-11 WAC 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 infor-
mation.
197-11-090 Supporting documents.
197-11-100 Information required of appli-
cants.
D. SEPA RESPONSIBLE OFFICIAL:
For those proposals for which the City is the lead
agency, the responsible official shall be the Envi-
ronmental Review Committee.
1. Committee Officials: The Environmen-
tal Review Committee shall consist of four (4)
officials designated by the Mayor.
2. Committee Authority and Responsi-
bility:
a. The Environmental Review Commit-
tee shall make the threshold determina-
tion, 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 applicable sec-
tions of the SEPA rules.
b. The Environmental Review Commit-
tee shall supervise compliance with the
a. Affordable Housing
Subject Zones Maximum Density
CD, UC, CV, CO,
COR, R-14, and
RMF
30% above maximum
density or density
allowed via conditional
use permit
b. Assisted Living Facilities
Subject Zones Maximum Density
RMF, CV, CD, CO,
COR, and UC
50% above maximum
density
R-1, R-10, and R-14 Up to 18 dwelling units
per net acre
4-9-070E
(Revised 7/20)9 - 14
threshold determination and, if an EIS is
necessary, shall supervise preparation of
the draft and final EIS.
c. The Environmental Review Commit-
tee 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 admin-
istration by the responsible official of the
provisions of this Chapter.
d. The Environmental Review Commit-
tee, or its designee, shall be responsible
for preparation of written comments for
the City in response to a consultation re-
quest 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 con-
sulted agency.
E. OTHER AUTHORITY:
1. Hydraulic Projects: For those proposals
requiring a hydraulic project approval under
RCW 75.55.021, 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 func-
tions of that agency have changed or been
transferred to another agency, the term shall
mean any successor agency.
3. National Environmental Policy Act
(NEPA): The Environmental Review Commit-
tee is authorized to serve as the responsible
entity for purposes of compliance with NEPA
(42 USC 4321).
F. LEAD AGENCY AUTHORITY:
The City adopts the following sections by refer-
ence:
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 pri-
vate proposals.
197-11-930 Lead agency for private projects
with one agency with jurisdic-
tion.
197-11-932 Lead agency for private projects
requiring licenses from more
than one agency, when one of
the agencies is a county/city.
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 pro-
posals.
197-11-940 Transfer of lead agency status to
a state agency.
197-11-942 Agreements on lead agency sta-
tus.
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 sta-
tus.
1. Determination of Lead Agency: The
department within the City receiving an appli-
cation for or initiating a proposal that involves
a nonexempt action shall determine when the
City is the lead agency for that proposal un-
der WAC 197-11-050 and 197-11-922
through 197-11-940; unless the lead agency
has been previously determined or the de-
partment 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 Envi-
ronmental Review Committee is authorized
to make agreements as to the lead agency
status or shared lead agency duties for a pro-
posal under WAC 197-11-942 and
197-11-944; provided, that the Environmental
Review Committee and any department that
4-9-070G
9 - 15 (Revised 7/20)
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 depart-
ments of the City shall use and consider, as
appropriate, either the determination of non-
significance (DNS) or the final environmental
impact statement (EIS) of the lead agency in
making decisions on the proposal. The Envi-
ronmental Review Committee shall not pre-
pare 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 supple-
mental environmental review under WAC
197-11-600.
4. City Objections: If the City or any of its
departments receives a lead agency determi-
nation made by another agency that appears
inconsistent with the criteria of WAC
197-11-922 through 197-11-940, it may ob-
ject 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 refer-
ence: WAC 197-11-300, Purpose of this part; and
197-11-305, Categorical exemptions. The City
adopts by reference the following rules for cate-
gorical exemptions:
WAC
197-11-800 Categorical exemptions.
197-11-880 Emergencies.
197-11-890 Petitioning DOE to change
exemptions.
1. Local Modifications: Under the author-
ity established by WAC 197-11-800(1)(c), the
City of Renton establishes the following ex-
empt levels for minor new construction based
on local conditions, replacing the exempt lev-
els of WAC 197-11-800(1)(b)(i), (ii), (iv) and
(v). Whenever the City establishes new ex-
empt levels under this Section, it shall send
them to the Department of Ecology, Head-
quarters Office, Olympia, Washington, 98504
under WAC 197-11-800(1)(c).
a. For detached single-family residen-
tial dwelling units in WAC
197-11-800(1)(b)(i): nine (9) or less
dwelling units.
b. For multifamily residential dwelling
units in WAC 197-11-800(1)(b)(ii): nine
(9) or less dwelling units.
c. For office, commercial, or service
buildings in WAC 197-11-800(1)(b)(iv):
four thousand (4,000) square feet or less
of gross floor area; changes of use of four
thousand (4,000) square feet or less
when located in an existing office, com-
mercial, or service building of four thou-
sand (4,000) square feet or larger.
d. For landfills and excavations in WAC
197-11-800(1)(b)(v): Up to 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 pro-
posals, the department initiating the proposal
shall determine whether the license and/or
the proposal is exempt. The department’s de-
termination that a proposal is exempt shall be
final and not subject to administrative review.
3. Proposal Description: In determining
whether or not a proposal is exempt, the de-
partment shall make certain the proposal is
properly defined and shall identify the gov-
ernmental licenses required (WAC
197-11-060).
4. Review Criteria: A department which is
determining whether or not a proposal is ex-
empt shall ascertain the total scope of the
proposal and the governmental licenses re-
quired. If a proposal includes a series of ac-
tions, physically or functionally related to
each other, some of which are exempt and
some of which are not, the proposal is not ex-
empt. For any such proposal, the lead agency
shall be determined, even if the license appli-
cation which triggers the department’s con-
sideration is otherwise exempt. If the lead
agency is the City, then the responsible offi-
cial shall be designated as defined in subsec-
tion D of this Section.
4-9-070H
(Revised 7/20)9 - 16
5. Exempt and Nonexempt Actions: If a
proposal includes both exempt and nonex-
empt actions, exempt actions may be autho-
rized 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;
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 autho-
rize 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 with-
hold approval of exempt actions that
would lead to substantial financial expen-
ditures by a private applicant when the
expenditures would serve no purpose if
nonexempt action(s) were not approved.
6. Timing: Identification of categorical ex-
empt actions shall occur within ten (10) days
of submission of an adequate and complete
application.
7. Effect of Exemption: If a proposal is ex-
empt, none of the procedural requirements of
this Section apply to the proposal. The City
shall not require completion of an environ-
mental checklist for an exempt proposal.
H. CRITICAL AREAS/INAPPLICABLE
EXEMPTIONS:
1. Critical Areas Maps: The map(s) in
RMC 4-3-050E identify critical areas. The
maps in RMC 4-3-090 identify regulated
Shorelines of the State. The specific environ-
mentally critical areas where SEPA exemp-
tions are not applicable are identified in
subsection H3 of this Section.
2. Critical Areas Designated: Wetlands,
Protected Slopes, Very High Landslide Haz-
ard Areas, Streams and Lakes, Channel Mi-
gration Zones, Shorelines of the State
designated as Natural Environment or Urban
Conservancy, and the one hundred (100)
year floodway, as mapped and identified pur-
suant to subsection H1 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. Unidenti-
fied exemptions shall continue to apply
within environmentally critical areas of
the City.
b. For each critical area, the exemp-
tions within WAC 197-11-800 that are in-
applicable for that area are:
WAC 197-11-800(1), except for the
construction of one new single-family
residence on an existing legal lot,
provided the proposed development
complies with RMC 4-3-050 and 4-3-
090; however, this exception does
not apply to projects within a channel
migration zone or those projects re-
quiring a variance or reasonable use
exception from RMC 4-3-050 or 4-3-
090.
WAC 197-11-800(2)(e), (f), (g), (h)
WAC 197-11-800(6)(d)
WAC 197-11-800(13)(c)
WAC 197-11-800(23)(c), (e)
WAC 197-11-800(24)(a), (b), (c), (d),
(f), (g)
WAC 197-11-800(25)
c. Additionally, the exemptions within
WAC 197-11-800 are inapplicable to wet-
lands:
WAC 197-11-800(3), except for the
repair, remodeling, or maintenance
of an existing single-family resi-
dence, provided the proposed devel-
opment complies with RMC 4-3-050
4-9-070J
9 - 17 (Revised 7/20)
and 4-3-090. This exception would
not apply to projects within a channel
migration zone or those projects re-
quiring a variance or reasonable use
exception from RMC 4-3-050 or 4-3-
090.
WAC 197-11-800(4)
WAC 197-11-800(6)
WAC 197-11-800(8)
4. Proposals Located within Critical Ar-
eas: The City shall treat proposals located
wholly or partially within a critical area no dif-
ferently than other proposals under this Sec-
tion, making a threshold determination for all
such proposals. The City shall not automati-
cally require an EIS for a proposal merely be-
cause it is proposed for location in a critical
area. (Ord. 5841, 6-12-2017)
I. ENVIRONMENTAL CHECKLIST:
1. When Required: A completed environ-
mental checklist (or a copy), in the form pro-
vided in WAC 197-11-960, along with the
appropriate environmental fees, shall be filed
at the same time as an application for a per-
mit, 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 Determi-
nation: The department within the City re-
ceiving the application or initiating the action
shall use the environmental checklist to de-
termine the lead agency. If the City is the lead
agency, the Environmental Review Commit-
tee shall 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 assis-
tance as necessary. The Environmental
Review Committee may require that it,
and not the private applicant, will com-
plete all or part of the environmental
checklist for a private proposal, if either of
the following occurs:
i. The City has technical informa-
tion on a question or questions that is
unavailable to the private applicant;
or
ii. The applicant has provided inac-
curate information on previous pro-
posals 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 Environ-
mental Review Committee may require spe-
cific detailed information at any time.
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 fol-
lowing sections by reference:
WAC
197-11-310 Threshold determination
required.
197-11-315 Environmental checklist.
197-11-330 Threshold determination pro-
cess.
197-11-335 Additional information.
197-11-340 Determination of nonsignifi-
cance (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 determina-
tion.
1. Identification of Impacts: As much as
possible, the Environmental Review Commit-
tee should assist the applicant with identifica-
tion 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 requir-
ing further information from the applicant
or consultation with agencies with juris-
4-9-070J
(Revised 7/20)9 - 18
diction 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 ju-
risdiction should be completed within
twenty (20) days of receiving the re-
quested information from 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 con-
sulted agency to respond. Threshold de-
terminations 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 appli-
cation and the completed checklist.
c. Threshold determinations on actions
where the applicant recommends in writ-
ing that an EIS be prepared, because of
the probable significant adverse environ-
mental impacts described in the applica-
tion, 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 appli-
cant requests notification of the date
when a threshold determination will be
made, the Environmental Review Com-
mittee 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.
4. Changed Proposal: When an applicant
submits a changed or clarified proposal,
along with a revised or amended environ-
mental checklist, the Environmental Review
Committee shall base its threshold determi-
nation 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 Following Early No-
tice: If the Environmental Review Committee
indicated specific mitigation measures in its
response to a request for early notice, and
the applicant changed or clarified the pro-
posal to include those specific mitigation
measures, the Environmental Review Com-
mittee shall issue and circulate a DNS under
WAC 197-11-340(2).
6. Mitigation Measures:
a. The applicant’s proposed mitigation
measures (clarifications, changes or con-
ditions) must be in writing and must be
specific, feasible and enforceable. For
example, proposals to “control noise” or
“prevent stormwater runoff” are inade-
quate, whereas proposals to “muffle ma-
chinery to X decibel” or “construct two
hundred foot (200') stormwater retention
pond at Y location” are adequate.
b. Mitigation measures which justify is-
suance of a mitigated DNS may be incor-
porated in the DNS by reference to
agency staff reports, studies or other doc-
uments.
c. Mitigation measures incorporated in
the mitigated DNS shall be deemed con-
ditions of approval of the permit decision
and may be enforced in the same man-
ner as any term or condition of the permit,
or enforced in any manner specifically
prescribed by the City.
7. DNS Public Comment and Notice Pe-
riod: A mitigated DNS (MDNS) is issued un-
der WAC 197-11-340(2), requiring a fifteen
(15) day comment period and public notice.
8. Staff Recommendation for Certain
Proposals: 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.
9. Effect of MDNS: In addition, preliminary
discussion of clarifications or changes to a
4-9-070K
9 - 19 (Revised 7/20)
proposal, as opposed to a written request for
early notice, shall not bind the Environmental
Review Committee to consider the clarifica-
tion or changes in its threshold determination.
10. Request for Early Notice: An applicant
may request in writing early notice of whether
a DS is likely under WAC 197-11-350.
a. The request must follow submission
of an environmental checklist for a non-
exempt proposal for which the City is
lead agency and precede the City’s ac-
tual threshold determination for proposal.
b. The Environmental Review Commit-
tee 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 consid-
ers issuance of a DS likely and, if so,
indicate the general or specific
area(s) of concern that is/are leading
the Environmental Review Commit-
tee to consider a DS; and
iii. State that the applicant may
change or clarify the proposal to mit-
igate 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 state-
ments. The City adopts the following sections
by reference:
WAC
197-11-400 Purpose of EIS.
197-11-402 General requirements.
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 non-
project EIS.
197-11-444 Elements of the environment.
197-11-448 Relationship of EIS to other con-
siderations.
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 Environ-
mental Review Committee. Before the City is-
sues 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 pro-
cess. If the Environmental Review Commit-
tee requires an EIS for a proposal and
determines that someone other than the City
will prepare the EIS, the Environmental Re-
view Committee shall notify the applicant im-
mediately after completion of the threshold
determination. The Environmental Review
Committee shall also notify the applicant of
the City’s procedure for EIS preparation, in-
cluding approval of the DEIS and FEIS prior
to distribution.
4. Information Required: The City may re-
quire an applicant to provide information the
City does not possess, including, but not lim-
ited 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 stat-
ute.)
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
4-9-070L
(Revised 7/20)9 - 20
advisory body, such as the Planning Commis-
sion.
6. Information Shall Be Provided: The
Environmental Review Committee may re-
fuse to process and consider a private appli-
cation further if the applicant fails or refuses
to provide information required for the prepa-
ration of an adequate EIS.
7. Additional Elements: The Environmen-
tal Review Committee may require the follow-
ing additional elements as part of the
environment for the purpose of 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 miti-
gate 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 miti-
gation.
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 autho-
rization of the City of Renton.
2. Substantive Authority: The City desig-
nates 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, pro-
grams, and resources to the end that the
State and its citizens may:
i. Fulfill the responsibilities of each
generation as trustee of the environ-
ment for succeeding generations;
ii. Assure for all people of Washing-
ton safe, healthful, productive, and
aesthetically and culturally pleasing
surroundings;
iii. Attain the widest range of bene-
ficial uses of the environment without
degradation, risk to health or safety,
or other undesirable and unintended
consequences;
iv. Preserve important historic, cul-
tural, and natural aspects of our na-
tional 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 renew-
able resources and approach the
maximum attainable recycling of de-
pletable resources.
b. The City adopts, by reference, the
policies in the following City codes, ordi-
nances, resolutions and plans as they
currently appear and as hereafter
amended:
Cedar River Master Plan (1976)
Comprehensive Solid Waste Manage-
ment Plan (1983)
Green River Valley Plan (1984)
Fire Department Master Plan (1987)
4-9-070M
9 - 21 (Revised 7/20)
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 Af-
fordability 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
3. Attaching Conditions: The City may at-
tach conditions to a permit or approval for a
proposal so long as:
a. Such conditions are necessary to
mitigate specific probable adverse envi-
ronmental impacts identified in environ-
mental 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 ca-
pable 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 im-
pacts; and
e. Such conditions are based on one or
more policies in subsection M2 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 signifi-
cant adverse environmental impacts that
are identified in a FEIS or final SEIS pre-
pared 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
c. The denial is based on one or more
policies identified in subsection M2 of this
Section and identified in writing in the de-
cision document.
5. Environmental Review Committee
Recommendations: Where a FEIS or DNS
has been prepared, the Environmental Re-
view Committee may recommend to the deci-
sion maker those reasonable conditions nec-
essary to mitigate or avoid the adverse
impacts of the proposal. Said recommenda-
tion shall be adopted as a condition of ap-
proval, 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 au-
thority of the decision maker to impose condi-
tions under SEPA beyond those
recommended by Environmental Review
Committee or to condition or deny a proposal
based upon other statutory authority.
4-9-070N
(Revised 7/20)9 - 22
N. USING EXISTING ENVIRONMENTAL
DOCUMENTS:
This part contains rules for using and supple-
menting existing environmental documents pre-
pared under SEPA or National Environmental
Policy Act (NEPA) for the City’s own environmen-
tal compliance. The City adopts the following sec-
tions by reference:
WAC
197-11-600 When to use existing environ-
mental documents.
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.
O. PUBLIC NOTICE AND COMMENTING:
This part contains rules for consulting, comment-
ing, and responding on all environmental docu-
ments under SEPA, including rules for public
notice and hearings. The City adopts the follow-
ing 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 environ-
mental documents.
197-11-508 SEPA register.
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 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 no-
tice of the DNS or DS by:
i. Posting on the property for site-
specific proposals, or posting on the
City’s webpage for non-site-specific
proposals; and
ii. Publishing notice in a newspaper
of general circulation in the county,
city, or general area where the pro-
posal is located.
b. Whenever the Environmental Re-
view Committee issues a DS under WAC
197-11-360(3), the Environmental Re-
view 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. Optional DNS Process: The Environ-
mental Review Committee utilizes a single in-
tegrated comment period under WAC 197-
11-355 to obtain comments on a notice of ap-
plication and the likely threshold determina-
tion for the proposal if the Environmental
Review Committee has a reasonable basis
for determining that significant environmental
impacts are unlikely. Notice shall follow pro-
cedures in accordance with RMC 4-8-090,
Public Notice Requirements, for the optional
DNS process.
3. Public Notice: Whenever the Environ-
mental Review Committee issues a DEIS un-
der 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 on the property for site-spe-
cific proposals, or posting on the City’s
webpage for non-site-specific proposals;
and
b. Publishing notice in a newspaper of
general circulation in the county, city, or
general area where the proposal is lo-
cated.
4. Consolidation of Public Notice: When-
ever possible, the Environmental Review
Committee shall integrate the public notice re-
quired under this Section with existing notice
procedures for the City’s nonexempt permit(s)
or approval(s) required for the proposal.
5. Responsibility of Cost: The Environ-
mental Review Committee may require an
applicant to complete the public notice re-
4-9-070P
9 - 23 (Revised 7/20)
quirements for the applicant’s proposal at his
or her expense.
6. Notice: The City, applicant for, or propo-
nent of any action may publish a notice of ac-
tion pursuant to RCW 43.21C.080 for any
action. The form of the notice shall be sub-
stantially 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 in-
clude payment of the costs associated with
such notice.
7. Record Retention: The City shall retain
all documents required by the SEPA rules
(chapter 197-11 WAC) and make them avail-
able in accordance with chapter 42.56 RCW.
(Ord. 5841, 6-12-2017)
P. DEFINITIONS AND INTERPRETATION
OF TERMS:
This part contains uniform usage and definitions
of terms under SEPA. The City adopts the follow-
ing sections by reference:
WAC
197-11-700 Definitions.
197-11-702 Act.
197-11-704 Action.
197-11-706 Addendum.
197-11-708 Adoption.
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 nonsignifi-
cance (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.
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.
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 su-
pervising the preparation of docu-
ments, including issuing, filing,
printing, circulating, and related re-
quirements.
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.
4-9-070Q
(Revised 7/20)9 - 24
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 adminis-
trative authorization or direction.
ix. “Shall” is mandatory.
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 synony-
mous:
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 con-
tained within WAC 197-11-700 through
197-11-799, when used in this Section,
the following terms shall have the follow-
ing meanings, unless the context indi-
cates otherwise:
DEPARTMENT: Any division, subdivision
or organizational unit of the City estab-
lished 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 signifi-
cance likely for the applicant’s proposal
(mitigated determination of nonsignifi-
cance (DNS) procedures).
EIS: Environmental impact statement.
ERC: The Environmental Review Com-
mittee of the City of Renton.
ORDINANCE: The ordinance, resolu-
tion, or other procedure used by the City
to adopt regulatory requirements.
SEPA RULES: Chapter 197-11 WAC ad-
opted 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 nonsignifi-
cance (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:
1. Except for permits and variances issued
pursuant to RMC 4-3-090, Shoreline Master
Program Regulations, when any proposal or
action is conditioned or denied on the basis of
SEPA substantive authority by a nonelected
official other than the Hearing Examiner, the
decision shall be appealable to the Hearing
Examiner under the provisions of RMC
4-8-110, Appeals. When such a proposal or
action is conditioned or denied on the basis of
SEPA substantive authority by an elected of-
ficial or by the Hearing Examiner, there shall
be no administrative appeal.
2. Except for permits and variances issued
pursuant to RMC 4-3-090, Shoreline Master
Program Regulations, when any proposal or
action is challenged as to a SEPA procedural
determination, there shall be no administra-
tive appeal. (Ord. 5902, 12-10-2018)
4-9-080C
9 - 24.1 (Revised 7/20)
S. EXPIRATION: (Reserved)
T. MODIFICATIONS OF APPROVED
PLANS: (Reserved)
(Ord. 3891, 2-25-1985; Ord. 4353, 6-1-1992; Ord.
4725, 5-18-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4999, 1-13-2003; Ord.
5137, 4-25-2005; Ord. 5530, 3-8-2010; Ord.
5951, 11-18-2019)
4-9-075 RESERVED:
(Ord. 5153, 9-26-2005; Ord. 5876, 1-22-2018)
4-9-080 GRADING, EXCAVATION
AND MINING PERMITS AND
LICENSES:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
Except as exempted in subsection C of this Sec-
tion, no person shall do any work without first ob-
taining the required special permit and license.
Separate special permits and licenses shall be re-
quired for each site and may cover both excava-
tions and fills. (Ord. 2820, 1-14-1974, eff.
1-19-1974, Amd. Ord. 3098, 12-17-1996, eff.
1-26-1977, Ord. 3592, 12-14-1981)
C. EXEMPTIONS:
No person shall do any mining, excavation or
grading without first having obtained a special
permit from the Hearing Examiner and an annual
license issued by the Development Services Divi-
sion with the concurrence of the Building Official,
except for the following:
1. An excavation below finished grade for
basements and footings of a building, retain-
(Revised 7/20)9 - 24.2
This page left intentionally blank.
4-9-080F
9 - 25 (Revised 4/12)
ing wall or other structure authorized by a
valid building permit. This shall not exempt
any fill made with the material from such ex-
cavation nor exempt any excavation having
an unsupported height greater than five feet
(5') after the completion of such structure.
2. Cemetery graves.
3. Excavations for water wells or tunnels or
installation of service utilities by public and
private utilities.
4. Public projects which result in dredging
or placement of fill on lands covered by water,
provided State and Federal permits are re-
quired to complete the activity.
5. An excavation which (a) is less than two
feet (2') in depth, or (b) which does not create
a cut slope greater than five feet (5') in height
and steeper than one and one-half horizontal
to one vertical (1-1/2:1), or which does not ex-
ceed fifty (50) cubic yards on any one lot and
does not obstruct a drainage course.
6. A fill less than one foot (1') in depth, and
placed on natural terrain with a slope flatter
than five horizontal to one vertical (5:1) or
less than three feet (3') in depth, not intended
to support structures, which does not exceed
fifty (50) cubic yards on any one lot and does
not obstruct a drainage course.
7. The construction or maintenance of on-
site roads in remote areas; or excavation or
grading for farming purposes; or on-site con-
struction. In cases of on-site construction, the
plans for such activities shall require the prior
written approval of the City. (Ord. 5650,
12-12-2011)
D. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-1-140G, Grade and
Fill License Fees, and 4-8-120, Submittal Re-
quirements.
E. REVIEW PROCESS FOR MINOR
ACTIVITY:
1. Building Section Authority: In order to
expedite small projects, any mining, excava-
tion or grading of five hundred (500) cubic
yards or less shall be reviewed by the Devel-
opment Services Division. The Division may
accept, reject, modify or impose reasonable
conditions which shall include but are not lim-
ited to posting of bonds; installation of land-
scaping; limitation of work hours; control of
dust and mud; rehabilitation and reuse of the
site. Proper application shall be made to the
Development Services Division.
2. Annual License: Application for the an-
nual license shall be made to the Develop-
ment Services Division. The Division may
issue a license for the work.
3. Time for Completion: All work is to be
completed within ninety (90) days from the
date of issuance or the license shall be null
and void.
4. Issuance of License: The plans and re-
ports shall be approved by the Development
Services Division before a license is issued.
5. Revocation of Permit: The Develop-
ment Services Division is authorized to re-
voke any annual license issued pursuant to
the terms of this Section if after due investiga-
tion they determine that the permittee has vi-
olated any of the provisions of this Section.
Notice of revocation shall be in writing and
shall advise the licensee of the violations
found. The permittee shall have a reasonable
period of time not to exceed forty five (45)
days in which to remedy the defects or omis-
sions specified. In the event the licensee fails
or neglects to do so within the time period, the
order of revocation shall be final. A total or
partial stop work order may be issued for
good reason. (Ord. 2820, 1-17-1974; Amd.
3592, 12-14-1992)
F. REVIEW PROCESS FOR MAJOR
ACTIVITY:
1. Authority:
a. Hearing Examiner Authority: For
any mining, excavation or grading in ex-
cess of five hundred (500) cubic yards,
the Hearing Examiner shall review, ap-
prove, disapprove, or approve with condi-
tions the location of the site and its effect
on the surrounding area.
b. Development Services Division
Authority: The Development Services
4-9-080F
(Revised 4/12)9 - 26
Division, which is the administering au-
thority, shall enforce the requirements of
the Hearing Examiner and the standards
established by this Title.
2. Special Fill and Grade Permit Re-
quired: The Hearing Examiner may grant a
special permit, after a public hearing thereon
in any zone, to allow the drilling, quarrying,
mining or depositing of minerals or materials,
including but not limited to petroleum, coal,
sand, gravel, rock, clay, peat and topsoil. A
special permit shall be required on each site
of such operation. (Ord. 2820, 1-14-1974;
Amd. Ord. 3098, 12-17-1976; Amd. Ord.
3592, 12-14-1981)
3. Annual Grading License: A special per-
mit shall be granted prior to the Development
Services Division issuing any annual license
authorized by this Section. Licenses granted
shall be issued for not more than one year
and may be renewed if the operation is pro-
gressing according to the approved plans.
4. Review Criteria for Special Grade and
Fill Permit: To grant a special permit, the
Hearing Examiner shall make a determina-
tion that:
a. Compatibility of Proposed Use:
The proposed activity would not be un-
reasonably detrimental to the surround-
ing area. The Hearing Examiner shall
consider, but is not limited to, the follow-
ing:
i. Size and location of the activity.
ii. Traffic volume and patterns.
iii. Screening, landscaping, fencing
and setbacks.
iv. Unsightliness, noise and dust.
v. Surface drainage.
vi. The length of time the applica-
tion of an existing operation has to
comply with nonsafety provisions of
this Title.
5. Progressive Rehabilitation and Re-
use: The Hearing Examiner shall approve
the reuse of the site and the phasing to
achieve the reuse.
6. Conformance with Examiner’s Ap-
proved Plan Required: In the event that a
permit is granted, excavation, removal or fill
shall be permitted only in accordance with the
plan approved by the Hearing Examiner. Re-
habilitation shall take place in accordance
with the approved plan and in a logical se-
quence so that satisfactory conditions shall
be maintained on the premises. Rehabilita-
tion shall be done in stages compatible with
continuing operations. The Hearing Examiner
may require the drafting of rehabilitation
plans by a licensed landscape architect.
7. Final Approval: After the applicant has
completed the approved amount of excava-
tion, fill or other activity, the final grading of the
site, and the applicant or another developer
begins to develop or construct the new use of
the site, the Development Services Division
shall relinquish jurisdiction of this Section pro-
vided reasonable progress is occurring on the
new use.
8. Other Requirements/Noncity Review:
Issuing a permit under this Section does not
relieve the holder from requirements of other
government agencies. In addition to the re-
quirements of the State Surface Mining Rec-
lamation Act, review by other interested City,
County, State and Federal organizations may
be requested.
9. Inspection and Enforcement Author-
ity: The Development Services Division shall
have jurisdiction of the activities regulated in
this Section after a special permit has been
granted by the Hearing Examiner. For inspec-
tion purposes, any duly authorized member
of this Division shall have the right and is em-
powered to enter upon any premises at rea-
sonable hours where activities regulated by
this Section are occurring. This Division is
empowered to issue orders, grant, renew and
revoke such licenses as are provided for in
accordance with this Section.
10. Expiration and Extensions: The spe-
cial permit shall be null and void if the appli-
cant has not begun activity within six (6)
months after the granting of the permit, unless
the Hearing Examiner grants an extension of
time. Special permits are valid until the ap-
4-9-090F
9 - 27 (Revised 3/13)
proved plans have been satisfactorily com-
pleted.
11. Transferability of Special Permit: The
special permit is transferable to other per-
sons, firms and corporations, and the special
permit shall continue with the activity on the
site unless a new special permit is granted.
12. Modifications to Approved Plans:
(Reserved)
G. VIOLATIONS AND PENALTIES:
1. Revocation of Special Permit: If the an-
nual license has been revoked; if the annual
license has not been issued for a three (3)
year period; or if the applicant has not com-
plied with the conditions of the special permit,
the Hearing Examiner may revoke the special
permit. (Ord. 2820, 1-17-1974; Amd. Ord.
3098, 12-17-1976, Ord. 3592, 12-14-1981)
2. Violations of This Chapter and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. (Ord. 5159, 10-17-2005)
4-9-090 HOME OCCUPATIONS:
A. DEFINITION:
Any commercial use conducted entirely within a
dwelling or garage and carried on by persons re-
siding in that dwelling unit which is clearly inci-
dental and secondary to the use of the dwelling as
a residence. (Ord. 4665, 5-19-1997; Ord. 5356,
2-25-2008; Ord. 5676, 12-3-2012)
B. PURPOSE:
The City recognizes the need for some citizens to
use their place of residence for limited nonresi-
dential activities. It is the intent of this Section to
preserve the character of residential neighbor-
hoods and guarantee all residents freedom from
excessive noise, excessive traffic, nuisance, fire
hazard and other possible adverse effects of
home occupations and to establish qualification
standards for home occupations. (Ord. 4493,
1-23-1995)
C. APPLICABILITY:
A home occupation business in a lawfully estab-
lished dwelling unit may be permitted under the
provisions of this Section. “Garage Sale” as de-
fined in RMC 4-11-070 shall not be considered as
an allowable home occupation.
1. Exemptions: The provisions of this Sec-
tion do not apply to adult or child day care
businesses. Applicable regulations for day
care are found in the WAC or within the State
Department of Social and Health Services
standards. Accessory home agriculture sales
are also exempt from the provisions of this
Section. (Ord. 4404, 6-7-1993; Ord. 5640,
12-12-2011)
D. PROHIBITED OCCUPATIONS:
The occupations listed below are prohibited since
they change the residential character of the struc-
ture and shall not be considered incidental and
secondary to the use of the residence for dwelling
purposes:
1. Kennels and other boarding for pets, in-
cluding pet daycare.
2. Automobile and associated mechanical
repairs.
3. Businesses which dispense regulated
substances. (Ord. 4493, 1-23-1995; Ord.
5676, 12-3-2012)
E. CITY BUSINESS LICENSE
REQUIRED:
A business license must be obtained from the City
Administrative Services Department. (Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
F. APPLICATION AND REVIEW
PROCEDURES:
The following conditions must be met to obtain a
business license for all home occupations:
1. Business License Application: Sub-
mission of a complete application to the Ad-
ministrative Services Department for a
business license. That Department shall refer
the application to the Zoning Administrator for
review of the proposed use under this Code
Section. (Ord. 5547, 8-9-2010; Ord. 5654, 2-
13-2012)
a. Development Services Division
Application: If the proposed home occu-
pation will have customer visits, more
than six (6) business-related deliveries
per week, or any external indication of
4-9-090F
(Revised 3/13)9 - 28
commercial activity, then additional infor-
mation is required from the applicant pur-
suant to RMC 4-8-120, Submittal
Requirements.
2. Compliance: Compliance with all condi-
tions placed on the home occupation by the
Zoning Administrator to satisfy the general
purpose of this Section. In addition to the pro-
visions set forth herein, the Zoning Adminis-
trator may, in approving, conditioning or
denying the application, consider the cumula-
tive impacts of the proposed home occupa-
tion in relation to other City-approved home
occupations in the immediate vicinity.
3. Decision: If the Zoning Administrator ap-
proves the home occupation section of the
business license application, the Administra-
tive Services Department may issue the li-
cense provided that all other requirements
have been met. (Ord. 5547, 8-9-2010; Ord.
5654, 2-13-2012)
4. Qualification Standards:
a. Primary Residence: The property
on which the business is located must be
the primary residence of the business
owner.
b. Retail Sales and Storage: No retail
sales shall be allowed, except for sales of
products made on the premises. Inciden-
tal supplies necessary for business oper-
ations may be kept if not for sale. Prod-
ucts may be sold wholesale and stored for
wholesale distribution.
c. Parking: There shall be no expan-
sion of parking, including the addition of
on-site or off-site parking spaces, to sup-
port the home occupation.
d. Employees: The home occupation
shall not employ more than one nonresi-
dent of the dwelling unit. An employee for
these purposes means one individual,
not a full-time equivalent. In addition,
home occupations may use professional
services such as accountants.
e. Mechanical/Electrical Equipment:
There shall be no use of mechanical or
electrical equipment that would change
the structure or create visible or audible
interference in radio or television receiv-
ers or cause fluctuations in line voltage
outside the dwelling unit.
f. Environmental Impacts: There shall
be no noise, vibration, smoke, gas, dust,
odor, heat or glare produced by the busi-
ness which would exceed that normally
associated with a dwelling.
g. Space: The business shall not oc-
cupy more than twenty five percent
(25%) of the floor space of the gross floor
area of the residence, and in no event,
more than five hundred (500) square
feet.
h. Outdoor Storage: The outdoor stor-
age or display of materials, goods, prod-
ucts or equipment is prohibited. Domestic
animals or household pets kept as an ac-
cessory use and utilized as a component
of a home occupation are excluded from
this provision. (Ord. 5356, 2-25-2008)
i. Flammable Liquids: A permit must
be obtained for storage, handling or use
of Class I flammable or combustible liq-
uids on the premises.
j. Fire Extinguisher: A minimum rated
2-A 10 BC fire extinguisher is required on
the premises.
k. City Codes: The home occupation
must meet all City codes and ordinances
for type of business being conducted.
l. Building Alterations: Any alter-
ations to the building shall be conducted
pursuant to the issuance of a permit from
the Planning/Building/Public Works De-
partment.
m. Accessory Structures: Existing
garages with adequate access may be
used for home occupations; provided,
that the property still complies with the
parking requirements of the zone. Other
accessory structures, such as carports
and tool sheds, shall not be used for any
activities associated with the business
other than storage. Such storage shall be
completely enclosed and not be visible
from outside the accessory structure. Ac-
cessory structures providing shelter for
4-9-100C
9 - 29 (Revised 3/13)
domestic animals or household pets that
are a component of the home occupation
are allowed. (Ord. 5356, 2-25-2008)
n. Signage: There shall be no exterior
or window signage, display, or advertis-
ing except for one nonelectric and nonil-
luminated sign attached flush to the wall
or window of the building with the face of
the sign in a plane parallel to the plane of
the wall or window. The allowed building
sign may not be larger than two (2)
square feet in area. The sign material
and appearance must be harmonious
with the architecture of the home. Pursu-
ant to RMC 4-4-100B6q, a permit is not
required for the allowed building sign.
G. ADDITIONAL REQUIREMENTS FOR
CUSTOMER VISITS OR DELIVERIES:
1. Notification to Neighbors: If a home oc-
cupation will have customer visits, more than
six (6) business-related deliveries per week,
or any external indication of commercial ac-
tivity, property owners within three hundred
feet (300') of the home occupation must be
notified of the application. The applicant is re-
sponsible for providing current mailing labels
and postage to the Development Services Di-
vision which will then send the notification.
2. Inspection: The Zoning Administrator or
designated staff may inspect the property
prior to approval or renewal of the business li-
cense to determine if:
a. The information in the application is
correct; and
b. The property can accommodate a
home occupation without changing the
residential character of the premises; and
c. Any domestic animals or household
pets kept as a component of the home
occupation are maintained in a humane
and appropriate manner. (Ord. 5356,
2-25-2008)
3. Comment Period: A fourteen (14) day
comment period shall be allowed before a de-
cision is made by the Zoning Administrator to
approve or disapprove the home occupation
section of the business license application.
4. License Renewal: Prior to renewing a
business license the City may reinspect the
property to evaluate whether the business in
operating in a manner consistent with the re-
quirements of this Section.
5. Limitation of Use: No more than one
home occupation may be operated within a
dwelling unit with customer visits.
6. Limitation of Customer Visits: There
shall not be more than eight (8) customer vis-
its per day defined as a person coming to re-
ceive service or pick up goods. There shall be
no more than one customer on the premises
at any one time. A family arriving in one vehi-
cle or together is considered the same as one
customer.
7. Limitation of Hours: Customer visits to a
home occupation shall be between the hours
of eight o’clock (8:00) a.m. and eight thirty
o’clock (8:30) p.m. (Ord. 4493, 1-23-1995)
4-9-100 ADDITIONAL ANIMALS
PERMIT PROCESS:
A. PURPOSE:
To ensure the keeping of additional animals oc-
curs in a humane and appropriate manner that
benefits the animals and allows animals to coex-
ist harmoniously with adjacent and abutting uses.
B. APPLICABILITY:
Additional Animals Permits are issued to an indi-
vidual and remain valid as long as that individual
occupies the address where the keeping of addi-
tional animals has been approved, the animal use
remains an accessory use, and the permit has not
been revoked. The permit is not transferable to a
different individual or a different property, except
that permits issued for extra large lot animals are
allowed to be transferred to subsequent purchas-
ers of the property for which the permit has been
issued. (Ord. 5640, 12-12-2011)
C. AUTHORITY AND RESPONSIBILITY:
The Development Services Division, if satisfied
that all requirements for an Additional Animals
Permit are met, may approve the issuance of the
Additional Animals Permit.
4-9-100D
(Revised 3/13)9 - 30
D. MAXIMUM NUMBER OF ANIMALS
PERMITTED WITH AN ADDITIONAL
ANIMALS PERMIT:
The number of animals allowed with the Addi-
tional Animals Permit is at the discretion of the
Community and Economic Development Admin-
istrator in consultation with the inspecting Animal
Control Officer; however, the following numbers
shall not be exceeded for these specific animal
types: (Ord. 5676, 12-3-2012)
1. Dogs and Cats: No more than a maxi-
mum of six (6) dogs and/or cats.
2. Extra Large Animals (Horses, Donkeys, Cows and Llamas) on Properties without a Covered
Arena and a Stable:
* A minimum of 20,000 square feet of area must be devoted only to the animals.
3. Extra Large Lot Animals (Horses, Donkeys, Cows and Llamas) on Properties with a Covered
Arena and a Stable:
* A minimum of 20,000 square feet of area must be devoted only to the animals.
Size of Property in Square Feet
Maximum Number of Extra Large Lot
Animals Permissible with an
Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 29,039 square feet* 1
29,040 – 43,559 square feet* 2
43,560 – 58,079 square feet* 3
58,080 – 72,599 square feet* 4
72,600 – 87,119 square feet* 5
87,120 – 101,639 square feet* 6
For lots over 101,639* square feet, an additional 14,520 square feet is required for each additional extra
large lot animal
Size of Property in Square Feet
Maximum Number of Extra Large Lot
Animals Permissible with an
Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 21,779 square feet* 2
21,780 – 29,039 square feet* 3
29,040 – 36,299 square feet* 4
36,300 – 43,559 square feet* 5
43,560 – 50,819 square feet* 6
50,820 – 58,080 square feet* 7
For lots over 58,080* square feet, an additional 7,260 square feet is required for each additional extra large
lot animal
4-9-100H
9 - 31 (Revised 7/20)
E. SUBMITTAL REQUIREMENTS AND
FEES:
Fees shall be as listed in the City of Renton Fee
Schedule Brochure, and submittal requirements
shall be as listed in RMC 4-8-120C.
F. NOTIFICATION AND COMMENT
PERIOD:
1. Notification: Public notice shall be ac-
complished consistent with RMC 4-8-090,
Public Notice Requirements. Property own-
ers within three hundred feet (300') of the ap-
plicant’s property shall be notified of the
application. The applicant is responsible for
providing current mailing labels and postage
to the Development Services Division.
2. Comment Period and Decision: The
notice of application comment period shall
expire prior to the issuance of a decision by
the Development Services Division Director.
The Director may approve, conditionally ap-
prove or deny the proposed application.
G. DECISION CRITERIA:
1. Authority: The Development Services
Division Director shall review requests for Ad-
ditional Animals Permits for compatibility of
the proposal with the surrounding neighbor-
hood.
2. Inspection Authorized: The Community
and Economic Development Administrator
may require that the property be inspected by
an Animal Control Officer. (Ord. 5676,
12-3-2012)
3. Findings Required for Approval: In or-
der to approve the Additional Animals Permit,
the Director must find all of the following:
a. The site and facility will be adequate
to ensure the humane and appropriate
care of the animals.
b. The keeping of additional animals
will not have a significant effect on abut-
ting or adjacent properties or cause a
detriment to the community.
c. Adequate and appropriate facility
and rear yard specifications/dimensions
exist that ensure the health and safety of
the animals. The facility for medium lot,
large lot and extra large lot domestic ani-
mals must include a grassy or vegetated
area.
d. Compliance with the requirements of
subsection D of this section, Maximum
Number of Animals Permitted With an
Additional Animals Permit.
e. Animal waste will be managed in a
manner appropriate and adequate to pre-
vent significant off-site impacts.
f. If the application is for the keeping of
additional large lot or extra large lot ani-
mals, the applicant has provided a copy
of an adopted farm management plan
based on King County Conservation Dis-
trict’s Farm Conservation and Practice
Standards which shows that there is ade-
quate pasturage to support a greater
number of animals.
g. If the application is for the keeping of
additional extra large lot animals, the
minimum area devoted only to the ani-
mals is at least twenty thousand (20,000)
square feet.
h. If the application is for an animal fos-
ter care provider, the applicant shall keep
paperwork for all foster animals which
states that the animals are foster animals
from a sponsoring organization. Such pa-
perwork shall be provided upon request
to City officials.
4. Additional Considerations: Additional
factors to be considered in determining com-
patibility and adequacy are:
a. The past history of animal control
complaints regarding animals kept by the
applicant.
b. The animal size, type and character-
istics of breed.
c. The zoning classification of the prem-
ises on which the keeping of additional
animals is to occur.
H. CONDITIONS:
The Community and Economic Development Ad-
ministrator, in reviewing an Additional Animals
4-9-100I
(Revised 7/20)9 - 32
Permit application, may require soundproofing of
structures as he or she deems necessary to en-
sure the compatibility of the proposal for additional
animals with the surrounding neighborhood.
Other conditions may be applied based upon the
determination of the Administrator that conditions
are warranted to meet the purpose and intent of
applicable regulations and decision criteria. (Ord.
5676, 12-3-2012)
I. PERIOD OF VALIDITY, INDIVIDUAL
PERMITS:
An Additional Animals Permit shall be valid as
long as the keeping of animals has not been dis-
continued for more than one year, the operator is
in compliance with the City requirements and has
not had the Additional Animals Permit and/or any
related home occupation license revoked or re-
newal refused. In addition, all animals that are re-
quired to be licensed shall be individually licensed
according to the regulations found in chapter 5-4
RMC, Animal Licenses. Failure to renew animal
licenses as required in chapter 5-4 RMC shall
trigger review and/or revocation of the Additional
Animals Permit.
J. REVOCATION OF LICENSE:
1. Revocation of Additional Animals Per-
mit: If, after conducting an investigation, the
Community and Economic Development Ad-
ministrator finds that the keeping of additional
animals is in violation of the provisions of this
Section and/or the terms and conditions sub-
ject thereto, he or she may revoke the Addi-
tional Animals Permit.
2. Revocation of Business License:
Upon findings of violation, if the Additional
Animals Permit holder also has a home occu-
pation business license, the Community and
Economic Development Administrator shall
refer the findings to the Administrative Ser-
vices Administrator who may revoke the
home occupation business license pursuant
to RMC 5-5-3F, Penalties. (Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
3. License – Waiting Period Following
Revocation or Refusal to Renew: For a pe-
riod of one year after the date of revocation or
refusal to renew, permits shall not be issued
for additional animals to applicants who have
previously had such permit revoked or re-
newal refused. In addition, the applicant must
meet the requirements of this Section or any
provisions of the animal control authority.
(Ord. 5676, 12-3-2012)
K. APPEAL:
The applicant or a citizen may appeal the deci-
sion of the Community and Economic Develop-
ment Administrator pursuant to RMC 4-8-110,
Appeals.
(Ord. 3927, 7-15-1985; Ord. 4493, 1-23-1995;
Amd. Ord. 4963, 5-13-2002; Ord. 5159,
10-17-2005; Ord. 5356, 2-25-2008; Ord. 5547,
8-9-2010; Ord. 5578, 11-15-2010; Ord. 5603,
6-6-2011; Ord. 5676, 12-3-2012)
4-9-105 ADDITIONAL VEHICLES
PERMIT:
A. PURPOSE:
To ensure the parking or storage of additional ve-
hicles on residentially zoned property occurs in a
manner that does not adversely affect public
health, safety or welfare, and is appropriate
based on available parking and vehicular access.
B. APPLICABILITY:
Additional vehicles permits are required if the
number of vehicles or the allowed weight of a ve-
hicle exceeds the standards of RMC 4-4-085,
Parking of Vehicles on Residential Property. Addi-
tional vehicles permits are issued to properties
and remain valid unless the permit is revoked.
C. AUTHORITY AND RESPONSIBILITY:
The Development Services Division, if satisfied
that all requirements for an additional vehicles
permit application are met, may approve, deny, or
conditionally approve the issuance of the addi-
tional vehicles permit. Staff may inspect the prop-
erty prior to approval to determine if the
information in the application is correct and the
property can accommodate the additional vehi-
cle(s) based on Renton Municipal Code stan-
dards and regulations.
D. MAXIMUM NUMBER OF VEHICLES
PERMITTED WITH AN ADDITIONAL
VEHICLES PERMIT:
The number of vehicles allowed with the addi-
tional vehicles permit is at the discretion of the
Development Services Division in consideration
of any effects on adjoining properties, and
whether or not adequate parking and vehicular
4-9-110C
9 - 32.1 (Revised 7/20)
access is available to accommodate the addi-
tional vehicles.
E. NOTIFICATION:
1. Notification: Public notice shall be ac-
complished consistent with RMC 4-8-090,
Public Notice Requirements.
2. Comment Period and Decision: The no-
tice of application comment period shall ex-
pire prior to the issuance of a decision by the
Development Services Division, which may
approve, conditionally approve or deny the
proposed application.
F. CONDITIONS:
The Development Services Division, in reviewing
an additional vehicles permit application, may re-
quire screening of the additional vehicle(s) from
adjoining properties or the public right-of-way as
deemed necessary to ensure compatibility or mit-
igation of their effects. Other conditions may be
applied based upon the determination of the De-
velopment Services Division that conditions are
warranted to meet the purpose and intent of ap-
plicable regulations and decision criteria.
G. REVOCATION OF PERMIT:
An additional vehicles permit may be revoked if
the vehicles parked or stored on the property are
found to be in violation of other provisions of
Renton Municipal Code (e.g., the vehicles are
found to be inoperable), or if unlawful activities re-
lated to vehicles have occurred (e.g., vehicle
sales or vehicle repair).
(Ord. 5959, 12-9-2019)
4-9-110 MANUFACTURED AND
MOBILE HOME PARKS:
A. PURPOSE:
It is the purpose of this Section to provide a
means of regulating manufactured home parks so
as to promote the health, safety, morals, general
welfare and esthetics of the City of Renton. Man-
ufactured home parks should provide a pleasant
residential environment which will be an enjoy-
able place to live and a residential asset to the
City. (Ord. 3746, 9-19-1983)
B. APPLICABILITY:
Development of mobile home parks shall conform
to the regulations established herein. It shall be il-
legal to allow or permit any mobile home to re-
main in the mobile home park unless a proper
space is available for it. It shall be illegal to allow
a recreational vehicle without at least one internal
toilet and one internal shower to remain in the mo-
bile home park unless the mobile home park pro-
vides community toilets and showers. (Ord. 3902,
4-22-1985; Ord. 5676, 12-3-2012)
1. Exemptions: (Reserved)
C. AUTHORITY:
1. Building Official: It shall be the duty of
the Building Official to enforce all provisions
of this Section. (Ord. 3746, 9-19-1983)
2. Development Services Division: The
Development Services Division shall be re-
sponsible for administering the review, design
and construction provisions of this Section.
For inspection purposes, any of the members
(Revised 7/20)9 - 32.2
This page left intentionally blank.
4-9-110G
9 - 33 (Revised 8/16)
of the Development Services Division or their
duly authorized representatives and agents
shall have the right and are hereby empow-
ered to enter upon any premises at any rea-
sonable time on which any trailers or mobile
homes, as above defined, are located. The
Development Services Division is empow-
ered to issue orders, grant, renew and revoke
such permits and licenses as are provided for
in accordance with the provisions of this Sec-
tion.
3. Hearing Examiner: The Hearing Exam-
iner is designated as the official agency of the
City for the review and approval of the design
of a proposed mobile home park and the con-
duct of public hearings thereon.
D. SUBMITTAL REQUIREMENTS AND
FEES: (Reserved)
E. PARK REVIEW PROCEDURES:
1. Application: The procedure for review
and approval of a mobile home park consists
of the preparation and submission to the
Hearing Examiner of a mobile home park
plan of the proposed mobile home park.
2. Referrals, Recommendations of De-
partment: The Development Services Divi-
sion shall transmit copies of the proposed
mobile home park plan to the Public Works
Department, the health agency, the Fire De-
partment and copies to other department
heads and agencies as necessary for their re-
view and recommendation. Two (2) copies
shall be retained by the Hearing Examiner.
These departments and agencies shall make,
within the scope of their municipal functions,
their respective recommendations regarding
the mobile home park plan to the Develop-
ment Services Division, in writing, not less
than fifteen (15) days prior to the date of hear-
ing. (Ord. 5676, 12-3-2012; Ord. 5806, 6-20-
2016)
3. Public Notice: Shall be as required by
RMC 4-8-090, Public Notice Requirements.
4. Recommendations to Hearing Exam-
iner: The Development Services Division
shall transmit the application, the proposed
mobile home park plan and the respective
recommendations of City departments and
other public agencies, together with the De-
velopment Services Division recommenda-
tions, to the Hearing Examiner for study at
least seven (7) days prior to any such hearing.
5. Conditions of Approval: The Hearing
Examiner may make any such changes or
modifications he deems necessary in the de-
sign or layout of a mobile home park to opti-
mize the development and use of the site, to
protect adjoining and/or surrounding proper-
ties, developments, traffic patterns and/or ac-
cessibility.
6. Installation: A surety bond of not less
than four hundred dollars ($400.00) per acre
of the mobile home for a maximum of two (2)
year period guaranteeing to the City the in-
stallation according to the approved land-
scape plan of walls, fences and landscaping
required herein shall be posted prior to the is-
suance of any permits to construct the park.
7. Construction Timing: No grading, con-
struction or similar activities, except the clear-
ing of land, shall be permitted until the
Hearing Examiner has given approval to the
final plan.
8. Certificate of Occupancy: A signed cer-
tificate of occupancy shall signify that the mo-
bile home park has been satisfactorily
completed according to the approved final
plan and the requirements of this Section.
F. DEFERRALS:
See RMC 4-9-060.
G. MAINTENANCE:
1. General: The mobile home park shall be
kept in good repair to insure that said park
shall be a pleasant, safe and sanitary living
environment for present and future inhabi-
tants.
2. Landscaping: The mobile park shall be
kept in good repair and landscaped areas
maintained. Landscaped areas will be sub-
ject to periodic inspection by the Develop-
ment Services Division. Landscaping shall be
kept neat and orderly.
4-9-110H
(Revised 8/16)9 - 34
H. EXPIRATION AND EXTENSION:
The approval of the mobile home park plan shall
lapse unless a building permit based thereon is
submitted within three (3) years from the date of
such approval unless extended for good cause by
the Hearing Examiner upon proper written appli-
cation by the developer for a period not to exceed
one year. Only one such extension shall be
granted.
I. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
J. VIOLATION AND PENALTIES:
1. Revocation of License: The Building Of-
ficial is hereby authorized to revoke any li-
cense issued pursuant to the terms of this
Chapter if after due investigation it is deter-
mined that the owner thereof has violated any
of the provisions of this Chapter or that any
mobile home or mobile home park is being
maintained in an unsanitary or unsafe manner
or is a nuisance. Such notice of revocation
shall be in writing and shall advise the
licensee of the violations found. The licensee
shall have a period of ten (10) days in which
to remedy the defects or omissions therein
specified. In the event that the licensee fails
or neglects to do so within the said ten (10)
day period, the order of revocation shall be fi-
nal.
2. Misdemeanor: In addition to subsection
J1 of this Section, any person, firm or corpo-
ration violating any of the provisions of this
Section shall, upon conviction, be guilty of a
misdemeanor subject to RMC 1-3-1, and
each such person, firm or corporation shall be
deemed guilty of a separate offense for each
and every day or portion thereof during which
any violation of any of the provisions of this
Chapter is committed, continued or permit-
ted. (Ord. 3746, 9-19-1983; Ord. 5159,
10-17-2005)
K. APPEALS:
See RMC 4-8-110.
4-9-120 NONCONFORMING USES/
STRUCTURES REBUILD APPROVAL
PERMITS:
A. PURPOSE OF PERMIT:
The purpose of a rebuild approval permit was to
allow nonconforming uses and/or structures that
became nonconforming as a consequence of
Code amendments in June 1993 and thereafter,
to be re-established and/or rebuilt in certain zon-
ing districts where they would normally be prohib-
ited because the costs associated with re-
establishing the use and/or structure exceed fifty
percent (50%) of their most recently assessed or
appraised value prior to the loss or damage.
B. NO LONGER APPLICABLE:
This rebuild approval permit shall no longer be is-
sued by the City. The reference hereto is only for
historical purposes. Any active rebuild approval
permit shall remain valid until the expiration date
noted on the permit. Upon expiration, the permit
shall not be extended and/or reissued. (Ord. 4584,
2-12-1996; Amd. Ord. 4963, 5-13-2002; Ord.
5647, 12-12-2011)
4-9-130 OCCUPANCY PERMITS:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
No vacant land shall be occupied or used and no
building hereafter erected shall be occupied or
used, nor shall the use of a building be changed
from a use limited to one district to that of any
other district as defined by this Chapter until a
certificate of occupancy shall have been issued
by the Building Official. No permit for excavation
for any building shall be issued before the appli-
cation has been made for certificate of occu-
pancy. (Ord. 1472, 12-18-1953)
1. Exemptions: (Reserved)
C. CERTIFICATE AVAILABLE UPON
REQUEST:
Upon a written request of the owner, the Building
Official shall issue a certificate of occupancy for
any building or land existing at the time this Code
takes effect, certifying, after inspection, the use of
the building or land and whether such use con-
forms to the provisions of the Code. Where a plat
as above provided is not already on file, an appli-
cation for a certificate of occupancy shall be ac-
4-9-120D
9 - 34.1 (Revised 8/16)
companied by a survey in duplicate form such as
is required for a permit.
D. TIMING AND PROCEDURE:
Certificate of occupancy for the use of vacant
lands or the change in the use of land as herein
provided shall be applied for before any such land
shall be occupied or used, and a certificate of oc-
(Revised 8/16)9 - 34.2
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4-9-150B
9 - 35 (Revised 8/17)
cupancy shall be issued within ten (10) days after
the application has been made, providing such
use is in conformity with the provisions of these
regulations. (Ord. 1472, 12-18-1953)
E. TEMPORARY OCCUPANCY PERMITS:
See RMC 4-9-060, Deferral of Improvement In-
stallation Procedures.
4-9-140 OPEN SPACE,
AGRICULTURAL AND TIMBER
LANDS; CURRENT USE
ASSESSMENT:
A. PURPOSE, APPLICABILITY, AND
ADOPTION OF STATE RULES BY
REFERENCE:
The City further adopts, by reference herein, the
Open Space Taxation Act Rules as promulgated
by the Department of Revenue, State of Washing-
ton, on the date of October 23, 1970, or as same
may be amended from time to time. (Ord. 2844,
4-1-1974)
B. APPLICATION SUBMITTAL
REQUIREMENTS: (Reserved)
C. PROCESSING FEE:
Fees for processing any application by any owner
in pursuance of chapter 84.34 RCW (Open
Space, Agricultural and Timber Lands – Current
Use Assessment) shall be as listed in RMC
4-1-170A, which fee is payable to the City of
Renton upon filing of the application by any such
owner and said fee shall be delivered by the King
County Assessor to the City of Renton upon refer-
ral of any such application to the legislative body
of the City. Such fee shall be deposited in the gen-
eral fund of the City of Renton.
D. REFUND OF FEE UPON DENIAL OF
APPLICATION:
If any such application is not approved by the City
of Renton, said application fee shall be refunded
by the City Treasurer unto the applicant-owner.
(Ord. 2844, 4-1-1974)
4-9-150 PLANNED URBAN
DEVELOPMENT REGULATIONS:
A. PURPOSES:
There are two (2) principal purposes of the
planned urban development regulations. First, it
is the purpose of these regulations to preserve
and protect natural features of the land. Second,
it is also the purpose of these regulations to en-
courage innovation and creativity in the develop-
ment of residential, business, manufacturing, or
mixed use developments by permitting a variety
in the type, design, and arrangement of structures
and improvements.
In order to accomplish these purposes, this Sec-
tion is established to permit development which is
not limited by the strict application of the City’s
zoning, parking, street, and subdivision regula-
tions when it is demonstrated that such new de-
velopment will be superior to traditional
development under standard regulations. In con-
sideration of the latitude given and the absence of
conventional restrictions, the reviewing agencies,
Hearing Examiner, and City Council shall have
wide discretionary authority in judging and ap-
proving or disapproving the innovations which
may be incorporated into planned urban develop-
ments proposed under this Section. (Ord. 5153,
9-26-2005)
B. APPLICABILITY:
Any applicant seeking to permit development
which is not limited by the strict application of the
City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be
subject to this Section. Any amendment to exist-
ing planned urban developments shall be subject
to this Chapter.
1. Zones: Planned urban developments
may be permitted in all zoning districts, when
processed and approved as provided in this
Section. (Ord. 5571, 11-15-2010)
2. Code Provisions That May Be Modi-
fied:
a. In approving a planned urban devel-
opment, the City may modify any of the
standards of chapter 4-2 RMC, RMC
4-3-100, chapter 4-4 RMC, RMC 4-6-060
and chapter 4-7 RMC, except as listed in
subsection B3 of this Section. All modifi-
cations shall be considered simultane-
4-9-150C
(Revised 8/17)9 - 36
ously as part of the planned urban
development.
b. An applicant may request additional
modifications from the requirements of
this Title, except those listed in subsec-
tion B3 of this Section. All modifications
shall be considered simultaneously as
part of the planned urban development.
(Ord. 5571, 11-15-2010; Ord. 5749, 1-12-
2015)
3. Code Provisions Restricted from Mod-
ification:
a. Permitted Uses: A planned urban
development may not authorize uses that
are inconsistent with those uses allowed
by the underlying zone, or overlay dis-
trict, or other location restriction in RMC
Title 4, including, but not limited to: RMC
4-2-010 to 4-2-080, 4-3-010 to 4-3-040,
4-3-090, 4-3-095, and 4-4-010;
b. Density/Permitted Number of
Dwelling Units: The number of dwelling
units shall not exceed the density allow-
ances of the applicable base or overlay
zone or bonus criteria in chapter 4-2 or
4-9 RMC; however, averaging density
across a site with multiple zoning classifi-
cations may be allowed if approved by
the Community and Economic Develop-
ment Administrator; (Ord. 5675,
12-3-2012)
c. Planned Urban Development Reg-
ulations: The City may not modify any of
the provisions of this Section, Planned
Urban Development Regulations, unless
explicitly permitted as specified below;
d. Procedures: The City may not mod-
ify any of the procedural provisions of
RMC Title 4, including, but not limited to,
fees, submittal requirements, and other
similar provisions found in chapters 4-1,
4-7, 4-8 and 4-9 RMC; and
e. Specific Limitations: The City may
not modify any provision of RMC
4-3-050, Critical Areas Regulations,
4-3-090, Shoreline Master Program Reg-
ulations, 4-4-130, Tree Cutting and Land
Clearing, 4-4-060, Grading, Excavation
and Mining Regulations, chapter 4-5
RMC, or RMC 4-6-010 to 4-6-050 and
4-6-070 through 4-6-110 related to utili-
ties and concurrency, except that provi-
sions may be altered for these codes by
alternates, modification, conditional use,
or variance as specifically allowed in the
referenced Chapter or Section. Such al-
ternates, modification, conditional use, or
variance applications may be merged
with the consideration of a planned urban
development per RMC 4-9-150H. (Ord.
4351, 5-4-1992; Amd. Ord. 5153,
9-26-2005; Ord. 5841, 6-12-2017)
C. ROLES AND RESPONSIBILITY:
1. The Department of Community and
Economic Development (CED): CED shall
be responsible for the general administration
and coordination of this Section. However, all
proposed Code modifications shall be re-
viewed at the same time by the Hearing Ex-
aminer.
2. City Departments: Applicable City de-
partments shall review each proposed
planned urban development in accordance
with procedures in chapter 4-8 RMC and this
Chapter as appropriate.
3. Hearing Examiner: The Hearing Exam-
iner shall be the official City designee for the
public hearings, or review of requested Code
modifications, as well as the overall proposal
itself. (Ord. 4039, 1-19-1987; Amd. Ord.
5153, 9-26-2005; Ord. 5519, 12-14-2009)
D. DECISION CRITERIA:
The City may approve a planned urban develop-
ment only if it finds that the following requirements
are met.
1. Demonstration of Compliance and Su-
periority Required: Applicants must demon-
strate that a proposed development is in
compliance with the purposes of this Section
and with the Comprehensive Plan, that the
proposed development will be superior to that
which would result without a planned urban
development, and that the development will
not be unduly detrimental to surrounding
properties.
2. Public Benefit Required: In addition, ap-
plicants shall demonstrate that a proposed
development will provide specifically identi-
4-9-150D
9 - 37 (Revised 2/19)
fied benefits that clearly outweigh any ad-
verse impacts or undesirable effects of the
proposed planned urban development, partic-
ularly those adverse and undesirable impacts
to surrounding properties, and that the pro-
posed development will provide one or more
of the following benefits than would result from
the development of the subject site without the
proposed planned urban development:
a. Critical Areas: Protects critical ar-
eas that would not be protected other-
wise to the same degree as without a
planned urban development; or
b. Natural Features: Preserves, en-
hances, or rehabilitates natural features
of the subject property, such as signifi-
cant woodlands, native vegetation, to-
pography, or noncritical area wildlife
habitats, not otherwise required by other
City regulations; or
c. Public Facilities: Provides public fa-
cilities that could not be required by the
City for development of the subject prop-
erty without a planned urban develop-
ment; or
d. Use of Sustainable Development
Techniques: Design which results in a
sustainable development; such as LEED
certification, energy efficiency, use of al-
ternative energy resources, low impact
development techniques beyond that re-
quired by the Surface Water Design Man-
ual, etc.; or
e. Overall Design: Provides a planned
urban development design that is supe-
rior to the design that would result from
development of the subject property with-
out a planned urban development. A su-
perior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open
space or recreational facilities
beyond standard code require-
ments and considered equiva-
lent to features that would offset
park mitigation fees in Resolu-
tion 3082; and
(b) Provides a quality environ-
ment through either passive or
active recreation facilities and at-
tractive common areas, including
accessibility to buildings from
parking areas and public walk-
ways; or
ii. Circulation/Screening: Pro-
vides superior circulation patterns or
location or screening of parking facil-
ities; or
iii. Landscaping/Screening: Pro-
vides superior landscaping, buffer-
ing, or screening in or around the
proposed planned urban develop-
ment; provided, common open space
containing natural features may be
left unimproved; or (Ord. 5917, 12-
10-2018)
iv. Site and Building Design: Pro-
vides superior architectural design,
placement, relationship or orientation
of structures, or use of solar energy;
or
v. Alleys: Provides alleys for pro-
posed detached or attached units
with individual, private ground re-
lated entries. (Ord. 5520,
12-14-2009; Ord. 5571, 11-15-2010;
Ord. 5828, 12-12-2016)
3. Additional Review Criteria: A proposed
planned urban development shall also be re-
viewed for consistency with all of the follow-
ing criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass,
character and architectural design
along the planned urban develop-
ment perimeter provide a suitable
transition to adjacent or abutting
lower density/intensity zones. Materi-
als shall reduce the potential for light
and glare.
ii. Interior Design: Promotes a co-
ordinated site and building design.
Buildings in groups should be related
by coordinated materials and roof
styles, but contrast should be pro-
4-9-150D
(Revised 2/19)9 - 38
vided throughout a site by the use of
varied materials, architectural detail-
ing, building orientation or housing
type; e.g., single family, townhouses,
flats, etc. (Ord. 5520, 12-14-2009)
b. Circulation:
i. Provides sufficient streets and
pedestrian facilities. The planned ur-
ban development shall have suffi-
cient pedestrian and vehicle access
commensurate with the location, size
and density of the proposed develop-
ment. All public and private streets
shall accommodate emergency vehi-
cle access and the traffic demand
created by the development as docu-
mented in a traffic and circulation re-
port approved by the City. Vehicle
access shall not be unduly detrimen-
tal to adjacent areas.
ii. Promotes safety through suffi-
cient sight distance, separation of ve-
hicles from pedestrians, limited
driveways on busy streets, avoid-
ance of difficult turning patterns, and
minimization of steep gradients.
iii. Provision of a system of walk-
ways which tie residential areas to
recreational areas, transit, public
walkways, schools, and commercial
activities.
iv. Provides safe, efficient access
for emergency vehicles.
c. Infrastructure and Services: Pro-
vides utility services, emergency ser-
vices, and other improvements, existing
and proposed, which are sufficient to
serve the development.
d. Clusters or Building Groups and
Open Space: An appearance of open-
ness created by clustering, separation of
building groups, and through the use of
well-designed open space and landscap-
ing, or a reduction in amount of impervi-
ous surfaces not otherwise required.
e. Privacy and Building Separation:
Provides internal privacy between dwell-
ing units, and external privacy for adja-
cent and abutting dwelling units. Each
residential or mixed use development
shall provide visual and acoustical privacy
for dwelling units and surrounding proper-
ties. Fences, insulation, walks, barriers,
and landscaping are used, as appropri-
ate, for the protection and aesthetic en-
hancement of the property, the privacy of
site occupants and surrounding proper-
ties, and for screening of storage, me-
chanical or other appropriate areas, and
for the reduction of noise. Windows are
placed at such a height or location or
screened to provide sufficient privacy.
Sufficient light and air are provided to
each dwelling unit. (Ord. 5676,
12-3-2012)
f. Building Orientation: Provides
buildings oriented to enhance views from
within the site by taking advantage of to-
pography, building location and style.
g. Parking Area Design: Provides
parking areas that are complemented by
landscaping and not designed in long
rows. The size of parking areas is mini-
mized in comparison to typical designs,
and each area related to the group of
buildings served. The design provides for
efficient use of parking, and shared park-
ing facilities where appropriate. (Ord.
5571, 11-15-2010)
h. Phasing: Each phase of the pro-
posed development contains the re-
quired parking spaces, open space,
recreation spaces, landscaping and utili-
ties necessary for creating and sustain-
ing a desirable and stable environment,
so that each phase, together with previ-
ous phases, can stand alone.
4. Compliance with Development Stan-
dards: Each planned urban development
shall demonstrate compliance with the devel-
opment standards contained in subsection E
of this Section, the underlying zone, and any
overlay districts; unless a modification for a
specific development standard has been re-
quested pursuant to subsection B2 of this
Section. (Ord. 5153, 9-26-2005; Ord. 5571,
11-15-2010)
4-9-150E
9 - 38.1 (Revised 2/19)
E. DEVELOPMENT STANDARDS:
1. Common Open Space Standard: Open
space shall be concentrated in large usable
areas and may be designed to provide either
active or passive recreation. Requirements
for residential, mixed use, commercial, and
industrial developments are described below.
(Revised 2/19)9 - 38.2
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4-9-150E
9 - 39 (Revised 3/13)
a. Residential: For residential devel-
opments open space must equal at least
ten percent (10%) of the development
site’s gross land area.
i. Open space may include, but is
not limited to, the following:
(a) A trail that allows opportu-
nity for passive recreation within
a critical area buffer (only the
square footage of the trail shall
be included in the open space
area calculation), or
(b) A sidewalk and its associ-
ated landscape strip, when abut-
ting the edge of a critical area
buffer and when a part of a new
public or private road, or
(c) A similar proposal as ap-
proved by the Hearing Examiner.
ii. Additionally, a minimum area
equal to fifty (50) square feet per unit
of common space or recreation area
shall be provided in a concentrated
space as illustrated in Figure 1.
iii. Stormwater facilities may be in-
corporated with the open space,
common space or recreation area on
a case-by-case basis if the Hearing
Examiner finds:
(a) The stormwater facility uti-
lizes the techniques and land-
scape requirements set forth in
The Integrated Pond, King
County Water and Land Re-
sources Division, or an equiva-
lent manual, or
(b) The surface water feature
serves areas outside of the
planned urban development and
is appropriate in size and creates
a benefit.
Figure 1. Common Open Space Example
(Ord. 5571, 11-15-2010; Ord. 5676, 12-3-2012)
Site Area: 1.5 acres
Typical Lot Size: 4,500 sq. ft.
Total Number of Lots: 12
Site Area: 1.5 acres
Typical Lot Size: 3,500 sq. ft.
Total Number of Lots: 12
Open Space: 7,134 sq. ft.
Standard Subdivision Example Planned Urban Development
Approach
4-9-150E
(Revised 3/13)9 - 40
b. Mixed Use – Residential Portions:
Subsections E1bi to v of this Section
specify common open space standards
for the residential portions of mixed use
developments.
i. Mixed use residential and at-
tached housing developments of ten
(10) or more dwelling units shall pro-
vide a minimum area of common
space or recreation area equal to fifty
(50) square feet per unit. The com-
mon space area shall be aggregated
to provide usable area(s) for resi-
dents. The location, layout, and pro-
posed type of common space or
recreation area shall be subject to
approval by the Hearing Examiner.
The required common open space
shall be satisfied with one or more of
the elements listed below. The Hear-
ing Examiner may require more than
one of the following elements for de-
velopments having more than one
hundred (100) units.
(a) Courtyards, plazas, or mul-
tipurpose open spaces;
(b) Upper level common decks,
patios, terraces, or roof gardens.
Such spaces above the street
level must feature views or
amenities that are unique to the
site and provided as an asset to
the development;
(c) Pedestrian corridors dedi-
cated to passive recreation and
separate from the public street
system;
(d) Recreation facilities includ-
ing, but not limited to: tennis/
sports courts, swimming pools,
exercise areas, game rooms, or
other similar facilities; or
(e) Children’s play spaces.
(Ord. 5676, 12-3-2012)
ii. Required landscaping, drive-
ways, parking, or other vehicular use
areas shall not be counted toward
the common space requirement or
be located in dedicated outdoor rec-
reation or common use areas.
iii. Required yard setback areas
shall not count toward outdoor recre-
ation and common space unless
such areas are developed as private
or semi-private (from abutting or ad-
jacent properties) courtyards, plazas
or passive use areas containing land-
scaping and fencing sufficient to cre-
ate a fully usable area accessible to
all residents of the development.
iv. Private decks, balconies, and
private ground floor open space shall
not count toward the common space/
recreation area requirement.
4-9-150E
9 - 41 (Revised 3/13)
Figure 2. A visible and accessible residential common area containing landscaping and other amen-
ities.
v. Other required landscaping, and
sensitive area buffers without com-
mon access links, such as pedes-
trian trails, shall not be included
toward the required recreation and
common space requirement.
c. Mixed Use Nonresidential Por-
tions, or Commercial, or Industrial
Uses: The following subsections specify
common open space requirements appli-
cable to nonresidential portions of mixed
use developments or to single use com-
mercial or industrial developments:
i. All buildings and developments
with over thirty thousand (30,000)
square feet of nonresidential uses
(excludes parking garage floorplate
areas) shall provide pedestrian-ori-
ented space according to the follow-
ing formula:
1% of the lot area + 1% of the building area = Min-
imum amount of pedestrian-oriented space
4-9-150E
(Revised 3/13)9 - 42
Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building.
ii. To qualify as pedestrian-oriented
space, the following must be in-
cluded:
(a) Visual and pedestrian ac-
cess (including barrier-free ac-
cess) to the abutting structures
from the public right-of-way or a
courtyard not subject to vehicular
traffic,
(b) Paved walking surfaces of
either concrete or approved unit
paving,
(c) On-site or building-mounted
lighting providing at least four (4)
foot-candles (average) on the
ground, and
(d) At least three (3) feet of
seating area (bench, ledge, etc.)
or one individual seat per sixty
(60) square feet of plaza area or
open space.
iii. The following features are en-
couraged in pedestrian-oriented
space and may be required by the
Hearing Examiner.
(a) Pedestrian-oriented uses at
the building facade facing the pe-
destrian-oriented space.
(b) Spaces should be posi-
tioned in areas with significant
pedestrian traffic to provide inter-
4-9-150E
9 - 43 (Revised 2/19)
est and security – such as adja-
cent to a building entry.
(c) Pedestrian-oriented fa-
cades on some or all buildings
facing the space consistent with
Figure 4.
(d) Public seating that is dura-
ble or easily replaceable, main-
tainable, and accessible. (Ord.
5676, 12-3-2012)
Figure 4. Pedestrian-oriented spaces, visible from the street, including ample seating areas, mov-
able furniture, special paving, landscaping components, and adjacent pedestrian-oriented uses.
iv. The following are prohibited
within pedestrian-oriented space:
(a) Adjacent unscreened park-
ing lots,
(b) Adjacent chain link fences,
(c) Adjacent blank walls,
(d) Adjacent dumpsters or ser-
vice areas, and
(e) Outdoor storage (shopping
carts, potting soil bags, firewood,
etc.) that do not contribute to the
pedestrian environment.
d. Open Space Orientation: The loca-
tion of public open space shall be consid-
ered in relation to building orientation,
sun and light exposure, and local micro-
climatic conditions.
e. Common Open Space Guidelines:
Common space areas in mixed use resi-
dential and attached residential projects
should be centrally located so they are
near a majority of dwelling units, accessi-
ble and usable to residents, and visible
from surrounding units.
i. Common space areas should be
located to take advantage of sur-
rounding features such as building
entrances, significant landscaping,
unique topography or architecture,
and solar exposure.
ii. In mixed use residential and at-
tached residential projects children’s
play space should be centrally lo-
cated, visible from the dwellings, and
away from hazardous areas like gar-
bage dumpsters, drainage facilities,
streets, and parking areas.
2. Private Open Space: Each residential
unit in a planned urban development shall
4-9-150F
(Revised 2/19)9 - 44
have usable private open space (in addition
to parking, storage space, lobbies, and corri-
dors) for the exclusive use of the occupants
of that unit. Each ground floor unit, whether
attached or detached, shall have private open
space contiguous to the unit. The private
open space shall be well demarcated and at
least fifteen feet (15') in every dimension
(decks on upper floors can substitute for the
required private open space). For dwelling
units that are exclusively upper story units,
there shall be deck areas totaling at least
sixty (60) square feet in size with no dimen-
sion less than five feet (5'). For dwelling units
located above the sixth story, private open
space may be provided by a shallow balcony
accessed by a door with at least fifty percent
(50%) glazing; any required private open
space not provided by the balcony shall be
added to the required common open space,
pursuant to subsection E1 of this Section.
The minimum dimensional standards of this
Section may be modified through the planned
urban development review process; pro-
vided, that the minimum area requirement is
maintained. (Ord. 5571, 11-15-2010; Ord.
5759, 6-22-2015; Ord. 5841, 6-12-2017)
3. Installation and Maintenance of Com-
mon Open Space:
a. Installation: All common area and
open space shall be landscaped within
one year of the date of final approval of
the planned urban development, and in
accordance with RMC 4-4-070, Land-
scaping; provided, that the landscaping
plan submitted by the applicant and ap-
proved by the City shall govern in the
event of any conflict between RMC 4-4-
070 and the approved landscaping plan.
b. Maintenance: Landscaping shall be
maintained pursuant to requirements of
RMC 4-4-070, Landscaping. (Ord. 5841,
6-12-2017; Ord. 5917, 12-10-2018)
4. Installation and Maintenance of Com-
mon Facilities:
a. Installation: Prior to the issuance of
any occupancy permits, all common facil-
ities, including but not limited to utilities,
storm drainage, streets, recreation facili-
ties, etc., shall be completed by the de-
veloper or, if deferred by the
Administrator, assured through a security
device to the City equal to the provisions
of RMC 4-9-060, except for such com-
mon facilities that are intended to serve
only future phases of a planned urban
development. Any common facilities that
are intended to serve both the present
and future phases of a planned urban de-
velopment shall be installed or secured
with a security instrument as specified
above before occupancy of the earliest
phase that will be served. At the time of
such security and deferral, the City shall
determine what portion of the costs of im-
provements is attributable to each phase
of a planned urban development. (Ord.
5676, 12-3-2012)
b. Maintenance: All common facilities
not dedicated to the City shall be perma-
nently maintained by the planned urban
development owner, if there is only one
owner, or by the property owners’ associ-
ation, or the agent(s) thereof. In the event
that such facilities are not maintained in a
responsible manner, as determined by
the City, the City shall have the right to
provide for the maintenance thereof and
bill the owner or property owners’ associ-
ation accordingly. Such bill, if unpaid,
shall become a lien against each individ-
ual property. (Ord. 5153, 9-26-2005)
F. PROCEDURE FOR PRELIMINARY
APPROVAL OF PLANNED URBAN
DEVELOPMENTS:
The approval of a planned urban development
shall be by the Hearing Examiner, upon recom-
mendation from the City Staff, and shall be pro-
cessed in accordance with the following
procedures:
1. Permit Process: Planned urban devel-
opments shall be processed consistent with
chapter 4-8 RMC as Type II or III permits as
specified.
2. Filing of Application: The application
for preliminary approval of a planned urban
development shall be filed with the Depart-
ment of Community and Economic Develop-
ment accompanied by a filing fee as
established by RMC 4-1-170, Land Use Re-
view Fees. Wherever a planned urban devel-
opment is intended to be subdivided into
4-9-150F
9 - 45 (Revised 2/19)
smaller parcels, an application for preliminary
plat approval may be submitted together with
the application for final planned urban devel-
opment approval. In such case, the prelimi-
nary plat and the final planned urban
development shall be processed and re-
viewed concurrently. Subsequent to final
planned urban development approval, a
planned urban development may also be
subdivided by the binding site plan process.
3. Informal Review: Applicant must submit
a conceptual plan for preapplication review,
prior to submission of an application for pre-
liminary approval.
4. Submittal Requirements and Applica-
tion Fees: A preliminary development plan
shall be submitted to the Department of Com-
munity and Economic Development and shall
include the general intent of the develop-
ment, apportionment of land for buildings and
land use, proposed phases, if any, and such
other information or documentation which the
Department of Community and Economic
Development shall require. Submittal require-
ments and fees shall be as listed in RMC
4-1-170, Land Use Review Fees, and RMC
4-8-120C, Land Use Applications.
5. Public Notice and Comment Period:
See RMC 4-8-090, Public Notice Require-
ments.
6. Phasing: Planned urban developments
may be proposed to be developed in one or
more phases. If developed in phases, each
phase of the planned urban development
shall contain adequate parking, open space,
recreation space, public benefits, landscap-
ing, buffering, circulation, utilities and other
improvements necessary so that each phase,
together with any earlier phases, may stand
alone and satisfy the purposes of this Sec-
tion. Further, each phase must meet the re-
quirements of subsection D2 of this Section,
Public Benefit Required, unless the public
benefits have been met by previously ap-
proved phases.
7. Review Process: The preliminary plan
shall be circulated to all reviewing depart-
ments for comments. The Department of
Community and Economic Development
shall evaluate whether the plans comply with
the development policies of the Renton Com-
prehensive Plan and this Section and shall
make a recommendation to the Hearing Ex-
aminer accordingly.
8. Decision:
a. Preliminary Planned Urban Devel-
opment – New Development: After pub-
lic hearing, the Hearing Examiner shall
approve, approve with conditions, or
deny the preliminary plan. The prelimi-
nary plan shall contain an accurate de-
scription of the boundaries, land uses
and number of units of the planned urban
development, and any phases thereof, as
well as the effective date of approval and
the date of expiration of such approval.
b. Preliminary Planned Urban Devel-
opment – Existing Development with
Binding Site Plan: After public hearing,
the Hearing Examiner shall approve, ap-
prove with conditions, or deny the prelim-
inary plan. The preliminary plan shall
contain an accurate description of the
boundaries, land uses and number of
units of the planned urban development,
and any phases thereof, as well as the ef-
fective date of approval and the date of
expiration of such approval, on its face
prior to recording with King County.
9. Effect of an Approved Preliminary
Plan: The approval of a preliminary plan con-
stitutes the City’s acceptance of the general
project, including its density, intensity, ar-
rangement and design. Approval authorizes
the applicant or subsequent owner to apply
for final plan approval of the planned urban
development or phase(s) thereof. Preliminary
plan approval does not authorize any building
permits or any site work without appropriate
permits. An approved preliminary plan binds
the future planned urban development site
and all subsequent owners to the uses, den-
sities, and standards of the preliminary plan
until such time as a final plan is approved for
the entire site or all phases of the site, or a
new preliminary plan is approved, or the pre-
liminary plan is abandoned in writing or ex-
pires subject to the provisions of subsections
G and K of this Section.
4-9-150G
(Revised 2/19)9 - 46
10. Zoning Map Revised:
a. New Planned Urban Development
Approval: Upon approval of a prelimi-
nary planned urban development, the
City shall place the planned urban devel-
opment land use file number as an over-
lay on the subject property on the City of
Renton Zoning Map. (Ord. 5571,
11-15-2010)
b. Demonstration Ordinances: Ordi-
nances 4468 and 4550, which created
demonstration developments known as
Village on Union and certain divisions of
the Orchards, are hereby considered fi-
nal planned urban developments for the
purposes of code implementation. (Ord.
5153, 9-26-2005; Ord. 5519,
12-14-2009)
G. FINAL PLAN REVIEW PROCEDURES:
1. Time Limits:
a. Preliminary Approval of Planned
Urban Development Not Associated
with a Subdivision: The applicant shall,
within two (2) years of the effective date
of action by the Hearing Examiner to ap-
prove the preliminary plan, submit to the
Department of Community and Economic
Development a final plan showing the ul-
timate design and specific details of the
proposed planned urban development or
the final phase or phases thereof. Follow-
ing approval of the final plan, and within
the two (2) year effective date of the ap-
proved preliminary plan, the applicant
shall submit complete building permit ap-
plications.
Upon application, the Hearing Examiner
may grant an extension of the approved
preliminary plan for a maximum of two (2)
years. Application for such extension
shall be made at least thirty (30) days
prior to the expiration date of preliminary
plan approval. Only one such extension
may be granted for a planned urban de-
velopment.
b. Preliminary Approval of a Planned
Urban Development with Concurrent
Preliminary Subdivision: The applicant
shall submit the final plan within five (5)
years of the effective date of action by the
Hearing Examiner to approve the prelim-
inary plan. If approval of the preliminary
subdivision is legally extended, the pre-
liminary plan approval shall also be ex-
tended.
c. Expiration of Preliminary Ap-
proval: If a final plan is not filed within the
identified time limits or within the ex-
tended time period, if any, the planned ur-
ban development preliminary plan shall
be deemed to have expired or been
abandoned. Once a planned urban de-
velopment preliminary plat has been
deemed to have expired or been aban-
doned, a new application is required to
proceed, and the development standards
existing at the time of the new application
shall apply.
d. Remaining Preliminary Phases
with Completion of One Phase: Ap-
proval of a final plan for any phase of the
approved preliminary plan shall consti-
tute an extension for two (2) years of the
remainder of the preliminary plan from
the effective date of action on the final
plan. (Ord. 5519, 12-14-2009; Ord. 5571,
11-15-2010; Ord. 5676, 12-3-2012)
2. Submittal Requirements and Fees for
Final Plan Application: A final plan applica-
tion shall be submitted for a planned urban
development, or a phase thereof, to the De-
partment of Community and Economic De-
velopment. The proposed final plan shall be
in substantial conformance with the approved
preliminary plans, including phasing, subject
to the provisions of subsections G4 and G5 of
this Section. Submittal requirements shall be
as listed in RMC 4-8-120C, Land Use Appli-
cations. Application fees shall be as listed in
RMC 4-1-170, Land Use Review Fees. (Ord.
5519, 12-14-2009)
3. Public Notice: Public notice shall be
provided in the manner prescribed for prelim-
inary plans.
4. Minor Modifications: As part of the ap-
proval of a final plan, the City may require or
approve a minor deviation from the prelimi-
nary plan if:
4-9-150G
9 - 47 (Revised 2/19)
a. The change is necessary because of
natural features of the subject property
not foreseen by the applicant or the City
prior to the approval of the preliminary
development plan; or
b. The change will not have the effect of
significantly reducing any area of land-
scaping, open space, natural area or
parking; or
c. The change will not have the effect of
increasing the density or significantly in-
creasing the total amount of floor area of
the planned urban development; or
d. The change will not result in any
structure, circulation or parking area be-
ing moved significantly in any direction;
or
e. The change will not reduce any set-
back approved as part of the preliminary
plan by more than ten percent (10%) and
the required minimum setback is met; or
f. The change will not result in a signifi-
cant increase in the height of any struc-
ture as approved in the preliminary plan;
or
g. The change will not increase or cre-
ate any adverse impacts or undesirable
effects on the surrounding neighborhood.
5. Major Modifications: Major modifica-
tions are those which substantially change
the basic design, density, circulation, or open
space requirements of the planned urban de-
velopment. Major modifications to a prelimi-
nary plan planned urban development shall
be processed as a new preliminary plan.
6. Review and Approval of Final Plan:
The final plan shall be reviewed by the appli-
cable City departments, in the manner pre-
scribed for preliminary plans, to determine if
the final plan is in substantial conformance
with the approved preliminary plan and is
consistent with the purposes and review cri-
teria of this Section. The Community and
Economic Development Administrator shall
make a decision to approve, approve with
conditions or deny the final plan. The decision
shall include a description of the elements of
the approved planned urban development,
including land uses, number of units, phas-
ing, the effective date of approval and of ex-
piration, time limits, required improvements
and the schedule for implementation, and any
conditions that may apply to the planned ur-
ban development. (Ord. 5676, 12-3-2012)
a. Covenants Required:
i. Covenants Generally: As a con-
dition of final planned urban develop-
ment approval, covenants shall be
executed that run with the land, and
with all subdivided portions thereof,
stating that such property is part of
an approved planned urban develop-
ment, and including the file number
thereof and a description of the uses,
densities and phases of the ap-
proved planned urban development.
Such covenant shall also be re-
corded for each property created
through any subsequent subdivi-
sions.
ii. Specifications of Variations:
All final planned urban developments
shall include specifications that are
recorded with the planned urban de-
velopment indicating which lots or
structures vary from which specific
zoning requirement. Covenants shall
indicate that such lots or structures
shall meet the standard created with
the approval of the planned urban
development or the current zone in
effect at the time of subsequent land
use, building or construction permits.
b. Property Owners’ Association Re-
quired: For residential planned urban
developments, the developer or owner(s)
of a planned urban development shall be
required to form a legally incorporated
property owners’ association prior to the
occupancy of any portion of a planned ur-
ban development. If there is only one
owner of the planned urban develop-
ment, either a property owners’ associa-
tion shall be formed or a covenant
running with the land shall be filed requir-
ing the formation of such an association
prior to the first subsequent sale of the
property, or portion thereof. For nonresi-
dential planned urban developments, the
City may establish covenants as neces-
4-9-150H
(Revised 2/19)9 - 48
sary to ensure maintenance of infrastruc-
ture and open space or other common
improvements. (Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012)
7. Effect of an Approved Final Plan:
a. Standards Superimposed: The fi-
nal approval of a planned urban develop-
ment, under the procedures detailed in
this Section, shall superimpose the re-
quirements of that specific approved
planned urban development on the un-
derlying zone regulations as an excep-
tion thereto, to the extent that the
requirements of the planned urban devel-
opment modify or supersede the regula-
tions of the underlying zone. Final plan
approval shall be binding upon property
or the respective phase(s) with regards to
density, intensity, open space, uses, and
other standards until such time as a new
final planned urban development is ap-
proved or the final plan expires or is
abandoned subject to subsection K of
this Section.
b. Construction Authorized: Ap-
proval of a final planned urban develop-
ment is authorization to apply for building
permits to construct the planned urban
development. Construction of any portion
of the planned urban development re-
quires a current approved planned urban
development and a current building per-
mit. (Ord. 5153, 9-26-2005; Ord. 5917,
12-10-2018)
H. MERGER OF APPLICATIONS OR
REVIEW STAGES:
1. Merger of Review Stages: The appli-
cant may request that review and decision on
the preliminary plan and final plan be merged
in one decision. The merged decision shall
follow the procedural steps required of a pre-
liminary plan. However, the applicant shall
submit all plans and information in the detail
required for a final plan and shall comply with
all other requirements and standards for a fi-
nal plan.
2. Merger with Other Applications: A pre-
liminary planned urban development may be
considered simultaneously with any other
land use permit required for a proposal, in-
cluding but not limited to: preliminary plats,
short plats, binding site plans, critical area
modifications or variances, shoreline sub-
stantial developments permits, shoreline vari-
ances, shoreline conditional use permits,
grading regulation modifications or vari-
ances, or other applications. Where merged,
the review criteria for all of the applications
shall be considered simultaneously with the
planned urban development criteria in sub-
section C of this Section. Where there are
conflicts with review criteria, the criteria of
subsection C of this Section shall govern.
Where merged, all permits shall be consid-
ered simultaneously as part of the planned
urban development. The review authority
shall be determined consistent with RMC
4-8-080C2, Review Authority for Multiple Per-
mit Applications. (Ord. 5153, 9-26-2005)
I. APPEALS OF COMMUNITY AND
ECONOMIC DEVELOPMENT
ADMINISTRATOR’S DECISION ON A
FINAL PLANNED URBAN
DEVELOPMENT:
The Community and Economic Development Ad-
ministrator’s decision on a final planned urban de-
velopment may be appealed to the Hearing
Examiner pursuant to RMC 4-8-110. If the Hear-
ing Examiner acts on appeal to approve a final
planned urban development, the decision will in-
clude an effective date of approval consistent with
subsections G and K of this Section. (Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009; Ord. 5676,
12-3-2012)
J. BUILDING AND OCCUPANCY
PERMITS:
1. Conformance with Final Plan Re-
quired: Building permits shall be issued for
construction in planned urban developments
only in accordance with the approved final
plan.
2. Minor Adjustments to Final Plan:
a. Minor Adjustments Prior to Build-
ing Permits: Minor adjustments to the fi-
nal plan which involve only insignificant
revisions to the exact location and config-
uration of buildings, roadways, open
space or other features and do not in-
volve any changes in density, relative
density within the site, intensity, architec-
4-9-150K
9 - 49 (Revised 2/19)
tural style, housing type or other signifi-
cant characteristics of the planned urban
development may be approved by the
Development Services Division when is-
suing building permits. Adjustments that
are determined by the Development Ser-
vices Division to not be minor adjust-
ments shall require the submittal of a new
final plan or preliminary plan application,
according to subsections G4 and G5 of
this Section, Modifications.
b. Minor Variations to Development
following Final Planned Urban Devel-
opment: Property owners of units or im-
provements may apply for subsequent
land use, building, and construction per-
mits. Such permits may be approved sub-
ject to City requirements; provided, that
the proposals meet the standard created
with the approval of the planned urban
development or the current zone in effect
at the time of the application. Common
areas shall be maintained consistent with
the approved planned urban develop-
ment. Replacement of paving or land-
scaping to equivalent types is allowed
subject to City authorization that the ac-
tivities are consistent with the planned ur-
ban development approval and any
applicable City codes.
3. Occupancy Permit Issuance Proce-
dure: Occupancy permits shall be granted
consistent with the requirements in RMC Title
4. Conditions of approval shall be based upon
actions to be achieved prior to issuance of
construction permits or building permits. De-
ferrals of improvements shall be determined
by the Community and Economic Develop-
ment Administrator pursuant to RMC
4-9-060. (Ord. 5450, 3-2-2009)
4. Occupation of Structures: Any finished
structures, short of full implementation of an
approved final plan for a planned urban de-
velopment or those phases thereof, may be
occupied upon the issuance of a conditional
use permit by the Hearing Examiner together
with such conditions, covenants or other
terms in order to assure compliance with the
requirements of this Section, Development
Standards, and/or any other applicable provi-
sion of this Section and the City’s zoning reg-
ulations. (Ord. 5153, 9-26-2005)
K. EXPIRATION OR ABANDONMENT OF
A PLANNED URBAN DEVELOPMENT:
1. Expiration: Expiration of an approved
preliminary plan shall be defined as failure to
satisfy the time limits or other requirements of
submitting a final plan application. Expiration
of an approved final plan planned urban de-
velopment shall be defined as failure to initi-
ate construction of a planned urban
development or failure to submit a complete
building permit application within the ap-
proved final plan time limits. Expiration can
only occur if no on-site construction has be-
gun or the expiration of building permits has
occurred. (Ord. 5519, 12-14-2009)
2. Abandonment: “Abandonment of a pre-
liminary and/or final plan” for the purpose of
this Section shall mean the failure and ne-
glect of the applicant to meet the require-
ments of subsection G1 of this Section, or to
diligently pursue the project and the improve-
ments incidental thereto for a period of six (6)
months, after beginning or completing con-
struction of any of the residential units, utili-
ties, streets or other improvements of any
phase of a planned urban development.
Abandonment shall also occur when the ap-
plicant has provided a written statement indi-
cating that he/she is abandoning the
preliminary and/or final plan.
3. Resuming Development of an Aban-
doned Planned Urban Development Site:
In order to resume development of an aban-
doned planned urban development site, a
new final plan application shall be submitted
for any partially completed phase of the
planned urban development and a new pre-
liminary plan application shall be submitted
for all remaining portions of the site. In any
case, all subsequent preliminary or final
plans shall adhere to the Renton City Code
provisions in force at the time of resubmission
including open space, dwelling unit density
and setback requirements. No building per-
mits shall be issued, renewed or extended
until such new preliminary or final plans are
approved. (Ord. 5153, 9-26-2005; Ord. 5917,
12-10-2018)
4-9-150L
(Revised 2/19)9 - 50
L. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5153, 9-26-2005; Ord.
5159, 10-17-2005; Ord. 5519, 12-14-2009)
4-9-160 PUBLIC ART EXEMPTION
PROCEDURE:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
“Objects of art” for the purposes of this Section
shall include, but not be limited to, sculptures,
wall paintings, murals, collages or banners by art-
ists recognized by the Renton Municipal Arts
Commission and when consistent with guide-
lines, if any, established by the Renton Municipal
Arts Commission. (Ord. 4401, 5-3-1993)
C. CRITERIA FOR EXEMPTIONS FROM
SIGN CODE REQUIREMENTS:
Objects of art are exempt from the requirements
of the City’s Sign Code when:
1. Sited in a manner as to be readily acces-
sible to pedestrians for passive viewing;
2. Sited in a manner so as not to unduly di-
vert the attention of motorists from the road-
way;
3. Stationary and do not revolve or other-
wise move;
4. Not illuminated;
5. In good taste and reasonably reflect ac-
ceptable community values;
6. Of sufficient durability so as to have a life
expectancy of at least ten (10) years;
7. Not used or referred to in the media or by
the owners of the premises or operators of
businesses contained thereon for business
advertising purposes.
D. EXEMPTION CERTIFICATE
REQUIRED FOR PUBLIC ART:
Before a proposed object of art may be exempted
from the City’s Sign Code, the property owner or
his/her representative shall apply for and be
granted a public art exemption certificate by the
City. Placement of objects of art exempted from
the Sign Code must comply with the other provi-
sions of the City’s Zoning and Building Codes.
E. EXEMPTION APPLICATION
PROCEDURE:
Applicants must submit an application with the
appropriate filing fees according to the City’s es-
tablished fee schedule to the Department of Com-
munity and Economic Development. The
application shall include five (5) sets of photo-
graphs, scaled drawings, and/or three (3) dimen-
sional depictions of the proposed objects/
surfaces to be exempted, a biographical sketch of
the artist, and appropriate site plans and wall ele-
vations depicting the location of the objects of art.
(Ord. 5676, 12-3-2012)
F. STAFF REVIEW OF EXEMPTION
REQUESTS:
If the Community and Economic Development
Administrator determines that there is no issue as
to the artistic merit of the proposed object, then
the applicant shall be issued a public art exemp-
tion certificate. Appeals from administrative deci-
sions may be filed as referenced in RMC 4-8-110,
4-9-170A
9 - 51 (Revised 3/13)
Appeals. (Ord. 4401, 5-3-1993; Amd. Ord. 4720,
5-4-1998; Ord. 5676, 12-3-2012)
G. SPECIAL ARTS COMMISSION
REVIEW OF EXEMPTION REQUESTS:
If the Community and Economic Development
Administrator determines that there is an issue as
to the artistic merit of the object, then upon receipt
of a completed application the Department of
Community and Economic Development shall for-
ward the application to the Renton Municipal Arts
Commission for review and recommendation and
shall notify the applicant of the date the applica-
tion was transferred to the Commission.
1. Commission Review and Recommen-
dations: The Renton Municipal Arts Com-
mission, following adopted procedures, shall
review and transmit to the Department of
Community and Economic Development a
recommendation on the application not later
than forty five (45) days from the date of ac-
ceptance of a complete application, in accor-
dance with the following procedures.
2. Renton Municipal Arts Commission
Role Regarding Public Art Exemption Cer-
tificate: The role of the Commission shall be
to: (1) recommend whether proposed objects
of art reasonably reflect acceptable commu-
nity values; (2) recommend whether the pro-
posed siting location, size/scale, etc., are
appropriate for public display; (3) recommend
whether adequate provisions have been
made for public access and passive viewing
of the objects of art; and (4) to determine
whether the objects of art are consistent with
the Commission’s established guidelines and
are by a recognized artist.
3. Determination of Artist Recognition:
In determining that an artist is recognized, the
Renton Municipal Arts Commission shall es-
tablish a panel, consisting of three (3) Renton
Municipal Arts Commissioners and two (2)
artists or instructors who are actively en-
gaged in the medium used to create the pro-
posed object of art for which exemption has
been applied, which shall determine whether
or not said proposed object of art meets or
exceeds the standards generally accepted
for that medium, and whether or not media
and technique show competency and quality
of workmanship.
4. Fee: A separate fee, up to a maximum of
three hundred dollars ($300.00), will be
charged to the applicant for the costs associ-
ated with the Renton Municipal Arts Commis-
sion’s selection of the peer review panel. This
fee will be determined by the Renton Munici-
pal Arts Commission. (Ord. 5676, 12-3-2012)
H. FINAL AUTHORITY:
After reviewing the recommendation of the
Renton Municipal Arts Commission, the Commu-
nity and Economic Development Administrator
shall make a determination as to whether a public
art exemption certificate shall be issued. (Ord.
5676, 12-3-2012)
I. APPEAL:
If, after reviewing the recommendation of the
Renton Municipal Arts Commission, the Commu-
nity and Economic Development Administrator
determines that the public art exemption is de-
nied, the applicant may appeal that determination
to the Hearing Examiner pursuant to RMC
4-8-110, Appeals.
1. Standing and Authority for Hearing
Appeal: If, after reviewing the recommenda-
tion of the Renton Municipal Arts Commis-
sion, the Community and Economic
Development Administrator determines that
the public art exemption is denied, the appli-
cant may appeal that determination to the
Hearing Examiner. The decision from which
the appeal is taken will be an administrative
decision for purposes of appeal.
2. Transmittal of File and Staff Report to
Examiner: On appeal, the Department of
Community and Economic Development
shall submit the official file, including one set
of the application materials together with the
recommendation of the Renton Municipal
Arts Commission and a staff report, to the
Hearing Examiner at least ten (10) days prior
to the Hearing Examiner’s scheduled public
hearing on this item. (Ord. 4401, 5-3-1993;
Ord. 5676, 12-3-2012)
4-9-170 RAILROAD AND UTILITY
LINE CONSTRUCTION PERMIT:
A. PURPOSE: (Reserved)
4-9-170B
(Revised 3/13)9 - 52
B. APPLICABILITY:
No person or corporation shall build or construct
any railroad of any kind or any street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company in any street, avenue or alley of
the City without first obtaining a permit therefor
from the Council and no person shall make any
excavation of any kind or deposit any material or
thing in any street, avenue or alley of this City for
the purpose or with the intention of building, con-
structing or extending any such street railway,
telegraph line, telephone line, electric light line,
gas main or underground conduit for use of any
public utility company without first obtaining such
permit from the Council. (Ord. 1065, 9-5-1939)
C. NO PERMIT FOR ORDINARY REPAIR:
It shall be no defense of any prosecution or pro-
ceeding under this Chapter that a franchise to
build or construct any such street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company that has been granted by any law
of this City, but this Chapter shall not be so con-
strued as to require a permit for the construction
of ordinary repairs to any such structure where
such repairs are made in good faith and not for
the purpose of construction of such structure.
D. DECISION CRITERIA:
If the person applying to the Council for any such
permit shall have a valid and existing franchise or
permission for the structure desired under any
valid law of the City, the Council may grant such
permit provided that said Council shall defer or
temporarily refuse the granting thereof until such
time as it deems proper or in its discretion in all
cases where the street, avenue or alley in or on
which the work desired to be done is occupied or
about to be occupied in any work by the City in im-
proving or repairing such street, avenue, alley or
public place, or in repairing other property of the
City, or in cases where such street, avenue, alley
or public place is occupied or about to be occu-
pied by any other persons having the right to use
the same in such manner as to render it inconve-
nient to the public to permit any further obstruc-
tion thereof at said time, and provided, further,
that a sufficient portion of such street, avenue, al-
ley or public place shall, as far as possible, be
open for public use for the purposes of traffic, and
in all cases, any work of the City or its contractors
or employees shall have precedence over all
other work of any kind.
E. VIOLATION OF THIS CHAPTER AND
PENALTIES:
1. Construction without Permit Consid-
ered Public Nuisance: All street railways,
telegraph lines, telephone lines, electric light
lines, gas mains or underground conduits for
use of any public utility company and all rails,
ties, planks, posts, wires or other structures,
apparatus or material built, constructed or
placed in any street, avenue or alley of the City
without a permit having first been issued
therefor in compliance with the provisions of
this Chapter shall constitute a public nuisance
and shall be abated in the manner provided by
the City law of the City. Unless otherwise
specified, violations of this Section are misde-
meanors subject to RMC 1-3-1. (Ord. 1065,
9-5-1939; Ord. 5159, 10-17-2005)
4-9-180 REZONE PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the pro-
cedure for processing applications for rezones in
the City of Renton. This Section addresses both
rezones requiring a Comprehensive Plan Amend-
ment and rezones that do not require a Compre-
hensive Plan Amendment.
B. WHO MAY APPLY:
An application for a rezone of property may be
made by the property owner, or somebody autho-
rized on the owner’s behalf, on forms provided by
and filed with the Department of Community and
Economic Development.
C. AUTHORITY FOR REZONES
REQUIRING A PLAN AMENDMENT:
In accordance with RCW 35.63.110 the Planning
Commission has the authority to recommend
zoning to the legislative body requiring a Compre-
hensive Plan Amendment after conducting a pub-
lic hearing thereon.
D. AUTHORITY FOR REZONES NOT
REQUIRING PLAN AMENDMENT:
Rezone requests not requiring an amendment to
the Comprehensive Plan shall be reviewed in an
open public hearing held before the Hearing Ex-
aminer under the procedures and rules of the
Hearing Examiner, as authorized by RCW
35.63.130. The applicant will have the burden
and duty of applying for and pursuing the rezone.
4-9-190B
9 - 52.1 (Revised 5/18)
E. SUBMITTAL REQUIREMENTS AND
FEES:
Submittal requirements and fees shall be as
specified in RMC 4-1-170, Land Use Review
Fees, and 4-8-120C, Land Use Applications.
F. DECISION CRITERIA FOR CHANGE
OF ZONE CLASSIFICATION:
1. Criteria for Rezones Requiring a Com-
prehensive Plan Amendment: An applica-
tion for a rezone of one or more properties
shall require a Comprehensive Plan Amend-
ment if the proposed zone is not implemented
by the underlying Comprehensive Plan land
use designation, and shall therefore be sub-
ject to the processes and review criteria for
Comprehensive Plan Amendments, in addi-
tion to this Section.
2. Criteria for Rezones Not Requiring
Comprehensive Plan Amendment: The
City may deny a rezone if the following crite-
ria are not met. The City may approve or ap-
prove with conditions an application for a
rezone if:
a. The rezone has merit and value for
the community, and will not adversely af-
fect public health, safety, and welfare;
b. The rezone will not be materially det-
rimental to the uses or properties located
in the immediate vicinity thereof;
c. Since the original zoning or most re-
cent rezone of the subject property, con-
ditions affecting the subject property
have substantially changed as a result of,
but not limited to, public improvements or
permitted private development;
d. The property subject to rezone was
not specifically considered for a rezone at
the time of the last area land use analysis
and area zoning;
e. The characteristics of development
upon the land subject to the rezone appli-
cation are compatible with the purpose
and intent of the proposed zone as well
as the zone-specific policy of the pro-
posed zone, as provided by the Compre-
hensive Plan; and
f. The rezone does not conflict with the
governing Community Plan, if one was
adopted for the Community Planning
Area in which the property subject to the
rezone is located. (Ord. 5676, 12-3-2012;
Ord. 5853, 8-7-17)
G. TIME LIMITATIONS FOR REZONE
APPLICATION RESUBMISSION:
A petition for a change of zoning classification,
seeking the same or substantially same relief as
a prior petition, cannot be re-filed or resubmitted
within a period of twelve (12) months from the
date of final disapproval or rejection of such prior
petition. (Ord. 3454, 7-28-1980; Ord. 3463,
8-11-1980; Ord. 3592, 12-14-1981; Ord. 3976,
3-3-1986; Ord. 4437, 2-21-1994; Ord. 4794,
9-20-1999; Ord. 5355, 2-25-2008; Ord. 5516,
12-14-2009)
4-9-190 SHORELINE PERMITS:
A. PURPOSE:
The purpose of this Section is to ensure consis-
tency with the State Shoreline Management Act
and with the City’s Shoreline Master Program.
B. SHORELINE DEVELOPMENT
APPROVAL:
1. Development Compliance: All uses
and developments within the jurisdiction of
the Shoreline Management Act (hereinafter
the “Act”) shall be planned and carried out in
a manner that is consistent with the Shoreline
Master Program and the policy of the Act as
required by RCW 90.58.140(1), regardless of
whether a shoreline permit, statement of ex-
emption, shoreline variance, or shoreline
conditional use permit is required. The Ad-
ministrator of the Department of Community
and Economic Development or designee
shall assure compliance with the provisions
of the Shoreline Master Program for all per-
mits and approvals processed by the City.
2. Shoreline Overlay: Shoreline regula-
tions shall apply as an overlay and in addition
to development regulations, including but not
limited to zoning, environmental regulations,
development standards, subdivision regula-
tions, and other regulations established by
the City.
4-9-190B
(Revised 5/18)9 - 52.2
a. Allowed uses shall be limited by the
general polices and specific regulations
regarding use preferences for water-de-
pendent and water-oriented uses. Al-
lowed uses may be specified and limited
in specific shoreline permits. In the case
of nonconforming development, the use
provisions of this code shall be applied to
any change of use, including occupancy
permits.
b. In the event of any conflict between
shoreline policies and regulations and
any other regulations of the City, shore-
line policies and regulations shall prevail
unless other regulations provide greater
protection of the shoreline natural envi-
ronment and aquatic habitat.
c. All regulations applied within the
shoreline shall be liberally construed to
give full effect to the objectives and pur-
poses for which they have been enacted.
Shoreline Master Program policies,
found in the City’s Comprehensive Plan,
establish intent for the shoreline regula-
tions in addition to chapter 90.58 RCW
and chapters 173-26 and 173-27 WAC.
3. Substantial Development Permit: A
substantial development permit shall be re-
quired for all proposed use and development
of shorelines unless the proposal is specifi-
cally exempt pursuant to RCW 90.58.140(1).
An exemption from obtaining a shoreline sub-
stantial development permit is not an exemp-
tion from compliance with the Act, the
Shoreline Master Program, or from any other
regulatory requirements.
a. Exemptions shall be construed nar-
rowly. Only those developments that
meet the precise terms of one or more of
the listed exemptions may be granted ex-
emptions from the substantial develop-
ment permit process.
b. The burden of proof that a develop-
ment or use is exempt is on the applicant/
proponent of the exempt development
action.
c. If any part of a proposed develop-
ment is not eligible for exemption, then a
substantial development permit is re-
quired for the entire project.
4. Shoreline Conditional Use Permit: A
development or use that is listed as a shore-
line conditional use pursuant to the Shoreline
Master Program or is an unlisted use must
obtain a conditional use permit even if the de-
velopment or use does not require a substan-
tial development permit.
5. Shoreline Variance: When an activity or
development is proposed that does not com-
ply with the bulk, dimensional, and/or perfor-
mance standards of the program, such
development or use shall only be authorized
by approval of a shoreline variance even if
the development or use does not require a
substantial development permit.
6. Land Division: In the case of land divi-
sions, such as short subdivisions, long plats
and planned unit developments, the Adminis-
trator of the Department of Community and
Economic Development or designee shall
document compliance with bulk and dimen-
sional standards as well as policies and reg-
ulations of the Shoreline Master Program and
attach appropriate conditions and/or mitigat-
ing measures to such approvals to ensure the
design, development activities and future use
associated with such land division(s) are con-
sistent with the Shoreline Master Program.
7. Approval Criteria: In order to be ap-
proved, the Administrator of the Department
of Community and Economic Development or
designee must find that a proposal is consis-
tent with the following criteria:
a. All regulations of the Shoreline Mas-
ter Program appropriate to the shoreline
designation and the type of use or devel-
opment proposed shall be met, except
those bulk and dimensional standards
that have been modified by approval of a
shoreline variance.
b. All policies of the Shoreline Master
Program appropriate to the shoreline
area designation and the type of use or
development activity proposed shall be
considered and substantial compliance
demonstrated. A reasonable proposal
that cannot fully conform to these policies
may be permitted, provided it is demon-
strated to the Administrator of the Depart-
ment of Community and Economic
Development or designee that the pro-
4-9-190B
9 - 52.3 (Revised 5/18)
posal is clearly consistent with the overall
goals, objectives and intent of the Shore-
line Master Program.
c. For projects located on Lake Wash-
ington the criteria in RCW 90.58.020 re-
garding shorelines of statewide
significance and relevant policies and
regulations of the Shoreline Master Pro-
gram shall also be adhered to.
8. Written Findings Required: All permits
or statements of exemption issued for devel-
opment or use within shoreline jurisdiction
shall include written findings prepared by the
Administrator of the Department of Commu-
nity and Economic Development or designee,
including compliance with bulk and dimen-
sional standards and policies and regulations
of the Shoreline Master Program. The Admin-
istrator of the Department of Community and
Economic Development or designee may at-
tach conditions to the approval of exempt de-
velopments and/or uses as necessary to
assure consistency of the project with the Act
and the program.
9. Building Permit Compliance: For all
development within shoreline jurisdiction, the
Administrator of the Department of Commu-
nity and Economic Development or designee
shall not issue a building permit for such de-
velopment until compliance with the Shore-
line Master Program has been documented.
If a shoreline substantial development permit
is required, no permit shall be issued until all
comment and appeal periods have expired.
Any permit issued by the Administrator of the
Department of Community and Economic
(Revised 5/18)9 - 52.4
This page left intentionally blank.
4-9-190B
9 - 53 (Revised 12/11)
Development or designee for such develop-
ment shall be subject to the same terms and
conditions that apply to the shoreline permit.
10. Restoration Project Relief: The City
may grant relief from Shoreline Master Pro-
gram development standards and use regu-
lations when the following apply:
a. A shoreline restoration project
causes or would cause a landward shift in
the OHWM, resulting in the following:
i. Land that had not been regulated
under this chapter prior to construc-
tion of the restoration project is
brought under shoreline jurisdiction;
or
ii. Additional regulatory require-
ments apply due to a landward shift
in required shoreline buffers or other
regulations of the applicable Shore-
line Master Program; and
iii. Application of Shoreline Master
Program regulations would preclude
or interfere with use of the property
permitted by local development regu-
lations, thus presenting a hardship to
the project proponent.
b. The proposed relief meets all of the
following criteria:
i. The proposed relief is the mini-
mum necessary to relieve the hard-
ship;
ii. After granting the proposed re-
lief, there is net environmental bene-
fit from the restoration project;
iii. Granting the proposed relief is
consistent with the objectives of the
shoreline restoration project and
consistent with the Shoreline Master
Program; and
iv. Where a shoreline restoration
project is created as mitigation to ob-
tain a development permit, the
project proponent required to per-
form the mitigation is not eligible for
relief under this Section.
c. The application for relief must be
submitted to the Department of Ecology
for written approval or disapproval. This
review must occur during the depart-
ment’s normal review of a shoreline sub-
stantial development permit, conditional
use permit, or variance. If no such permit
is required, then the department shall
conduct its review when the local govern-
ment provides a copy of a complete ap-
plication and all supporting information
necessary to conduct the review.
i. Except as otherwise provided in
subsection B10d of this Section, the
Department of Ecology shall provide
at least twenty (20) days’ notice to
parties that have indicated interest to
the department in reviewing applica-
tions for relief under this section, and
post the notice on to their website.
ii. The department shall act within
thirty (30) calendar days of close of
the public notice period, or within
thirty (30) days of receipt of the pro-
posal from the local government if
additional public notice is not re-
quired.
d. The public notice requirements of
subsection B10c of this Section do not
apply if the relevant shoreline restoration
project was included in a Shoreline Mas-
ter Program or shoreline restoration plan
as defined in WAC 173-26-201, as fol-
lows:
i. The restoration plan has been ap-
proved by the department under ap-
plicable Shoreline Master Program
guidelines; and
ii. The shoreline restoration project
is specifically identified in the Shore-
line Master Program or restoration
plan or is located along a shoreline
reach identified in the Shoreline Mas-
ter Program or restoration plan as
appropriate for granting relief from
shoreline regulations; and
iii. The Shoreline Master Program
or restoration plan includes policies
addressing the nature of the relief
4-9-190C
(Revised 12/11)9 - 54
and why, when, and how it would be
applied.
C. EXEMPTIONS FROM PERMIT
SYSTEM:
The following shall not be considered substantial
developments for the purpose of this Master Pro-
gram and are exempt from obtaining a Shoreline
Substantial Development Permit (SSDP). An ex-
emption from an SSDP is not an exemption from
compliance with the Act or the Shoreline Master
Program, or from any other regulatory require-
ments.
1. Governor’s Certification: Any project
with a certification from the Governor pursu-
ant to chapter 80.50 RCW.
2. Projects Valued at $5,000 or Less: Any
development of which the total cost or fair
market value does not exceed five thousand
dollars ($5,000.00), if such development
does not materially interfere with the normal
public use of the water or shorelines of the
State.
3. Maintenance and Repair: Normal main-
tenance or repair of existing structures or de-
velopments, including damage by accident,
fire or elements.
a. “Normal maintenance” includes
those usual acts to prevent a decline,
lapse, or cessation from a lawfully estab-
lished condition.
b. “Normal repair” means to restore a
development to a state comparable to its
original condition, including but not lim-
ited to its size, shape, configuration, loca-
tion and external appearance, within a
reasonable period after decay or partial
destruction, except where repair causes
substantial adverse effects to the shore-
line resource or environment.
c. Replacement of a structure or devel-
opment may be authorized as repair
where such replacement is the common
method of repair for the type of structure
or development and the replacement
structure or development is comparable
to the original structure or development
including, but not limited to, its size,
shape, configuration, location and exter-
nal appearance and the replacement
does not cause substantial adverse ef-
fects to shoreline resources or environ-
ment.
4. Emergency Construction: Emergency
construction necessary to protect property
from damage by the elements.
a. An “emergency” is an unanticipated
and imminent threat to public health,
safety, or the environment which requires
immediate action within a time too short
to allow for full compliance with the
Shoreline Master Program.
b. Emergency construction does not in-
clude development of new permanent
protective structures where none previ-
ously existed. Where new protective
structures are deemed to be the appro-
priate means to address the emergency
situation, upon abatement of the emer-
gency situation, the new structure shall
be removed or any permit which would
have been required, absent an emer-
gency, pursuant to chapter 90.58 RCW,
chapter 17-27 WAC or the Shoreline
Master Program shall be obtained.
c. All emergency construction shall be
consistent with the policies of chapter
90.58 RCW and the Shoreline Master
Program.
d. In general, flooding or other seasonal
events that can be anticipated and may
occur but that are not imminent are not an
emergency.
5. Agricultural Construction or Prac-
tices: Construction and practices normal or
necessary for farming, irrigation, and ranch-
ing activities, including agricultural service
roads and utilities on shorelands, and the
construction and maintenance of irrigation
structures, including, but not limited to, head
gates, pumping facilities, and irrigation chan-
nels. A feedlot of any size, all processing
plants, other activities of a commercial na-
ture, alteration of the contour of the shore-
lands by leveling or filling, other than that
which results from normal cultivation, shall
not be considered normal or necessary farm-
ing or ranching activities. A feedlot shall be an
enclosure or facility used or capable of being
used for feeding livestock hay, grain, silage,
4-9-190C
9 - 55 (Revised 12/11)
or other livestock feed, but shall not include
land for growing crops or vegetation for live-
stock feeding and/or grazing, nor shall it in-
clude normal livestock wintering operations.
6. Construction of Single Family Resi-
dence and Accessory Buildings: Construc-
tion on shorelands by an owner, lessee or
contract purchaser of a single family resi-
dence for his own use or for the use of his
family, which residence does not exceed a
height of thirty five feet (35') above average
grade level as defined in WAC 173-27-030
and which meets all requirements of the State
agency or local government having jurisdic-
tion thereof, other than requirements im-
posed pursuant to this Section.
a. “Single family” residence means a
detached dwelling designed for and occu-
pied by one family including those struc-
tures and developments within a
contiguous ownership which are a normal
appurtenance. An “appurtenance” is nec-
essarily connected to the use and enjoy-
ment of a single family residence and is
located landward of the OHWM and the
perimeter of a wetland.
b. Construction authorized under this
exemption shall be located landward of
the OHWM.
7. Construction of Noncommercial
Docks: Construction of a dock including a
community dock designed for pleasure craft
only, for the private noncommercial use of the
owner, lessee, or contract purchaser of single
and multi-family residences.
a. This exception applies if the fair mar-
ket value of the dock does not exceed ten
thousand dollars ($10,000.00); however,
if subsequent construction having a fair
market value exceeding two thousand
five hundred dollars ($2,500.00) occurs
within five (5) years of completion of the
prior construction, the subsequent con-
struction shall be considered a substan-
tial development permit; and
b. A dock is a landing and moorage fa-
cility for watercraft and does not include
recreational decks, storage facilities or
other appurtenances.
8. Construction Authorized by the Coast
Guard: Construction or modification, by or
under the authority of the Coast Guard or a
designated port management authority, of
navigational aids such as channel markers
and anchor buoys.
9. Operation, Maintenance, or Construc-
tion Related to Irrigation: Operation, main-
tenance, or construction of canals,
waterways, drains, reservoirs, or other facili-
ties that now exist or are hereafter created or
developed as part of an irrigation system for
the primary purpose of making use of system
waters, including return flow and artificially
stored groundwater for the irrigation of lands.
10. Marking of Property Lines on State-
Owned Lands: The marking of property lines
or corners on State-owned lands when such
marking does not interfere with the normal
public use of the surface of the water.
11. Operation and Maintenance of Agri-
cultural Drainage or Dikes: Operation and
maintenance of any system of dikes, ditches,
drains, or other facilities existing on Septem-
ber 8, 1975, which were created, developed,
or utilized primarily as a part of an agricultural
drainage or diking system.
12. Activities Necessary for Permit Ap-
plication: Site exploration and investigation
activities that are prerequisites to preparation
of an application for development authoriza-
tion under the Shoreline Master Program, if:
a. The activity does not interfere with
the normal public use of the surface wa-
ters.
b. The activity will have no significant
adverse impact on the environment in-
cluding, but not limited to, fish, wildlife,
fish or wildlife habitat, water quality, and
aesthetic values.
c. The activity does not involve the in-
stallation of a structure, and upon com-
pletion of the activity the vegetation and
land configuration of the site are restored
to conditions existing before the activity.
d. A private entity seeking development
authorization under the Shoreline Master
Program first posts a performance bond
4-9-190C
(Revised 12/11)9 - 56
or provides other evidence of financial
responsibility to the Planning Division to
ensure that the site is restored to pre-
existing conditions.
e. The activity is not subject to the per-
mit requirements of RCW 90.58.550.
13. Removal or Control of Aquatic Nox-
ious Weeds: The process of removing or
controlling an aquatic noxious weed, as de-
fined in RCW 17.26.020, through the use of a
herbicide or other treatment methods appli-
cable to weed control that are recommended
by a final environmental impact statement
published by the Department of Agriculture or
the Department of Ecology jointly with other
State agencies under chapter 43.21C RCW.
14. Watershed Restoration Projects: Wa-
tershed restoration projects as defined be-
low:
a. “Watershed restoration project”
means a public or private project autho-
rized by the sponsor of a watershed res-
toration plan that implements the plan or
a part of the plan and consists of one or
more of the following activities:
i. A project that involves less than
ten (10) miles of streamreach, in
which less than twenty five (25) cubic
yards of sand, gravel, or soil is re-
moved, imported, disturbed or dis-
charged, and in which no existing
vegetation is removed except as min-
imally necessary to facilitate addi-
tional plantings.
ii. A project for the restoration of an
eroded or unstable stream bank that
employs the principles of bioengi-
neering, including limited use of rock
as a stabilization only at the toe of the
bank, and with primary emphasis on
using native vegetation to control the
erosive forces of flowing water.
iii. A project primarily designed to
improve fish and wildlife habitat, re-
move or reduce impediments to mi-
gration of fish, or enhance the fishery
resource available for use by all of
the citizens of the State, provided
that any structure, other than a
bridge or culvert or in stream habitat
enhancement structure associated
with the project, is less than two hun-
dred (200) square feet in floor area
and is located above the OHWM of
the stream.
b. “Watershed restoration plan” means
a plan, developed or sponsored by a
State department, a federally recognized
Indian Tribe, a city, a county or a conser-
vation district, for which agency and pub-
lic review has been conducted pursuant
to chapter 43.21C RCW, the State Envi-
ronmental Policy Act. The watershed res-
toration plan generally contains a general
program and implementation measures
or actions for the preservation, restora-
tion, re-creation, or enhancement of the
natural resources, character, and ecol-
ogy of a stream, stream segment, drain-
age area, or watershed.
15. Projects to Improve Fish and Wildlife
Passage or Habitat: A public or private
project, the primary purpose of which is to im-
prove fish or wildlife habitat or fish passage,
when all of the following apply:
a. The project has been approved in
writing by the Department of Fish and
Wildlife as necessary for the improve-
ment of the habitat or passage and ap-
propriately designed and sited to
accomplish the intended purpose.
b. The project has received hydraulic
project approval by the Department of
Fish and Wildlife pursuant to chapter
75.20 RCW.
c. The Planning Division has deter-
mined that the project is consistent with
the Shoreline Master Program.
16. Hazardous Substance Remediation:
Hazardous substance remedial actions pur-
suant to WAC 173-27-040(3).
17. Projects on Lands Not Subject to
Shoreline Jurisdiction Prior to Restora-
tion: Actions on land that otherwise would
not be under the jurisdiction of the Shoreline
Management Act except for a change in the
location of OHWM or other criteria due to a
shoreline restoration project creating a land-
4-9-190E
9 - 57 (Revised 12/11)
ward shift in the OHWM that brings the land
under the jurisdiction of the Act.
D. EXEMPTION CERTIFICATE
PROCEDURES:
1. Application Required: Any person
claiming exemption from the permit require-
ments of the Shoreline Master Program as a
result of the exemptions specified in this Sec-
tion shall make application for a no-fee ex-
emption certificate to the Planning Division in
the manner prescribed by that division.
2. Consistency Required: Any develop-
ment which occurs within the regulated
shorelines of the State under Renton’s juris-
diction, whether it requires a permit or not,
must be consistent with the intent of the State
law.
3. Conditions Authorized: The City may
attach conditions to the approval of exempted
developments and/or uses as necessary to
assure consistency of the project with the
Shoreline Management Act and the Shore-
line Master Program.
4. Permit Required if Project Not Exempt
in Part: If any part of a proposed develop-
ment is not eligible for exemption, then a
shoreline permit is required for the entire pro-
posed development project.
E. SHORELINE PERMIT APPLICATION
PROCEDURES:
1. Information Prior to Submitting a
Shoreline Substantial Development Per-
mit Application: Prior to submitting an appli-
cation for a shoreline permit or an exemption
from a shoreline permit, the applicant should
informally discuss a proposed development
with the Planning Division. This will enable
the applicant to become familiar with the re-
quirements of the Shoreline Master Program,
building and zoning procedures, and enforce-
ment procedures.
2. Shoreline Substantial Development
Permit Required: No shoreline development
shall be undertaken on shorelines of the City
without first obtaining a “substantial develop-
ment permit” from the Planning Division.
3. Shoreline Substantial Development
Permit Application Forms and Fees: Fees
shall be as listed in RMC 4-1-170, Land Use
Review Fees. Applications for such permits
shall be made on forms and reviewed accord-
ing to procedures prescribed by the Planning
Division. Application forms may be revised
from time to time by the Planning Division
without prejudice to any existing applications.
Such forms should be designed to provide
such information as is necessary to deter-
mine whether such a permit is justified.
4. Secondary Review by Independent
Qualified Professionals: When appropriate
due to the type of critical areas, habitat, or
species present, or project area conditions,
the Administrator of the Department of Com-
munity and Economic Development or desig-
nee may require the applicant to prepare or
fund analyses or activities conducted by a
third party or parties selected by the Adminis-
trator of the Department of Community and
Economic Development or designee and
paid for by the applicant. Analyses and/or ac-
tivities conducted under this subsection in-
clude, but are not limited to:
a. Evaluation by an independent quali-
fied professional of the applicant’s analy-
sis and the effectiveness of any proposed
mitigating measures or programs, to in-
clude any recommendations as appropri-
ate; and
b. A request for consultation with the
Washington Department of Fish and
Wildlife, Washington State Department of
Ecology, or the local Native American In-
dian Tribe or other appropriate agency;
and/or
c. Analysis of detailed surface and sub-
surface hydrologic features both on and
adjacent or abutting to the site.
5. Public Notice: Three (3) copies of a no-
tice of development application shall be
posted prominently on the property con-
cerned and in conspicuous public places
within three hundred feet (300') thereof. The
notice of development application shall also
be mailed to property owners within three
hundred feet (300') of the boundaries of the
subject property. The required contents of the
notice of development application are de-
4-9-190F
(Revised 12/11)9 - 58
tailed in RMC 4-8-090B, Public Notice Re-
quirements.
6. Standard Public Comment Time: Each
notice of development application shall in-
clude a statement that persons desiring to
present their views to the Planning Division
with regard to said application may do so in
writing to that division and persons interested
in the Planning Division’s action on an appli-
cation for a permit may submit their views in
writing or notify the Planning Division in writ-
ing of their interest within fourteen (14) days
from the date of the notice of application.
7. Special Public Comment Time: Notice
of development application for a substantial
development permit regarding a limited utility
extension as defined in RCW
90.58.140(11)(b) or for the construction of a
bulkhead or other measures to protect a sin-
gle family residence and its appurtenant
structures from shoreline erosion shall in-
clude a fourteen (14) day comment period.
Such notification or submission of views to
the Planning Division shall entitle those per-
sons to a copy of the action taken on the ap-
plication.
8. Review Guidelines: Unless exempted
or authorized through the variance or condi-
tional use permit provisions of the Shoreline
Master Program, no substantial development
permit and no other permit shall be granted
unless the proposed development is consis-
tent with the provisions of the Shoreline Mas-
ter Program, the Shoreline Management Act
of 1971, and the rules and regulations
adopted by the Department of Ecology there-
under.
9. Conditional Approval: Should the Ad-
ministrator of the Department of Community
and Economic Development or designee find
that any application does not substantially
comply with criteria imposed by the Shoreline
Master Program and the Shoreline Manage-
ment Act of 1971, he/she may deny such ap-
plication or attach any terms or condition
which he/she deems suitable and reasonable
to effect the purpose and objective of the
Shoreline Master Program.
10. Notification: It shall be the duty of the
Planning Division to timely furnish copies of
all applications and actions taken by said di-
vision unto such other officials or depart-
ments whose jurisdiction may extend to all or
any part of the proposed development, in-
cluding any State or Federal agencies and In-
dian tribes.
F. REVIEW CRITERIA:
1. General: The Planning Division shall re-
view an application for a permit based on the
following:
a. The application.
b. The environmental checklist or envi-
ronmental impact statement, if one is re-
quired.
c. Written comments from interested
persons.
d. Information and comments from all
affected City departments.
e. Evidence presented at a public hear-
ing.
f. No authorization to undertake use or
development on shorelines of the State
shall be granted by the Administrator of
the Department of Community and Eco-
nomic Development or designee unless
upon review the use or development is
determined to be consistent with the pol-
icy and provisions of the Shoreline Man-
agement Act and the Shoreline Master
Program.
2. Additional Information: The Planning
Division may require an applicant to furnish
information and data in addition to that con-
tained or required in the application forms
prescribed. Unless an adequate environmen-
tal statement has previously been prepared
for the proposed development by another
agency, the City’s Environmental Review
Committee shall cause to be prepared such a
statement, prior to granting a permit, when
the State Environmental Policy Act of 1971
would require such a statement.
3. Procedural Amendments: In addition to
the criteria hereinabove set forth in this Sec-
tion, the Department of Community and Eco-
nomic Development may from time to time
4-9-190I
9 - 58.1 (Revised 12/11)
promulgate additional procedures or criteria
and such shall become effective, when re-
duced to writing, and filed with the City Clerk
and as approved by the City Council and the
Department of Ecology.
4. Burden of Proof on Applicant: The bur-
den of proving that the proposed substantial
development is consistent with the criteria
which must be met before a permit is granted
shall be on the applicant.
G. SURETY DEVICES:
The Planning Division may require the applicant
to post a surety device in favor of the City of
Renton to assure full compliance with any terms
and conditions imposed by said department on
any shoreline permit. Said surety device shall be
in an amount to reasonably assure the City that
any deferred improvement will be carried out
within the time stipulated and in accordance with
RMC 4-1-230, Surety and Bonds.
H. ADMINISTRATIVE APPEALS:
The Department of Community and Economic
Development shall have the final authority to in-
terpret the Shoreline Master Program for the City
of Renton. Where an application is denied or
changed, per subsection E6 of this Section, an
applicant may appeal the decision denying or
changing a “substantial development permit” to
the Shoreline Hearings Board for an open record
appeal in accordance with RMC 4-8-110. See
RMC 4-8-110H for appeal procedures to the
Shoreline Hearings Board.
I. VARIANCES AND CONDITIONAL
USES:
1. Purpose: The power to grant variances
and conditional use permits should be utilized
in a manner which, while protecting the envi-
ronment, will assure that a person will be able
to utilize his property in a fair and equitable
manner.
2. Authority:
a. Conditional Use Permits: Condi-
tional use permits shall be processed ei-
ther by the Hearing Examiner or
administratively in accordance with the
provisions of RMC 4-2-060, Zoning Use
Table; provided, that:
i. Additional requirements for con-
ditional use permits may be provided
within shoreline jurisdiction in this
Section and will prevail over the pro-
visions of RMC 4-2-060.
ii. If an administrative process is
not specified, a conditional use per-
mit shall be processed by the Hear-
ing Examiner.
iii. Proposed uses not specified in
this Section or in RMC 4-2-060 and
not prohibited may be allowed by
Hearing Examiner conditional use
permit.
b. Variances: The Hearing Examiner
shall have authority to grant conditional
use permits and variances in the admin-
istration of the Renton Master Program.
c. State Department of Ecology Deci-
sion: Both variances and conditional use
permits are forwarded to the Department
of Ecology and the Attorney General’s of-
fice for approval or denial.
d. Time Limit, Permit Validity, and
Appeals: Conditional permits and vari-
ances shall be deemed to be approved
within thirty (30) calendar days from the
date of receipt by the Department of Ecol-
ogy and the Attorney General’s office un-
less written communication is received by
the applicant and the City indicating oth-
erwise.
i. Conditional use permits and vari-
ances shall be filed with the State in
accordance with RCW 90.58.140(6)
and WAC 173-27-130.
ii. Permit validity requirements of
subsection J of this Section shall ap-
ply to conditional use and variance
permits.
iii. Appeals of conditional use or
variance permits shall be made in ac-
cordance with RMC 4-8-110H.
3. Maintenance of Permitted Uses Al-
lowed: It shall be recognized that a lawful
use at the time the Shoreline Master Program
is adopted is to be considered a permitted
4-9-190I
(Revised 12/11)9 - 58.2
use, and maintenance and restoration shall
not require a variance or a conditional use
permit.
4. Variances:
a. Purpose: Upon proper application, a
substantial development permit may be
granted which is at variance with the cri-
teria established in the Shoreline Master
Program where, owing to special condi-
tions pertaining to the specific piece of
property, the literal interpretation and
strict application of the criteria estab-
lished in the Shoreline Master Program
would cause undue and unnecessary
hardship or practical difficulties.
b. Decision Criteria: The fact that the
applicant might make a greater profit by
using his property in a manner contrary to
the intent of the Shoreline Master Pro-
gram is not, by itself, sufficient reason for
a variance. The Hearing Examiner must
find each of the following:
i. Exceptional or extraordinary cir-
cumstances or conditions applying to
the subject property, or to the in-
tended use thereof, that do not apply
generally to other properties on
shorelines in the same vicinity.
ii. The variance permit is necessary
for the preservation and enjoyment
of a substantial property right of the
applicant possessed by the owners
of other properties on shorelines in
the same vicinity.
iii. The variance permit will not be
materially detrimental to the public
welfare or injurious to property on the
shorelines in the same vicinity.
iv. The variance granted will be in
harmony with the general purpose
and intent of the Shoreline Master
Program.
v. The public welfare and interest
will be preserved; if more harm will
be done to the area by granting the
variance than would be done to the
applicant by denying it, the variance
shall be denied, but each property
owner shall be entitled to the reason-
able use and development of his
lands as long as such use and devel-
opment is in harmony with the gen-
eral purpose and intent of the
Shoreline Management Act of 1971,
and the provisions of the Shoreline
Master Program.
vi. The proposal meets the vari-
ance criteria in WAC 173-27-170.
vii. Proposals that vary the size of
the vegetation conservation buffer
must provide for off-site mitigation in
accordance with RMC 4-3-090F1k.
5. Conditional Use:
a. Purpose: Upon proper application,
and findings of compliance with condi-
tional use permit criteria, a conditional
use permit may be granted. The objective
of a conditional use provision is to provide
more control and flexibility for implement-
ing the regulations of the Shoreline Mas-
ter Program. With provisions to control
undesirable effects, the scope of uses
can be expanded to include many uses.
b. Decision Criteria: Uses classified
as conditional uses can be permitted only
after consideration and by meeting such
performance standards that make the
use compatible with other permitted uses
within that area. A conditional use permit
may be granted subject to the Adminis-
trator of the Department of Economic De-
velopment or designee determining
compliance with each of the following
conditions:
i. The use must be compatible with
other permitted uses within that area.
ii. The use will not interfere with the
public use of public shorelines.
iii. Design of the site will be compat-
ible with the surroundings and the
Shoreline Master Program.
iv. The use shall be in harmony with
the general purpose and intent of the
Shoreline Master Program.
4-9-190J
9 - 58.3 (Revised 12/11)
v. The use meets the conditional
use criteria in WAC 173-27-160.
J. TIME REQUIREMENTS FOR
SHORELINE PERMITS:
1. Applicability: The time requirements of
this Section shall apply to all substantial de-
velopment permits and to any development
authorized pursuant to a variance or condi-
tional use permit authorized under the Shore-
line Master Program.
2. Unspecified Time Limits: Where spe-
cific provisions are not included to establish
time limits on a permit as part of action on a
permit by the City or the Department of Ecol-
ogy, the time limits in subsections J6 and J8
of this Section apply.
3. Discretionary Time Limits for Shore-
line Substantial Developments: If it is de-
termined that standard time requirements of
subsections J6 and J8 of this Section should
not be applied, the Planning Division shall
adopt appropriate time limits as a part of ac-
tion on a substantial development permit
upon a finding of good cause, based on the
requirements and circumstances of the
project proposed and consistent with the pol-
icy and provisions of the Shoreline Master
Program and RCW 90.58.143.
4. Discretionary Time Limits for Shore-
line Conditional Uses or Shoreline Vari-
ances: If it is determined that standard time
requirements of subsections J6 and J8 of this
Section should not be applied, the Hearing
Examiner, upon a finding of good cause and
with the approval of the Department of Ecol-
ogy, shall establish appropriate time limits as
a part of action on a conditional use or vari-
ance permit. “Good cause” means that the
time limits established are reasonably related
to the time actually necessary to perform the
development on the ground and complete the
project that is being permitted.
5. Extension Requests: Requests for per-
mit extension shall be made in accordance
with subsections J6 and J8 of this Section.
6. Standard Period of Validity: Unless a
different time period is specified in the shore-
line permit as authorized by RCW 90.58.143
and subsection J2 or J3 of this Section, con-
struction activities, or a use or activity, for
which a permit has been granted pursuant to
the Shoreline Master Program must be com-
menced within two (2) years of the effective
date of a shoreline permit, or the shoreline
permit shall terminate, and a new permit shall
be necessary. However, the Planning Divi-
sion may authorize a single extension for a
period not to exceed one year based on rea-
sonable factors, if a request for extension has
been filed with the Planning Division before
the expiration date, and notice of the pro-
posed extension is given to parties of record
and the Department of Ecology.
7. Certification of Construction Com-
mencement: Construction activities or com-
mencement of construction referenced in
subsection J6 of this Section means that con-
struction applications must be submitted, per-
mits must be issued, and foundation
inspections must be completed before the
end of the two (2) year period.
8. Time Allowed for Construction Com-
pletion: A permit authorizing construction
shall extend for a term of no more than five
(5) years after the effective date of a shore-
line permit, unless a longer period has been
specified pursuant to RCW 90.58.143 and
subsection J2 or J3 of this Section. If an ap-
plicant files a request for an extension prior to
expiration of the shoreline permit the Plan-
ning Division shall review the permit and
upon a showing of good cause may authorize
a single extension of the shoreline permit for
a period of up to one year. Otherwise said
permit shall terminate. Notice of the proposed
permit extension shall be given to parties of
record and the Department of Ecology. To
maintain the validity of a shoreline permit, it is
the applicant’s responsibility to maintain valid
construction permits in accordance with
adopted building codes.
9. Effective Date of Filing: For purposes
of determining the life of a shoreline permit,
the effective date of a substantial develop-
ment permit, shoreline conditional use per-
mit, or shoreline variance permit shall be the
date of filing as provided in RCW
90.58.140(6). The permit time periods in sub-
sections J6 and J8 of this Section do not in-
clude the time during which a use or activity
was not actually pursued due to the pen-
dency of administrative appeals or legal ac-
4-9-190K
(Revised 12/11)9 - 58.4
tions, or due to the need to obtain any other
government permits and approvals for the de-
velopment that authorize the development to
proceed, including all reasonably related ad-
ministrative or legal actions on any such per-
mits or approvals.
10. Notification to City of Other Permits
and Legal Actions: It is the responsibility of
the applicant to inform the Planning Division
of the pendency of other permit applications
filed with agencies other than the City, and of
any related administrative or legal actions on
any permit or approval. If no notice of the
pendency of other permits or approvals is
given to the Division prior to the expiration
date established by the shoreline permit or
the provisions of this Section, the expiration
of a permit shall be based on the effective
date of the shoreline permit.
11. Permit Processing Time: The City
shall issue permits within applicable time lim-
its specified by State law. Substantial devel-
opment permits for a limited utility extension
as defined in RCW 90.58.140(11)(b) or for the
construction of a bulkhead or other measures
to protect a single family residence and its ap-
purtenant structures from shoreline erosion
shall be issued within twenty one (21) days of
the last day of the comment periods specified
in subsections E6 and E7 of this Section.
12. Construction Not Authorized Until
Proceedings Completed: No construction
pursuant to such permit shall begin or be au-
thorized and no building, grading or other
construction permits or use permits shall be
issued by the City until twenty one (21) days
from the date the permit was filed with the De-
partment of Ecology and the Attorney Gen-
eral, or until all review proceedings are
completed as were initiated within the twenty
one (21) days of the date of filing. Filing shall
occur in accordance with RCW 90.58.140(6)
and WAC 173-27-130.
13. Special Allowance for Construction:
If the granting of a shoreline permit by the
City is appealed to the Shoreline Hearings
Board, and the Shoreline Hearings Board has
approved the granting of the permit, and an
appeal for judicial review of the Shoreline
Hearings Board decision is filed, construction
authorization may occur subject to the condi-
tions, time periods, and other provisions of
RCW 90.58.140(5)(b).
K. RULINGS TO STATE:
Any ruling on an application for a substantial de-
velopment permit under authority of the Shoreline
Master Program, whether it is an approval or de-
nial, shall, with the transmittal of the ruling to the
applicant, be filed concurrently with the Depart-
ment of Ecology and the Attorney General by the
Planning Division. Filing shall occur in accordance
with RCW 90.58.140(6) and WAC 173-27-130.
L. TRANSFERABILITY OF PERMIT:
If a parcel which has a valid shoreline permit is
sold to another person or firm, such permit may
be transferred to the new owner.
M. ENFORCEMENT:
All provisions of the Shoreline Master Program
shall be enforced by the Planning Division. For
such purposes, the Administrator of the Depart-
ment of Community and Economic Development
or his duly authorized representative shall have
the power of a police officer.
N. RESCISSION OF PERMITS:
1. Noncompliance with Permit: Any
shoreline permit issued under the terms of the
Shoreline Master Program may be rescinded
or suspended by the Planning Division of the
City upon a finding that a permittee has not
complied with conditions of the permit.
2. Notice of Noncompliance: Such rescis-
sion and/or modification of an issued permit
shall be initiated by serving written notice of
noncompliance on the permittee, which no-
tice shall be sent by registered or certified
mail, return receipt requested, to the address
listed on the application or to such other ad-
dress as the applicant or permittee may have
advised the City; or such notice may be
served on the applicant or permittee in per-
son or his agent in the same manner as ser-
vice of summons as provided by law.
3. Posting: In addition to such notice, the
Planning Division shall cause to have notice
posted in three (3) public places of which one
posting shall be at or within the area de-
scribed in the permit.
4-9-190Q
9 - 59 (Revised 8/17)
4. Public Hearing: Before any such permit
can be rescinded, a public hearing shall be
held by the Hearing Examiner. Notice of the
public hearing shall be made in accordance
with RMC 4-8-090D, Public Notice Require-
ments.
5. Final Decision: The decision of the
Hearing Examiner shall be the final decision
of the City on all rescinded applications. A
written decision shall be transmitted to the
Department of Ecology, the Attorney Gen-
eral’s office, the applicant, and such other de-
partments or boards of the City as are affected
thereby and the legislative body of the City.
O. APPEALS:
See RMC 4-8-110H.
P. VIOLATIONS AND PENALTIES:
1. Prosecution: Every person violating any
of the provisions of the Shoreline Master Pro-
gram or the Shoreline Management Act of
1971 shall be punishable under conviction by
a fine not exceeding one thousand dollars
($1,000.00), or by imprisonment not exceed-
ing ninety (90) days, or by both such fine and
imprisonment, and each day’s violation shall
constitute a separate punishable offense.
2. Injunction: The City Attorney may bring
such injunctive, declaratory or other actions
as are necessary to ensure that no uses are
made of the shorelines of the State within the
City’s jurisdiction which are in conflict with the
provisions and programs of the Shoreline
Master Program or the Shoreline Manage-
ment Act of 1971, and to otherwise enforce
provisions of this Section and the Shoreline
Management Act of 1971.
3. Violators Liable for Damages: Any per-
son subject to the regulatory program of the
Shoreline Master Program who violates any
provision of the Shoreline Master Program or
the provisions of a permit issued pursuant
thereto shall be liable for all damages to pub-
lic or private property arising from such viola-
tion, including the cost of restoring the
affected area to its condition prior to such vi-
olation. The City Attorney may bring suit for
damages under this subsection on behalf of
the City. Private persons shall have the right
to bring suit for damages under this subsec-
tion on their own behalf and on behalf of all
persons similarly situated. If liability has been
established for the cost of restoring an area
affected by violation, the Court shall make
provision to assure that restoration will be ac-
complished within a reasonable time at the
expense of the violator. In addition to such re-
lief, including monetary damages, the Court
in its discretion may award attorney’s fees
and costs of the suit to the prevailing party.
Q. SHORELINE MORATORIUM:
1. The City Council may adopt moratoria or
other interim official controls as necessary
and appropriate to implement the provisions
of the Shoreline Management Act.
2. Prior to adopting such moratorium or
other interim official controls, the City Council
shall:
a. Hold a public hearing on the morato-
rium or control within sixty (60) days of
adoption;
b. Adopt detailed findings of fact that in-
clude, but are not limited to, justifications
for the proposed or adopted actions and
explanations of the desired and likely out-
comes; and
c. Notify the Department of Ecology of
the moratorium or control immediately af-
ter its adoption. The notification must
specify the time, place, and date of any
public hearing held.
3. Said moratorium or other official control
shall provide that all lawfully existing uses,
structures, or other development shall con-
tinue to be deemed lawful conforming uses
and may continue to be maintained, repaired,
and redeveloped, so long as the use is not
expanded, under the terms of the land use
and shoreline rules and regulations in place
at the time of the moratorium.
4. Said moratorium or control adopted un-
der this Section may be effective for up to six
(6) months if a detailed work plan for remedy-
ing the issues and circumstances necessitat-
ing the moratorium or control is developed
and made available for public review. A mor-
atorium or control may be renewed for two (2)
six (6) month periods if the City Council com-
4-9-195A
(Revised 8/17)9 - 60
plies with subsection Q2a of this Section be-
fore each renewal.
5. If a moratorium or control is in effect on
the date a proposed Master Program or
amendment is submitted to the Department
of Ecology, the moratorium or control must re-
main in effect until the department's final ac-
tion under RCW 90.58.090; however, the
moratorium expires six (6) months after the
date of submittal if the department has not
taken final action. (Ord. 4716, 4-13-1998;
Ord. 4999, 1-13-2003; Ord. 5159,
10-17-2005; Ord. 5450, 3-2-2009; Ord. 5633,
10-24-2011)
4-9-195 ROUTINE VEGETATION
MANAGEMENT PERMITS:
A. PURPOSE:
This Section provides a permit process for routine
vegetation management implementing the tree
retention and land clearing regulations in RMC
4-4-130.
B. AUTHORITY:
The Administrator is hereby authorized and di-
rected to interpret and enforce all the provisions
of this Section.
C. APPLICABILITY:
Unless exempted by RMC 4-4-130C, Allowed
Tree Removal Activities, a Routine Vegetation
Management Permit is required for any property
where routine vegetation management activities
are undertaken. (Ord. 5650, 12-12-2011)
D. PROCEDURES AND REVIEW
CRITERIA:
Permits for routine vegetation management shall
be processed as follows:
1. Submittal: An application for a routine
vegetation management permit shall be sub-
mitted to the Development Services Division
together with any necessary fees as specified
in the City of Renton Fee Schedule.
2. Information Required: A routine vege-
tation management permit application shall
contain the information requested in RMC
4-8-120, Submittal Requirements – Specific
to Application Type.
3. Time: The permit shall be reviewed ad-
ministratively within a reasonable period of
time.
4. Review Criteria: All land clearing and
tree removal activities shall comply with RMC
4-4-060, Grading, Excavation, and Mining
Regulations, and shall meet the following cri-
teria:
a. The lot shall comply with minimum
tree density requirements pursuant to
RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
b. The land clearing and tree removal
shall be consistent with restrictions for
critical areas, pursuant to RMC 4-4-130,
Tree Retention and Land Clearing Regu-
lations, and RMC 4-3-050, Critical Areas
Regulations.
c. Removal of a landmark tree shall
meet the review criteria for removal of a
landmark tree, pursuant to RMC 4-4-130,
Tree Retention and Land Clearing Regu-
lations.
d. Street frontage and parking lot trees
and landscaping shall be preserved, un-
less otherwise approved by the Adminis-
trator.
e. The land clearing and tree removal
shall not remove any landscaping or pro-
tected trees required as part of a land de-
velopment permit.
f. The land clearing and tree removal
shall maintain visual screening and buff-
ering between land uses of differing in-
tensity, consistent with applicable
landscaping and setback provisions.
g. The land clearing and tree removal
shall not create or contribute to a hazard-
ous condition, such as increased poten-
tial for blowdown, pest infestation,
disease, or other problems that may re-
sult from selectively removing trees and
other vegetation from a lot.
5. Routine Vegetation Management Per-
mit Conditions: The routine vegetation man-
agement permit may be denied or condi-
tioned by the City to restrict the timing and
4-9-200A
9 - 61 (Revised 7/20)
extent of activities or to require tree replace-
ment in order to further the intent of this Sec-
tion including:
a. Preserve and enhance the City’s
aesthetic character and maintain visual
screening and buffering.
b. Preserve habitat to the greatest ex-
tent feasible.
c. Prevent landslides, accelerated soil
creep, settlement and subsidence haz-
ards.
d. Minimize the potential for flooding,
erosion, or increased turbidity, siltation or
other form of pollution in a watercourse.
e. Ensure that the proposal will be con-
sistent with RMC 4-4-130D3, Restrictions
for Critical Areas – General, and
4-4-130D4, Restrictions for Native
Growth Protection Areas. (Ord. 5650,
12-12-2011)
6. Time Limits for Routine Vegetation
Management Permits: Any permit for rou-
tine vegetation management shall be valid for
one year from the date of issuance. An exten-
sion may be granted by the Administrator for
a period of one year upon application by the
property owner or manager. Application for
such an extension must be made at least
thirty (30) days in advance of the expiration of
the original permit and shall include a state-
ment of justification for the extension.
E. APPEALS:
Appeal of the decision to grant, grant with condi-
tions, or deny a routine vegetation management
permit shall be made consistent with RMC
4-8-110, Appeals.
F. VIOLATIONS AND PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005;
Ord. 5304, 9-17-2007; Ord. 5840, 6-12-2017)
4-9-200 MASTER PLAN AND SITE
PLAN REVIEW:
A. PURPOSE AND INTENT:
1. The purpose of this Section shall be to
ensure that proposed development is imple-
mented in a manner consistent with the
plans, policies and regulations of the City of
Renton and to advance the following objec-
tives:
• To promote orderly community
growth and minimize undesirable de-
velopment impacts;
• To promote high quality design;
• To protect and enhance the natural
landscape, environmental features
and property values of the City;
• To ensure convenient and safe pe-
destrian and vehicle access and cir-
culation; and
• To promote coordination of public or
quasi-public elements within and be-
tween developments.
2. Review shall be divided into two (2)
types, Master Plan Review and Site Plan Re-
view:
a. Master Plan Review: The purpose
of the master plan process is to evaluate
projects at a broad level and provide
guidance for development projects with
multiple buildings on a single large site.
The master plan process allows for anal-
ysis of overall project concepts and phas-
ing as well as review of how the major
project elements work together to imple-
ment City goals and policies. Master plan
review allows for consideration and miti-
gation of cumulative impacts from large-
scale development and allows for coordi-
nation with City capital improvement
planning. Master plan review should oc-
cur at an early stage in the development
of a project, when the scale, intensity and
layout of a project are known.
b. Site Plan Review: The purpose of
the site plan review process is to analyze
4-9-200B
(Revised 7/20)9 - 62
the detailed arrangement of project ele-
ments to mitigate negative impacts where
necessary to ensure project compatibility
with the physical characteristics of a site
and with the surrounding area. Site plan
review ensures quality development con-
sistent with City goals and policies. Site
plan review analyzes elements including,
but not limited to, site layout, building ori-
entation and design, pedestrian and ve-
hicular environment, landscaping,
natural features of the site, screening and
buffering, parking and loading facilities,
and illumination to ensure compatibility
with potential future development.
B. APPLICABILITY AND AUTHORITY:
1. Master Plan Review: Master plan re-
view is required for CA zoned sites two and
one-half (2.5) acres or greater in area upon
which residential mixed-use development is
proposed, and master plan review is required
for all phased development projects regard-
less of zone. When existing parcels are
twenty five (25) acres or smaller, a master
plan incorporating all abutting lots in common
ownership as of December 1, 2003, is re-
quired.
2. Site Plan Review:
a. When Required: Site plan review is
required for all development in the IL,
CO, CN, CD, CA, CV, COR, UC, R-10,
RMH, RM, and R-14 Zones, all develop-
ment within the Employment Area (EA)
designation, and for the following types of
development, regardless of zone:
i. K-12 educational institutions.
ii. Parks.
iii. Outdoor recreation facilities.
iv. Rental services with outdoor
storage.
v. Hazardous Waste Facilities: All
hazardous waste treatment and stor-
age facilities.
vi. Medical institutions, assisted liv-
ing, and convalescent care facilities.
(Ord. 5917, 12-10-2018)
b. Optional: When specifically autho-
rized by the development standards, site
plan review may be used as a means to
propose modifications to development
standards for developments otherwise
exempt from site plan review.
3. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based on this Sec-
tion when no other permit or approval
requires Hearing Examiner review. (Ord.
5676, 12-3-2012; Ord. 5759, 6-22-2015; Ord.
5899, 11-19-2018; Ord. 5953, 11-18-2019)
C. EXEMPTIONS:
1. Development Exempt from Master
Plan Review: The following are exempt from
the master plan review:
a. Airplane Manufacturing and Air-
plane Manufacturing Accessory Func-
tions: New structures, the rehabilitation
of existing structures, or lot line adjust-
ments for airplane manufacturing and air-
plane manufacturing accessory
functions;
b. Large Lot Subdivisions: Subdivi-
sion, lot line adjustment or other method
of adjusting lot configurations that result
in lots larger than twenty five (25) acres in
size;
c. SEPA Exempt Development: All
development categorically exempt from
review under RMC 4-9-070G, Environ-
mental Review Procedures; or
d. Utilities: Underground utility proj-
ects.
2. Development Exempt from Site Plan
Review: The following are exempt from the
site plan review:
a. Planned urban developments;
b. SEPA Exempt Development: All
development categorically exempt from
review under RMC 4-9-070G, Categorical
Exemptions, except in cases where:
4-9-200E
9 - 63 (Revised 7/20)
i. New dwelling units are proposed
within the Residential Ten (R-10) and
Residential Fourteen (R-14) zones,
where existing dwelling units are in-
cluded in the proposal; or
ii. Proposed development exceeds
the threshold of large project scale
per subsection D2b of this Section;
(Ord. 5917, 12-10-2018)
c. Utilities: Underground utility proj-
ects;
d. Airplane Manufacturing and Air-
plane Manufacturing Accessory Func-
tions: The rehabilitation of existing
structures and new structures, except
when the new structure abuts a public
right-of-way or public park; and
e. Interior tenant improvements. (Ord.
5675, 12-3-2012; Ord. 5841, 6-12-2017)
D. CRITERIA TO DETERMINE IF PUBLIC
HEARING IS REQUIRED:
A public hearing before the Hearing Examiner
shall be required in the following cases:
1. All master plans except those covered by
a planned action ordinance that included a
public hearing that was determined by the
Community and Economic Development Ad-
ministrator to have provided the public and
decision-makers with sufficient detail regard-
ing the project’s scale, design, bulk and uses.
Where a master plan is approved, subse-
quent site plans submitted for future phases
may be submitted and approved administra-
tively without a public hearing. (Ord. 5676,
12-3-2012; Ord. 5749, 1-12-2015)
2. Site Plan Review:
a. Significant Environmental Con-
cerns Remain: The Environmental Re-
view Committee determines, based on
departmental comments or public input,
that there are significant unresolved con-
cerns raised by the proposal; or
b. Large Project Scale: The proposed
project is more than:
i. One hundred (100) attached resi-
dential units;
ii. One hundred thousand
(100,000) square feet of gross floor
area (nonresidential) in the IL or CO
Zones or other zones in the Employ-
ment Area (EA) land use designa-
tion;
iii. Twenty five thousand (25,000)
square feet of gross floor area (non-
residential) in the CN, CD, CA, CV, or
CO Zones outside the Employment
Area (EA) land use designation;
iv. Four (4) stories or sixty feet (60')
in height;
v. Three hundred (300) parking
stalls; or
vi. Ten (10) acres in size of project
area.
c. All commercial or industrial projects
adjacent to or abutting residentially
zoned property, unless the Administrator
determines that the presence of critical
areas or other limiting factors on the res-
idential property make development un-
likely or unfeasible. (Ord. 5676,
12-3-2012; Ord. 5759, 6-22-2015)
E. DECISION CRITERIA:
1. Purpose: These criteria provide general
guidance for an applicant in developing a site,
but are not intended to discourage creativity
and innovation.
2. Level of Detail:
a. Master Plans: For master plan appli-
cations, the Administrator will evaluate
compliance with the review criteria at a
level of detail appropriate for master
plans. Master plans will be evaluated for
general compliance with the criteria and
to ensure that nothing in the master plan
will preclude development of a site plan
in full compliance with the criteria.
b. Site Plans: For site plan applica-
tions, the Administrator will analyze the
plan in detail and evaluate compliance
with the specific requirements discussed
below. (Ord. 5676, 12-3-2012)
4-9-200E
(Revised 7/20)9 - 64
3. Criteria: The Administrator must find a
proposed project to be in compliance with the
following: (Ord. 5676, 12-3-2012)
a. Compliance and Consistency:
Conformance with plans, policies, regula-
tions and approvals, including:
i. Comprehensive Plan: The
Comprehensive Plan, its elements,
goals, objectives, and policies, espe-
cially those of the applicable land use
designation, and any applicable ad-
opted Community Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordi-
nance and Development Agree-
ments; and
iv. Design Regulations: Intent
and guidelines of the design regula-
tions located in RMC 4-3-100. (Ord.
5759, 6-22-2015)
b. Off-Site Impacts: Mitigation of im-
pacts to surrounding properties and
uses, including:
i. Structures: Restricting over-
scale structures and overconcentra-
tion of development on a particular
portion of the site;
ii. Circulation: Providing desirable
transitions and linkages between
uses, streets, walkways and adja-
cent properties;
iii. Utilities, Loading and Storage
Areas: Locating, designing and
screening storage areas, utilities,
rooftop equipment, loading areas,
and refuse and recyclables to mini-
mize views from surrounding proper-
ties. Locate utilities underground
consistent with RMC 4-6-090;
iv. Views: Recognizing the public
benefit and desirability of maintaining
visual accessibility to attractive natu-
ral features;
v. Landscaping: Using landscap-
ing to provide transitions between
development and surrounding prop-
erties to reduce noise and glare,
maintain privacy, and generally en-
hance the appearance of the project;
and
vi. Lighting: Designing and/or
placing exterior lighting and glazing
in order to avoid excessive bright-
ness or glare to adjacent properties
and streets.
c. On-Site Impacts: Mitigation of im-
pacts to the site, including:
i. Structure Placement: Provi-
sions for privacy and noise reduction
by building placement, spacing and
orientation;
ii. Structure Scale: Consideration
of the scale of proposed structures in
relation to natural characteristics,
views and vistas, site amenities, sun-
light, prevailing winds, and pedes-
trian and vehicle needs;
iii. Natural Features: Protection of
the natural landscape by retaining
existing vegetation and soils, using
topography to reduce undue cutting
and filling, and limiting and discon-
necting impervious surfaces;
iv. Reducing Parking Impervious
Areas: Design parking areas to min-
imize impervious surfaces, including
but not limited to: (a) breaking up
parking areas and directing stormwa-
ter flows to multiple low impact devel-
opment features such as bioretention
areas; (b) locating parking near trees
to provide storm water uptake; (c) re-
taining or adding vegetation to park-
ing areas; (d) placing existing parking
that exceeds maximum parking ra-
tios in permeable pavement de-
signed consistent with the Surface
Water Design Manual in RMC 4-6-
030; and (e) using other low impact
development techniques consistent
with RMC 4-6-030; and
v. Landscaping: Use of landscap-
ing to soften the appearance of park-
ing areas, to provide shade and
4-9-200F
9 - 65 (Revised 7/20)
privacy where needed, to define and
enhance open spaces, and generally
to enhance the appearance of the
project. Landscaping also includes
the design and protection of planting
areas so that they are less suscepti-
ble to damage from vehicles or pe-
destrian movements. Landscaping
shall be consistent with RMC 4-4-
070.
d. Access and Circulation: Safe and
efficient access and circulation for all us-
ers, including:
i. Location and Consolidation:
Providing access points on side
streets or frontage streets rather than
directly onto arterial streets and con-
solidation of ingress and egress
points on the site and, when feasible,
with adjacent properties;
ii. Internal Circulation: Promoting
safety and efficiency of the internal
circulation system, including the lo-
cation, design and dimensions of ve-
hicular and pedestrian access points,
drives, parking, turnarounds, walk-
ways, bikeways, and emergency ac-
cess ways;
iii. Loading and Delivery: Sepa-
rating loading and delivery areas
from parking and pedestrian areas;
iv. Transit and Bicycles: Provid-
ing transit, carpools and bicycle facil-
ities and access; and
v. Pedestrians: Providing safe and
attractive pedestrian connections be-
tween parking areas, buildings, pub-
lic sidewalks and adjacent
properties.
e. Open Space: Incorporating open
spaces to serve as distinctive project fo-
cal points and to provide adequate areas
for passive and active recreation by the
occupants/users of the site.
f. Views and Public Access: When
possible, providing view corridors to
shorelines and Mt. Rainier, and incorpo-
rating public access to shorelines.
g. Natural Systems: Arranging project
elements to protect existing natural sys-
tems where applicable.
h. Services and Infrastructure: Mak-
ing available public services and facilities
to accommodate the proposed use.
i. Phasing: Including a detailed se-
quencing plan with development phases
and estimated time frames, for phased
projects. Each phase must be able to
stand on its own without reliance upon
development of subsequent phases in or-
der to meet all development standards of
this Title.
j. Stormwater: Providing optimal loca-
tions of stormwater infiltrating low impact
development facilities. Avoiding place-
ment of buildings or impervious areas on
soils with infiltration capability to the max-
imum extent practicable. (Ord. 5828, 12-
12-2016; Ord. 5953, 11-18-2019)
F. APPLICABLE SUBMITTAL AND
REVIEW PROCEDURES:
1. General: All applications shall be re-
viewed in the manner described below and in
accordance with chapter 4-8 RMC, Permits –
General and Appeals.
2. Preapplication Conference: Applicants
are encouraged to consult early and infor-
mally with representatives of the Planning Di-
vision and other affected departments to
discuss proposed master plan and site plan
applications.
3. Combined Application Authorized: An
applicant may submit a master plan, site plan,
combined master plan and site plan for the
entire site, or a master plan addressing the
entire site with site plan(s) for one or more
phases of the planned site development.
4. Submittal Requirements and Applica-
tion Fees: Submittal requirements shall be
as listed in RMC 4-8-120C; application fees
shall be as set forth in the fee schedule for the
City.
5. Public Notice and Comment Period
Required: Whenever a completed master
plan or site plan review application is re-
4-9-200G
(Revised 7/20)9 - 66
ceived, the Planning Division shall be respon-
sible for providing public notice of the pending
site plan application, pursuant to RMC
4-8-090, Public Notice Requirements.
6. Circulation and Review of Applica-
tion: Upon receipt of a completed applica-
tion, the Planning Division shall route the
application for review and comment to vari-
ous City departments and other jurisdictions
or agencies with an interest in the application.
7. Environmental Review Committee to
Determine Necessity for Public Hearing:
Upon receipt of final departmental comments
and after the close of the public comment pe-
riod, the Environmental Review Committee
shall determine the necessity for a public
hearing pursuant to subsection D2a of this
Section. This determination may be appealed
to the Hearing Examiner pursuant to RMC
4-8-110E.
8. Administrative Approvals: For projects
not requiring a public hearing, the Administra-
tor shall take action on the proposed plan.
Approval of a master plan or site plan shall be
subject to any mitigation measures that are
part of the City’s SEPA determination. The
Administrator shall have the authority to
place reasonable conditions on or modify a
plan in order to satisfy the general purposes
of this Section, achieve consistency with the
review criteria and compensate for impacts
attributable to the proposed development.
(Ord. 5676, 12-3-2012)
9. Hearing Process and Examiner Au-
thority: For projects requiring a public hear-
ing, the Hearing Examiner shall take action in
accordance with the procedures in RMC
4-8-100, Application and Decision – General,
and the following:
a. Date of Hearing: The Planning Divi-
sion shall coordinate with the Hearing Ex-
aminer in setting a hearing date for the
site development review application.
b. Examiner’s Decision: After con-
ducting a public hearing on the master
plan or site plan application, the Hearing
Examiner shall render a written decision.
c. Authority for Conditions and Plan
Modifications: The Hearing Examiner
shall have the authority to place reason-
able conditions on or modify a plan in or-
der to satisfy the general purposes of this
Section, achieve consistency with the re-
view criteria and compensate for impacts
attributable to the proposed develop-
ment.
d. Hearing Examiner Ability to Leave
Public Hearing Open: The Hearing Ex-
aminer may leave a public hearing open
in order to solicit additional information
that demonstrates that an application can
be made consistent with the review crite-
ria and general purposes with minor
modifications to a master plan or site
plan.
e. Denial: If the Hearing Examiner finds
that a master plan or site plan application
cannot be made consistent with the gen-
eral purposes and review criteria of this
Section by requiring reasonable condi-
tions, then the plan shall be denied.
G. MERGER WITH BINDING SITE PLAN:
The applicant may request that the site plan sub-
mitted for site plan review under this Section con-
stitutes a binding site plan pursuant to chapter
58.17 RCW; provided, that the site plan complies
with all the requirements, procedures and review
criteria of this Section as well as the require-
ments, standards and recording procedure of
RMC 4-7-230.
H. MODIFICATIONS TO AN APPROVED
MASTER PLAN OR SITE PLAN:
1. Major Modifications: Major modifica-
tions to an approved master plan or site plan
require a new application.
2. Minor Modifications: Minor modifica-
tions may be permitted by administrative de-
termination. To be considered a minor
modification, the amendment must not:
a. Involve more than a ten percent
(10%) increase in area or scale of the de-
velopment in the approved plan; or
b. Have a significantly greater impact
on the environment and/or public facili-
ties than the approved plan; or
4-9-200K
9 - 66a (Revised 7/20)
c. Change the boundaries of the origi-
nally approved plan.
I. TIMING OF BUILDING PERMITS:
No building permit shall be issued for any use un-
til the Administrator has approved, or approved
with conditions, required master plan and site
plan review application(s). All building permits is-
sued shall be in compliance with the approved
site plan. Building permits shall not be issued until
the appeal period for an approved site plan has
expired. (Ord. 5676, 12-3-2012)
J. EXPIRATION AND EXTENSIONS:
1. Non-Phased Plans:
a. Master Plans: The Hearing Exam-
iner shall determine, and document in
writing, an appropriate expiration date for
the master plan, granting up to five (5)
years. An applicant shall submit a com-
plete site plan application for the devel-
opment within the specified time frame if
a site plan was not combined with the
master plan application. The Administra-
tor may grant a one year extension for
good cause.
b. Site Plans: The final approval of a
Site Plan shall expire within two (2) years
of the date of approval. A single two (2)
year extension may be granted for good
cause by the Administrator. The Adminis-
trator may determine at his or her discre-
tion that a public hearing before the
Hearing Examiner is required for such
extension.
2. Phased Plans:
a. Master Plans: The Administrator
may grant master plan approval for large
projects planned to be developed or re-
developed in phases over a period of
years exceeding the five (5) year time
limit for non-phased plans. Such ap-
proval shall include clearly defined
phases and specific time limits for each
phase and a determination of eligibility
for any extensions of the time limits.
b. Site Plans: An applicant may submit
a site plan application for either the entire
site or a portion of the site covered by a
master plan, provided the application
complies with phasing and timing re-
quirements of the master plan approval.
In every case, the site plan application
and review shall cover at least that por-
tion of the site which is directly related to
the proposed development as well as any
areas that may be impacted by the devel-
opment. (Ord. 5675, 12-3-2012)
K. APPEALS:
Any decision on a master plan or site plan appli-
cation shall be subject to appeal, pursuant to
RMC 4-8-110, Appeals. (Ord. 5641, 12-12-2011)
(Revised 7/20)9 - 66b
This page left intentionally blank.
4-9-210B
9 - 66.1 (Revised 5/18)
4-9-210 SMALL CELL PERMITS
A. SUBMITTAL REQUIREMENTS:
In addition to other permits or agreements (e.g.,
administrative conditional use permit, franchise,
etc.) necessary for the installation of one or more
small cell facilities, applicants shall apply for a
small cell permit using the small cell permit appli-
cation form and submit the fee stipulated in the
City of Renton Fee Schedule. The submittal shall
also meet the following requirements:
1. The applicant shall provide a map identi-
fying the geographic boundaries for the small
cell deployment.
2. The application shall provide specific lo-
cational information as specified within the
small cell permit application, and specify
whether and where small cell facilities are to
be located on existing utility poles including
City-owned light standards, or will utilize re-
placement utility poles, new poles, towers,
existing buildings and/or other structures.
Conduit and/or ground-mounted equipment
necessary for and intended for use in the de-
ployment shall also be specified regardless of
whether the additional facilities are to be con-
structed by the applicant or leased from a
third party. Detailed schematics and visual
renderings, including photo simulations, of
the small cell facilities shall be provided by
the applicant.
3. The applicant may specify up to five (5)
sites in one small cell permit application for
processing if all proposed small cell facilities
are subject to the same process type, utilize
the same concealment technique, and are lo-
cated on the same type of facility (such as the
same light standard), and within either the
public right-of-way or upon private property.
4. The applicant shall specifically designate
any element of a deployment which qualifies
as an eligible facilities request. Such element
may be addressed separately by the Admin-
istrator in order to comply with the require-
ments in RMC 4-4-140, Wireless
Communication Facilities.
5. The applicant shall provide written autho-
rization of the owner of any pole or structure
for the installation of its small cell facilities on
such pole or structure. For City-owned poles
or structures, the applicant shall submit a
copy of a lease agreement from the City.
6. If the applicant proposes small cell facili-
ties located on or over the public right-of-way,
the applicant shall submit a copy of a right-of-
way use permit issued by the City, unless an
existing franchise agreement authorizes the
proposed small cell facilities.
7. If the applicant proposes an element
which is not exempt from SEPA review, the
applicant shall simultaneously apply under
Chapter 43.21C RCW and RMC 4-9-070, En-
vironmental Review Procedures.
8. The applicant shall submit a sworn affida-
vit signed by a radio frequency (RF) engineer
with knowledge of the proposed project af-
firming that the small cell deployment will be
compliant with all FCC and other governmen-
tal regulations in connection with human ex-
posure to radio frequency emissions for
every frequency at which the small cell facility
will operate. If additional transmission facili-
ties necessary to the small cell facility, such
as microwave backhaul, are to be provided
by a third party, then the small cell permit
shall be conditioned on an RF certification
showing the cumulative impact of the RF
emissions of the entire installation. The appli-
cant may provide one emissions report for the
entire small cell deployment if the applicant is
using the same small cell facility configura-
tion for all installations within that batch, or
may submit one emissions report for each
subgroup installation identified in the batch.
9. The applicant shall provide proof of FCC
and other regulatory approvals required to
provide the service(s) or utilize the technolo-
gies sought to be installed.
10. The applicant shall submit a traffic con-
trol plan for any small cell facilities located on
or over the public right-of-way.
B. ADMINISTRATION:
1. If more than one application for a small
cell permit application is submitted by an ap-
plicant, they shall be considered in the order
received. If multiple applications are submit-
ted on the same date, the applicant shall indi-
cate the order of consideration.
4-9-220A
(Revised 5/18)9 - 66.2
2. The Administrator may approve, deny or
conditionally approve all or any portion of the
sites proposed in the small cell permit appli-
cation. The denial of one or more small cell
facility locations within a submittal shall not
be the sole basis for a denial of other loca-
tions proposed within the same application.
3. Prior to issuance of a small cell permit,
the applicant shall pay the actual administra-
tive expenses incurred by the City that are di-
rectly related to the City’s review of the
application, including plan inspection, and
approval, as authorized by RCW
35.21.860(1)(b), as may be amended. (Ord.
5876, 1-22-2018)
4-9-220 SPECIAL PERMITS:
A. PURPOSE AND AUTHORITY:
Recognizing that there are certain uses of prop-
erty that may be detrimental to the public health,
safety, morals, and general welfare, and not per-
mitted by right in the zone where proposed, de-
pending upon the facts of each particular case, a
limited power to issue permits for such uses is
vested in the Hearing Examiner following recom-
mendation by the Development Services Divi-
sion. (Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-8-120C, Land Use Ap-
plications, and 4-1-170, Land Use Review Fees.
4-9-240C
9 - 67 (Revised 7/20)
D. REVIEW PROCESS AND DECISION
CRITERIA:
The standards of review and procedural require-
ments shall be the same as a conditional use per-
mit. (Ord. 3592, 12-14-1981)
E. EXPIRATION AND EXTENSIONS:
Shall be as stipulated in RMC 4-8-100H and I.
F. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
4-9-230 SPECIAL PERMIT TO
ALLOW PRIVATE GARAGES ON
STEEP SLOPES TO LOCATE WITHIN
FRONT OR SIDE YARD SETBACK:
A. PURPOSE, AUTHORITY AND
CONDITIONS OF APPROVAL:
The Development Services Division may, in spe-
cific cases where the topography of the premises
or the location of buildings existing prior to the
passage of this Code make compliance with the
provisions governing the location of private ga-
rages impossible, grant a special permit for a pri-
vate garage to be located nearer to the street line
than the main structure, but in any case where
such location is within a required front or side
yard, the highest point of a building so located
shall not be more than thirty inches (30") above
the average level of the ground on the side far-
thest from the street line. Likewise, the Develop-
ment Services Division may, upon proper
application, grant a special permit for the location
of a garage on the low side of the street nearer to
the street line than the main building. (Ord. 2630,
4-26-1971, Amd. Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. REVIEW CRITERIA: (Reserved)
4-9-240 TEMPORARY USE PERMITS:
A. PURPOSE:
A temporary use permit allows a use or structure
on private or public property on a short-term ba-
sis. Such uses or structures may be allowed sub-
ject to modified development standards which
would not be appropriate for permanent uses in
the zoning designation.
B. APPLICABILITY:
The standards in this Section will be used for tem-
porary activities characterized by their short-term
or seasonal nature. Temporary uses include con-
struction trailers, parking lot sales, temporary car-
nivals and fairs, mobile food vendors, and
seasonal sales such as Christmas tree sales.
Temporary uses regulated by this section are
uses determined by the City not to be special
events as defined by chapter 5-22 RMC where
considerable participation and/or spectators
would have a significant impact on transportation,
public services, or public safety.
C. EXEMPTIONS:
1. Exemptions for Construction-Related
Activities: The following uses and structures
do not require a temporary use permit, pro-
vided they are associated with an approved
land use application and/or an active building
or construction permit and approved by the
Administrator:
a. Contractor’s office, storage yard, and
equipment parking and servicing on or
near the site or in the vicinity of an active
construction project.
b. One model home located on an ex-
isting lot, and located within the subdivi-
sion or residential development to which
it pertains.
c. Sales/marketing trailers used for the
purpose of real estate sales and/or rental
information, located within the subdivi-
sion or development to which they per-
tain.
2. Exemptions for City-Sponsored
Events: The following uses are exempt from
permit requirements: City-sponsored com-
munity fairs, festivals, or events, subject to
the approval of the Mayor’s office.
3. Exemptions for Special Sales and An-
cillary Events Promoting and Located on
the Site of an Existing Permanent Busi-
ness and Not Requiring a Separate Busi-
ness License: If determined by the
Community and Economic Development Ad-
ministrator to be of limited duration with mini-
mal impact on neighboring properties, such
special sales/events shall not require issu-
ance of a temporary use permit but may re-
4-9-240D
(Revised 7/20)9 - 68
quire a permit from the Fire Department and/
or King County Health Department. (Ord.
5676, 12-3-2012; Ord. 5806, 6-20-2016)
D. TEMPORARY USE PERMITS ARE
REQUIRED FOR OTHER TEMPORARY
USES OR STRUCTURES:
The following uses or structures are separated
into Tier I, Tier II, and Tier III temporary use cate-
gories. Those in the Tier I category are processed
as Type I land use applications, those in the Tier
II category are processed as Type II applications,
and those in the Tier III category are processed
as Type III applications. Projects subject to SEPA
are processed differently.
1. Tier I: Examples of temporary uses in
this category include:
a. Activities allowed by the base zone,
b. Mobile food vendors located in the
CN, COR, and UC zones,
c. More than one mobile food vendor
per lot in the IL, IM, IH, CV, CA, CD, and
CO zones,
d. Vehicle sales events held on prop-
erty not currently used as an auto dealer-
ship and within the Automall Area and/or
Employment Area,
e. Christmas tree lots,
f. Sales events not determined to be ex-
empt pursuant to subsection C3 of this
Section,
g. Temporary manufactured homes for
medical hardship,
h. Model homes (equaling the lesser of
five (5) homes or twenty percent (20%) of
the total lots, when located within the
subdivision or residential development to
which they pertain), and
i. Proposed temporary uses not listed in
this subsection that are found to meet the
intent and purposes of this Section, as
determined by the Administrator.
j. Habitation of motorhomes, travel trail-
ers, or campers for up to thirty (30) days
and no more than four (4) times each cal-
endar year, provided that the habitation
of such vehicle may occur for no more
than seven (7) days within a six (6) month
period without a permit. (Ord. 5759, 6-22-
2015; Ord. 5959, 12-9-2019)
2. Tier II: Examples of temporary uses in
this category include:
a. Activities limited or prohibited by the
base zone,
b. Mobile food vendors located in the
residential zoning designations or within
fifty feet (50') of a lot zoned residential,
c. Mobile food vendors operating be-
tween the hours of 12:00 a.m. (midnight)
and 5:00 a.m. on a daily basis per sub-
section K2 of this Section,
d. Storage trailers,
e. Circuses, carnivals, fairs, or similar
transient amusement or recreational ac-
tivities, and
f. Proposed temporary uses not listed in
this subsection that are found to meet the
intent and purposes of this Section, as
determined by the Administrator.
3. Tier III: Temporary homeless encamp-
ments is the use in this category, and shall
have an application fee of one hundred dol-
lars ($100.00). (Ord. 5676, 12-3-2012; Ord.
5841, 6-12-2017; Ord. 5908, 12-10-2018)
E. CRITERIA FOR DETERMINING
PERMIT TYPE:
The Administrator shall consider the following
factors in determining the tier level for each activ-
ity: consistency with the underlying zone, impact
on surrounding zones, length of period of time for
duration of activity, and hours of operation. Proj-
ects subject to SEPA are processed differently.
(Ord. 5676, 12-3-2012)
F. SUBMITTAL REQUIREMENTS AND
APPLICATION FEES:
Submittal requirements and application fees shall
be as listed in RMC 4-8-120C, Land Use Applica-
tions, and the City of Renton Fee Schedule Bro-
chure.
4-9-240G
9 - 68.1 (Revised 7/20)
G. PUBLIC NOTICE AND COMMENT
PERIOD:
Public notice and comment period shall be as
listed in RMC 4-8-090, Public Notice Require-
ments.
(Revised 7/20)9 - 68.2
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4-9-240K
9 - 69 (Revised 2/19)
H. WAIVER OF REQUIREMENTS AND
FEES:
The Community and Economic Development Ad-
ministrator may waive specific application re-
quirements determined to be unnecessary for
review of an application. The Administrator may
waive the permit application fee for public service
activities and nonprofit organizations.
I. APPLICATION PROCESS AND
REVIEW AUTHORITY:
The Community and Economic Development Ad-
ministrator shall, in consultation with appropriate
City departments, review and decide upon each
application for a temporary use permit. The Ad-
ministrator may approve, modify, or condition an
application for a temporary use permit. (Ord.
5676, 12-3-2012)
J. DECISION CRITERIA:
The Administrator may approve, deny, modify, or
condition an application for a temporary use per-
mit, based on consideration of the following fac-
tors: (Ord. 5676, 12-3-2012)
1. The temporary use will not be materially
detrimental to the public health, safety, or
welfare, nor injurious to property or improve-
ments in the vicinity of the temporary use;
and
2. Adequate parking facilities and vehicle
ingress and egress are provided to serve the
temporary use and any existing uses on the
site; and
3. Hours of operation of the temporary use
are specified, and would not adversely impact
surrounding uses; and
4. The temporary use will not cause nui-
sance factors such as noise, light, or glare
which adversely impact surrounding uses;
and
5. If applicable, the applicant has obtained
the required right-of-way use permit. (Ord.
5917, 12-10-2018)
K. ADDITIONAL CONDITIONS FOR
VEHICLE SALES EVENTS, MOBILE
FOOD VENDORS, AND TEMPORARY
HOMELESS ENCAMPMENTS:
1. Vehicle Sales Events Held on Property
Not Currently Used as an Auto Dealership:
Only for properties in the Automall as shown
in RMC 4-3-040 or the Employment Area
(EA) land use designation are eligible for a
temporary use permit. Additionally, no more
than one vehicle sales event shall be allowed
per quarter of the year (year beginning Janu-
ary 1st) per property or development as de-
termined by the Administrator. The use must
be allowed by the zone district. Further, each
such event shall only be permitted for a max-
imum of seven (7) consecutive days per quar-
ter. Such sales are not permissible outside of
the Automall and Employment Area and are
not eligible for a temporary use permit. (Ord.
5676, 12-3-2012; Ord. 5759, 6-22-2015)
2. Mobile Food Vendors: Vendors shall
comply with all of the following conditions:
a. The mobile food vendor shall keep
the Renton Regional Fire Authority per-
mit approval and King County Health De-
partment approval on the mobile vending
facility at all times, and copies of these
approvals shall be made available to the
City upon the City’s request.
b. The site occupied by the mobile food
vendor shall be restored to the original or
better condition upon each removal of the
vending unit.
c. The mobile food vendor shall not ob-
struct any drive aisles or ingress/egress
within the site. (Ord. 5908, 12-10-2018)
3. Temporary Homeless Encampments:
a. Location Criteria: A temporary
homeless encampment shall be located
at a religious institution. If the religious in-
stitution is not actively practicing on the
site proposed for a temporary encamp-
ment, then the religious institution must
comply with all other permit requirements
for the underlying zone required for siting
a new religious institution and temporary
homeless encampment.
4-9-240K
(Revised 2/19)9 - 70
b. Setbacks: The temporary homeless
encampment shall be located a minimum
of twenty feet (20') from the property line
of abutting properties containing residen-
tial uses.
c. Visual Buffering: A six-foot (6') high
sight obscuring fence, vegetative screen
or other visual buffering shall be provided
between the temporary homeless en-
campment and any abutting residential
property and the right-of-way. The fence
shall provide privacy and a visual buffer-
ing for encampment residents and neigh-
boring properties in a manner and
material approved by the code official.
The code official shall consider existing
vegetation, fencing, topographic varia-
tions and other site conditions in deter-
mining compliance with this requirement.
d. Exterior Lighting: Exterior lighting
must be directed downward, away from
abutting and adjoining properties, and
contained within the temporary homeless
encampment.
e. Maximum Residents: The maxi-
mum number of residents within a tempo-
rary homeless encampment is one
hundred (100).
f. Additional Parking: Each lot occu-
pied by a temporary homeless encamp-
ment must provide or have available
parking and vehicular maneuvering area.
The temporary homeless encampment
and the parking of any vehicles associ-
ated with a temporary homeless encamp-
ment application shall not displace the
host site’s parking lot in such a way that
the host site no longer meets the mini-
mum or required parking of the principal
use as required by code or previous ap-
provals unless an alternative parking
plan has been approved.
g. Transit Proximity and Transporta-
tion Plan: A transportation plan is re-
quired which shall include provision of
transit services. The temporary homeless
encampment shall be within one-half
(1/2) mile of a public transit stop or the
sponsor or managing organization must
demonstrate the ability for residents to
obtain access to the nearest public trans-
portation stop through sponsor or host
provided van or car pools. During hours
when public transportation is not avail-
able, the sponsor or host shall also make
transportation available to anyone who is
rejected from or ordered to leave the tem-
porary homeless encampment.
h. Code of Conduct: A code of con-
duct is required to be enforced by the
managing agency. The code shall con-
tain the following as a minimum:
i. No drugs or alcohol.
ii. No concealed weapons without a
current valid concealed weapons
permit.
iii. No menacing, threatening or as-
saultive behavior.
iv. No open flames.
v. No loitering in the surrounding
neighborhood.
vi. Quiet hours.
Nothing within this subsection shall pro-
hibit the temporary homeless encamp-
ment sponsor or managing organization
from imposing and enforcing additional
code of conduct conditions not otherwise
inconsistent with this section. The man-
aging agency shall enforce the written
code of conduct. Failure by the managing
agency to take action against a resident
who violates the terms of the written code
of conduct may result in cancellation of
the permit.
i. Compliance with Health and Safety
Codes: The temporary homeless en-
campment shall comply with all applica-
ble standards of the Seattle-King County
Health Department, or its successor. The
managing agency shall ensure compli-
ance with Washington State and City
codes concerning but not limited to drink-
ing water connections, human waste,
solid waste disposal, electrical systems,
and fire-resistant materials.
j. Inspections: The temporary home-
less encampment shall permit regular in-
4-9-240K
9 - 70.1 (Revised 2/19)
spections by the City, including the Police
Department and the Fire Department,
and King County Health Department, to
check compliance with the standards for
the temporary homeless encampment.
(Ord. 5806, 6-20-2016)
k. Identification: The managing
agency shall take all reasonable and le-
gal steps to obtain verifiable identifica-
tion, such as a driver’s license,
government-issued identification card,
military identification or passport from
prospective and temporary homeless en-
campment residents.
l. Log-In and Identification: The tem-
porary homeless encampment managing
organization shall maintain a resident log
for all who are residing at the temporary
homeless encampment. Such log shall
be kept on site at the temporary home-
less encampment. Prospective encamp-
ment residents shall provide a verifiable
form of identification when signing the
log.
m. Duration and Frequency: Tempo-
rary homeless encampments may be ap-
proved for a time period not to exceed
ninety two (92) days, including setup and
dismantling of the encampment. A tem-
porary homeless encampment may be
located at the same site no more than
once every twelve (12) months. For the
purposes of this subsection, the twelve
(12) months shall be calculated from the
last day of the prior encampment at the
site.
n. Public Meeting – Informal Public
Meeting Required: The Community and
Economic Development Administrator
shall require an applicant to conduct an
informal public meeting to inform citizens
about a proposed temporary homeless
encampment prior to submittal of an ap-
(Revised 2/19)9 - 70.2
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4-9-240M
9 - 71 (Revised 8/16)
plication. Notice of the informal public
meeting shall be provided in the same
manner as required for notice of the ap-
plication, at least ten (10) days prior to
the informal public meeting. Prior to the
informal public meeting, the temporary
homeless encampment sponsor and
managing organization shall meet and
confer with the Police Department re-
garding any proposed security mea-
sures. At the informal public meeting, a
representative of the temporary home-
less encampment sponsor and managing
organization shall present in writing and
describe the proposed temporary home-
less encampment location, timing, site
plan, code of conduct, encampment con-
cerns, management security measures,
and any input or comment received on
the plan, including any comment or input
from the Police Department, or comment
or input from schools and/or child care
services. Copies of the agenda and other
materials shall be provided by the appli-
cant at the meeting. The meeting shall be
conducted on the subject property when-
ever feasible.
o. Notification to Schools and Child
Care Services: Prior to any application
for a temporary homeless encampment
permit, the temporary homeless encamp-
ment sponsor, or temporary homeless
encampment managing organization
shall meet and confer with the adminis-
tration of any public or private elemen-
tary, middle, junior high or high school
within six hundred (600) feet of the
boundaries of the lot(s) proposed to con-
tain the temporary homeless encamp-
ment, and shall meet and confer with the
operators of any properly licensed child
care service within six hundred (600) feet
of the boundaries of the lot(s) proposed
to contain the temporary homeless en-
campment. The temporary homeless en-
campment sponsor and the school
administration and/or child care service
operator shall make a good faith effort to
agree upon any additional conditions that
may be appropriate or necessary to ad-
dress school and/or child care concerns
regarding the location of a temporary en-
campment within six hundred (600) feet
of such a facility. Any such conditions
agreed upon between the parties shall be
submitted to the Hearing Examiner for
consideration, for inclusion within the
temporary homeless encampment per-
mit. In the event the parties fail to agree
on any conditions, either party may pro-
vide the Hearing Examiner with a written
summary of the parties’ discussions,
which the Hearing Examiner may con-
sider in evaluating whether the conditions
for the temporary homeless encampment
permit are met, or the need for additional
conditions upon the temporary homeless
encampment permit, without violating the
legal rights of the temporary homeless
encampment sponsor.
p. Review Authority, Appeals, and
Permit Revocation: Decision authority
is at the Hearing Examiner level with a
public hearing, as designee for the Ad-
ministrator, and the appeal authority is
with City Council. If a permit is revoked
pursuant to subsection R1 of this Sec-
tion, the applicant may request an appeal
before the City Council. (Ord. 5676,
12-3-2012)
L. SPECIAL CRITERIA FOR
TEMPORARY MANUFACTURED HOME
FOR MEDICAL HARDSHIP:
In lieu of the criteria in subsection J of this Sec-
tion, a manufactured home which complies with
Housing and Urban Development (HUD) stan-
dards may be permitted as a temporary dwelling
on the same lot as a permanent dwelling, pro-
vided the applicant demonstrates the temporary
dwelling is necessary to provide daily care to an
individual certified by a physician as needing
such care. The primary provider of daily care shall
reside on site; the manufactured home together
with the permanent residence shall meet the set-
back, height, building footprint, and lot coverage
provisions for the applicable zone.
M. CONDITIONS OF APPROVAL:
1. General: The Administrator may estab-
lish conditions as may be deemed necessary
to ensure land use compatibility and to mini-
mize potential impacts on nearby uses.
These include, but are not limited to, requiring
that notice be given to adjacent/abutting
property owners prior to approval, time and
frequency of operation, temporary arrange-
ments for parking and traffic circulation, re-
4-9-240N
(Revised 8/16)9 - 72
quirement for screening or enclosure, and
guarantees for site restoration and cleanup
following temporary uses.
2. Additional Requirements – for Model
Homes: In addition to the requirements of
subsection M1 of this Section, General, the
Administrator may require conditions of ap-
proval regarding access/roadway construc-
tion, temporary erosion control, utilities,
street and lot addressing, building permits,
staking of proposed lots underlying the model
homes, staking of model home lot setbacks,
plat approval, abatement agreements and in-
demnification, and security devices for re-
moval of model homes if plat is not recorded.
(Ord. 5676, 12-3-2012)
N. OTHER REQUIRED PERMITS:
The temporary use may also require permits and
inspections from both the Fire Department and/or
Development Services Division to ensure that the
temporary use is in compliance with Fire/Building
Codes. (Ord. 5806, 6-20-2016)
O. EXPIRATION AND EXTENSION:
1. Standard Period of Validity: Except as
specified in subsection O2 of this Section, a
temporary use permit is valid for up to one
year from the effective date of the permit, un-
less the Administrator establishes a shorter
time frame. (Ord. 5676, 12-3-2012)
2. Special Expiration/Extension Periods
for Manufactured Homes for Medical
Hardship: The temporary use permit for a
manufactured home for medical hardship
shall be effective for twelve (12) months. Ex-
tension of the temporary use permit may be
approved in twelve (12) month increments
subject to demonstration of continuing medi-
cal hardship. The manufactured home shall
be removed within ninety (90) calendar days
of the expiration of the temporary use permit
or the cessation of provision of daily care.
3. Extension Requests for all Other
Uses: An applicant can request that a permit
be valid beyond one year and for up to five (5)
years at time of application or prior to permit
expiration. Extension requests do not require
additional fees and shall be requested in writ-
ing to the Community and Economic Devel-
opment Administrator. (Ord. 5675,
12-3-2012)
P. REMOVAL OF TEMPORARY USE
REQUIRED:
Each site occupied by a temporary use shall be
left free of debris, litter, or other evidence of the
temporary use upon completion of removal of the
use.
Q. SECURITY:
The Administrator may require security in confor-
mance with RMC 4-9-060C to assure compliance
with the provisions of the temporary use permit as
approved if required. The amount of the security
will be determined by the Administrator, but in no
case shall it be less than one thousand dollars
($1,000.00). The security may be used by the City
to abate the use and/or facilities. (Ord. 5676,
12-3-2012)
R. PERMIT REVOCATION:
1. Revocation of Temporary Use Permit:
Should the Administrator determine that in-
formation has been provided to the City which
was false, incomplete, or has changed, such
that the decision criteria in subsection J of
this Section are incorrect, false, or have not
been met, or the temporary use actually be-
ing used is different than or greater than that
applied for, or if the use itself is a nuisance,
unhealthy, unsafe or poses a substantial risk
of harm to persons or property, then the Ad-
ministrator may revoke the temporary use
permit upon ten (10) days’ written notice, un-
less an emergency exists, in which case the
Administrator may declare such an emer-
gency and immediately revoke the temporary
use permit. (Ord. 5676, 12-3-2012)
2. Appeal: If revoked pursuant to subsec-
tion R1 of this Section, applicant may request
an appeal before the City’s Hearing Exam-
iner.
(Ord. 4560, 11-13-1995; Amd. Ord. 4963,
5-13-2002; Ord. 5432, 12-8-2008; Ord. 5450,
3-2-2009; Ord. 5471, 7-13-2009; Ord. 5570,
11-15-2010)
4-9-250B
9 - 73 (Revised 2/19)
4-9-250 VARIANCES, WAIVERS,
MODIFICATIONS, AND ALTERNATES:
A. PURPOSES:
1. Variances: A grant of relief from the re-
quirements of this Title which permits con-
struction in a manner that otherwise is
prohibited by this Title.
2. Waivers: (Reserved)
3. Modifications: To modify a Code re-
quirement when there are practical difficulties
involved in carrying out the provisions of this
Title when a special individual reason makes
the strict letter of this Code impractical. (Ord.
4346, 3-9-1992)
4. Alternates: To allow the use of any ma-
terial or method of construction not specifi-
cally prescribed by this Title. (Ord. 4346,
3-9-1992; Ord. 5137, 4-25-2005)
B. VARIANCE PROCEDURES:
1. Authority and Applicability for Admin-
istrative Variances: The Community and
Economic Development Administrator shall
have the authority to grant variances from the
following development standards when no
other permit or approval requires Hearing Ex-
aminer review: (Ord. 5676, 12-3-2012)
a. Residential Land Uses: Lot width,
lot depth, setbacks, allowed projections
into setbacks, building height, and lot
coverage. Lot width, lot depth, and set-
back variations do not require a variance
if the request is part of a stream daylight-
ing proposal and meets criteria in RMC
4-3-050L; and
b. Commercial and Industrial Land
Uses: Lot width, lot depth, setbacks, al-
lowed projections into setbacks, building
height, and lot coverage, screening of
surface-mounted equipment, and
screening of roof-mounted equipment.
c. Proposals Located Within Critical
Areas:
i. Wellhead Protection Areas: If
an applicant feels that the strict appli-
cation of aquifer protection regula-
tions would deny all reasonable use
of the property or would deny instal-
lation of public transportation or utility
facilities determined by the public
agency proposing these facilities to
be in the best interest of the public
health, safety and welfare, the appli-
cant of a development proposal may
apply for a variance.
ii. Flood Hazards: Variances from
the flood hazard requirements of
RMC 4-3-050, Critical Areas Regula-
tions.
iii. Steep Slopes Forty Percent
(40%) or Greater and Very High
Landslide Hazards: Variances from
the geologic hazard requirements of
RMC 4-3-050, Critical Areas Regula-
tions.
iv. Wetlands:
(a) Creation/restoration/en-
hancement ratios: Categories I
and II.
(b) Buffer width reductions not
otherwise authorized by RMC
4-3-050 for Category IV.
(c) A new or expanded single
family residence on an existing,
legal lot, having a regulated Cat-
egory IV wetland.
(d) Buffer width reductions not
otherwise authorized by RMC
4-3-050 for Category I or II.
v. Streams and Lakes:
(a) A new or expanded single
family residence on a pre-exist-
ing platted lot where there is not
enough developable area else-
where on the site to accommo-
date building pads and provide
practical off-street parking, pro-
viding reasonable use of the
property.
(b) Buffer width reductions not
otherwise authorized by RMC
4-9-250B
(Revised 2/19)9 - 74
4-3-050, Streams and Lakes, for
Types F, Np, and Ns.
(c) Activities proposing to vary
from stream regulations not
listed elsewhere in RMC
4-9-250B1a, and authorized to
be requested as variances in
RMC 4-3-050.
vi. General: Public/quasi-public
utility or agency proposing to alter
wellhead protection, geologic haz-
ard, habitat or wetlands regulations
not listed above.
d. Proposals to Vary from the Drain-
age Standards: If an applicant feels that
the application of the regulations in the
Surface Water Design Manual would
deny all reasonable use of the property,
the applicant of a development proposal
may apply for a variance. (Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5519, 12-14-2009; Ord. 5526,
2-1-2010; Ord. 5757, 6-1-2015; Ord.
5790, 4-25-2016; Ord. 5906, 12-10-
2018)
2. Filing of Application: A property owner,
or his duly authorized agent, may file an ap-
plication for a variance which application
shall set forth fully the grounds therefor and
the facts deemed to justify the granting of
such variance.
3. Submittal Requirements and Applica-
tion Fees: Shall be as listed in RMC
4-8-120C, Land Use Applications, and
4-1-170, Land Use Review Fees.
4. Public Notice and Comment Period:
Notice of the application shall be given pursu-
ant to RMC 4-8-090, Public Notice Require-
ments.
5. Decision Criteria: Except for variances
from critical areas regulations, a determina-
tion shall be made in writing that the condi-
tions specified below have been found to
exist: (Amd. Ord. 4835, 3-27-2000)
a. That the applicant suffers practical
difficulties and unnecessary hardship
and the variance is necessary because of
special circumstances applicable to sub-
ject property, including size, shape, to-
pography, location or surroundings of the
subject property, and the strict applica-
tion of the Zoning Code is found to de-
prive subject property owner of rights and
privileges enjoyed by other property own-
ers in the vicinity and under identical
zone classification;
b. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
c. That approval shall not constitute a
grant of special privilege inconsistent
with the limitation upon uses of other
properties in the vicinity and zone in
which the subject property is situated;
d. That the approval is a minimum vari-
ance that will accomplish the desired pur-
pose. (Amd. Ord. 4835, 3-27-2000; Ord.
5675, 12-3-2012)
6. Special Review Criteria – Reasonable
Use Variance – Critical Areas Regulations
Only: For variance requests related to the
critical areas regulations not subject to sub-
sections B7 to B12 of this Section, a reason-
able use variance may be granted if all of the
following criteria are met: (Ord. 5676,
12-3-2012)
a. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
b. There is no reasonable use of the
property left if the requested variance is
not granted;
c. The variance granted is the minimum
amount necessary to accommodate the
proposal objectives;
d. The need for the variance is not the
result of actions of the applicant or prop-
erty owner; and
4-9-250B
9 - 74.1 (Revised 2/19)
e. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in subsec-
(Revised 2/19)9 - 74.2
This page left intentionally blank.
4-9-250B
9 - 75 (Revised 5/18)
tion F of this Section are followed. (Ord.
4835, 3-27-2000; Amd. Ord. 4851,
8-21-2000)
7. Special Review Criteria for Variances
from the Wellhead Protection Regula-
tions: Except for public or quasi-public utility
or agency proposals which are subject to
subsection B11 of this Section, the following
criteria shall be considered, in addition to
those criteria in subsections B5 and B6 of this
Section, for variances from aquifer protection
regulations:
a. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality; and
b. That the applicant has taken deliber-
ate measures to minimize aquifer im-
pacts, including but not limited to the
following:
i. Limiting the degree or magnitude
of the hazardous material and activ-
ity; and
ii. Limiting the implementation of
the hazardous material and activity;
and
iii. Using appropriate and best
available technology; and
iv. Taking affirmative steps to avoid
or reduce impacts; and
c. That there will be no damage to
nearby public or private property and no
threat to the health or safety of people on
or off the property; and
d. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in subsec-
tion F of this Section are followed. (Ord.
4835, 3-27-2000; Amd. Ord. 4851,
8-21-2000; Ord. 5519, 12-14-2009; Ord.
5757, 6-1-2015)
8. Special Review Criteria for Variances
from Flood Hazard Requirements in the
Critical Areas Regulations: In lieu of the
variance criteria of subsection B5 of this Sec-
tion, the following directives and criteria shall
be utilized in the review of variance applica-
tions related to the flood hazard requirements
of the critical areas regulations: (Ord. 5519,
12-14-2009)
a. Purpose and Intent: Variances, as
interpreted in the national flood insurance
program, are based on the general zon-
ing law principle that they pertain to a
physical piece of property; they are not
personal in nature and do not pertain to
the structure, its inhabitants, economic or
financial circumstances. They primarily
address small lots in densely populated
residential neighborhoods. As such, vari-
ances from the flood elevations should
be quite rare.
b. Review Criteria: In passing upon
such an application for a variance, the
following review criteria shall be consid-
ered: (Ord. 5519, 12-14-2009)
i. Consider all technical evalua-
tions, all relevant factors, standards
specified in other sections of this
Section; and:
(a) The danger that materials
may be swept onto other lands to
the injury of others;
(b) The danger to life and prop-
erty due to flooding or erosion
damage;
(c) The susceptibility of the pro-
posed facility and its contents to
flood damage and the effect of
such damage on the individual
owner;
(d) The importance of the ser-
vices provided by the proposed
facility to the community;
(e) The necessity to the facility
of a waterfront location, where
applicable;
(f) The availability of alternative
locations for the proposed use
which are not subject to flooding
or erosion damage;
4-9-250B
(Revised 5/18)9 - 76
(g) The compatibility of the pro-
posed use with existing and an-
ticipated development;
(h) The relationship of the pro-
posed use to the comprehensive
plan and flood plain manage-
ment program for that area;
(i) The safety of access to the
property in times of flood for ordi-
nary and emergency vehicles;
(j) The expected heights, ve-
locity, duration, rate of rise, and
sediment transport of the flood
waters and the effects of wave
action, if applicable, expected at
the site; and
(k) The costs of providing gov-
ernmental services during and
after flood conditions, including
maintenance and repair of public
utilities and facilities such as
sewer, gas, electrical, and water
systems, and streets and
bridges.
ii. Generally, the only condition un-
der which a variance from the eleva-
tion standard may be issued is for
new construction and substantial im-
provements to be erected on a lot of
one-half (1/2) acre or less in size
contiguous to and surrounded by lots
with existing structures constructed
below the base flood level, provided
criteria in subsection B8b(i) of this
Section have been fully considered.
As the lot size increases, the techni-
cal justification required for issuing
the variance increases.
iii. Variances may be issued for
nonresidential buildings in very lim-
ited circumstances to allow a lesser
degree of floodproofing than water-
tight or dry floodproofing, where it
can be determined that such action
will have low damage potential, com-
plies with all other variance criteria
except subsections B8b(ii), (iii) or (iv)
of this Section, and otherwise com-
plies with RMC 4-3-050I2a and I2b of
the general standards.
iv. Variances may be issued for the
reconstruction, rehabilitation, or res-
toration of structures listed in the Na-
tional Register of Historic Places or
the State Inventory of Historic
Places, without regard to the proce-
dures set forth in this Section.
v. Variances shall not be issued
within a designated floodway if any
increase in flood levels during the
base flood discharge would result.
vi. Variances shall only be issued
upon:
(a) A showing of good and suf-
ficient cause;
(b) A determination that failure
to grant the variance would result
in exceptional hardship to the ap-
plicant;
(c) A determination that the
granting of a variance will not re-
sult in increased flood heights,
additional threats to public
safety, extraordinary public ex-
pense, create nuisances, cause
fraud on or victimization of the
public or conflict with existing lo-
cal laws or ordinances.
(d) A determination that the
variance is the minimum neces-
sary, considering the flood haz-
ard, to afford relief.
c. Conditions of Approval: Upon con-
sideration of the factors of subsection
B8b of this Section, and the purposes of
this Section, conditions may be attached
to the granting of variances if deemed
necessary to further the purposes of this
Section. (Ord. 5519, 12-14-2009)
d. Notice Required upon Variance
Approval: Any applicant to whom a vari-
ance is granted shall be given written no-
tice that the structure will be permitted to
be built with a lowest floor elevation be-
low the base flood elevation and that the
cost of flood insurance will be commen-
surate with the increased risk resulting
from the reduced lowest floor elevation.
4-9-250B
9 - 77 (Revised 5/18)
e. Records: The Administrator shall
maintain the records of all variance ac-
tions and report any variances to the
Federal Insurance Administration upon
request. (Ord. 4835, 3-27-2000; Amd.
Ord. 4851, 8-7-2000; Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
9. Special Review Criteria – Steep
Slopes Forty Percent (40%) or Greater and
Very High Landslide Hazards: For variance
requests to alter steep slopes over forty per-
cent (40%) or greater and very high landslide
hazard areas and their associated setbacks,
the following criteria shall apply:
a. The variance granted is the minimum
amount necessary to accommodate the
proposal; and
b. Alternative development concepts
that comply with RMC 4-3-050 have been
evaluated and that practical difficulties
and unnecessary hardship would result
from the strict application of the code;
and
c. The proposal does not adversely im-
pact geological hazards or other critical
areas on adjacent properties; and
d. The need for the variance is not the
result of actions of the applicant or prop-
erty owner; and
e. The proposal does not create or in-
crease a risk to the public health, safety,
and welfare, or to public or private prop-
erty; and
f. If the Administrator approves a vari-
ance under this subsection, the following
conditions of approval, among others,
may be imposed:
i. The recommendations of the ge-
otechnical report are followed;
ii. Project plans shall be reviewed
and sealed by a geotechnical engi-
neer or the geotechnical engineer
shall submit a sealed letter stating
that they have reviewed the plans
and in their opinion the plans and
specifications meet the intent of the
geotechnical report; and
iii. An appropriate number of site
visits by the geotechnical engineer to
establish proper methods, tech-
niques, and adherence to plan draw-
ings is demonstrated during and after
construction.
10. Special Review Criteria – Single
Family Residence on a Legal Lot with a
Category IV Wetland; or Single Family
Residence on a Legal Lot with a Type F,
Np, or Ns Stream/Lake: In lieu of the criteria
shown in subsection B6 of this Section, a
variance may be granted from any wetland or
stream requirement in the critical areas regu-
lations for a single family residence to be lo-
cated on an existing legal lot if all of the
following criteria are met:
a. The proposal is the minimum neces-
sary to accommodate the building foot-
print and access. In no case, however,
shall the impervious surface exceed five
thousand (5,000) square feet, including
access. Otherwise the alteration shall be
subject to the review criteria of subsec-
tion B6 of this Section; (Ord. 5519,
12-14-2009)
b. Access is located so as to have the
least impact on the wetland and/or
stream/lake and its buffer;
c. The proposal preserves the functions
and values of the wetlands and/or
stream/lake/riparian habitat to the maxi-
mum extent possible;
d. The proposal includes on-site mitiga-
tion to the maximum extent possible;
e. The proposal first develops noncriti-
cal area, then the critical area buffer, be-
fore the critical area itself is developed;
f. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
g. The inability to derive reasonable
economic use of the property is not the
result of actions segregating or dividing
the property and creating the undevelop-
4-9-250B
(Revised 5/18)9 - 78
able condition after the effective date of
this Section; and
h. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in subsec-
tion F of this Section are followed. (Ord.
4835, 3-27-2000; Amd. Ord. 4851,
8-7-2000; Ord. 5757, 6-1-2015)
11. Special Review Criteria – Public/
Quasi-Public Utility or Agency Altering
Wellhead Protection, Geologic Hazard,
Habitat, Stream/Lake or Wetland Regula-
tions: In lieu of the variance criteria of sub-
section B5 of this Section, applications by
public/quasi-public utilities or agencies pro-
posing to alter aquifer protection, geologic
hazard, habitat, stream and lake or wetland
regulations shall be reviewed for compliance
with all of the following criteria:
a. Public policies have been evaluated
and it has been determined by the De-
partment Administrator that the public’s
health, safety, and welfare is best served;
b. Each facility must conform to the
Comprehensive Land Use Plan and with
any adopted public programs and poli-
cies;
c. Each facility must serve established,
identified public needs;
d. No practical alternative exists to
meet the needs;
e. The proposed action takes affirma-
tive and appropriate measures to mini-
mize and compensate for unavoidable
impacts;
f. The proposed activity results in no net
loss of regulated wetland or stream/lake
area, value, or function in the drainage
basin where the wetland, stream or lake
is located;
g. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
h. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality;
i. The approval is the minimum vari-
ance necessary to accomplish the de-
sired purpose; and (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
j. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in subsec-
tion F of this Section are followed. (Ord.
4835, 3-27-2000; Amd. Ord. 4851,
8-7-2000; Ord. 5757, 6-1-2015)
12. Special Review Criteria – Construct-
ing Structures over Piped Streams: For
variance requests involving the construction
of structures over piped streams, the follow-
ing criteria shall apply:
a. The proposal is the minimum neces-
sary to accommodate the structure; and
b. There is no other reasonable alterna-
tive to avoid building over a piped stream;
and
c. The existing pipe stream system that
would have to be located under the struc-
ture is replaced with new pipe material to
ensure long-term life of the pipe and
meets structural requirements; and
d. The piped stream system is sized to
convey the one hundred (100) year future
land use condition runoff from the total
upstream tributary area as determined
from a hydrologic and hydraulic analysis
performed in accordance with standards
determined by the City and in accor-
dance with other City’s standards; and
e. The piped stream that will be built
over will need to be placed in a casing
pipe sized to allow pipe skids and the po-
tential need to increase the pipe size by a
minimum of one pipe diameter. The cas-
ing pipe shall be a minimum of three pipe
diameters larger than the diameter of the
pipe that conveys the stream; and
4-9-250B
9 - 79 (Revised 5/18)
f. To allow for maintenance, operation
and replacement of the piped stream that
has been built over, a flow bypass system
shall be constructed and access man-
holes or other structures of sufficient size
as determined by the City shall be re-
quired on both sides of the section of the
piped stream that is built upon; and
g. There will be no damage to nearby
public or private property and no threat to
the health or safety of people on or off the
property.
13. Special Review Criteria: In lieu of the
variance criteria of subsection B6 of this Sec-
tion, applications proposing to alter the core
and special requirements described in the
Surface Water Design Manual shall be re-
viewed for compliance with all of the following
criteria:
a. There are special physical circum-
stances or conditions affecting the prop-
erty such that strict application of the
criteria for producing a compensating or
comparable result would deprive the ap-
plicant of all reasonable use of the parcel
of land in question, and every effort has
been made to find creative ways to meet
the intent of the requirement for which the
variance is sought;
b. Granting the variance for the individ-
ual property in question will not create a
significant adverse impact to public
health, welfare, water quality, and proper-
ties downstream or nearby;
c. The variance requires the best prac-
ticable alternative for achieving the spirit
and intent of the requirement in question;
and
d. In addition, the application must in-
clude the following information as re-
quired by the State Department of
Ecology per the 2007 Phase II NPDES
General Municipal Stormwater Permit:
i. The current (pre-project) use of
the site.
ii. How application of the require-
ments in the Surface Water Design
Manual for which a variance is being
requested denies all reasonable use
of site compared to the development
review conditions and restrictions
that would have been placed on the
project prior to the adoption of the
Surface Water Design Manual.
iii. The possible remaining uses of
the site if the variance was not
granted.
iv. The uses of the site that would
have been allowed under develop-
ment review conditions and restric-
tions that would have been placed on
the project prior to the adoption of the
Surface Water Design Manual.
v. A comparison of the estimated
amount and percentage of value loss
as a result of the requirements of this
manual versus the estimated amount
and percentage of value loss as a re-
sult of conditions and/or restrictions
that would have been placed on the
project prior to the adoption of the
Surface Water Design Manual.
vi. The feasibility for the owner to
alter the project to apply the require-
ments of this manual. (Ord. 5526,
2-1-2010)
14. Continuation of Public Hearing: If for
any reason testimony in any manner set for
public hearing, or being heard, cannot be
completed on date set for such hearing, the
person presiding at such public hearing or
meeting may, before adjournment or recess
of such matters under consideration, publicly
announce the time and place to and at which
said meeting will be continued, and no further
notice of any kind shall be required. (Ord.
3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997;
Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
15. Decision Process:
a. The Administrator Shall An-
nounce Findings and Decisions: Not
more than thirty (30) days after the termi-
nation of the proceedings of the public
hearing on any variance, the Administra-
tor shall announce the Administrator’s
findings and decision. If a variance is
granted, the record shall show such con-
4-9-250C
(Revised 5/18)9 - 80
ditions and limitations in writing as the
Administrator may impose.
b. Notice of Decision of the Adminis-
trator: Following the rendering of a deci-
sion on a variance application, a copy of
the written order by the Administrator
shall be mailed to the applicant at the ad-
dress shown on the application and filed
with the Department of Community and
Economic Development and to any other
person who requests a copy thereof.
c. Reconsideration: (Reserved)
d. Record of Decision: Whenever a
variance is approved by the Administra-
tor, the Department shall forthwith make
an appropriate record and shall inform
the administrative department having ju-
risdiction over the matter. (Amd. Ord.
4835, 3-27-2000; Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5526,
2-1-2010; Ord. 5676, 12-3-2012)
16. Conditions of Approval: Conditions
may be placed upon the variance if deemed
to be necessary and required. (Amd. Ord.
4835, 3-27-2000; Ord. 5526, 2-1-2010; Ord.
5676, 12-3-2012)
17. Finalization: (Reserved) (Ord. 5526,
2-1-2010)
18. Expiration of Variance Approval: Any
variance granted, unless otherwise specified
in writing, shall become null and void in the
event that the applicant or owner of the sub-
ject property for which a variance has been
requested has failed to commence construc-
tion or otherwise implement effectively the
variance granted within a period of two (2)
years after such variance has been issued.
For proper cause shown, an applicant may
petition for an extension of the two (2) year
period during the variance application review
process, specifying the reasons for the re-
quest. The time may be extended but shall
not exceed one additional year in any event.
(Amd. Ord. 4835, 3-27-2000; Ord. 4851,
8-7-2000; Ord. 5526, 2-1-2010; Ord. 5676,
12-3-2012)
19. Extension of Approval: For proper
cause shown, an applicant may petition for an
extension of the approved expiration period
established per subsection B18 of this Sec-
tion prior to the expiration of the time period,
specifying the reasons for the request. The
time limit may be extended, but such exten-
sion shall not exceed one additional year in
any event. (Ord. 3463, 8-11-1980; Amd. Ord.
4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord.
5526, 2-1-2010; Ord. 5676, 12-3-2012; Ord.
5867, 12-11-2017)
C. WAIVER PROCEDURES:
1. Authority for Waiver, General: (Re-
served)
2. Authority for Waiver of Street Im-
provements: The Administrator may grant
waiver of the installation of street improve-
ments subject to the determination that there
is reasonable justification for such waiver.
(Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
3. Application and Fee: Any application for
such a waiver shall specify in detail the reason
for such requested waiver and may contain
such evidence including photographs, maps,
and surveys as may be pertinent thereto. The
application fee shall be as specified in RMC
4-1-170, Land Use Review Fees.
4. Decision Criteria, General: (Reserved)
5. Decision Criteria for Waivers of Street
Improvements: Reasonable justification
shall include but not be limited to the follow-
ing:
a. Required street improvements will al-
ter an existing wetlands or stream, or
have a negative impact on a shoreline’s
area.
b. Existing steep topography would
make required street improvements in-
feasible.
c. Required street improvements would
have a negative impact on other proper-
ties, such as restricting available access.
d. There are no similar improvements in
the vicinity and there is little likelihood
that the improvements will be needed or
required in the next ten (10) years.
4-9-250D
9 - 80.1 (Revised 5/18)
e. In no case shall a waiver be granted
unless it is shown that there will be no det-
rimental effect on the public health, safety
or welfare if the improvements are not in-
stalled, and that the improvements are
not needed for current or future develop-
ment. (Ord. 5137, 4-25-2005)
D. MODIFICATION PROCEDURES:
1. Application Time and Decision Au-
thority: Modification from standards, either in
whole or in part, shall be subject to review
and decision by the Planning/Building/Public
Works Department upon submittal in writing
of justification for such modification. (Amd.
Ord. 4777, 4-19-1999)
2. Decision Criteria: Whenever there are
practical difficulties involved in carrying out
the provisions of this Title, the Department
Administrator may grant modifications for in-
dividual cases provided he/she shall first find
that a specific reason makes the strict letter of
this Code impractical, that the intent and pur-
pose of the governing land use designation of
the Comprehensive Plan is met and that the
modification is in conformity with the intent
and purpose of this Code, and that such mod-
ification:
a. Substantially implements the policy
direction of the policies and objectives of
the Comprehensive Plan Land Use Ele-
ment and the Community Design Ele-
ment and the proposed modification is
the minimum adjustment necessary to
implement these policies and objectives;
b. Will meet the objectives and safety,
function, appearance, environmental
protection and maintainability intended
by the Code requirements, based upon
sound engineering judgment;
c. Will not be injurious to other prop-
erty(ies) in the vicinity;
d. Conforms to the intent and purpose
of the Code;
e. Can be shown to be justified and re-
quired for the use and situation intended;
and
f. Will not create adverse impacts to
other property(ies) in the vicinity. (Ord.
4517, 5-8-1995; Ord. 4802, 10-25-1999;
(Revised 5/18)9 - 80.2
This page left intentionally blank.
4-9-260
9 - 81 (Revised 3/13)
Ord. 5100, 11-1-2004; Ord. 5137,
4-25-2005; Ord. 5369, 4-14-2008)
E. ALTERNATE PROCEDURES:
1. Authority: The provisions of this Title are
not intended to prevent the use of any mate-
rial or method of construction or aquifer pro-
tection not specifically prescribed by this
Title, provided any alternate has been ap-
proved and its use authorized by the Public
Works Administrator. (Ord. 5450, 3-2-2009)
2. Decision Criteria: The Administrator
may approve any such alternate, provided
he/she finds that the proposed design and/or
methodology is satisfactory and complies
with the provisions of this Title and that the
material, method or work offered is, for the
purpose intended, at least the equivalent of
that prescribed in this Title in suitability,
strength, effectiveness, durability, safety,
maintainability and environmental protection.
(Amd. Ord. 4851, 8-7-2000)
3. Substantiation: The Department Admin-
istrator shall require that sufficient evidence
or proof be submitted to substantiate any
claims that may be made regarding its use.
(Amd. Ord. 4851, 8-7-2000)
4. Record of Decision: The details of any
action granting approval of an alternate shall
be written and entered in the files of the Code
enforcement agency. (Ord. 4367, 9-14-1992;
Ord. 5137, 4-25-2005)
F. ABSENCE OF VALID SCIENTIFIC
INFORMATION:
Where there is an absence of valid scientific infor-
mation or incomplete scientific information relat-
ing to a critical area leading to uncertainty about
the risk to critical area function of permitting an al-
teration of or impact to the critical area, the deci-
sion shall be based upon the following:
1. A “precautionary or a no-risk approach”
that appropriately limits development and
land use activities until the uncertainty is suf-
ficiently resolved, or determine that protec-
tion can be ensured by using an approach
different from that derived from the best avail-
able science; provided, that the applicant
demonstrates on the record how the alterna-
tive approach will protect the functions and
values of the critical area; and
2. A required application of an effective
adaptive management program that relies on
scientific methods to evaluate how well regu-
latory and nonregulatory actions protect the
critical area. An adaptive management pro-
gram is a formal and deliberate scientific ap-
proach to taking action and obtaining
information in the face of uncertainty. An
adaptive management program shall:
a. Address funding for the research
component of the adaptive management
program;
b. Change course based on the results
and interpretation of new information that
resolves uncertainties; and
c. Commit to the appropriate timeframe
and scale necessary to reliably evaluate
regulatory and nonregulatory actions af-
fecting protection of critical areas and
anadromous fisheries. (Ord. 5137,
4-25-2005; Ord. 5676, 12-3-2012)
4-9-260 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4722, 5-11-1998; Amd. Ord. 4856,
8-21-2000; Ord. 5159, 10-17-2005)
10 - i (Revised 2/19)
Chapter 10
LEGAL NONCONFORMING STRUCTURES,
USES AND LOTS
CHAPTER GUIDE: This Chapter contains the requirements for buildings, lots, and uses that do not
match the current zoning requirements, but which existed before regulations were adopted or imple-
mented. Special permit process requirements for nonconforming uses/structures conditional approval
permits are found in chapter 4-9 RMC. Chapter 4-8 RMC should also be consulted for general proce-
dural and submittal information.
This Chapter last amended by Ord. 5917, December 10, 2018.
SECTION PAGE
NUMBER NUMBER
4-10-010 NONCONFORMING LOTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . 1
4-10-030 (Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-10-040 CHANGE OF OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-10-050 NONCONFORMING STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Nonconforming Structures – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Not Vacant or Left Abandoned . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Unsafe Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Limits on Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Limits on Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Limits on Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
a. Single Family Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
b. Other Legal Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B. Reserved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Exemption Due to City Acquisition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-060 NONCONFORMING USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Changes to a Different Nonconforming Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D. Extension or Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E Alterations to Legal Nonconforming Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
F. Restoration and Reestablishment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
G.Amortization of Adult Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
H. Manufactured Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
4-10-070 NONCONFORMING ANIMALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
A. Existing Legally Established Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
B. Animal Replacement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
C. Nonconforming Rights Not Transferable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
D. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
4-10-080 NONCONFORMING SIGNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
4-10-090 CRITICAL AREAS REGULATIONS – NONCONFORMING ACTIVITIES
AND STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
(Revised 2/19)10 - ii
SECTION PAGE
NUMBER NUMBER
4-10-095 SHORELINE MASTER PROGRAM, NONCONFORMING USES,
ACTIVITIES, STRUCTURES, AND SITES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
A. Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Nonconforming Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Pre-Existing Legal Lot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
E. Continuation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
F. Partial and Full Compliance, Alteration of an Existing Structure or Site . . . . . . . 5
1. Partial Compliance for Non-Single-Family Development. . . . . . . . . . . . . . . . 6
2. Partial Compliance for Single Family Development. . . . . . . . . . . . . . . . . . . . 9
4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 11
4-10-020F
10 - 1 (Revised 5/18)
4-10-010 NONCONFORMING LOTS:
Nonconforming lots may be developed and used
if the proposed use is permitted in the zone, and
the proposed development will comply with the
remaining development standards for the zone
and other land use and environmental require-
ments, as applicable. (Ord. 5759, 6-22-2015)
4-10-020 NONCONFORMING SITE
DEVELOPMENT STANDARDS:
A. A nonconforming site shall not be altered
unless the change conforms to the standards
of this Title.
B. Upon the restoration of a structure, com-
menced by a complete building permit appli-
cation within one year of damage caused by
fire, explosion or other unforeseen circum-
stances, valued to be greater than fifty per-
cent (50%) of its assessed or appraised
value, the site shall be brought into confor-
mance with existing development standards;
provided, however, that there shall be no limit
on the restoration value of a single family
dwelling if a complete building permit applica-
tion is applied for within one year of damage.
C. For remodels or other alterations of an
existing structure made within any three (3)
year period which together exceed one hun-
dred percent (100%) of the assessed or ap-
praised value of the existing structure, the
site shall be brought into compliance with this
Title. For remodels or other alterations within
any three (3) year period which exceed thirty
percent (30%) of the assessed or appraised
value, but do not exceed one hundred per-
cent (100%), proportional compliance shall
be required, as provided in subsection E of
this Section. Remodels or other alterations
within any three (3) year period that do not
exceed thirty percent (30%) of the assessed
or appraised value shall not be required to
comply with the requirements of this subsec-
tion. Mandatory improvements for fire, life
safety or accessibility, as well as replacement
of mechanical equipment, do not count to-
wards the cited monetary thresholds.
D. Within any three (3) year period, upon
expansion of any structure or complex of
structures within a single site, which is over
fifty percent (50%) of the existing floor area or
building footprint, whichever is less, the site
shall be brought into compliance with this Ti-
tle. If the expansion is fifty percent (50%) or
less, the site shall be brought into propor-
tional compliance with existing development
standards as provided in subsection E of this
Section.
E. Proportional Compliance: The re-
quired physical site improvements to reduce
or eliminate the nonconformity of the site
shall be established by the following formula:
1. Divide the dollar value of the pro-
posed structure improvements, exclud-
ing mechanical equipment and
mandatory improvements for life, safety,
or accessibility, by the assessed or ap-
praised value of the existing structure(s).
2. The monetary value of that percent-
age is then multiplied by ten percent
(10%).
3. The dollar value of this equation is
then applied toward reducing the non-
conformities. Example:
• Value of existing structure(s) equals
$100,000;
• Value of proposed improvements
equals $20,000;
• 10% multiplied by $20,000 equals
$2,000;
• $2,000 would be applied toward re-
ducing the nonconformities.
4. The Department shall determine the
type, location and phasing sequence of
the proposed site improvements.
F. Exceptions:
1. Critical Areas Overlay: The provi-
sions of this section do not apply to sites
nonconforming to the requirements of
RMC 4-3-050, Critical Areas Regula-
tions.
2. Shoreline Master Program Regu-
lations: The provisions of this section do
not apply to sites nonconforming to the
requirements of RMC 4-3-090, Shoreline
4-10-040
(Revised 5/18)10 - 2
Master Program Regulations. (Ord.
5869, 12-11-2017)
4-10-030 (Deleted by Ord. 5675,
12-3-2012)
4-10-040 CHANGE OF OWNERSHIP:
Change of ownership, tenancy, or management
of a nonconforming structure or use shall not af-
fect its legal nonconforming status provided the
provisions of this Chapter are met. (Ord. 4963,
5-13-2002)
4-10-050 NONCONFORMING
STRUCTURES:
A. NONCONFORMING STRUCTURES –
GENERAL:
Any legally established nonconforming structure
may remain, although such structure does not
conform to the provisions of this Title; provided,
that:
1. Not Vacant or Left Abandoned: The
nonconforming structure has not been vacant
for more than one year, or has not been aban-
doned; and
2. Unsafe Structures: The structure is kept
in a safe and secure condition.
3. Limits on Alterations: The cost of alter-
ations, remodels, or renovations of a legal
nonconforming structure, except single family
dwellings, shall not exceed an aggregate cost
of forty percent (40%) in twelve (12) months
or sixty percent (60%) in forty-eight (48)
months of the value of the structure, based
upon its most recent assessment or ap-
praisal, unless the changes make the struc-
ture more conforming, or are used to restore
to a safe condition any portion of a structure
declared unsafe by the Building Official. Man-
datory improvements for fire, life safety or ac-
cessibility, as well as replacement of
mechanical equipment, do not count towards
the cited monetary thresholds. Alterations,
remodels, or restoration work shall not result
in or increase any nonconforming condition
unless permitted by subsection A4 of this
Section, Limits on Enlargement. Noncon-
forming single family dwellings may be re-
placed, enlarged, altered, remodeled, or
renovated, without limitation of cost, pursuant
to current code requirements (e.g., height
limits, lot coverage, density limits, setbacks,
etc.), unless such actions would increase one
or more nonconformity.
4. Limits on Enlargement:
a. The structure shall not be enlarged
unless the enlargement is conforming,
except as identified in subsection A4b of
this Section.
b. Nonconforming enlargements may
only be allowed at the discretion of the
Administrator if:
i. The enlargement is sited carefully
to achieve compatible transition be-
tween surrounding buildings, parking
areas and other land uses; or
ii. The enlargement does not sig-
nificantly cause any adverse or un-
desirable effects on the site or
neighboring properties, or
iii. The enlargement is confined to
the projected footprint of a single-
family dwelling. If the proposed en-
largement is nonconforming with re-
spect to zoning setbacks, and the
enlargement will comply with this
Section and all other development
regulations, the enlargement may be
allowed if it is located within the pro-
jected footprint of the building. The
projected footprint is determined with
the criteria below by extending a line
from and parallel to the furthest en-
croaching portion(s) of the building.
The enlargement is limited to the
height of the qualifying encroach-
ment, and any other applicable
height limitation. For the purpose of
determining the projected footprint, a
qualifying encroachment shall:
(a) Represent at least fifty per-
cent (50%) of the building’s fa-
cade; and
(b) Be set back at least three
feet (3') from any property line;
and
4-10-050A
10 - 3 (Revised 2/19)
(c) Not include any allowed setback projections, steps and/or decks, and encroachments
permitted by a land use decision.
(Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015)
5. Limits on Restoration: Nothing in this
Chapter shall prevent the reconstruction, re-
pairing, rebuilding and continued use of any
nonconforming building or structure to its
same size, location, and height when the
structure is deemed unsafe by the Building
Official, damaged by fire, explosion, or act of
God, subject to the following conditions:
a. Single Family Dwellings: Any le-
gally established single family dwelling
deemed unsafe by the Building Official,
damaged by fire, explosion or an act of
God, may be rebuilt to its same size, lo-
cation, and height on the same site, sub-
ject to all relevant fire and life safety
codes without limitation on value. Resto-
ration or reconstruction shall be initiated
by a building permit application within
one year of a fire, explosion, or an act of
God. If a building permit application has
not been submitted within one year from
the date of the fire or other casualty, the
structure shall be deemed abandoned
and not allowed to be restored or recon-
structed.
b. Other Legal Nonconforming
Structures: The work shall not exceed
fifty percent (50%) of the latest assessed
4-10-050B
(Revised 2/19)10 - 4
or appraised value of the building or
structure at the time such damage oc-
curred, otherwise any restoration or re-
construction shall conform to the
regulations specified in this Title; pro-
vided, that restoration work is initiated by
a building permit application within one
year of a fire, explosion, or an act of God.
If a complete building permit application
has not been submitted within one year
from the date of the fire or other casualty
the structure shall be deemed aban-
doned and not allowed to be restored or
reconstructed.
B. RESERVED:
C. EXEMPTION DUE TO CITY
ACQUISITION:
No structure shall be considered nonconforming
when the City’s acquisition of an interest in the
property creates the nonconformity, such as
through condemnation for a road widening. For
the purposes of this exemption, signs shall not be
considered a conforming structure. (Ord. 4963,
5-13-2002; Ord. 5559, 10-25-2010; Ord. 5601,
6-6-2011; Ord. 5647, 12-12-2011; Ord. 5869, 12-
11-2017)
4-10-060 NONCONFORMING USES:
Any legally established use existing at the time of
enactment of this Code may be continued, al-
though such use does not conform to the provi-
sions of this Title, provided it conforms with this
Section.
A. ABANDONMENT:
A legal nonconforming use (of a building or prem-
ises) that has been abandoned shall not thereaf-
ter be resumed. A nonconforming use shall be
considered abandoned when:
1. The intent of the owner to discontinue the
use is apparent, and discontinuance for a pe-
riod of one year or more shall be prima facie
evidence that the nonconforming use has
been abandoned, unless said use is being re-
established pursuant to subsection F of this
Section; or
2. It has been replaced by a conforming
use; or
3. It has been changed to another noncon-
forming use under permit from the City or its
authorized representative.
B. RELOCATION:
A legal nonconforming use of a building or prem-
ises that has been vacated and moved to another
location, or discontinued, shall not be allowed to
reestablish itself except in compliance with this
Title.
C. CHANGES TO A DIFFERENT
NONCONFORMING USE:
A nonconforming use (of a building or premises)
shall not be changed to a different nonconforming
use unless, through an Administrative Conditional
Use Permit, the new use is shown to satisfy the
criteria below. A replacement nonconforming use
shall:
1. Reflect the nature and purpose of the
preexisting nonconforming use, and be con-
sidered to be the same or related use classi-
fication; and
2. Be substantially similar or result in a
lower impact in its effect on the surrounding
neighborhood; and
3. Not increase the nonconformance of the
use; and
4. Not create a new type of nonconfor-
mance.
D. EXTENSION OR ENLARGEMENT:
This subsection shall not apply to single family
dwellings, and the property thereunder, that are
nonconforming as to use, which may be enlarged
or altered subject to development standards and
use provisions of the R-14 zone (e.g., height lim-
its, lot coverage, setbacks, parking, etc.).
1. A nonconforming use shall not be ex-
tended or enlarged so as to occupy additional
land area on the same or any other lot or par-
cel, unless the nonconforming use is housed
in part of a single-tenant building, in which
case the use may be extended throughout
the building, but the building shall not be en-
larged;
2. A nonconforming use in a multi-tenant
building shall not be expanded into space va-
cated by other tenants;
4-10-090
10 - 4.1 (Revised 2/19)
3. A nonconforming use shall not be relo-
cated in whole or in part to any other part of
the parcel; and
4. No additional building, whether tempo-
rary or permanent, shall be erected upon a
property with a nonconforming use for pur-
poses of expanding or extending a noncon-
forming use. (Ord. 5917, 12-10-2018)
E. ALTERATIONS TO LEGAL
NONCONFORMING USE:
Except for a single family dwelling, alterations to
a structure housing one or more legal noncon-
forming uses are only permitted when they do not
expand or enlarge the use(s) consistent with sub-
section D of this Section, Extension or Enlarge-
ment; and when the alteration does not increase
the nonconformance of the use, nor create a new
type of nonconformance.
F. RESTORATION AND
REESTABLISHMENT:
Nothing in this Chapter shall prevent the reestab-
lishment or continuance of a nonconforming use
when the structure housing the nonconforming
use is damaged by fire, explosion, or act of God;
provided, that restoration work is initiated by a
building permit application within one year of a
fire, explosion, or an act of God. If a complete
building permit application has not been submit-
ted within one year from the date of the fire or
other casualty, the use shall be deemed aban-
doned and not allowed to be reestablished.
G. AMORTIZATION OF ADULT USES:
For amortization of legal nonconforming adult en-
tertainment, activity, use, or retail use, see RMC
4-3-010E.
H. MANUFACTURED HOMES:
Nothing herein shall be determined to prohibit the
installation of a manufactured home on a previ-
ously approved manufactured home “lot,” pursu-
ant to RCW 35A.21.312, notwithstanding the
applicability of RMC provisions. (Ord. 4963,
5-13-2002; Ord. 5647, 12-12-2011; Ord. 5869,
12-11-2017; Ord. 5917, 12-10-2018)
4-10-070 NONCONFORMING
ANIMALS:
A. EXISTING LEGALLY ESTABLISHED
ANIMALS:
Those property owners or tenants whose animals
complied with the applicable requirements of King
County or other applicable animal-related regula-
tions in effect at the time the animals were legally
established on the property shall be allowed to
keep the number and type of animals and in the
same manner under which the animals were kept
legally, provided they do not constitute a nuisance
under RMC 1-3-3, Nuisances, and comply with
the relevant provisions of RMC 4-4-010J and K.
B. ANIMAL REPLACEMENT:
Property owners or tenants who lose a legally es-
tablished animal shall be allowed to replace the
animal with a similar type of animal on the same
property, provided the animal does not constitute
a nuisance under RMC 1-3-3, Nuisances, and
that they comply with the relevant provisions of
RMC 4-4-010J and K.
C. NONCONFORMING RIGHTS NOT
TRANSFERABLE:
Legal nonconforming rights are not attached to
the property and, therefore, are not transferable
from one property owner to another with the sale
of the property. Exception: There is an exception
to the prohibition of transfer only for extra large lot
animals in those cases where an optional Addi-
tional Animals Permit has been requested and is-
sued and that permit expressly allows the transfer
of nonconforming rights to subsequent purchas-
ers.
D. ABANDONMENT:
If the keeping of nonconforming animals is aban-
doned for a period of one (1) year or more, it shall
not thereafter be resumed. (Ord. 4963,
5-13-2002; Ord. 5603, 6-6-2011)
4-10-080 NONCONFORMING SIGNS:
See RMC 4-4-100D. (Ord. 4963, 5-13-2002)
4-10-090 CRITICAL AREAS
REGULATIONS – NONCONFORMING
ACTIVITIES AND STRUCTURES:
A legally nonconforming, regulated activity or
structure that was in existence or approved or
(Revised 2/19)10 - 4.2
This page left intentionally blank.
4-10-095F
10 - 5 (Revised 12/11)
vested prior to the passage of the Critical Area
Regulations, RMC 4-3-050, and to which signifi-
cant economic resources have been committed
pursuant to such approval but which is not in con-
formity with the provisions of RMC 4-3-050 may
be continued; provided, that:
1. No such legal nonconforming activity or
structure shall be expanded, changed, en-
larged or altered in any way that infringes fur-
ther on the critical area that increases the
extent of its nonconformity with this Section
without a permit issued pursuant to the provi-
sions of RMC 4-3-050;
2. Except for cases of ongoing agricultural
uses, if a nonconforming activity is discontin-
ued pursuant to RMC 4-10-060, any resump-
tion of the activity shall conform to this
Section;
3. Except for cases of ongoing agricultural
use, if a nonconforming use or activity or
structure is destroyed by human activities or
an act of God, it shall not be resumed or re-
constructed except in conformity with the pro-
visions of RMC 4-3-050, 4-10-050 and
4-10-060;
4. Activities or adjuncts thereof that are or
become nuisances shall not be entitled to
continue as nonconforming activities. (Ord.
4963, 5-13-2002; Ord. 5137, 4-25-2005)
4-10-095 SHORELINE MASTER
PROGRAM, NONCONFORMING
USES, ACTIVITIES, STRUCTURES,
AND SITES:
A shoreline use or development which was law-
fully constructed or established prior to the effec-
tive date of the applicable Shoreline Master
Program, or amendments thereto, but which does
not conform to present regulations or standards
of the program, may be continued; provided, that:
A. NONCONFORMING STRUCTURES:
Nonconforming structures shall be governed by
RMC 4-10-050, with the exception of docks and
piers, which shall be governed by RMC
4-3-090E7, Piers and Docks, and shoreline stabi-
lization structures, which shall be governed by
RMC 4-3-090F4, Shoreline Stabilization.
B. NONCONFORMING USES:
Nonconforming uses shall be governed by RMC
4-10-060.
C. NONCONFORMING SITE:
A lot which does not conform to development reg-
ulations on a site not related to the characteristics
of a structure including, but not limited to, the veg-
etation conservation, shoreline stabilization, land-
scaping, parking, fence, driveway, street opening,
pedestrian amenity, screening and other regula-
tions of the district in which it is located due to
changes in Code requirements, condemnation or
annexation.
D. PRE-EXISTING LEGAL LOT:
Reserved.
E. CONTINUATION OF USE:
The continuation of existing use and activities
does not require prior review or approval. Opera-
tion, maintenance, or repair of existing legally es-
tablished structures, infrastructure
improvements, utilities, public or private roads, or
drainage systems that do not require construction
permits are allowed. Such improvements are only
allowed if the activity does not modify the charac-
ter, scope, or size of the original structure or facil-
ity or increase the impact to, or encroach further
within, the sensitive area or buffer and there is no
increased risk to life or property as a result of the
proposed operation, maintenance, or repair. Op-
eration and maintenance includes vegetation
management performed in accordance with best
management practices that is part of ongoing
maintenance of structures, infrastructure, or utili-
ties; provided, that such management actions are
part of regular and ongoing maintenance, do not
expand further into the sensitive area, are not the
result of an expansion of the structure or utility,
and do not directly impact an endangered or
threatened species.
F. PARTIAL AND FULL COMPLIANCE,
ALTERATION OF AN EXISTING
STRUCTURE OR SITE:
The following provisions shall apply to lawfully es-
tablished uses, buildings and/or structures and
related site development that do not meet the
specific standards of the Shoreline Master Pro-
gram. Alteration or expansion of existing struc-
tures may take place with partial compliance with
the standards of this Code, as provided below,
provided that the proposed alteration or expan-
sion will result in no net loss of shoreline ecologi-
4-10-095F
(Revised 12/11)10 - 6
cal function. In no case shall a structure with a
nonconforming setback from the shoreline be al-
lowed to extend further waterward than the exist-
ing structure.
1. Partial Compliance for Non-Sin-
gle-Family Development: The following
provisions shall apply to all development
except single family:
Alteration of an Existing Structure Compliance Standard AlterationWithoutExpansionExpansion or remodel that does not
change the building footprint or
increase impervious surface.
No site changes required.Minor AlterationExpansion of building footprint by up
to 500 sq. ft. or up to 10% (whichever
is less); or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
up to 1,000 sq. ft. or up to 10%
(whichever is less); or
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of at
least 50% of the area between an existing
building and the water’s edge; provided, that
the area to be revegetated does not exceed
10 ft., unless a greater area is desired by the
applicant, or
Remodeling or renovation that equals
less than 30% of the replacement
value of the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
4-10-095F
10 - 7 (Revised 12/11)Moderate AlterationExpansion of building footprint by
more than 500 sq. ft. or between
10.1-25% (whichever is less); or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 1,000 sq. ft., or between
10.1-25% (whichever is less); or
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of at
least 80% of the area between an existing
building and the water’s edge, or at least 10
ft., or
Remodeling or renovation that equals
30.1-50% of the replacement value of
the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
•Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
Alteration of an Existing Structure Compliance Standard
4-10-095F
(Revised 12/11)10 - 8
*The full buffer/setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified un-
der RMC 4-3-090F1,Vegetation Conservation.Major AlterationExpansion of building footprint by
more than 25%; or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 25%; or
o Full compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of the
full required* buffer, or 100% of the area
between an existing building and the water’s
edge if the full buffer cannot be planted, or at
least 10 ft., or
Remodeling or renovation that equals
more than 50% of the replacement
value of the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
•Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
•Developments with existing shoreline
stabilization shall mitigate for the impacts of
shoreline stabilization in one of the following
ways:
o Shoreline stabilization structures not
conforming to, or otherwise permitted by,
the provisions of this Code shall be
reviewed and upgraded according to the
standards of RMC 4-3-090F4aiii, Shoreline
Stabilization Alternatives Hierarchy, or
o An alternative mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would identify near shore
mitigation to improve shoreline function or
values on-site, or
o If the two alternatives above are infeasible,
then the project proponent shall contribute
to an off-site vegetation conservation fund,
in accordance with RMC 4-3-090F1k.
Alteration of an Existing Structure Compliance Standard
4-10-095F
10 - 9 (Revised 12/11)
2. Partial Compliance for Single
Family Development: Lawfully con-
structed single family homes built before
the adoption of the Shoreline Master Pro-
gram (October 24, 2011) shall be consid-
ered conforming if expansion or
replacement is consistent with the stan-
dards below:
Alteration of an Existing Structure Compliance Standard AlterationWithoutExpansionExpansion or remodel that does not
change the building footprint or increase
impervious surface.
No site changes required.Minor AlterationExpansion of building footprint by up to
500 sq. ft. outside of the required*
setback; or
No site changes required.
Expansion of impervious surface by up
to 1,000 sq. ft. outside of the required*
setback.Moderate AlterationExpansion of building footprint within the
required* setback in any amount, or total
expansion of 500 sq. ft. to 1,000 sq. ft.; or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface within
the required* setback in any amount, or
total expansion of 1,000 sq. ft. to 1,500
sq.ft.
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-
090F1, Vegetation Conservation,
consisting of revegetation of a native
community of at least 80% of the area
between an existing building and the
water’s edge; provided, that the area to
be revegetated need not be more than
25% of the lot depth in feet, or
o An alternate mitigation proposal prepared
by a qualified professional and approved
by the Administrator of the Department of
Community and Economic Development
or designee that would provide at least
equal protection of ecological functions
and processes as the full required*
setback and buffer.
•Docks shall be required to replace solid
decking with light penetrating surfacing
materials.
4-10-095F
(Revised 12/11)10 - 10
*The full buffer/setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified un-
der RMC 4-3-090F1, Vegetation Conservation.
(Ord. 5633, 10-24-2011)Major AlterationExpansion of building footprint by more
than 1,000 sq. ft., or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 1,500 sq. ft.
o Full compliance with Vegetation
Conservation provisions of RMC
4-3-090F1, Vegetation Conservation,
consisting of revegetation of a native
community of the full required* buffer, or
100% of the area between an existing
building and the water’s edge if the full
buffer cannot be planted, or
o An alternate mitigation proposal prepared
by a qualified professional and approved
by the Administrator of the Department of
Community and Economic Development
or designee that would provide at least
equal protection of ecological functions
and processes as the full required*
setback and buffer.
•Docks shall be required to replace solid
decking with light penetrating surfacing
materials.
•Developments with existing shoreline
stabilization shall mitigate for the impacts of
shoreline stabilization in one of the following
ways:
o Shoreline stabilization structures not
conforming to, or otherwise permitted by,
the provisions of this Code shall be
reviewed and upgraded according to the
standards of RMC 4-3-090F4aiii,
Shoreline Stabilization Alternatives
Hierarchy, or
o An alternative mitigation proposal
prepared by a qualified professional and
approved by the Administrator of the
Department of Community and Economic
Development or designee that would
identify near shore mitigation to improve
shoreline function or values on-site, or
o If the two alternatives above are
infeasible, then the project proponent
shall contribute to an off-site vegetation
conservation fund, in accordance with
RMC 4-3-090F1k.
Alteration of an Existing Structure Compliance Standard
4-10-100
10 - 11 (Revised 12/11)
4-10-100 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4963, 5-13-2002; Ord. 5137,
4-25-2005; Ord. 5159, 10-17-2005)
11 - i (Revised 7/20)
Chapter 11
DEFINITIONS
CHAPTER GUIDE: Definitions for terms used throughout this Title are primarily grouped in chapter 4-11
RMC. A few chapter-specific definitions can be found in individual chapters, but are cross-referenced
here.
This Chapter last amended by Ord. 5963, March 2, 2020.
SECTION PAGE
NUMBER NUMBER
4-11-010 DEFINITIONS A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-11-020 DEFINITIONS B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4-11-030 DEFINITIONS C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-11-040 DEFINITIONS D . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-11-050 DEFINITIONS E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-11-060 DEFINITIONS F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-11-070 DEFINITIONS G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-11-080 DEFINITIONS H . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-11-090 DEFINITIONS I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4-11-100 DEFINITIONS J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-11-110 DEFINITIONS K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-11-120 DEFINITIONS L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-11-130 DEFINITIONS M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4-11-140 DEFINITIONS N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-11-150 DEFINITIONS O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-11-160 DEFINITIONS P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-11-170 DEFINITIONS Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4-11-180 DEFINITIONS R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4-11-190 DEFINITIONS S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38c
4-11-200 DEFINITIONS T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.1
4-11-210 DEFINITIONS U . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4-11-220 DEFINITIONS V . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
4-11-230 DEFINITIONS W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
4-11-240 DEFINITIONS X (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
4-11-250 DEFINITIONS Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
4-11-260 DEFINITIONS Z . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
4-11-010
11 - 1 (Revised 2/19)
For the purpose of this Title, the following words,
terms, phrases and their derivations shall have
the meaning given herein, unless the context oth-
erwise indicates.
4-11-010 DEFINITIONS A:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES: See RMC 4-5-120G.
ABUTTING: Lots sharing one or more property
lines or easements; provided, that any improved
or unimproved right-of-way of the City, other cit-
ies, or the State shall, for the purposes of this defi-
nition, disqualify lots as abutting.
ACCESS EASEMENT: See EASEMENT, AC-
CESS.
ACCESSORY BUILDING: A subordinate build-
ing located upon the same lot occupied by a prin-
cipal use or building with which it is customarily
associated, but clearly incidental to. This defini-
tion excludes accessory dwelling units.
ACCESSORY DWELLING UNIT: See DWELL-
ING UNIT, ACCESSORY.
ACCESSORY USE, AGRICULTURE OR ANI-
MAL HUSBANDRY: Subordinate and incidental
uses, typically located upon the same lot, which
support the agricultural or animal husbandry use
of a site including, but not limited to the storage of
agricultural products and equipment, and the
sheltering of animals.
ACCESSORY USE, COMMERCIAL/INDUSTRI-
AL/PUBLIC/COMMUNITY FACILITY: A use typ-
ically subordinate in size to the principal
commercial, industrial, public, community facility,
or other similar principal use; that would not con-
tribute significantly to traffic generation, noise, or
nuisance; and that supports the primary use op-
eration without displacing it. Uses are typically lo-
cated upon the same lot occupied by a principal
use.
ACCESSORY USE, RESIDENTIAL: A subordi-
nate use, which supports the principal residential
use without displacing it, typically located upon
the same lot occupied by the principal residential
use with which it is customarily associated, but
clearly incidental to. The accessory use is typi-
cally subordinate in size and supports the princi-
pal residential use without displacing it.
ACT, SHORELINE MANAGEMENT: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) The Shoreline Manage-
ment Act of 1971, chapter 90.58 RCW as
amended.
ACTIVE RECREATION: See RECREATION,
ACTIVE.
ACTIVITY: A happening associated with a use;
the use of energy toward a specific action or pur-
suit. Examples of shoreline activities include but
are not limited to fishing, swimming, boating,
dredging, fish spawning, wildlife nesting, or dis-
charging of materials. Not all activities necessar-
ily require a shoreline location.
ADDITIONAL ANIMALS LICENSE: An annually
renewed license issued by the Finance Depart-
ment to individuals permitted to keep additional
animals.
ADDITIONAL ANIMALS PERMIT: A condition-
ally granted permit for the keeping of household
pets and/or domestic animals, when they are ac-
cessory, at greater numbers than allowed out-
right. For dogs, cats, and/or combinations of dogs
and cats the maximum number allowable with this
permit is six (6). Animals kept in small animal hos-
pitals, clinics, pet shops, or grooming services are
excluded from this definition.
ADJACENT: Lots located across a street, rail-
road, or right-of-way, except limited access roads.
ADMINISTRATIVE HEADQUARTERS OFFICE:
A use containing one or more of the day-to-day
functions (e.g., management, payroll, information
4-11-010
(Revised 2/19)11 - 2
systems, inventory control) related to the opera-
tion of a company or affiliated corporate group.
ADMINISTRATOR: Unless otherwise specified in
this Title, Administrator shall mean the Adminis-
trator of the Department of Community and Eco-
nomic Development or designee.
ADULT DAY CARE/HEALTH: A program de-
signed to meet the needs of adults with functional
impairments through an individualized plan of
care. It is a structured, comprehensive program
that provides a variety of health, social, and re-
lated support services in a protective setting
during any part of a day for a minimum of four (4)
hours, but less than twenty four (24) hour care.
While beds may be provided for rest periods,
adult day care/health uses are not intended to
function as residential facilities. A number, where
specified, is the maximum number of clients pres-
ent at any one period of time during the program
operation. Adult day care/health programs are
subclassified as follows:
A. Adult Day Care/Health Category I: A maxi-
mum of four (4) clients upon a property containing
a residential use; and a maximum of twelve (12)
clients upon a property in nonresidential use.
B. Adult Day Care/Health Category II: Five (5)
or more clients upon a property containing a res-
idential use; and thirteen (13) or more clients
upon a property in nonresidential use.
ADULT ENTERTAINMENT BUSINESS:
1. Any enterprise which, for money or any
other form of consideration, features “adult
live entertainment” as defined herein; or
2. Any “adult motion picture theater” as de-
fined herein; or
3. Any adult arcade containing individual
viewing areas or stations or booths, where for
money or any other form of consideration one
or more still or motion picture projectors, slide
projectors, or similar machines, or other im-
age-producing machines are used to show
films, motion pictures, video cassettes, slides
or other photographic reproduction of speci-
fied sexual activities or specified anatomical
areas.
ADULT FAMILY HOME: A state-licensed facility
providing personal care, room and board within a
dwelling unit to more than one person, but not
more than four (4) adults, not related by blood or
marriage to the person(s) providing the service. A
maximum of six (6) adults may be permitted if the
Washington State Department of Social and
Health Services determines the home is of ade-
quate size and the home and provider are capa-
ble of meeting standards and qualifications as
provided for in chapters 70.128 RCW and 388-76
WAC.
ADULT LIVE ENTERTAINMENT: A person ap-
pearing nude or a live performance which is char-
acterized by specified sexual activities as defined
in RMC 4-11-190. This definition includes, but is
not limited to, peep shows.
ADULT MOTION PICTURE THEATER: An en-
closed building used for presenting motion picture
films, video cassettes, cable television, or any
other such visual media for observation by pa-
trons there, distinguished or characterized by an
emphasis on matter depicting, describing or relat-
ing to specified sexual activities or specified ana-
tomical areas.
ADULT RETAIL USE: A retail establishment
which, for money or any other form of consider-
ation, either: (a) has as one of its principal pur-
poses to sell, exchange, rent, loan, trade,
transfer, and/or provide for viewing or use, off the
premises, any adult-oriented merchandise; or (b)
provides, as its substantial stock in trade, for the
sale, exchange, rental, loan, trade, transfer, and/
or provide for viewing or use, off the premises,
any adult-oriented merchandise.
ADULT-ORIENTED MERCHANDISE: Any
goods, products, commodities, or other wares, in-
cluding but not limited to, videos, CD roms,
DVDs, magazines, books, pamphlets, posters,
cards, periodicals or nonclothing novelties, which
depict, describe or simulate specified anatomical
areas or specified sexual activities. This definition
is not intended to include movies rated R by the
Motion Picture Association of America or its suc-
cessor organization.
AFFORDABLE HOUSING: Housing reserved for
occupancy as a primary residence by eligible
households whose annual income does not ex-
ceed eighty percent (80%) of the area median in-
come for ownership housing or fifty percent (50%)
for rental housing, adjusted for household size, as
determined by the Department of Housing and
Urban Development (HUD) for the Seattle Metro-
4-11-010
11 - 2.1 (Revised 2/19)
politan Statistical Area, and who pay no more
than thirty percent (30%) of household income for
housing expenses. (Housing expenses for owner-
ship housing include mortgage and mortgage in-
surance, property taxes, property insurance, and
(Revised 2/19)11 - 2.2
This page left intentionally blank.
4-11-010
11 - 3 (Revised 7/20)
homeowners’ dues. Housing expenses for rental
housing include rent and appropriate utility allow-
ance.) Affordable housing used to satisfy bonus
density review criteria shall remain affordable for
a duration specified in RMC 4-9-065, Density Bo-
nus Review, to the satisfaction of the City Attor-
ney.
AGGRIEVED PARTY: A person seeking to pro-
tect what must be “arguably within the zone of in-
terests to be protected or regulated by the statute
or constitutional guarantee in question” and must
allege an “injury in fact,” i.e., that he or she will be
specifically and perceptibly harmed by the pro-
posed action.
AGRICULTURE: Use of land for growing crops
for sale or consumption, other than for home ag-
riculture. This use includes the accessory uses
for sales, packing, treating, or storing the pro-
duce; provided, that the operation of the acces-
sory use is clearly incidental to the agricultural
activity. This definition includes but is not limited
to produce farms, vineyards, and Christmas tree
farms. This definition excludes nurseries and an-
imal husbandry.
AGRICULTURE, HOME: The accessory use of
land to grow crops at a small or limited scale, for
sale or consumption, when it occurs on the same
site as the residence of the person primarily re-
sponsible for the crops.
AIR GAP: See RMC 4-6-100.
AIRPLANE SALES AND REPAIR: Facilities
where airplanes are displayed for sale and/or
brought for repair services.
AIRPORT COMPATIBLE LAND USE: Uses and
structures within the Airport Influence Area that
must be considered as to compatibility with avia-
tion operations associated with the Renton Mu-
nicipal Airport.
AIRPORT HAZARD: Any structure, tree or use of
land which obstructs the air space required for the
flight of aircraft in landing or taking off at the air-
port or is otherwise hazardous to landing or take-
off of aircraft.
AIRPORT INFLUENCE AREA: The area defined
by the outer perimeter of “Safety Zone Six,” the
Traffic Pattern Zone, on the Airport Influence Area
Map (RMC 4-3-020F).
AIRPORT, MUNICIPAL: The Renton Municipal
Airport, a general aviation facility located in
Renton, Washington.
AIRPORT-RELATED USES: Uses that require
proximity and access to an airport runway.
ALLEY: A vehicular right-of-way not over thirty
feet (30') wide which is not designed for general
travel and primarily used as means of vehicular
and pedestrian access to the rear of abutting
properties.
ANIMAL FOSTER CARE PROVIDER: A home-
owner and/or tenant who cares for an animal or
animals not considered their household pet/pets
or domestic animal/animals on a temporary basis
that is not longer than one hundred twenty (120)
days per animal.
ANIMAL HUSBANDRY: The raising of domestic
animals other than common household pets.
ANIMALS, DOMESTIC: Animals that have been
bred to be tame, are dependent on human inter-
vention for food and shelter, and are kept contin-
ually at the premises of the owner. These animals
are to include: large lot domestic animals, me-
dium lot domestic animals, small lot domestic an-
imals, and other animals as approved by the
Community and Economic Development Admin-
istrator. Bees, peafowl, and roosters are excluded
from this definition.
ANIMALS, DOMESTIC – EXTRA LARGE LOT:
Livestock to include horses, donkeys, cows, lla-
mas and other animals of similar size and charac-
teristics as approved by the Development
Services Division.
ANIMALS, DOMESTIC – LARGE LOT: Animals
that typically require a lot size of at least one acre;
to include goats, pigs, and other animals of similar
size and characteristics as approved by the De-
velopment Services Division.
ANIMALS, DOMESTIC – MEDIUM LOT: Animals
that typically require at least twelve thousand five
hundred (12,500) gross square feet of lot size; to
include miniature goats that are smaller than
twenty-four inches (24'') at the shoulder and/or
not more than one hundred fifty (150) pounds in
weight, sheep and other animals of similar size
and characteristics as approved by the Develop-
ment Services Division.
4-11-010
(Revised 7/20)11 - 4
ANIMALS, DOMESTIC – SMALL LOT: Animals
that typically require at least four thousand five
hundred (4,500) gross square feet of lot size; to
include chickens, ducks, geese, pigeons, and
other animals of similar size and characteristics
as approved by the Development Services Divi-
sion.
APPEAL: A request for a review of any action
pursuant to this Title, or of the interpretation of
any provision of the Title by any City official.
APPELLANT: A person, organization, associa-
tion or other similar group who files a complete
and timely appeal as set forth in Renton Municipal
Code.
APPLICANT: A person who files an application of
permit under this Title and who is either the owner
of the land on which that proposed activity would
be located, a contract vendee, a lessee of the
land, the person who would actually control and
direct the proposed activity, or the authorized
agent of such a person.
APPROVED: See RMC 4-6-100.
AQUACULTURE: The culture of farming of
aquatic animals and plants.
AQUIFER: A geological unit of porous and per-
meable rock, sand or gravel capable of yielding
usable amounts of water.
AQUIFER PROTECTION AREA (APA): Shall be
the portion of an aquifer within the zone of capture
and recharge area for a well or well field owned or
operated by the City, as defined in RMC 4-3-
050B, Applicability, and as identified in the City of
Renton’s COR Maps, the City’s online interactive
mapping application available through the City’s
website. The term shall be synonymous with
“wellhead protection area.”
AQUIFER PROTECTION AREA PERMIT: An au-
thorization by the Department for a person to
store, handle, treat, use or produce a hazardous
material within an APA. The two (2) types of per-
mits that will be issued pursuant to RMC 4-9-015,
Aquifer Protection Areas Permits, and RMC
4-3-050, Critical Areas Regulations, are an oper-
ating permit and a closure permit.
ARBORIST, CITY: The Urban Forestry and Natu-
ral Resources Manager of the City of Renton, or
his or her designee.
ARTERIAL: A street classified as a principal arte-
rial on the City’s Arterial Street Plan.
ARTERIAL PASS-THROUGH TRAFFIC: Traffic
that has neither an origin nor destination in an af-
fected area which is diverted from an arterial road.
ARTERIAL STREET: See STREET, ARTERIAL.
ARTICULATION: The giving of emphasis to ar-
chitectural elements (like windows, balconies, en-
tries, etc.) that create a complementary pattern or
rhythm dividing large buildings into smaller identi-
fiable pieces.
ARTIFICIAL CHANNEL: A stream channel that
is entirely manmade but does not include relo-
cated natural channels.
ARTS AND CRAFTS SCHOOLS/STUDIOS: See
SCHOOLS/STUDIOS, ARTS AND CRAFTS.
ASSEMBLY AND PACKAGING OPERATIONS:
A facility where pre-manufactured components
are assembled to construct a product. Products
may be packaged and moved off-site for whole-
sale or retail sale. This use includes but is not lim-
ited to assembly and packaging of computer,
electronics, office equipment, chemicals and al-
lied products, fabricated metal products, and
other products.
ASSISTED LIVING: A facility containing two (2)
or more dwelling units where residents live in pri-
vate units and receive assistance with limited as-
pects of personal care, such as taking
medication, bathing, or dressing. Staff is on duty
twenty four (24) hours per day to ensure the wel-
fare and safety of residents. Dwelling units in-
clude a full kitchen (sink, oven or range, and
refrigerator) or a kitchenette, a bathroom, a living
area, and may include a call system. On the
premises, facilities include: a professional
kitchen, common dining room, recreation area(s),
activity room, and a laundry area. Meals may be
provided multiple times daily in a common dining
area. This definition does not include: convales-
cent centers, congregate residences, boarding
and lodging houses, adult family homes, and
group homes I and II.
ATTIC: A finished or unfinished area, not consid-
ered a story, located between the upper surface
of the topmost floor and the ceiling or roof above,
and having a floor-to-ceiling height of seven feet
4-11-020
11 - 5 (Revised 7/20)
(7') or greater for an area that constitutes no more
than fifty percent (50%) of the building footprint.
AUTOMOBILE: See VEHICLE.
AUXILIARY WATER SUPPLY: See RMC 4-6-100.
AVERAGE DAILY TRAFFIC (ADT): The average
number of motor vehicles crossing in one direc-
tion per working day for any continuous thirty (30)
day period.
AVERAGE HORIZONTAL ILLUMINATION: The
quantity of light measured at the pavement sur-
face and averaged over the traveled lanes ex-
pressed in foot-candles.
AVIATION-RELATED USES: Uses that offer
aeronautical services to the public or provide sup-
port services to airport-related uses.
AWNING: A shelter, typically for a pedestrian
walkway, that projects from and is supported by
the exterior wall of a building. Awnings have non-
combustible frames, but may have combustible
coverings. Awnings may be fixed, retractable,
folding or collapsible. Any structure which ex-
tends above any adjacent parapet or roof of a
supporting building is not included within the defi-
nition of awning.
(Ord. 3891, 2-25-1985; Ord. 3981, 4-7-1986; Ord.
4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4636,
9-23-1996; Ord. 4651, 1-27-1997; Ord. 4680,
9-22-1997; Ord. 4716, 4-13-1998; Ord. 4720,
5-4-1998; Ord. 4821, 12-20-1999; Ord. 4827,
1-24-2000; Ord. 4828, 1-24-2000; Ord. 4851,
8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5153, 9-26-2005; Ord. 5201,
4-17-2006; Ord. 5286, 5-14-2007; Ord. 5356,
2-25-2008; Ord. 5387, 6-9-2008; Ord. 5450,
3-2-2009; Ord. 5470, 7-13-2009; Ord. 5473,
7-13-2009; Ord. 5520, 12-14-2009; Ord. 5603,
6-6-2011; Ord. 5633, 10-24-2011; Ord. 5640,
12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012; Ord. 5726, 10-20-2014; Ord. 5791,
4-25-2016; Ord. 5841, 6-12-2017; Ord. 5899, 11-
19-2018; Ord. 5954, 11-18-2019; Ord. 5958, 12-
9-2019)
4-11-020 DEFINITIONS B:
BACKFLOW: See RMC 4-6-100.
BACKFLOW PREVENTER: See RMC 4-6-100.
BACKGROUND AREA: The entire face of a sign
upon which text and/or graphics could be placed.
BACKSIPHONAGE: See RMC 4-6-100.
BASE FLOOD: A flood having a one percent
(1%) chance of being equaled or exceeded in any
given year. Also referred to as the “one hundred
(100) year flood.” Designation on flood maps al-
ways includes the letters A or V.
BASEMENT: Any floor level below the first story
in a building, except that a floor level in a building
having only one floor level shall be classified as a
basement unless such floor level qualifies as a
first story as defined herein.
BASEMENT: (This definition for RMC 4-3-050,
flood hazard regulations, use only.) Any area of
the building having its floor subgrade (below
ground level) on all sides.
BED AND BREAKFAST HOUSE, ACCES-
SORY: Overnight accommodations and a morn-
ing meal in a dwelling unit with less than four (4)
guest rooms provided to transients for compensa-
tion. Accessory bed and breakfast houses are
proprietor-occupied, or the proprietor lives on a
contiguous property, and morning meals are pro-
vided to the house residents and the overnight
guests only. This definition does not include con-
gregate residences, professional bed and break-
fast houses, hotels, or motels.
BED AND BREAKFAST HOUSE, PROFES-
SIONAL: Overnight accommodations and a
morning meal in a dwelling unit with four (4) to ten
(10) guest rooms provided to transients for com-
pensation. Professional bed and breakfast
houses are proprietor-occupied, or the proprietor
lives on a contiguous property, and morning
meals are provided to the house residents and
the overnight guests only. This definition does not
include congregate residences, accessory bed
and breakfast houses, hotels, or motels.
BEDROCK: In-place subsurface material con-
sisting of solid rock.
BEEKEEPING: The management and mainte-
nance of colonies of honeybees.
4-11-020
(Revised 7/20)11 - 6
BEST MANAGEMENT PRACTICES, WET-
LANDS: Conservation practices or systems of
practices and management measures that:
1. Control soil loss and reduce water quality
degradation caused by nutrients, animal
waste, toxins and sediment;
2. Minimize adverse impacts to surface wa-
ter and groundwater flow, circulation pat-
terns, and to the chemical, physical and
biological characteristics of wetlands; and
3. Includes allowing proper use and storage
of fertilizers/pesticides.
BINDING SITE PLAN: A drawing as authorized
by chapter 58.17 RCW and provided for in RMC
4-7-230 which:
1. Identifies and shows the areas and loca-
tions of all streets, roads, improvements, util-
ities, open spaces, and any other matters
specified by RMC 4-8-120C, Submittal Re-
quirements; and
2. Contains inscriptions or attachments set-
ting forth such appropriate limitations and
conditions for the use of the land as are es-
tablished by the City; and
3. Contains provisions requiring site devel-
opment to be in conformity with the approved
binding site plan.
BLOCK: A block consists of two (2) facing block
fronts bounded on two (2) sides by alleys or rear
property lines and on two (2) sides by the center-
line of platted streets, with no other intersecting
streets intervening.
BLOCK FRONT: A block front is the frontage of
property along one side of a street bound on three
(3) sides by the centerline of platted streets and on
the fourth side by an alley or rear property lines.
BMPs: Best management practices, see supra,
and RMC 4-6-100.
BOARDING HOUSE: See CONGREGATE RES-
IDENCE.
BOAT LAUNCHING RAMP: A facility with an in-
clined surface extending into the water which al-
lows launching of boats directly into the water
from trailers.
BODY SHOP: An establishment which conducts
any of the following operations:
1. Collision repair services, including body,
frame or fender straightening, repair, or re-
placement; and/or
2. Overall painting of vehicles or painting of
vehicles in a paint shop, but excluding minor
painting with an airbrush or roller brush uti-
lized in customizing or detailing operations;
and/or
3. Welding, molding, and similar operations
conducted on vehicles.
BREAKWATER: A protective structure, usually
built off-shore for the purpose of protecting the
shoreline or harbor area from wave action.
BUFFER, CRITICAL AREA: A naturally vege-
tated and undisturbed, enhanced, or revegetated
area that surrounds and protects a critical area
from adverse impacts to its functions and values,
and/or which protects developed areas from po-
tentially hazardous conditions.
BUFFER, LANDSCAPE: Landscaped area used
to physically separate or screen one use or prop-
erty from another so as to visually shield or block
views, noise, lights, or other potential nuisances.
BUFFER, SHORELINES: A strip of land that is
designated to permanently remain vegetated in
an undisturbed and natural condition to protect an
adjacent aquatic, riparian, or wetland site from
upland impacts, to provide habitat for wildlife and
to afford limited public access. Uses and activities
within the buffer are extremely limited.
4-11-020
11 - 7 (Revised 7/20)
BUILDABLE AREA: The portion of a lot or site,
exclusive of required yard areas, setbacks, land-
scaping or open space within which a structure
may be built.
BUILDING: As defined by the International Build-
ing Code.
BUILDING: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) Any structure having a roof intended to be
used for the shelter or enclosure of persons,
plants, animals or property.
BUILDING CODE: The International Building
Code, promulgated by the International Confer-
ence of Building Officials, as adopted by this juris-
diction.
BUILDING COMPLEX, MULTIPLE: A group of
structures housing more than one type of retail
business, office or commercial venture and gen-
erally under one ownership and control.
BUILDING DRAIN: See RMC 4-6-100.
BUILDING FACADE: That portion of any exterior
elevation of a building extending from the grade
to the top of the parapet wall or eaves, and the en-
tire width of the building elevation.
BUILDING FOOTPRINT: The area of a lot or site
included within the surrounding exterior walls of a
building or portion of a building, exclusive of
courtyards. In the absence of surrounding exte-
rior walls, the building footprint shall be the area
under the horizontal projection of the roof.
BUILDING HEIGHT: The measurement of build-
ing height depends on the applicable zone, as fol-
lows:
1. Within the RC, R-1, R-4, R-6, R-8,
R-10, R-14, and RMF Zones: The verti-
cal distance from grade plane to the high-
est wall plate combined with the height of
any portion of the structure that extends
above the wall plate (e.g., roof, deck,
etc.), excluding chimneys, ventilation
stacks, and similar elements as deter-
mined by the Administrator.
2. All Other Zones: The vertical dis-
tance from grade plane to the average
height of the highest roof surface.
BUILDING, MULTI-OCCUPANCY: A single struc-
ture housing more than one type of retail busi-
ness, office or commercial venture and generally
under one ownership and control.
BUILDING OFFICIAL: The officer or other per-
son charged with the administration and enforce-
ment of the IBC and the building-related
provisions of this Title, or his duly authorized dep-
uty.
BUILDING, SINGLE OCCUPANCY: A building
occupied by a single tenant. A building is consid-
ered to be “single occupancy” if:
1. It has only one occupant; and
2. It has no wall in common with another
building; and
3. It has no part of its roof in common with
another building.
BULK STORAGE: See STORAGE, BULK.
BULKHEAD: A vertical wall constructed of rock,
concrete, timber, sheet steel, gabions, or patent
system materials. Rock bulkheads are often
termed “vertical rock walls.” Seawalls are similar
to bulkheads, but more robustly constructed.
BUOY: A floating object anchored in a lake, river,
etc., to warn of rocks, shoals, etc., or used for
boat moorage.
4-11-030
(Revised 7/20)11 - 8
BUSINESS FACADE: That portion of an exterior
building wall owned or leased by a business.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord.
4346, 3-9-1992; Ord. 4651, 1-27-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord.
4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4954, 2-11-2002; Amd. Ord.
4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord.
5137, 4-25-2005; Ord. 5153, 9-26-2005; Ord.
5355, 2-25-2008; Ord. 5450, 3-2-2009; Ord.
5474, 7-13-2009; Ord. 5478, 8-3-2009; Ord.
5576, 11-15-2010; Ord. 5633, 10-24-2011; Ord.
5640, 12-12-2011; Ord. 5676, 12-3-2012; Ord.
5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord.
5917, 12-10-2018)
4-11-030 DEFINITIONS C:
CALIPER: The diameter of any tree trunk as mea-
sured at a height of four and one-half feet (4-1/2')
above the ground on the upslope side of the tree.
CANOPY, BUILDING: A rigid multi-sided struc-
ture covered with fabric, metal or other material
and supported by a building at one or more points
or extremities and by columns or posts embedded
in the ground at other points or extremities. Any
structure which extends above any adjacent par-
apet or roof of supporting building is not included
within the definition of building canopy.
CAR: See VEHICLE.
CAR WASH: A structure with machine-operated
or hand-operated facilities used principally for the
cleaning, washing, polishing, or waxing of motor
vehicles.
CARD ROOM: A use governed pursuant to the
provisions of chapter 9.46 RCW, 1973 Gaming
Act, and licensed by the Washington State Gam-
bling Commission that is ancillary to a permitted
use where food and beverages are served on the
premises and whose purpose is to serve as a
commercial stimulant to the principal activities as-
sociated with the primary use.
CARETAKER’S RESIDENCE: A dwelling unit lo-
cated on the site of a nonresidential use and oc-
cupied only by a caretaker or guard employed on
the premises, and consisting of only one resi-
dence per permitted establishment.
CARPOOL: A group of people traveling to the
same or relatively nearby locations in the same
vehicle.
CARPORT: A roofed structure, enclosed on less
than three sides, without interior parking aisles,
for the purpose of storing motor vehicles.
CEMETERY: Property used for interring of the
dead. This definition includes accessory build-
ings, crematories, and mausoleums.
CENTER, EMPLOYMENT: An area of higher in-
tensity uses that typically employ thousands of
people that is contained by a boundary to prevent
it from encroaching on adjacent areas and/or
neighborhoods.
CERTIFIED: A facility and staff qualified and able
to provide certain tests and measurements relat-
ing to specific tasks and based upon established
standards.
CHANNEL MIGRATION ZONE: The area along
a river within which the channel(s) can be reason-
ably predicted to migrate over time as a result of
natural and normally occurring hydrological and
related processes when considered with the char-
acteristics of the river and its surroundings.
CIRCULATION: The movement of passengers or
goods to, from, over, or along a transportation
corridor.
CITY COUNCIL: The City Council of the City of
Renton, Washington.
CITY GOVERNMENT OFFICES: Offices for City
administration and or provision of services to the
public. This definition includes but is not limited to
City Hall.
CIVIL ENGINEER: A professional engineer regis-
tered in the State to practice in the field of civil
works.
4-11-030
11 - 9 (Revised 2/19)
CLEAR VISION AREA: The area bounded by the
street property lines of corner lots and a line join-
ing points along said street lines twenty feet (20')
from their point of intersection.
CLOSED RECORD APPEAL: An administrative
appeal on the record to a local government body
or officer including the legislative body, following
an open record hearing on a project permit appli-
cation when the appeal is on the record with no or
limited new evidence or information allowed to be
submitted and only appeal argument allowed.
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: See RMC 4-5-120G.
CLUSTER DEVELOPMENT: A residential subdi-
vision comprised of a grouping of single family
dwellings on small lots designed to include signif-
icant open space or preserve significant natural
features, which are commonly held by the resi-
dents, in exchange for modifications to certain de-
velopment standards (e.g., lot dimensions,
setbacks, and building standards).
COLLECTION POINT: In multiple family resi-
dences, commercial, industrial and other nonres-
idential developments, the exterior location
designation for garbage and recyclables collec-
tion by the City’s contractor or other authorized
haulers.
COLLECTOR STREET: See STREET, COLLEC-
TOR.
COMBINED PUBLIC DETENTION: A stormwa-
ter detention system designed to accommodate
runoff from both public streets and private prop-
erty.
COMBINED SEWER: See RMC 4-6-100.
COMMERCIAL LAUNDRIES: A facility where
clothing or other fabrics are washed, dried, or dry
cleaned for other businesses or institutions. This
definition does not include laundromats.
COMMERCIAL USE: A type of land use that in-
cludes commercial office activities, services and/
or retail sales.
COMMON SPACE AREA (COMMON AREA,
COMMON OPEN SPACE, COMMON SPACE):
Land that is designed and intended for common
use or enjoyment and may include such struc-
tures and improvements as are necessary and
appropriate.
COMMUNICATION BROADCAST AND RELAY
TOWERS: Establishments that provide point-to-
point communication services, whether by wire or
radio, including radio and television broadcasting
stations and the exchange or recording of mes-
sages. This definition excludes all terms related
to wireless communication facilities.
COMMUNITY ACCESS: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A means of physical approach to and/
or along the shoreline available to the residents,
tenants, customers, patrons, guests, and/or other
authorized users of a development. Community
access may also include space set aside for out-
door recreation including: picnic areas, view
points, water craft launch facilities, and may also
include other similar features.
COMMUNITY AND ECONOMIC DEVELOP-
MENT ADMINISTRATOR: The Administrator of
the Department of Community and Economic De-
velopment or designee.
COMMUNITY HEALTH ENGAGEMENT LOCA-
TION (CHEL): A location designed to provide a
hygienic environment where individuals are able
to consume illegal or illicit drugs intravenously or
by any other means. A CHEL includes all uses es-
tablished or activities undertaken for the above-
4-11-030
(Revised 2/19)11 - 10
defined purpose, irrespective of how the use or
activity is described. A CHEL may also be re-
ferred to as a medically supervised injection cen-
ter, supervised injection site or facility, safe
injection site, fix room, or drug consumption facil-
ity.
COMPACTION: The densification of an earthen
fill by mechanical means.
COMPENSATION PROJECT: Actions necessary
to replace project-induced wetland and wetland
buffer losses, including land acquisition, planning,
construction plans, installation, monitoring and
contingency actions.
COMPENSATORY MITIGATION: Replacing
project-induced wetland losses or impacts, in-
cluding, but not limited to wetlands restoration
and creation, and wetland enhancement in con-
junction with wetlands restoration or creation.
COMPLETE APPLICATION: Unless waived by
the Community and Economic Development Ad-
ministrator, the requirements for a full complete
land use, building, or public works permit applica-
tion shall consist of the information listed in RMC
4-8-120A, B and C, any site-specific information
identified in a pre-application meeting summary,
and any required application fee pursuant to the
City of Renton Fee Schedule.
COMPREHENSIVE PLAN: The plans, maps and
reports that comprise the official development
plan and twenty (20) year “vision” for the future
physical design and character of the City as ad-
opted by the City Council in accordance with
chapter 35.63 RCW.
CONCEPTUAL PLAN: A development tool de-
signed to provide a comprehensive overview of
proposed uses, site layout, infrastructure con-
cepts, phasing and amenities. A conceptual plan
approval establishes conditions with which all
concurrent and subsequent land use approvals
within its geographic area must comply, unless
the conceptual plan itself is amended. It also pro-
vides long-term guidance for a larger area than
either master plan or detailed site plan review
was intended for, so that continuity of the overall
development is maintained.
CONDITIONAL USE, SHORELINE: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) A use, development, or
substantial development which is classified as a
conditional use or is not classified within the ap-
plicable Master Program.
CONDOMINIUM: Real property, portions of
which are designated for separate ownership and
the remainder of which is designated for common
ownership solely by the owners of those portions.
Real property is not a condominium unless the
undivided interests in the common elements are
vested in the unit owners, and unless a declara-
tion and a survey map and plans have been re-
corded pursuant to chapter 64.32 RCW.
CONDOMINIUM CONVERSIONS: The filing of a
declaration pursuant to the Horizontal Property
Regimes Act, of the sale by a developer of condo-
minium units that were previously rental units.
CONFERENCE CENTERS: Facilities where
large gatherings of people converge to meet on a
variety of subjects. These facilities are character-
ized by one large space where exhibits are set up
and numerous adjoining meeting rooms. This
definition excludes sports arenas, auditoriums,
and exhibition halls.
CONGREGATE RESIDENCE: Any building or
portion thereof that contains facilities for living,
sleeping and sanitation and may include facilities
for eating and cooking for occupancy for other
than a family. A congregate residence may in-
clude a boarding house, but does not include a
group home I or II, convalescent center, jail, hotel,
motel or secure community transition facility.
(Amd. Ord. 4982, 9-23-2002)
CONSERVANCY: A Shoreline Master Program
land use designation identifying an area to be
managed in essentially its natural state while pro-
viding for a moderate to low intensity of land uses
surrounding the area.
CONSTRUCTION ACTIVITIES: Construction
and all activities associated with construction, to
include, but not be limited to, construction, re-
modeling, repair, and maintenance of structures,
equipment, roads, and utilities; mining; grading;
landfilling; and excavating. Construction activities
may be regulated by permits issued by the City in-
cluding, but not limited to, public works construc-
tion permits, building permits, and mining,
excavation, and grading permits and licenses.
CONSTRUCTION/CONTRACTOR’S OFFICE:
An area where a construction contractor main-
tains its office, as well as storage for equipment
4-11-030
11 - 11 (Revised 7/20)
and materials, for the construction and landscap-
ing trades.
CONSTRUCTION WASTE: Solid waste resulting
from the building or renovation of buildings, roads
and other human-made structures. Construction
waste includes, but is not limited to, materials
such as plasterboard, cement, dirt, wood, and
brush.
CONTAINMENT DEVICE: A device that is de-
signed to contain an unauthorized release, retain
it for cleanup and prevent released materials from
penetrating into the ground.
CONTAMINANT: See RMC 4-6-100.
CONTIGUOUS PROPERTIES: Properties shar-
ing a property line.
CONTINUOUS MONITORING: See RMC
4-5-120G.
CONVALESCENT CENTER: A facility licensed
by the State for patients who are recovering
health and strength after illness or injury, or re-
ceiving long-term care for chronic conditions, dis-
abilities, or terminal illnesses. Facilities provide
twenty-four (24) hour supervised nursing care
and feature extended treatment that is adminis-
tered by a skilled nursing staff. Typically, resi-
dents do not live in individual units and the
facilities provide personal care, room, board,
laundry service, and organized activities. This
definition does not include adult family homes,
assisted living, group homes II, medical institu-
tions, and/or secure community transition facili-
ties.
CONVERTED BUILDING: Any condominium or
cooperative which formerly contained rental
dwelling units.
COOPERATIVE: Any existing structure, including
surrounding land and improvements, which con-
tains one or more dwelling units and which: (a) is
owned by an association organized pursuant to
the Cooperative Association Act (chapter 23.86
RCW); or (b) is owned by an association with res-
ident shareholders who are granted renewable
leasehold interests in housing units in the building.
COOPERATIVE UNIT: Any dwelling unit in a co-
operative.
COPY: The graphic content of a sign surface in
either permanent or removable letter, picto-
graphic, symbolic, or alphabetic form.
CORNER LOT: See LOT TYPES; Lot, Corner.
CORRIDOR: A strip of land forming a passage-
way between two (2) otherwise separate parts.
COUNTY AUDITOR: As defined in chapter 36.22
RCW or the office of the person assigned such
duties under the King County Charter.
CRITICAL AREAS: Wetlands, aquifer protection
areas, fish and wildlife habitat, frequently flooded
and geologically hazardous areas as defined by
the Growth Management Act and RMC 4-3-050,
Critical Area Regulations.
CRITICAL FACILITY: A facility for which even a
slight chance of flooding, high geologic hazard, or
inundation in the areas of flood hazard or volcanic
hazard might be too great. Critical facilities in-
clude, but are not limited to, schools, nursing
homes, hospitals, police, fire and emergency re-
sponse installations, and facilities that produce,
use or store hazardous materials or hazardous
waste.
CRITICAL HABITAT or CRITICAL WILDLIFE
HABITAT: Habitat areas associated with threat-
ened, endangered, sensitive, monitored, or prior-
ity species of plants or wildlife and which, if
altered, could reduce the likelihood that the spe-
cies would maintain and reproduce over the long
term. See also RMC 4-3-050K.
CROSS CONNECTION: See RMC 4-6-100.
CUL-DE-SAC: A vehicular turn-around at the end
of a dead end street.
CULTURAL FACILITIES: Facilities which offer
passive entertainment and enjoyment activities to
the general public. This definition includes, but is
not limited to, museums and libraries. This defini-
tion excludes adult entertainment businesses,
dance halls; dance clubs; religious institutions;
and gaming/gambling facilities.
CURB: A vertical curb and gutter section con-
structed from concrete.
(Ord. 2820, 1-14-1974; Ord. 4056, 4-13-1987;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4426, 11-8-1993; Ord. 4521, 6-5-1995; Ord.
4-11-040
(Revised 7/20)11 - 12
4522, 6-5-1995; Ord. 4587, 3-18-1996; Ord.
4649, 1-6-1997; Ord. 4691, 12-1-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord.
4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord.
5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5125, 2-28-2005; Ord. 5137, 4-25-2005; Ord.
5387, 6-9-2008; Ord. 5633, 10-24-2011; Ord.
5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord.
5749, 1-12-2015; Ord. 5872, 12-11-2017; Ord.
5917, 12-10-2018; Ord. 5951, 11-18-2019)
4-11-040 DEFINITIONS D:
DANCE CLUB: Any facility, restricted to adults
over twenty one (21) years of age, at which danc-
ing occurs, as a primary form of entertainment.
This definition excludes adult entertainment busi-
nesses, entertainment clubs, and gaming/gam-
bling facilities, dance halls and other establish-
ments conducting public dances as defined in
RMC 5-13-1.
DANCE HALL: Any place where a public dance,
as defined in RMC 5-13-1, is conducted without
restriction on age, or restricted to minors only.
Dance halls are further regulated under RMC Title
5 and require a license to operate. This definition
excludes adult entertainment businesses, dance
clubs, entertainment clubs, and gaming/gambling
facilities.
DANGEROUS BUILDING: As defined by the
“Uniform Code for the Abatement of Dangerous
Buildings.”
DAY CARE CENTER: A day care operation li-
censed by the State of Washington (WAC
388-73-014), for thirteen (13) or more children in
any twenty four (24) hour period, or any number
of children in a nonresidential structure. This defi-
nition does not include adult day care/health.
DAY CARE, FAMILY, HOME: A day care opera-
tion licensed by the State of Washington (WAC
388-73-014), caring for twelve (12) or fewer chil-
dren in any twenty four (24) hour period within the
caregiver’s place of residence.
DAYLIGHTING: Restoration of a culverted or bur-
ied watercourse to a surface watercourse.
DEDICATION: A deliberate appropriation of land
by its owner for any general and public uses, re-
serving to himself/herself no other rights than
such as are compatible with the full exercises and
enjoyment of the public uses to which the prop-
erty has been devoted.
DEED OF DEDICATION: A formal dedication of
right-of-way or easement to the City, to be ap-
proved by City Council, the Hearing Examiner,
the Public Works Administrator or designee, or
the Community and Economic Development Ad-
ministrator or designee.
DEMOLITION WASTE: Solid waste resulting
from the demolition or razing of buildings, roads
and other human-made structures. Demolition
waste includes, but is not limited to, concrete,
brick, bituminous concrete, wood and masonry,
composition roofing and roofing paper, steel, and
minor amounts of other metals like copper.
DENSITY, GROSS: A measure of population,
housing units, or building area related to land
area, and expressed as a ratio, i.e., one dwelling
unit per acre, or one thousand (1,000) people per
square mile.
DENSITY, NET: A calculation of the number of
housing units and/or lots that would be allowed on
a property after critical areas, i.e., very high land-
slide hazard areas, protected slopes (except
evaluate on a case-by-case basis those protected
slopes created by previous development), wet-
lands, Class 1 to 4 streams and lakes, or flood-
ways, and public rights-of-way and legally
recorded private access easements, are sub-
tracted from the gross area (gross acres minus
streets and critical areas multiplied by allowable
housing units per acre). Developments meeting
the definition of a shopping center are not re-
quired to deduct areas within access easements
from the gross site area for the purpose of calcu-
lating net density. Required critical area buffers,
streams that have been daylighted including re-
stored riparian and aquatic areas, public and pri-
vate alleys, unit lot drives, drives, joint use
driveways (and the access easements upon
them), and trails shall not be subtracted from
gross acres for the purpose of net density calcu-
lations. All fractions which result from net density
calculations shall be truncated at two (2) numbers
past the decimal (e.g., 4.5678 becomes 4.56).
Calculations for minimum or maximum density
which result in a fraction that is one-half (0.50) or
greater shall be rounded up to the nearest whole
number. Those density calculations resulting in a
4-11-040
11 - 13 (Revised 7/20)
fraction that is less than one-half (0.50) shall be
rounded down to the nearest whole number.
DEPARTMENT: The Department of Community
and Economic Development of the City of
Renton, unless otherwise specified.
DEPARTMENT ADMINISTRATOR: See ADMIN-
ISTRATOR.
DESIGNATED ZONE FACILITY: Any hazardous
waste treatment and storage facility that requires
an interim or final status permit under rules ad-
opted under chapter 70.105 RCW and that is not
a “preempted facility” as defined in RCW
70.105.010.
DETENTION/RETENTION FACILITIES: Facili-
ties designed either to hold runoff for a short pe-
riod of time and then release it to the point of
discharge at a controlled rate or to hold water for
a considerable length of time during which the
volume is reduced through evaporation, evapo-
transpiration by plants, or infiltration into the
ground.
DETERMINATION OF NONSIGNIFICANCE
(DNS): The written decision by the responsible
official of the lead agency that a proposal is not
likely to have a significant adverse environmental
impact, and therefore an EIS is not required
(WAC 197-11-310 and 197-11-340). The DNS
form is in WAC 197-11-970.
DETERMINATION OF NONSIGNIFICANCE,
MITIGATED (MDNS): A DNS that includes miti-
gation measures and is issued as a result of the
process specified in WAC 197-11-350.
DETERMINATION OF SIGNIFICANCE (DS): The
written decision by the responsible official of the
lead agency that a proposal is likely to have a sig-
nificant adverse environmental impact, and there-
fore an EIS is required (WAC 197-11-310 and
197-11-360). The DS form is in WAC 197-11-980
and must be used substantially in that form.
DEVELOPABLE AREA: Land area outside of
critical areas, critical area buffers, and public
rights-of-way that is otherwise developable.
DEVELOPMENT: The division of a parcel of land
into two (2) or more parcels; the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure; any
mining, excavation, landfill or land disturbance
and any use or extension of the use of land.
DEVELOPMENT: (This definition for RMC
4-3-050, flood hazard regulations, use only.) Any
manmade change to improved or unimproved
real estate, including but not limited to buildings or
other structures, mining, dredging, filling, grading,
paving, excavation or drilling operations or stor-
age of equipment or materials located within the
area of special flood hazard.
DEVELOPMENT: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A use consisting of the construction of
exterior alteration of structures; dredging; drilling;
dumping; filling; removal of any sand, gravel or
minerals; bulkheading; driving of piling; placing of
obstructions; or any other projects of a permanent
or temporary nature which interferes with the nor-
mal public use of the surface of the waters over-
lying lands subject to the Act at any state of water
level.
DEVELOPMENT AGREEMENT: A recorded
contract entered into by the city and an applicant
setting forth development standards and other
provisions governing and vesting a development
or use for a duration of time specified in the con-
tract. May be used to obligate an applicant to fund
or provide services, infrastructure, or other facili-
ties.
DEVELOPMENT PERMIT: Written permission af-
ter appropriate review for type of application from
the appropriate decision-maker authorizing the
division of a parcel of land, the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure, utility, or
any use or extension of the use of the land.
DEVELOPMENT REGULATIONS (for vesting
purposes): The following controls placed on de-
velopment or land use activities by the City, in-
cluding but not limited to: Comprehensive Plan
4-11-040
(Revised 7/20)11 - 14
Policies, zoning regulations, subdivision regula-
tions, shoreline management regulations, road
design standards, site development regulations,
sign regulations, critical areas regulations, and all
regulations and land use controls that must be
satisfied as a prerequisite to obtaining approval of
an application for development. For the purposes
of this definition, construction and utility regula-
tions such as stormwater standards and erosion/
sediment control requirements contained in RMC
Title IV, Development Regulations, building stan-
dards, fire standards, sewer utility standards, and
Health Department standards are not considered
development regulations or land use controls.
RMC Title IV processes and procedures are not
considered development regulations or land use
controls.
DEVELOPMENT SERVICES DIRECTOR: The
Director of the Development Services Division of
the Department of Community and Economic De-
velopment or designee.
DISPLAY SURFACE: The area made available
by the sign structure for the purpose of displaying
the advertising message.
DISPLAY WINDOW: A window in a building fa-
cade intended for nonpermanent display of goods
and merchandise.
DIVERSION FACILITY: A facility which provides
community crisis services, whereby individuals
are diverted from jails, hospitals or other treat-
ment options due to mental illness or chemical
dependency.
DIVERSION INTERIM SERVICE FACILITY: A fa-
cility which provides interim or respite services,
such as temporary shelter, medical/mental health
treatment, case management or other support
options such as transportation arrangements for
patients referred to such a facility from a diversion
facility.
DOCK: A fixed or floating platform extending from
the shore over the water.
DOUBLE CHECK VALVE ASSEMBLY: See
RMC 4-6-100.
DOUBLE-WALLED: See RMC 4-5-120G.
DOWNTOWN BUSINESS DISTRICT: Those
uses, buildings, and walkways within the area
mapped in RMC 4-2-080D. In general, the area is
bounded at the north by parcel lines near South
Second Street, at the east by the Cedar River and
I-405, at the south by parcel lines near South
Fourth Street and parcel lines along South Third
Street, and at the west by parcels along Burnett
Avenue South and Shattuck Avenue South.
DRAINAGE AREA: The total area whose drain-
age water flows to and across the subject property.
DREDGING: The removal of earth from the bot-
tom or banks of a body of water.
DRIP LINE: A tree’s drip line shall be described
by a line projected to the ground from the outer
edge of the tree canopy delineating the outermost
extent of foliage in all directions.
DRIVE-IN/DRIVE-THROUGH RETAIL OR SER-
VICE: A business or a portion of a business
where a customer is permitted or encouraged, ei-
ther by the design of physical facilities or by ser-
vice and/or packaging procedures, to carry on
business in the off-street parking or paved area
accessory to the business, while seated in a mo-
tor vehicle. In some instances, customers may
need to get out of the vehicle to obtain the product
or service. This definition shall include but not be
limited to drive-in services at fast-food restau-
rants, espresso stands, and banks and pharma-
cies. This definition excludes vehicle service and
repair, vehicle fueling stations, and car washes.
DROP-OFF ZONE: A sidewalk area abutting a
street intended for passengers to enter or exit ve-
hicles that are temporarily parked for that purpose.
DWELLING, ATTACHED: A dwelling unit con-
nected to one or more dwellings by common roofs,
walls, or floors or a dwelling unit or units attached
to garages or other nonresidential uses. This defi-
nition includes assisted living facilities but ex-
cludes boarding and lodging houses, accessory
dwelling units, adult family homes, group home I
or group home II as defined herein. Attached
dwellings include the following types:
A. Flat: A dwelling unit attached to one or mul-
tiple dwelling units by one or more common
roof(s), wall(s), or floor(s) within a building. Typi-
cally, the unit’s habitable area is provided on a sin-
gle level. Unit entrances may or may not be
provided from a common corridor.
B. Townhouse: A ground-related dwelling at-
tached to one or more such units in which each
4-11-050
11 - 15 (Revised 7/20)
unit has its own exterior, ground-level access to
the outside, no unit is located over another unit,
and each unit is separated from any other unit by
one or more vertical common walls. Townhouse
units may be multi-story.
C. Carriage House: One or more dwelling units
built above one or more private garage(s). The at-
tached garage(s) typically contains vehicles and/
or storage for people living in another building as
well as occupants of the carriage house. This defi-
nition does not include accessory dwelling unit.
D. Garden Style Apartment(s): A dwelling unit
that is one of several stacked vertically, with exte-
rior stairways and/or exterior corridors and surface
parking. Parking is not structured and may include
detached carports or garages. Buildings and
building entries are oriented toward internal drive
aisles and/or parking lots and not street frontage.
There is typically no formal building entry area
connected to a public sidewalk and a public street.
Site planning may incorporate structures devel-
oped at low landscaped setbacks.
DWELLING, DETACHED: A building containing
one dwelling unit which is not attached to any other
dwelling by any means except fences, has a per-
manent foundation, and is surrounded by open
space or yards. Also called a single family dwell-
ing. This definition does not include accessory
dwelling units.
DWELLING UNIT: A structure or portion of a
structure designed, occupied or intended for oc-
cupancy as separate living quarters with cooking,
sleeping and sanitary facilities provided for the
exclusive use of a single household.
DWELLING UNIT, ACCESSORY: An indepen-
dent subordinate dwelling unit that is located on
the same lot, but not within a single family dwell-
ing. This may include units over detached ga-
rages.
(Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972;
Ord. 3891, 2-25-1985; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4466, 8-22-1994; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4637, 9-14-1992; Ord.
4671, 7-21-1997; Ord. 4716, 4-13-1998; Ord.
4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5192, 1-23-2006; Ord. 5286, 5-14-2007; Ord.
5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord.
5473, 7-13-2009; Ord. 5474, 7-13-2009; Ord.
5520, 12-14-2009; Ord. 5577, 11-15-2010; Ord.
5607, 6-6-2011; Ord. 5648, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord.
5676, 12-3-2012; Ord. 5749, 1-12-2015; Ord.
5757, 6-1-2015; Ord. 5804, 5-23-2016; Ord.
5818, 10-17-2016; Ord. 5867, 12-11-2017; Ord.
5899, 11-19-2018; Ord. 5958, 12-9-2019)
4-11-050 DEFINITIONS E:
EARLY NOTICE: See RMC 4-9-070R.
EARTH MATERIAL: Any rock, natural soil or fill
and/or any combination thereof.
EASEMENT: A grant by the property owner for
the use or protection of a piece of land by the pub-
lic, corporation, or persons for specific purposes.
A. Easement, Access: An easement created
for the purpose of providing vehicular or pedes-
trian access to a property.
B. Easement, Conservation: An easement
held by the City, a public or nonprofit entity ap-
proved by the City, or by the property owner for
the express purpose of protecting and conserving
critical areas and their buffers.
EATING AND DRINKING ESTABLISHMENT: A
retail establishment selling food and/or drink for
consumption on the premises or for take-out, in-
cluding accessory on-site food preparation. This
definition includes, but is not limited to, restau-
rants, cafes, and microbrew establishments. This
definition excludes taverns; mobile food vending;
fast food; entertainment clubs; dance clubs; and/
or dance halls.
ECONOMIC DEVELOPMENT: A development
which provides a service, produces goods or a
product, retails a commodity, or emerges in any
other use or activity for the purpose of making fi-
nancial gain.
EDUCATION INSTITUTION, HIGHER, OTHER:
A public or private school, college or university
that provides post-secondary professional educa-
tion and/or continuing education programs. This
definition does not include trade or vocational
schools, K-12 educational institutions, or arts and
crafts schools and studios.
4-11-050
(Revised 7/20)11 - 16
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), EXISTING K-12: An existing public or
private school encompassing grades K-12.
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), NEW K-12: A new public or private
school encompassing grades K-12.
ELECTRICAL POWER GENERATION AND CO-
GENERATION: Electrical power generation is the
production of electricity for consumption by facili-
ties onsite or in a district. Electrical power cogen-
eration is the simultaneous production of
electricity and useful heat from the same fuel or
energy or the use of a production by-product to
generate power. Facilities with cogeneration sys-
tems use them to produce their own electricity,
and use the unused excess (waste) heat for pro-
cess steam, hot water heating, space heating,
and other thermal needs. They may also use ex-
cess process heat to produce steam for electricity
production.
EMERGENCIES: Actions that must be under-
taken immediately or within a time frame too short
to allow full compliance with this Title to avoid an
immediate threat to public health or safety, to pre-
vent an imminent threat of serious environmental
degradation.
ENGINE OR TRANSMISSION REBUILD, IN-
DUSTRIAL: An operation which rebuilds, recon-
ditions, or customizes engines or transmissions
which are sold to vehicle service and repair oper-
ations or to individual customers for installation
into vehicles off site.
ENGINEERING GEOLOGIST: See GEOTECH-
NICAL ENGINEER.
ENGINEERING GEOLOGY: The application of
geologic knowledge and principles in the investi-
gation and evaluation of naturally occurring rock
and soil for use in the design of civil works.
ENGINEERING GEOLOGY REPORT: See GE-
OTECHNICAL REPORT.
ENHANCEMENT ACTIVITIES: Removal of nox-
ious or intrusive species, plantings of appropriate
native species and/or removal of diseased or de-
caying trees which pose a clear and imminent
threat to life or property. Enhancement activities
shall not involve the use of mechanical equip-
ment. Enhancement activities may include the re-
moval of pests which pose a clear danger to
public health provided that such danger is certi-
fied by the King County Department of Public
Health.
ENTERTAINMENT CLUB: Any facility where live
entertainment including but not limited to live the-
ater; dance performances; musical perfor-
mances; comedy routines; book/poetry readings;
and other forms of live entertainment are con-
ducted. This definition excludes adult entertain-
ment businesses; movie theaters; dance clubs;
dance halls; taverns; and eating and drinking es-
tablishments.
ENTERTAINMENT/MEDIA RENTALS: A busi-
ness consisting of rental of entertainment media
including but not limited to videos, DVDs, and
video games. This definition includes accessory
retail sales of entertainment media as well as
foodstuff. This definition does not include adult re-
tail uses.
ENVIRONMENTAL REVIEW COMMITTEE
(ERC): The Environmental Review Committee,
as defined by RMC 4-9-070D, is the SEPA Re-
sponsible Official Authority.
EROSION: The wearing away of the ground sur-
face as a result of the movement of wind, water
and/or ice.
ESSENTIAL HABITAT: Habitat necessary for the
survival of federally listed threatened, endan-
gered, and sensitive species and state listed pri-
ority species.
EVICTION: Any effort by a property owner and/or
developer to remove a tenant from the premises
or terminate a tenancy by lawful or unlawful
means.
EXCAVATION: The mechanical removal of earth
material.
EXISTING LEGAL USE: The use of a lot or struc-
ture at the time of enactment of a zoning or other
land use regulation.
EXOTIC: Any species of plants or animals that
are not indigenous to the planning area.
EXPRESS TRANSPORTATION SERVICES:
Services which provide rapid delivery (i.e., over-
night, within an hour, etc.) of air parcels, foodstuff,
household and entertainment goods, as well as
taxi services. Use is distinguished by space for
4-11-060
11 - 17 (Revised 7/20)
multiple small delivery vehicles, and typically as-
sociated areas for sorting and handling packages
and documents, and accessory administrative of-
fices.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4522, 6-5-1995; Ord. 4715, 4-6-1998; Ord. 4716,
4-13-1998; Ord. 4835, 3-27-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5570, 11-15-2010; Ord. 5839, 6-12-2017; Ord.
5951, 11-18-2019)
4-11-060 DEFINITIONS F:
FACILITY: (For purposes of aquifer protection
area regulations contained in RMC 4-3-050, Crit-
ical Area Regulations.) All contiguous land within
an APA, structures, other appurtenances, and im-
provements on the land and operations therein in-
cluding, but not limited to, business, government,
and institutional activities where hazardous mate-
rials are stored, handled, treated, used or pro-
duced in quantities greater than the de minimus
amounts specified in RMC 4-3-050C6a(ii)(1), Ac-
tivities Exempt from Specified Aquifer Protection
Area Requirements.
FAMILY: Any number of related individuals, or not
more than four (4) unrelated individuals, living to-
gether as a single household.
FARMERS MARKET: A public market at which
farmers and often other vendors sell agricultural
produce, which includes the sale of flowers di-
rectly to consumers.
FAST FOOD RESTAURANT: A restaurant occu-
pying a detached structure, identified by a name
brand that offers a standard menu, typical busi-
ness operation logo, advertising franchise owner-
ship or affiliation, and a corporate architectural
prototype building. Franchise fast food typically
caters to a market area larger than one neighbor-
hood and is auto oriented. It may include drive-
through service. This definition excludes
espresso stands.
FEASIBLE (with regard to application of the
Surface Water Design Manual in RMC 4-6-
030): An LID best management practice that is
considered capable of implementation following
consideration of the Surface Water Design Man-
ual infeasibility criteria. Provided, an LID best
management practice is not feasible if it would
conflict with requirements of federal or state law,
zoning district design criteria, public health and
safety, transportation regulations, regulations
protecting tree species, a local code or rule ad-
opted as part of a Wellhead Protection Program
established under the Federal Safe Drinking Wa-
ter Act, or a local code or rule adopted to protect
a Critical Aquifer Recharge Area established un-
der the State Growth Management Act.
FENCE: An outdoor physical and/or visual bar-
rier, railing, or other upright structure erected
above ground and separating an area of ground.
For the purpose of administering this Title, a wall
shall be considered to be a fence unless the wall
resists the lateral displacement of soil or other
materials, in which case it shall qualify as a retain-
ing wall.
FILL: A deposit of earth material placed by artifi-
cial means.
FINAL PLAT: See PLAT, FINAL.
FIRE CHIEF: The Fire Chief or Chief Administra-
tive Officer Of the Renton Regional Fire Authority.
FIRE DEPARTMENT: The Renton Regional Fire
Authority.
FIRE FLOW: The measure of the sustained flow
of available water for fire fighting at a specific
building or within a specific area at twenty (20)
pounds per square inch residual pressure.
FIRE MARSHAL: The City of Renton Fire Mar-
shal or his/her designee.
FLAT: See DWELLING, ATTACHED.
FLOOD or FLOODING: A general and temporary
condition of partial or complete inundation of nor-
mally dry land areas from:
1. The overflow of inland or tidal waters,
and/or
2. The unusual and rapid accumulation of
runoff of surface waters from any source.
FLOOD CONTROL: Any undertaking for the con-
veyance, control, and dispersal of flood waters.
FLOOD INSURANCE RATE MAP (FIRM): The
official map on which the Federal Insurance Ad-
ministration has delineated both the areas of spe-
4-11-060
(Revised 7/20)11 - 18
cial flood hazard and the risk premium zones
applicable to the community.
FLOOD INSURANCE STUDY: The official report
provided by the Federal Insurance Administration
that includes flood profiles, the flood boundary-
floodway map and the water surface elevation of
the base flood.
FLOOD, ONE HUNDRED (100) YEAR: The max-
imum flood expected to occur during a one-hun-
dred (100) year period.
FLOODPLAIN: The area subject to a one hun-
dred (100) year flood.
FLOODWAY: The channel of river or other water-
course and the abutting land areas that must be
reserved in order to discharge the base flood
without cumulatively increasing the water surface
elevation more than one foot (1').
FLOODWAY: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) For purposes of determining the jurisdiction
of the Shoreline Master Program in conjunction
with the definition of “shoreland,” “floodway”
means the area as identified in a Master Pro-
gram, that either: (i) Has been established in Fed-
eral Emergency Management Agency flood insur-
ance rate maps or floodway maps; or (ii) consists
of those portions of a river valley lying stream-
ward from the outer limits of a watercourse upon
which flood waters are carried during periods of
flooding that occur with reasonable regularity, al-
though not necessarily annually, said floodway
being identified, under normal condition, by
changes in surface soil conditions or changes in
types or quality of vegetative ground cover condi-
tion. Regardless of the method used to identify
the floodway, the floodway shall not include those
lands that can reasonably be expected to be pro-
tected flood waters by flood control devices main-
tained by or maintained under license from the
federal government, the State, or a political sub-
division of the State.
FLOOR AREA, GROSS: The sum of the gross
horizontal areas of all floors of a building mea-
sured from the exterior face of each wall.
FLOOR AREA, NET: The total of all floor area of
a building, excluding stairwells, elevator shafts,
mechanical equipment rooms, interior vehicular
parking or loading, and all floors below the ground
floor, except when used for human habitation or
service to the public.
FLOOR AREA RATIO: The gross floor area of all
buildings on a lot divided by the lot area.
FLOOR, GROUND: The floor located at or near
the adjacent grade or public right-of-way.
FLOWER/PLANTS AND FLORAL SUPPLY: A
business involving the retail sale of flowers,
house plants, and associated floral supplies.
FRANCHISE RETAIL ARCHITECTURE (OR
GENERIC OR CORPORATE ARCHITECTURE):
Consists of site layout, buildings, and signs for
businesses (usually large format, chain, or fran-
chise retail establishments) that are the same
style, color, and material regardless of location.
Typically, the employees wear uniforms and the
products or food are the same in every facility.
FRONT YARD: See YARD REQUIREMENT.
4-11-070
11 - 19 (Revised 2/19)
FUEL DEALERS: Wholesale distribution of fuels
with associated bulk fuel storage.
FUELING STATION, VEHICLE: See VEHICLE
FUELING STATIONS.
THE FEDERAL WATER POLLUTION CON-
TROL ACT OF 1956 (FWPCA): See RMC
4-6-100.
(Ord. 2820, 1-14-1974; Ord. 3541, 5-4-1981; Ord.
4071, 6-1-1987; Ord. 4716, 4-13-1998; Ord.
4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord.
5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord.
5392, 6-23-2008; Ord. 5432, 12-8-2008; Ord.
5450, 3-2-2009; Ord. 5520, 12-14-2009; Ord.
5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5747, 1-12-2015; Ord. 5806, 6-20-2016; Ord.
5828, 12-12-2016; Ord. 5899, 11-19-2018)
4-11-070 DEFINITIONS G:
GAMING/GAMBLING FACILITIES, NOT-FOR-
PROFIT: Facilities operated by a not-for-profit en-
tity where any type of gaming or gambling is the
primary attraction.
GARAGE, PRIVATE: A roofed structure en-
closed on three (3) or more sides, without interior
parking aisles, for the purpose of storing motor
vehicles.
GARAGE SALE: All general sales open to the
public conducted on a residential premises to dis-
pose of personal property, including, but not lim-
ited to, all sales entitled “lawn,” “yard,” “attic,”
“porch,” “room,” “backyard,” “patio,” “flea market”
or “rummage sale.”
GARBAGE: See REFUSE.
GARDEN STYLE APARTMENTS: See DWELL-
ING, ATTACHED.
GAS STATION: See FUELING STATION, VEHI-
CLE.
GEOLOGIC HAZARDS: Areas which may be
prone to one or more of the following conditions:
erosion, flooding, landslides, coal mine hazards,
or seismic activity. Refer to RMC 4-3-050J.
GEOTECHNICAL ENGINEER: A State of Wash-
ington licensed geologist experienced and knowl-
edgeable in engineering geology.
GEOTECHNICAL REPORT: A report prepared
by a Geotechnical Engineer including an ade-
quate description of the geology of the site, con-
clusions and recommendations regarding the
effect of geologic conditions on the proposed de-
velopment.
GOLF COURSE: An area designed and used for
playing golf, including all accessory uses inciden-
tal to the operation of the facility. This definition ex-
cludes other outdoor recreational facilities,
neighborhood parks, and community/regional
parks.
GOVERNMENT FACILITIES, CITY: Facilities of
any unit of City government. Types of facilities in-
clude community centers, public works mainte-
nance facilities, courts of law, fire halls, and other
types of municipal facilities. This definition ex-
cludes city government offices, jails, parks, transit
centers, park & rides, sewage treatment plants,
municipally owned golf course or airports, and li-
braries.
GOVERNMENT FACILITIES, OTHER: Facilities
of any unit of county, state, federal, or special dis-
trict government. Types of facilities include com-
munity centers, vehicle and drivers licensing
offices, public works maintenance facilities,
courts of law, school support facilities, and other
types of county, state, school district, special dis-
trict, or federal facilities. This definition excludes
offices, jails, parks, transit centers, park & rides,
sewage treatment plants, schools, municipally
owned golf courses or airports, and libraries.
GOVERNMENT OFFICES, CITY: See CITY
GOVERNMENT OFFICES.
GRADE: The vertical location of the ground sur-
face.
GRADE, EXISTING: The surface level of the
ground prior to alteration of the land by grading.
GRADE, FINISH: The surface level of the ground
after completion of all grading.
GRADE PLANE: A reference plane representing
the average of existing ground level adjoining the
building at exterior walls. Where the finished
ground level slopes away from the exterior walls,
the reference plane shall be established by the
lowest points within the area between the building
and the lot line, or, where the lot line is more than
4-11-070
(Revised 2/19)11 - 20
six feet (6') from the building, between the build-
ing and a point six feet (6') from the building.
GRADING: An excavating or filling or combina-
tion thereof.
A. Regular Grading: Any grading that involves
five thousand (5,000) cubic yards or less of mate-
rial.
B. Engineered Grading: Any grading that in-
volves more than five thousand (5,000) cubic
yards of material.
GROUND COVER: Low growing plants such as
salal, ivy, ferns, mosses, grasses or other types of
vegetation which normally cover the ground.
GROUND COVER MANAGEMENT: The mowing
or cutting of ground cover in order to create an or-
derly appearing property so long as such activities
do not disturb the root structures on the plants.
Ground cover management shall include the re-
moval of vegetative debris from the property.
GROUNDWATER: Water below the land surface
in the zone of saturation.
GROUNDWATER MONITORING PROGRAM: A
plan containing procedures to be followed to as-
sess ground water quality for concentrations of
those chemicals identified in the operating permit.
GROUNDWATER MONITORING WELL: A
small-diameter well installed for purposes of sam-
pling and monitoring ground water.
GROUP FAMILY HOUSEHOLD: A group of indi-
viduals not related by blood, marriage, adoption
or guardianship living together in a dwelling unit
as a single housekeeping unit under a common
management plan based on an intentionally
structured relationship to provide organization
and stability.
GROUP HOME I (REHABILITATION): A facility
or dwelling unit housing persons, unrelated by
blood or marriage and operating as a group facil-
ity household. A rehabilitative group home may
include halfway houses and substance abuse re-
covery homes. This definition does not include
congregate residential or secure community tran-
sition facilities. (Amd. Ord. 4982, 9-23-2002)
GROUP HOME II (PROTECTIVE RESIDENCY):
A facility or dwelling unit housing persons, includ-
ing resident staff, unrelated by blood or marriage
and operating as a group family household. Staff
4-11-080
11 - 21 (Revised 2/19)
persons provide care, education, and participa-
tion in community activities for the residents with
the primary goal of enabling the resident to live as
independently as possible. A protective residency
may include disabled (mentally and physically)
persons, foster child care, abused women shelter,
orphanages and other uses where residents are
deemed vulnerable and/or disabled and are not a
threat to self or to public health or safety. This defi-
nition does not include congregate residential or
secure community transition facilities. (Amd. Ord.
4982, 9-23-2002)
GROWTH MANAGEMENT ACT (GMA): A law
passed by the Washington State Legislature in
1990 that mandates comprehensive planning in
designated counties and cities statewide (chapter
36.70A RCW).
(Ord. 2820, 1-14-1974; Ord. 4351, 5-4-1992; Ord.
4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5355, 2-25-2008;
Ord. 5474, 7-13-2009; Ord. 5520, 12-14-2009;
Ord. 5576, 11-15-2010)
4-11-080 DEFINITIONS H:
HAZARDOUS MATERIALS: Those chemicals or
substances which are physical or health hazards
as defined and classified in Chapter 50 of the In-
ternational Fire Code as adopted or amended by
the City whether the materials are in usable or
waste condition; and any material that may de-
grade groundwater quality when improperly used,
stored, disposed of, or otherwise mismanaged.
Appendix H of the International Fire Code pro-
vides further information, explanations, and ex-
amples of hazardous materials.
HAZARDOUS MATERIALS INVENTORY
STATEMENT: A form provided by the Depart-
ment or the Fire Department and completed by a
facility owner that provides specified information
regarding hazardous materials at the facility.
HAZARDOUS SUBSTANCE: Any liquid, solid,
gas or sludge, including any material, substance,
product commodity or waste that exhibits the
characteristics of hazardous waste as described
in chapter 70.105 RCW.
HAZARDOUS WASTE: All dangerous and ex-
tremely hazardous waste, except for moderate-
risk waste, as defined in RCW 70.105.010.
HEALTH HAZARD: See RMC 4-6-100.
HEARING EXAMINER: The office of the Hearing
Examiner as defined by RMC Title 1. The Hearing
Examiner is appointed by the Mayor of the City to
conduct public hearings on applications outlined
in chapter 4-8 RMC, and prepares a record, find-
ings of fact and conclusions on such applications.
(Ord. 4522, 6-5-1995)
HEARINGS BOARD, SHORELINE: The Shore-
lines Hearings Board established by the Shore-
line Management Act.
HEIGHT: See BUILDING HEIGHT or SIGN
HEIGHT.
HEIGHT, CLEAR: Distance from the floor to the
lowest-hanging ceiling member or hanging ob-
jects, beams, joists or truss work descending
down into a substantial portion of the area.
HEIGHT, FLOOR-TO-CEILING: The vertical dis-
tance between the finished floor and the ceiling.
HIGH BLOWDOWN POTENTIAL: An area
where field conditions indicate the potential for
tree blowdown is high. Evidence may include the
presence of toppled trees in the area, and thin or
saturated soils.
HIGH OCCUPANCY VEHICLE (HOV): A vehicle
carrying more than a specified minimum number
of people (usually two (2) or three (3) persons).
HIGH QUALITY DESIGN: A development project
that encourages pedestrian activity or adds pe-
destrian interest and exhibits a degree of crafts-
manship, building detailing, architectural design,
or quality of materials that are not typically found
in standard construction. Responds to site condi-
tions through its orientation, circulation, and/or in-
corporation of special site features. Buildings
characterized by standard corporate identity ele-
ments (e.g., fast food establishments with signa-
ture roofline or facade features) or standard
building plans (e.g., stock plans that are unable to
adapt to site conditions) are not typically consid-
ered high quality design.
HIGH RISE: A structure exceeding seventy five
feet (75') in height.
4-11-090
(Revised 2/19)11 - 22
HILLSIDE: An inclined landform which may in-
clude one or more classes of slope: steep (sensi-
tive and/or protected) and non-steep (i.e., less
than twenty five percent (25%)).
HILLSIDE SUBDIVISION: A subdivision in which
the average slope is twenty percent (20%) or in
which any street in the subdivision has grades
greater than fifteen percent (15%) at any point.
HOLISTIC HEALTH CARE CENTER: A combi-
nation of activities intended for improvement or
maintenance of health including out-patient and/
or in-patient care and supporting accessory activ-
ities including space for medical practitioners, re-
tail sales, educational classrooms and meeting
spaces.
HOME OCCUPATION: Any commercial use con-
ducted entirely within a dwelling or accessory
structure and carried on by persons residing in
that dwelling unit, but is clearly incidental and sec-
ondary to the use of the dwelling as a residence.
HOMELESS ENCAMPMENT: See TEMPO-
RARY HOMELESS ENCAMPMENT.
HOMEOWNERS’ ASSOCIATION: An incorpo-
rated nonprofit organization formed or qualified
under the laws of the State of Washington, oper-
ating under recorded land agreements through
which: (a) each land owner is automatically a
member, (b) each land owner is automatically
subject to a proportionate share of the expenses
for the organization’s activities, such as maintain-
ing common property and facilities, and (c) such
charge, if unpaid, becomes a lien against the
property of the land owner.
HOTEL: A building or portion thereof designed or
used for transient rental for sleeping purposes.
Hotel structures are at least two (2) stories in
height, with lodging space above the first floor.
Lodging space may also be located on the first
floor. Individual rooms are typically accessed
from a common hallway. A central kitchen and
dining room and accessory shops and services
catering to the general public may be provided.
Not included in this definition are multi-family
dwellings, bed and breakfasts, or motels.
HOUSEHOLD: A family living together in a single
dwelling unit with common access to, and com-
mon use of, all living, sanitation facilities, and all
areas and facilities for the preparation, consump-
tion and storage of food within the dwelling unit.
HUMAN SCALE: The perceived size of a building
relative to a human being. A building is consid-
ered to have good human scale if there is an ex-
pression of human activity or use that indicates
the building’s size. For example, traditionally
sized doors, windows, and balconies are ele-
ments that respond to the size of a human body,
so these elements in a building indicate a build-
ing’s overall size.
HUMAN SCALE ELEMENTS: Architectural ele-
ments such as railings, windows with multiple
panes, doorways, or fences, that are scaled for
human use and convey the idea of human activity
or human occupancy.
HYPORHEIC ZONE: The saturated zone located
beneath and abutting streams that contains some
portion of surface waters, serves as a filter for nu-
trients, and maintains water quality.
(Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord.
4665, 5-19-1997; Ord. 4716, 4-13-1998; Ord.
4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord.
5137, 4-25-2005; Ord. 5570, 11-15-2010; Ord.
5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5748, 1-12-2015; Ord. 5806, 6-20-2016; Ord.
5899, 11-19-2018)
4-11-090 DEFINITIONS I:
ILLICIT CONNECTION: See RMC 4-6-100.
ILLICIT DISCHARGE: See RMC 4-6-100.
ILLUMINATION, INTERNAL: A light source that
is concealed or contained within a sign and be-
comes visible in darkness through a translucent
surface.
ILLUMINATION, TUBE: A light source supplied
by a tube that is bent to form letters, symbols, or
other shapes. Tube illumination does not include
exposed fluorescent lights.
IMPACTS: The effects or consequences of ac-
tions. Environmental impacts are effects upon the
elements of the environment listed in WAC
197-11-444.
IMPERVIOUS SURFACE: A non-vegetated sur-
face area that either prevents or retards the entry
of water into the soil mantle as under natural con-
4-11-090
11 - 22.1 (Revised 2/19)
ditions before development; or that causes water
to run off the surface in greater quantities or at an
increased rate of flow compared to the flow pres-
ent under natural conditions prior to development.
Common impervious surfaces include, but are not
limited to, roofs, walkways, patios, driveways,
parking lots, storage areas, areas that are paved,
graveled or made of packed or oiled earthen ma-
terials, or other surfaces that similarly impede the
natural infiltration of surface water or stormwater.
(Revised 2/19)11 - 22.2
This page left intentionally blank.
4-11-100
11 - 23 (Revised 8/17)
IMPORTED FILL: Earth material acquired from
an off-site location for use in grading on a site.
INACTIVE APPLICATION: A submittal for a land
use permit in which the applicant has not pro-
vided requested documentation within the time
period identified through written communication,
or there has been no communication or action
from the applicant for a period of ninety (90) days.
Such time limit shall not apply in the event the de-
lay is caused by the City.
INCOMBUSTIBLE AND NONCOMBUSTIBLE
MATERIAL: Shall be as defined in the Uniform
Fire Code.
INDUSTRIAL USE: A type of land use character-
ized by production, manufacturing, distribution or
fabrication activities.
INDUSTRIAL USE, HEAVY: A type of land use
including manufacturing processes using raw ma-
terials, extractive land uses or any industrial uses
which typically are incompatible with other uses
due to noise, odor, toxic chemicals, or other activ-
ities posing a hazard to public health and safety.
Examples include marijuana producers and mar-
ijuana processors.
INDUSTRIAL USE, LIGHT: A type of land use in-
cluding small scale or less intensive production
manufacturing, distribution or fabricating activi-
ties. May also include office and supporting con-
venience retail activities.
INDUSTRIAL WASTES: See RMC 4-6-100.
INFILL: Development that occurs on vacant land
within urbanized areas.
INFILTRATION: See RMC 4-6-100.
INFILTRATION FACILITY: Infiltration facility
means a drainage facility designed to use the hy-
drologic process of water soaking into the ground
(commonly referred to as percolation) to dispose
of surface and storm water runoff.
INTEGRATED WALKWAY CIRCULATION:
Sidewalks and streets constructed and con-
nected in such a way as to provide an efficient
and safe system for people moving through an
area on foot.
INTERMITTENT: A condition where water is not
present in the channel year-round during years of
normal or above normal rainfall.
INTERNATIONAL BUILDING CODE: The ad-
opted edition of the International Building Code,
published by the International Conference of
Building Officials.
INTERNATIONAL BUILDING CODE STAN-
DARDS: The adopted edition of the International
Building Code Standards, published by the Inter-
national Conference of Building Officials.
INTERVAL: An interval is the measure of articu-
lation – the distance before architectural ele-
ments repeat.
(Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985;
Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999;
Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999;
Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005;
Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord.
5478, 8-3-2009; Ord. 5605, 6-6-2011; Ord. 5650,
12-12-2011; Ord. 5707, 3-24-2014; Ord. 5828,
12-12-2016)
4-11-100 DEFINITIONS J:
JAILS, EXISTING MUNICIPAL: City-operated
and owned facilities that hold criminals serving
sentences and/or suspected criminals while they
are awaiting the outcome of their trials.
(Amd. Ord. 4963, 5-13-2002)
4-11-110
(Revised 8/17)11 - 24
4-11-110 DEFINITIONS K:
KENNEL: A commercial facility for the care and/
or breeding of dogs and/or cats, except that a pet
day care is not a kennel although a pet day care
and a kennel might be housed within the same fa-
cility. (See PET DAY CARE.)
(Amd. Ord. 4963, 5-13-2002; Ord. 5356,
2-25-2008; Ord. 5676, 12-3-2012; Ord. 5837, 6-
12-2017)
4-11-120 DEFINITIONS L:
LABORATORIES, LIGHT MANUFACTURING:
A facility in which scientific research, investiga-
tion, testing, or experimentation occur. Manufac-
turing of and sale of products may also occur.
LABORATORIES, RESEARCH, DEVELOP-
MENT AND TESTING: A facility in which scien-
tific research, investigation, testing, or experi-
mentation occur but not including manufacture
and sale of products.
LAKES: Natural or artificial bodies of water of two
(2) or more acres and/or where the deepest part
of the basin at low water exceeds two (2) meters
(6.6 feet). Artificial bodies of water with a recircu-
lation system approved by the Planning/Building/
Public Works Department are not included in this
definition.
LAND CLEARING: The act of removing or de-
stroying trees or ground cover including grubbing
of stumps and root mat.
LAND-CLEARING WASTE: Stumps, brush, tree
branches, and other vegetation associated with
land clearing.
LAND DEVELOPMENT PERMIT: An approved
preliminary or final plat for single family residen-
tial project, a building permit, site plan, or prelim-
inary or final planned urban development plan.
LAND USE DECISION: A land use decision for
purposes of a land use appeal under RMC
4-8-110, Appeals, means a final determination by
a City body or officer with the highest level of au-
thority to make the determination, including those
with authority to hear appeals on:
1. An application for a project permit or other
governmental approval required by law be-
fore real property may be improved, devel-
oped, modified, sold, transferred or used, but
excluding applications for permits or approv-
als to use, vacate, or transfer streets, parks,
and other similar types of public property; ex-
cluding applications for legislative approval
such as area-wide rezones and annexations;
and excluding applications for business li-
censes;
2. An interpretive or declaratory decision re-
garding the application to a specific property
of zoning or other ordinances or rules regulat-
ing the improvement, development, modifica-
tion, maintenance, or use of real property;
3. The enforcement by the City of codes
regulating improvement, development, modi-
fication, maintenance or use of real property.
However, when the City is required by law to
enforce the code in a court of limited jurisdic-
tion, a petition may not be brought under RMC
4-8-110.
LAND USE ELEMENT: A plan designating the lo-
cation and extent of use for agriculture, timber
production, housing, commerce, industry, recre-
ation, open spaces, public utilities, public facili-
ties, and other land uses as required by the
Growth Management Act.
LANDFILL: Addition of soil, sand, rock, gravel,
sediment, earth retaining structure, or other mate-
rial to an area waterward of the OHWM, in wet-
lands, or on shorelands, in a manner that raises
the elevation or creates dry land.
LANDS COVERED BY WATER: Lands underly-
ing the water areas of the state below the ordinary
high water mark, including salt waters, tidal wa-
ters, estuarine waters, natural watercourses,
lakes, ponds, artificially impounded waters,
marshes, and swamps.
LANDSCAPE ARCHITECT: A professional land-
scape architect licensed to practice by the State
of Washington.
LANDSCAPE BUFFER: An on-site strip abutting
a property line which provides a physical, visual,
and/or noise buffer and transition between land
use of varying compatibilities and/or the street.
Landscape buffers consist primarily of natural
landscaping and selected hard surface elements,
when deemed appropriate by the Community and
Economic Development Administrator or Hearing
Examiner.
4-11-120
11 - 25 (Revised 5/18)
LANDSCAPED VISUAL BARRIER: Evergreen
trees, and/or evergreen shrubs providing equiva-
lent buffering, planted to provide a year-round
dense screen within three (3) years from the time
of planting.
LANDSCAPING: The installation of lawns, trees,
shrubs, flowers, ground cover and similar items to
enhance a property’s attractiveness, prevent ero-
sion, improve security or for similar purposes.
LICENSED ENGINEER: A professional engineer,
licensed to practice in the State of Washington.
LID BEST MANAGEMENT PRACTICES: LID
best management practices are referred to as
BMPs. LID BMPs are distributed stormwater man-
agement practices, integrated into a project de-
sign, that emphasize pre-disturbance hydrologic
processes of infiltration, filtration, storage, evapo-
ration and transpiration. LID structural BMPs are
referred to as flow control BMPs and include, but
are not limited to, bioretention, permeable pave-
ments, roof downspout controls, dispersion, soil
quality and depth, and minimal excavation foun-
dations (pursuant to the Surface Water Design
Manual).
LIGHT DEFINITIONS: The following definitions
are utilized in the Exterior Onsite Lighting Regu-
lations, RMC 4-4-075, and/or the Urban Design
Guidelines, RMC 4-3-100:
A. Cutoff: The point at which all light rays emit-
ted by a light source are completely eliminated
(cut off) at a specific angle above the ground.
B. Cutoff Angle: The angle formed by a line
drawn from the direction of light rays at the light
source and a line perpendicular to the ground
from the light source, above which no light is emit-
ted.
C. Cutoff Type Luminaire: A unit of illumina-
tion with elements such as shields, reflectors, or
refractor panels that direct and cut off the light at
a cutoff angle less than ninety degrees (90°).
D. Downlighting: A direct lighting unit that aims
the light downward. Downlighting is glare-free
and shielded from the sky and adjacent and abut-
ting properties, either through exterior shields
and/or through optics within the fixture.
E. Light Trespass: The shining of light pro-
duced by a light source beyond the boundaries of
the property on which it is located.
F. Luminaire: The complete lighting unit, in-
cluding the lamp, the fixture, and other parts.
LIVE-WORK UNIT: A structure or portion of a
structure that combines a commercial activity with
a residential living space where there is an inter-
nal connection between the living and working
spaces within the unit. The nonresidential portion
of the unit must meet commercial building stan-
dards.
LOADING AREA: A specially designed off-street
place intended to be used by vehicles for depos-
iting and/or receiving passengers and goods.
LOCAL SERVICE UTILITIES: Public or private
utilities normally servicing a neighborhood or de-
fined subarea in the City, i.e., telephone ex-
changes; sanitary sewer, stormwater facilities;
distribution lines, electrical less than fifty five (55)
kv, telephone, cable TV, etc.
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See RMC 4-6-100.
LOT: A physically separate and distinct property
that has been created pursuant to the provisions
of this title, or pursuant to any previous laws gov-
erning the subdivision, short subdivision, or seg-
regation of land. This definition excludes tracts
and parcels. See LOT TYPES.
LOT COMBINATION: The merger or aggregation
of lots via either:
1. The construction of a dwelling unit upon
a lot line shared by an abutting lot under com-
mon ownership at the time of construction;
provided, that upon removal of the dwelling
unit, proof that each lot was legally created
and that the original lots comply with the cur-
rent minimum lot size, width, and depth re-
quirements of the applicable zone, the
original lots may be recognized as being seg-
regated; or
2. A request by the property owner for a
permanent merger of two (2) or more lots by
the completion, approval and subsequent re-
cording of a Declaration of Lot Combination
or Lot Line Adjustment.
4-11-120
(Revised 5/18)11 - 26
LOT COVERAGE: The horizontal area measured
within the outside of the exterior walls of all prin-
cipal and accessory buildings on a lot including all
covered decks and porches.
LOT, DEVELOPED: (This definition for RMC
4-4-130, Tree Cutting and Land Clearing Regula-
tions, only.) A lot or parcel of land upon which a
structure(s) is located, which cannot be more in-
tensely developed pursuant to the City Zoning
Code, and which cannot be further subdivided
pursuant to City subdivision regulations.
LOT, LEGAL: A lot, which is not necessarily a
buildable or developable site, created in compli-
ance with any applicable State and local laws in
effect at the time, as cited below, and subject to
the following:
A. The lot was created before June 9, 1937, and
it was served by at least one of the following be-
fore January 1, 2000:
1. Approved sewage disposal;
2. An approved water system; or
3. A road that was:
a. Accepted for maintenance by the
King County Department of Transporta-
tion; or
b. Located within an access easement
for residential use or in a road right-of-
way and consists of a smooth driving sur-
face, including, but not limited to, asphalt,
concrete, or compact gravel, that com-
plied with the King County road stan-
dards in effect at the time the road was
constructed.
B. Between March 17, 1937, and July 22, 1958,
dates inclusive, the lot was created in compliance
with State segregation statutes and County
codes; or
C. The lot was created after July 22, 1958,
through a review and approval process of the
City, County, or State for the creation of two (2) or
more lots or through a process recognized as ex-
empt from platting by State law.
D. The lot was created before October 1, 1972,
and:
1. Conveyed as an individually described
parcel to separate, noncontiguous owner-
ships through a fee simple transfer or pur-
chase; or
2. Recognized as a separate tax lot by the
County Assessor.
E. The lot was created on or after October 1,
1972, and:
1. Through the subdivision or short subdivi-
sion process; or
2. Through the following alternative means
of lot segregation provided for by State stat-
ute or County code:
a. At a size twenty (20) acres or greater,
created by a record of survey recorded
before January 1, 2000, and not subse-
quently merged into a larger lot;
b. At a size forty (40) acres or greater
created through a larger lot segregation
made in accordance with RCW
58.18.010, Assessor’s plat – Requisites,
filing, index, etc. – When official plat, ap-
proved by King County and not subse-
quently merged into a larger lot;
c. Through testamentary provisions or
the laws of descent after August 10,
1969;
d. As a result of deeding land to a public
body after April 3, 1977;
4-11-120
11 - 27 (Revised 5/18)
F. Each portion of a legal lot created through a
process described above subsequently split by a
right-of-way under threat of condemnation shall
be considered a legal lot.
LOT LINE ADJUSTMENT: The alteration of com-
mon lot line(s) between abutting legal lots, tracts,
or parcels for the purpose of accommodating a
transfer of land to rectify a disputed property line
location, combine lots, or free such a boundary
from any difference or discrepancies without cre-
ating additional lots, tracts or parcels.
LOT LINES: The property lines bounding a lot;
the designation of lot lines (front, rear, and side)
shall be based on the yard designations (see
YARD REQUIREMENT).
LOT MEASUREMENTS:
A. Lot Depth: The horizontal distance between the front and rear lot lines, measured from midpoint to
midpoint; except in the case of flag lots and irregularly shaped lots. For flag lots, the “flagpole” portion of the
lot shall be ignored for the purpose of calculating lot depth. For irregularly shaped lots and lots without an
obvious rear lot line, the lot depth shall be measured to the midpoint of an imaginary line at least fifteen feet
(15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tan-
gent.
B. Lot Width: Width of a lot shall be measured perpendicular to and at the midpoint of the line used to
determine lot depth.
LOT, PARTIALLY DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing Regu-
lations, only.) A lot or parcel of land upon which a structure is located and which is of sufficient area so as
to be capable of accommodating increased development pursuant to the Renton Zoning Code; or which
may be subdivided in accordance with the City subdivision regulations.
4-11-130
(Revised 5/18)11 - 28
LOT TYPES:
A. Lot, Corner: A lot abutting upon any combi-
nation of two (2) or more streets, including private
streets (e.g., unit lot drives), access easements,
or shared driveways, but excluding alleys, at their
intersection, or upon two (2) parts of the same
street, such streets or parts of the same street
forming an interior angle of less than one hundred
thirty five degrees (135°) within the lot lines.
B. Lot, Flag: A lot with property lines that gen-
erally form the outline of a flag and flagpole with
access to a public road typically provided through
the relatively narrow portion of the lot (i.e., the
“flagpole”).
C. Lot, Interior: A lot that generally abuts or
has frontage on only one street (or other means
of access that may be permitted).
D. Lot, Through: A lot that has two (2) oppos-
ing ends each fronting on a street.
E. Lot, Small Cluster: See CLUSTER DEVEL-
OPMENT.
LOT, UNDEVELOPED: A platted lot or parcel of
land upon which no structure exists.
LOT, UNIT: A lot created from the subdivision of a
parent site, through the unit lot subdivision pro-
cess, exclusively for the construction and use of
an attached townhouse dwelling and any acces-
sory facilities or private yards.
LOW IMPACT DEVELOPMENT (LID): A storm-
water and land use management strategy that
strives to mimic pre-disturbance hydrologic pro-
cesses of infiltration, filtration, storage, evapora-
tion and transpiration by emphasizing
conservation, use of on-site natural features, site
planning, and distributed stormwater manage-
ment practices that are integrated into a project
design (pursuant to the Surface Water Design
Manual).
LOW IMPACT LAND USE: Land uses which are
not likely to have a significant adverse impact on
critical areas because of the low intensity of the
use, minimal levels of human activity, limited use
of machinery or chemicals, site design or ar-
rangement of buildings and structures, incorpora-
tion of mitigation measures, or other factors.
LOWEST FLOOR: The lowest floor of the lowest
enclosed area (including basement). An unfin-
ished or flood-resistant enclosure, usable solely
for parking of vehicles, building access or stor-
age, in an area other than a basement area, is not
considered a building’s lowest floor; provided,
that such enclosure is not built so as to render the
structure in violation of the applicable non-eleva-
tion design requirements of RMC 4-3-050G4d.
(Ord. 3891, 2-25-1985; Ord. 4056, 4-30-1987;
Ord. 4071, 6-1-1987; Ord. 4351, 5-4-1992; Ord.
4522, 6-5-1995; Ord. 4740, 7-19-1999; Ord.
4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4522,
6-5-1995; Ord. 4660, 3-17-1997; Ord. 4715,
4-6-1998; Ord. 4716, 4-13-1998; Ord. 4751,
11-16-1998; Ord. 4835, 3-27-2000; Ord. 4851,
8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5100, 11-1-2004; Ord. 5137,
4-25-2005; Ord. 5153, 9-26-2005; Ord. 5469,
7-13-2009; Ord. 5472, 7-13-2009; Ord. 5520,
12-14-2009; Ord. 5633, 10-24-2011; Ord. 5676,
12-3-2012; Ord. 5702, 12-9-2013; Ord. 5728, 10-
20-2014; Ord. 5749, 1-12-2015; Ord. 5818, 10-
17-2016; Ord. 5828, 12-12-2016; Ord. 5867, 12-
11-2017)
4-11-130 DEFINITIONS M:
MAIN STREET: A style of urban commercial de-
velopment featuring concentrated retail and ser-
vice uses along a street designed for use by both
pedestrians and vehicles.
MAJOR SERVICE UTILITY: Public or private util-
ities which provide services beyond the City’s
boundaries, i.e., pipelines, natural gas, water,
sewer, petroleum; electrical transmission lines
fifty five (55) kv or greater; and regional sewer or
water treatment plants, etc.
MANUFACTURED HOME: A residential struc-
ture, transportable in one or more sections, that is
4-11-130
11 - 29 (Revised 2/19)
built on a permanent chassis and is designed for
use with or without a permanent foundation when
connected to the required utilities. This definition
also includes mobile homes constructed prior to
the enactment of the National Manufactured
Home Construction and Safety Standards Act of
1974. If located within a manufactured or mobile
home park, recreational vehicles shall be in-
cluded in this definition if either (i) the vehicle con-
tains at least one internal toilet and at least one
internal shower, or (ii) the manufactured or mobile
home park provides community showers and toi-
lets.
MANUFACTURED HOME PARK OR SUBDIVI-
SION: A parcel (or contiguous parcels) of land
“divided” into two (2) or more manufactured home
lots for rent or sale.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, EXISTING: A manufactured home park
subdivision for which the construction of facilities
for servicing the lots on which the manufactured
homes are to be affixed (including, at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed before the effec-
tive date of adopted floodplain management reg-
ulations.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, NEW: A manufactured home park or sub-
division for which the construction of facilities for
servicing the lots on which the manufactured
homes are to be affixed (including at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed on or after the ef-
fective date of adopted floodplain management
regulations.
MANUFACTURING, AIRPLANE: Limited to
manufacture of airplanes; sale of airplanes man-
ufactured and/or assembled on-site; and re-
search, development and testing of airplanes and
related components.
MANUFACTURING, AIRPLANE ACCESSORY
FUNCTIONS: Includes, as secondary functions
when dependent upon the primary activity of air-
plane production and sales: office; storage; ware-
house and distribution; aircraft painting and other
associated aircraft painting/sealing activities;
trucking terminal, including loading and unload-
ing; auto repair and fuel dispensing; hazardous
materials storage and distribution; aircraft engine
testing; metal processing; food service; retail
sales of products related to airplane production;
on-site medical and emergency services, such as
clinic, fire suppression, and security; barging; rec-
lamation; and parking, when designated for em-
ployees and visitors.
MANUFACTURING AND FABRICATION,
HEAVY: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils,
plastics, resins or liquors. Heavy manufacturing
and fabrication are often characterized by the
need for large outdoor areas in which to conduct
operations, and typically results in environmental
impacts beyond their own sites. This definition in-
cludes, but is not limited to: manufacture and fab-
rication of automotive vehicles and their parts,
cement, brick, lime, gypsum, asphalt, and other
manufacturing and fabrication uses as deter-
mined by the Community and Economic Develop-
ment Administrator. This definition excludes
slaughterhouses, manufacture of shellac, varnish
or turpentine, paper, pulp, rubber from crude ma-
terial, refining and/or manufacturing of petroleum
by-products except as an accessory use of less
than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION,
LIGHT: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Light manufacturing and
fabrication is characterized by the use being con-
tained within buildings, and materials or equip-
ment used in production not being stored outside.
Light manufacturing and fabrication activities do
not generate external emissions such as smoke,
odor, noise, vibrations or other nuisances outside
the building. This definition includes but is not lim-
ited to manufacture and fabrication of electronic
components, office products, furniture, glass
products, and other manufacturing and fabrication
uses as determined by the Community and Eco-
nomic Development Administrator. This definition
excludes slaughterhouses, manufacture of shel-
lac, varnish or turpentine, paper, pulp, rubber from
crude material, refining and/or manufacturing of
petroleum by-products except as an accessory
use of less than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION, ME-
DIUM: The transformation of materials or sub-
stances into new products including construction
4-11-130
(Revised 2/19)11 - 30
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Medium manufacturing and
fabrication is characterized by need for only very
limited areas of outdoor storage and may create
minor external environmental impacts during the
conduct of operations but most impacts are con-
tained on-site. This definition includes but is not
limited to manufacture and fabrication of alcoholic
products, paints, printing ink, leather goods, and
other manufacturing and fabrication uses as de-
termined by the Community and Economic Devel-
opment Administrator. This definition excludes
slaughterhouses, manufacture of shellac, varnish
or turpentine, paper, pulp, rubber from crude ma-
terial, refining and/or manufacturing of petroleum
by-products except as an accessory use of less
than fifty thousand (50,000) gallons.
MARIJUANA COOPERATIVE: Persons that as
qualified patients or designated providers, as de-
fined by chapter 69.51A RCW, share responsibil-
ity for acquiring and supplying the resources
needed to produce and process marijuana in the
residence of one of the members.
MARIJUANA PROCESSOR: A person or busi-
ness entity that is licensed by the Washington
State Liquor and Cannabis Board, under RCW
69.50.325 (Marijuana producer’s license) and/or
RCW 69.50.328 (Marijuana producers, proces-
sors – No direct or indirect financial interest in li-
censed marijuana retailers), and related sections
of the RCW, as they exist or may be amended, to
process, package, and label useable marijuana
and marijuana-infused products for sale at whole-
sale to marijuana retailers.
MARIJUANA PRODUCER: A person or business
entity that is licensed by the Washington State Li-
quor and Cannabis Board, under RCW 69.50.325
(Marijuana producer’s license), and related sec-
tions of the RCW, as they exist or may be
amended, to produce and sell marijuana at whole-
sale to marijuana processors and other marijuana
producers.
MARIJUANA RETAIL: A person or business en-
tity that is licensed by the Washington State Li-
quor and Cannabis Board, under RCW 69.50.354
(Retail outlets licenses), RCW 69.50.357 (Retail
outlets – Rules), and related sections of the RCW,
as they exist or may be amended, to sell useable
marijuana and/or marijuana infused products and
restrict entry to the premises to persons twenty
one (21) years of age and older.
MARIJUANA TRANSPORTER: A person or
business entity that is licensed by the Washington
State Liquor and Cannabis Board, under RCW
69.50.385 (Common carriers – Licensing – State
liquor and cannabis board to adopt rules), and re-
lated sections of the RCW, as they exist or may be
amended, to transport marijuana plants, useable
marijuana, and/or marijuana infused products to
other marijuana licensees.
MARINA: A facility for storing, servicing, fueling,
berthing, and securing and launching of private
pleasure craft that may include the sale of fuel
and incidental supplies for the boat owners,
crews, and guests. This definition includes tie-up
for float planes as well as pleasure boats, and
other private pleasure craft.
MARINA: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A use providing moorage for pleasure craft,
which also may include boat launching facilities,
storage, sales, and other related services.
MARQUEE: A permanent roof structure, usually
incorporating a sign, attached to and supported by
the building and projecting over public property.
MASTER PLAN: A master plan is intended to
show how proposed development will comply
with the development standards in the applicable
zoning. It also is intended to show compatibility of
development within the master plan area, and
compatibility of anticipated uses in areas adjacent
to and abutting the master plan area. It provides
long-term guidance for a smaller area than a con-
ceptual redevelopment plan, but a larger area
than a detailed site plan.
MASTER PROGRAM: The comprehensive
shoreline use plan for the City of Renton and the
use regulations, together with maps, diagrams,
charts or other descriptive material and text, and
a statement of desired goals and standards de-
veloped in accordance with the policies enunci-
ated in Section 2 of the Act.
MATERIAL SAFETY DATA SHEET: Written or
printed information concerning a hazardous ma-
terial which is prepared in accordance with the
provisions of 29 CFR 1910.1200.
MECHANICAL EQUIPMENT: Includes all motor-
ized equipment used for earth moving, trenching,
excavation, gardening, landscaping, and general
4-11-130
11 - 31 (Revised 2/19)
property maintenance exceeding twenty seven
(27) horsepower in size.
MEDICAL INSTITUTIONS: Facilities providing
physical or mental health services, in-patient ac-
commodations, and medical or surgical care of
the sick or injured. Medical institutions are allowed
one helipad as an accessory use, if functionally
and architecturally integrated into the primary use,
regardless of the treatment of helipads in the un-
derlying zoning. This definition includes hospitals,
clinics, hospices, holistic health centers, and nurs-
ing homes as defined in Group I-2 of the IFC. This
definition excludes medical and dental offices,
convalescent centers, assisted living, and group
homes I and II.
MEMBRANE LINER: See RMC 4-5-120G.
MINI-MART: A small retail establishment, usually
located within or associated with another use, that
offers for sale convenience goods such as food
items, tobacco, periodicals and household goods.
MITIGATION BANK: Sites that, when approved
by the City, may be used for restoration, creation
and/or mitigation of wetlands altered on a differ-
ent piece of property, but located within the same
drainage basin.
MIXED USE: A building or site with two (2) or
more different uses such as residential, office,
manufacturing, retail, public or entertainment that
are physically and functionally integrated and mu-
tually supporting.
MIXED USE, HORIZONTAL: A mixed use devel-
opment consisting of one or more single-use
buildings within a parcel or site.
MIXED USE, VERTICAL: A single building that
accommodates multiple uses, generally layered
on a floor by floor basis, with active commercial
uses (e.g., retail, restaurants, or on-site services)
established at ground level with residential, visi-
tor, office or other uses above.
MOBILE FOOD VENDING: A temporary use in-
volving sale of retail food or beverages to the pub-
lic from any vehicle, cart or wagon that is
designed to be readily movable. Mobile food
vending includes pushcarts, mobile kitchens, hot
dog carts, pretzel wagons, or similar uses. A “mo-
bile food vendor” includes the owners and opera-
tors of a mobile food vending use. This definition
excludes drive-in/drive-through retail or service.
MOBILE HOME: See MANUFACTURED HOME.
MOBILE VENDOR: Retail sale of goods from a
vehicle or mobile cart.
MODULATION: A measured and proportioned in-
flection or setback in a building’s face that breaks
up an otherwise larger flat vertical plane into mul-
tiple offset sub-elements so as to reduce the ap-
parent bulk.
MOORAGE: Any device or structure used to se-
cure a vessel for temporary anchorage, but which
is not attached to the vessels. Examples of moor-
age are docks or buoys.
MOTEL: A building or group of detached or con-
nected buildings designed or used primarily for
providing sleeping accommodations for automo-
bile travelers and typically having a parking space
adjacent to a sleeping accommodation. This defi-
nition excludes multi-family dwellings, bed and
breakfasts, and hotels.
MOVIE THEATER: An indoor facility for showing
movies, including accessory retail sales of food
and beverages. This definition excludes adult en-
tertainment businesses; entertainment clubs; and
cultural facilities.
MS4: See RMC 4-6-100.
MULTIPLE-USE: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) The combining of compatible uses
within one development, in which water-oriented
and non-water-oriented uses are included.
MUNICIPAL SEPARATE STORM SEWER SYS-
TEM: See RMC 4-6-100.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord.
4219, 5-4-1992; Ord. 4346, 3-9-1992; Ord. 4577,
1-22-1996; Ord. 4665, 5-19-1997; Ord. 4715,
4-6-1998; Ord. 4716, 4-13-1998; Ord. 4777,
4-19-1999; Ord. 4821, 12-20-1999; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124,
2-7-2005; Ord. 5125, 2-28-2005; Ord. 5387,
6-9-2008; Ord. 5404, 7-21-2008; Ord. 5432,
12-8-2008; Ord. 5478, 8-3-2009; Ord. 5522,
12-14-2009; Ord. 5570, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5676, 12-3-2012; Ord. 5707,
3-24-2014; Ord. 5816, 10-3-2016; Ord. 5899, 11-
19-2018; Ord. 5908, 12-10-2018)
4-11-140
(Revised 2/19)11 - 32
4-11-140 DEFINITIONS N:
NATIONAL POLLUTANT DISCHARGE ELIMI-
NATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: See RMC 4-6-100.
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: See RMC
4-5-120G.
NATIVE GROWTH PROTECTION EASEMENT:
A restrictive area where all native, predevelop-
ment vegetation shall not be disturbed or
removed except for removal pursuant to an
approved enhancement program. The purpose of
an easement is to protect steep slopes, slopes
and/or riparian corridors.
NATIVE VEGETATION: Plant species that are in-
digenous to the area in question and could rea-
sonably be expected to have occurred on site.
NATURAL: A Shoreline Master Program land
use designation identifying an area as unique and
fragile. It is intended to provide areas of wildlife
sanctuary and habitat preservation.
NATURAL LIGHT: Interior or exterior light from
the sun.
NATURAL OUTLET: See RMC 4-6-100.
NATURAL RESOURCE EXTRACTION/RECOV-
ERY: Land used for timber harvesting consistent
with the Forest Practices Act or silviculture, min-
eral extraction, or natural resource recovery such
as mining reclamation or reforestation. This defi-
nition excludes Christmas tree farms, nurseries,
and agriculture.
NATURAL WATER SYSTEM: Any and all parts
of the hydrologic cycle independent of size and
residence time. The meaning includes “waters of
the state” as defined in RCW 90.48.020.
NEIGHBORHOOD: A sub-area of the City in
which the residents share a common identity fo-
cused around a school, park, community busi-
ness center or other feature.
NEW UNDERGROUND STORAGE FACILITY:
See RMC 4-5-120G.
NEWS STAND: A use consisting of the retail sale
of newspapers and magazines. This definition ex-
cludes adult retail uses.
NONCONFORMING LOT: An otherwise legal lot
that does not conform to the minimum lot area,
depth, width, or other lot standards of the zone in
which it is located.
NONCONFORMING SITE: A lot that does not
conform to development regulations related to the
characteristics of the site and the facilities pro-
vided thereon including, but not limited to, vege-
tation conservation, shoreline stabilization,
landscaping, parking, screening, driveways, im-
pervious surface coverage, pedestrian amenity,
and other regulations of the district in which it is
located due to changes in code requirements, or
annexation.
NONCONFORMING STRUCTURE: A lawfully
established structure that does not comply with
the current development standards (yard set-
backs, design standards, height, etc.) for its zone,
but which complied with applicable regulations at
the time it was established. Such structures may
or may not be in compliance with other relevant
building codes and regulations.
NONCONFORMING USE: A lawfully established
use of land that does not comply with the current
use regulations (primary, secondary, conditional,
etc.) for its zone, but which complied with applica-
ble regulations at the time the use was estab-
lished.
NONSTRUCTURAL TRIM: The molding, bat-
tens, caps, nailing strips, latticing, cutouts or let-
ters and walkways which are attached to the sign
structure.
NON-WATER-DEPENDENT USE: Those uses
which are not water-dependent.
NON-WATER-ORIENTED USE: Those uses
which are not water-dependent, water-related, or
water-enjoyment.
NO-PROTEST AGREEMENT: A restrictive cove-
nant signed by the property owner signifying con-
sent to the future formation of a local improve-
ment district by the City of Renton or by property
owners for constructing and paying for street im-
provements.
NORMAL RAINFALL: Rainfall that is at the mean
or within one standard deviation of the mean of
the accumulated annual rainfall record, based
upon the water year for King County as recorded
at the Seattle-Tacoma International Airport by the
4-11-150
11 - 33 (Revised 2/19)
graph shown at King County Department of Nat-
ural Resources and Parks’ Water and Land Re-
sources Division’s Hydrologic Information Center
(http://dnr.metrokc.gov/hydrodat/seatacpre-
cip.asp).
NPDES: See RMC 4-6-100.
NURSERIES, HORTICULTURAL: Any land used
to raise, store, or sell trees, shrubs, flowers, and
other plants for sale or for transplanting. This defi-
nition does not include the sale of any of the
above for consumption. Associated retail space is
allowed as an accessory to this use.
(Ord. 3719, 4-11-1983; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4521, 6-5-1995; Ord. 4577,
1-22-1996; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5478, 8-3-2009; Ord. 5633, 10-24-2011; Ord.
5759, 6-22-2015; Ord. 5869, 12-11-2017)
4-11-150 DEFINITIONS O:
OCCASIONAL BREEDER: An owner/tenant with
household pets and/or domestic animals that has
a single litter no more frequently than one time ev-
ery two years and keeps the offspring no longer
than one hundred twenty (120) days.
OFF-SITE SERVICES: See SERVICES, OFF-
SITE.
OFFICE, GENERAL: A place at which the affairs
of a business, profession, service, or industry are
conducted and generally furnished with desks, ta-
bles, files and communication equipment. This
definition includes associated accessory uses in-
cluding but not limited to exercise rooms and caf-
eterias for use by employees and clients. This
definition excludes conference centers, medical
and dental offices, veterinary offices/clinics, city
government offices, other government offices and
facilities, social service organizations, and con-
struction/contractor’s offices.
OFFICE, MEDICAL AND DENTAL: Any office
used by physicians, dentists, and/or other medi-
cal professionals to examine, diagnose, and treat
patients, and to administer day-to-day accessory
office functions relating to the medical or dental
practice.
ON-SITE SERVICES: See SERVICES, ON-
SITE.
OPEN RECORD APPEAL: An administrative ap-
peal to a local governmental body or officer, in-
cluding the legislative body, that creates the local
government’s record through testimony and sub-
mission of evidence and information, under pro-
cedures prescribed by RMC 4-8-110.
OPEN-RUN AREA: An enclosed area that allows
domestic animals and/or household pets to move
about freely within the confines of the enclosure.
Fencing such as residential fencing that is typi-
cally located along property lines and encloses
residential yards is excluded from this definition.
OPEN SPACE: Any physical area that provides
visual relief from the built environment for envi-
ronmental, scenic or recreational purposes. Open
space may consist of developed or undeveloped
areas, including urban plazas, parks, pedestrian
corridors, landscaping, pastures, woodlands,
greenbelts, wetlands and other natural areas, but
excluding stormwater facilities, driveways, park-
ing lots or other surfaces designed for vehicular
travel.
OPEN SPACE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A land area allowing view, use or passage
which is almost entirely unobstructed by build-
ings, paved areas, or other manmade structures.
OPEN SPACE, CONTIGUOUS: Land perma-
nently set aside as open space located in re-
corded tracts. Contiguous open space lands
typically exclude critical areas such as wetlands
and steep slopes, but may include wetland buf-
fers enhanced with amenities such as pedestrian
trails and seating areas, as well as stormwater
ponds enhanced per the techniques and land-
scape requirements set forth in “The Integrated
Pond,” King County Water and Land Resources
Division.
OPEN SPACE, CONTIGUOUS, URBAN SEP-
ARATOR: Land permanently set aside as open
space located in recorded tracts. Contiguous
open space lands may include critical areas, such
as wetlands and steep slopes, and wetland buf-
fers, as well as stormwater ponds enhanced per
the techniques and landscape requirements set
forth in “The Integrated Pond, King County Water
and Land Resources Division.”
OPERATOR: See RMC 4-5-120G.
ORDINANCE: See RMC 4-9-070R.
4-11-160
(Revised 2/19)11 - 34
ORDINARY HIGH WATER MARK (OHWM): On
lakes and streams, that mark found by examining
the bed and banks and ascertaining where the
presence and action of waters are so common
and usual, and so long continued in all ordinary
years, as to mark upon the soil a character distinct
from that of the abutting upland, in respect to veg-
etation as that condition exists as of the effective
date of regulations, as it may naturally change
thereafter, or as it may change in accordance with
permits issued by the City or State. The following
criteria clarify this mark on lakes and streams:
A. Lakes: Where the ordinary high water mark
cannot be found, it shall be the line of mean high
water.
B. Streams: Where the ordinary high water
mark cannot be found, it shall be the line of mean
high water. For braided streams, the ordinary high
water mark is found on the banks forming the
outer limits of the depression within which the
braiding occurs.
OUTDOOR RETAIL SALES AREAS: Specially
designed areas for the retail sale of automobiles,
small trucks, vans or other similar type motor ve-
hicles. It does not generally include commercially
licensed motor vehicles such as buses or trucks.
OUTSIDE STORAGE: See STORAGE, OUT-
SIDE.
OWNER: See RMC 4-5-120G.
OWNER: (For purposes of the aquifer protection
regulations in RMC 4-3-050, Critical Areas Regu-
lations, and RMC 4-9-015, Aquifer Protection
Area permits, only.) May include a duly autho-
rized agent or attorney, a purchaser, fiduciary,
and/or a person having vested or contingent inter-
est in the property and/or facility in question.
(Ord. 4517, 5-8-1995; Ord. 4587, 3-18-1996; Ord.
4716, 4-13-1998; Ord. 4851, 8-7-2000; Ord.
4857, 8-21-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord.
5356, 2-25-2008; Ord. 5633, 10-24-2011; Ord.
5749, 1-12-2015; Ord. 5910, 12-10-2018)
4-11-160 DEFINITIONS P:
PARCEL: A unit of land created specifically for
the purpose of tax collection.
PARENT SITE: (This definition for RMC 4-7-090,
Unit Lot Subdivision, only.) The aggregate of all
land (irrespective of existing or future unit lots,
tracts, or other distinct properties) within the
boundaries of the original lot(s) subject to a unit
lot subdivision within which townhouses exist or
are proposed, and the land underlying the town-
houses subdivided so that each townhouse dwell-
ing unit is located on a unit lot.
PARK: For purposes of the application of setback
requirements for uses regulated by the provisions
of RMC 4-3-010, a “park” is defined as a tract of
land provided by a unit of government to meet the
active and/or passive recreational needs of peo-
ple.
PARK AND RIDE, DEDICATED: A surface park-
ing lot or structured parking garage used for park-
ing of vehicles for commuters using any form of
transit or ridesharing. This definition excludes
commercial or public surface parking and com-
mercial or public structured parking garages.
PARK AND RIDE, SHARED-USE: A pre-existing
parking lot or structured parking garage created
for purposes other than commuter parking that
has specific numbers of spaces or an entire lot or
garage leased to a transit authority to allow com-
muters to park their vehicles to use any form of
transit or ridesharing. This definition excludes
dedicated park and rides, commercial or public
surface parking, and commercial or public struc-
tured parking garage.
PARK, COMMUNITY/REGIONAL: Larger than
neighborhood parks, these are designed for orga-
nized activities and sports, although individual
and family activities are also encouraged. Where
there are no neighborhood parks, the community
or regional park can serve this function. Larger
parks often include one specific use or feature
that makes the park unique. This definition in-
cludes but is not limited to community and re-
gional parks as defined by the City of Renton
Parks Plan, trails for nonmotorized travel, and ac-
cessory uses normal and incidental to parks.
PARK, NEIGHBORHOOD: A combination play-
ground and park designed primarily for nonsuper-
vised, nonorganized recreation activities. They
are generally small in size. This definition includes
but is not limited to community gardens and other
accessory uses normal and incidental to parks.
4-11-160
11 - 34.1 (Revised 7/20)
PARKING, BICYCLE: An off-street space in-
tended for the use of bicycle storage, which in-
cludes a bicycle rack or similar facility that allows
one to lock a bicycle in place.
PARKING GARAGE, STRUCTURED, COM-
MERCIAL OR PUBLIC: A building or structure
which may be located above or below ground,
with stalls accessed via interior aisles, and used
for temporary storage of motor vehicles. Struc-
tured parking can be a stand-alone use or a part
of a building containing other uses. This definition
excludes dedicated park and rides, shared-use
park and rides, and commercial or public surface
parking.
PARKING MODULE: A parking area that meets
maximum physical dimensions as delineated in
the Urban Center Design Overlay regulations.
PARKING, OFF-SITE: Parking for a particular
land use on land separate from the land on which
the use occurs. The use for parking is subject to
a lease or other agreement ensuring the perpet-
ual use of the off-site land for parking.
PARKING SPACE or PARKING STALL: A park-
ing space is any off-street space intended for the
use of temporary vehicular storage for durations
of less than seventy two (72) hours with ingress
and egress to the space easily identifiable. In-
cluded in this definition are the permanent sur-
face, striping, landscaping and other features
required by RMC 4-4-080.
PARKING, SURFACE, COMMERCIAL OR PUB-
LIC: Open lots or grounds with at-grade parking
improvements. This definition excludes dedicated
park and rides, shared-use park and rides, and
commercial and public structured parking ga-
rages.
PARKING, TANDEM: The parking of one motor
vehicle behind another, in a space two (2) car
lengths long, but only one car length wide.
PARTY OF RECORD: Party of record means:
1. The permit applicant and the owner of
property subject to the land use decision;
2. The appellant (if different than the permit
applicant);
3. The City (if different than the appellant);
or
4. Any person who provided a complete
name and address (either physical address
or email address) and testified during the
open record public hearing, either verbally or
in writing, on the application and/or any per-
son who submitted written comments during
administrative review, excluding persons who
have only signed petitions or mechanically
produced form letters.
PARTY OF RECORD: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) All persons, agencies or organizations
who have submitted written comments in re-
sponse to a notice of application prior to the close
of the public hearing or during the administrative
review; made oral comments in a formal public
hearing conducted on the application; or notified
local government of their desire to receive a copy
of the final decision on a permit and who have
provided an address for delivery (either physical
address or email address) of such notice by mail.
PASSIVE RECREATION: See RECREATION,
PASSIVE.
PAVED: Surfaced with a hard, smooth surface,
usually consisting of concrete or asphalt under-
lain by a subgrade of crushed rock.
PAVEMENT WIDTH: Width of paved driving and
parking surface, including street gutters as mea-
sured from face of curb to face of curb, or from
edge of pavement where there are no curbs.
PEAK DISCHARGE: The maximum surface wa-
ter runoff rate (cfs) at point of discharge, deter-
mined from the design storm frequency.
PEDESTRIAN CORRIDORS: Areas designated
in the Comprehensive Plan as primary routes for
pedestrian use to connect sub-areas of the City or
regional trail systems, and to provide access to
public facilities.
PEDESTRIAN-ORIENTED DEVELOPMENT/
STREET: Development on a pedestrian-oriented
street is encouraged through master planning,
building location and design guidelines and typi-
cally meets the following criteria: 1) buildings in
scale with the street, one to two (2) stories along
residential/minor collectors and three (3) or more
stories along primary and secondary arterials, 2)
buildings located close to the street/walkway, 3)
at least one pedestrian entry oriented to the
4-11-160
(Revised 7/20)11 - 34.2
street, and 4) clearly identified sidewalks and/or
grade separated walkways.
PEDESTRIAN-ORIENTED FACADE: Facades
featuring characteristics that make them attrac-
tive to pedestrians, including transparent window
area or window displays along the ground floor fa-
cade, primary building entry, and overhead
weather protection along at least seventy five per-
cent (75%) of the facade.
PEDESTRIAN-ORIENTED SPACE: A publicly
accessible space that includes elements such as
visual and pedestrian access to abutting struc-
tures, paved walking surfaces of either concrete
or unit paving, on-site or building-mounted light-
ing, and public seating areas.
PEDESTRIAN-ORIENTED STREET: See
STREET, PEDESTRIAN-ORIENTED.
PEDESTRIAN-ORIENTED USE: Businesses
typically frequented by and conveniently located
for use by pedestrians.
PERENNIAL: Waters which flow continuously.
PERFORMANCE BOND OR GUARANTEE:
That security which may be accepted in lieu of a
requirement that certain improvements be made
before approval of the final plat, including perfor-
mance bonds, escrow agreements, and other
similar collateral or surety agreements.
PERMIT, SHORELINE: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) Any substantial development, variance,
conditional use permit, or revision authorized un-
der chapter 90.58 RCW.
PERMITTED USES: See USES, PERMITTED.
PERSON: Any person, individual, public or pri-
vate corporation, firm, association, joint venture,
partnership, municipality, government agency, po-
litical subdivision, public officer, owner, lessee,
tenant, other legal entity, or any other entity what-
soever or any combination of such, jointly or sev-
erally.
PERVIOUS SURFACE: Any surface material that
allows stormwater to infiltrate into the ground. Ex-
amples include lawn, landscape, pasture, and na-
tive vegetation areas. Note for purposes of
Surface Water Design Manual (RMC 4-6-030)
threshold determination and runoff volume mod-
eling for detention and treatment, vegetated roofs
and permeable pavements are to be considered
impervious surfaces along with lawns, landscap-
ing, sports fields, golf courses, and other areas
that have modified runoff characteristics resulting
from the addition of underdrains.
PET DAY CARE: A commercial facility where four
(4) or more dogs or other household pet animals
are left by their owners for periods of supervision
during the hours the facility is open to the public
(i.e., business hours).
PETS, HOUSEHOLD: Animals that are generally
kept as part of a household and for the purpose of
companionship. These animals are to include:
dogs, cats, rabbits, caged indoor birds, small ro-
dents, nonvenomous reptiles and amphibians
weighing less than ten (10) pounds, and others of
similar size and characteristics as approved by
the Planning Director.
PIER: A general term including docks and similar
structures consisting of a fixed or floating platform
extending from the shore over the water. This
definition does not include overwater trails.
PIPELINE: Buried pipe systems (including all
pipe, pipe joints, fittings, valves, manholes,
sumps, and appurtenances that are in contact
with the substance being transported) utilized for
the conveyance of hazardous materials. Pipe-
lines include, but are not limited to, sanitary sew-
ers, side sewers, storm sewers, leachate
pipelines, and product pipelines.
PLANNED UNIT DEVELOPMENT: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) Special contractual agree-
ment between the developer and a governmental
body governing development of land.
PLANNED URBAN DEVELOPMENT (PUD):
Any development approved and developed in ac-
cordance with the terms of RMC 4-9-150, includ-
ing a subdivision of such land, which develop-
ment may occur at one time or in phases.
PLANNING COMMISSION: That body as defined
in chapters 35.63, 35A.63, or 36.70 RCW as des-
ignated by the legislative body to perform a plan-
ning function or that body assigned such duties
and responsibilities under a city or county charter.
PLANNING DIRECTOR: The individual under the
direction of the Community and Economic Devel-
4-11-160
11 - 35 (Revised 7/20)
opment Administrator who plans, organizes, coor-
dinates and directs the City’s Planning Division,
including the development and adoption of the
City’s Comprehensive Plan, zoning, and develop-
ment regulations, or designee. Additionally, the
Planning Director is responsible for application
and enforcement of the City’s zoning, shoreline
management, and environmental ordinances, re-
view and processing of all land use subdivision
permit applications.
PLANT ASSOCIATIONS OF INFREQUENT OC-
CURRENCE: One or more plant species in a
landform type that, because of the rarity of the
habitat or the species involved, or both, or for
other botanical or environmental reasons, do not
often occur in King County.
PLANTING STRIP: That part of a street right-of-
way between the abutting property line and the
curb or traveled portion of the street, exclusive of
any sidewalk.
PLAT: A map or representation of a subdivision,
showing thereon the division of a parcel of land
into lots, blocks, streets, and alleys or other divi-
sion and dedications.
PLAT, FINAL: The final drawing of a subdivision
and dedication prepared for filing for record with
the County Auditor and containing all elements
and requirements set forth in this Title and chap-
ter 58.17 RCW.
PLAT, PRELIMINARY: A drawing of a proposed
subdivision of land into ten (10) or more individual
lots showing the general layout of streets and al-
leys, lots, blocks, and other elements of a subdi-
vision consistent with the requirements of the City
subdivision regulations and chapter 58.17 RCW.
The preliminary plat shall be the basis for the ap-
proval or disapproval of the general layout of a
subdivision.
PLAT, SHORT: The division or redivision of land
into nine (9) or fewer lots, tracts, parcels, sites, or
divisions for the purpose of sale, lease or transfer
of ownership.
POTABLE WATER: See RMC 4-6-100.
POTENTIAL ANNEXATION AREAS: Areas
within the Urban Growth Area that have been des-
ignated for annexation to the City within the twenty
(20) year planning horizon by agreement with
King County as required by the Countywide Plan-
ning Policies and the Growth Management Act.
POTW: See RMC 4-6-100.
PREAPPLICATION MEETING: A conference
held with a project applicant and City representa-
tive(s) in advance of the proposed land use proj-
ect application. During the conference, the City
representative(s) inform the applicant of applica-
ble policies, plans, and requirements as they ap-
ply to the proposed development project.
PRELIMINARY APPROVAL: The official favor-
able action taken on the preliminary plat of a pro-
posed subdivision, metes and bounds descrip-
tion, or dedication, by the Hearing Examiner
following a duly advertised public hearing.
PRELIMINARY PLAT: See PLAT, PRELIMINARY.
PRESCHOOL: Nursery schools or kindergartens
which are engaged primarily in educational work
with children and in which no child is enrolled on
a regular basis for more than four (4) hours per
day.
PRESSURE VACUUM BREAKER: See RMC
4-6-100.
PRIMARY CONTAINMENT: See RMC 4-5-120G.
PRIORITY HABITAT AND SPECIES: Habitats
and species of importance and concern as identi-
fied by the Washington State Department of Wild-
life Priority Habitat and Species Program. “Priority
habitats” are habitat types with unique or signifi-
cant value to many species. An area classified
and mapped as priority habitat must have one or
more of the following attributes:
1. Comparatively high fish and wildlife den-
sity.
2. Comparatively high fish and wildlife spe-
cies diversity.
3. Important fish and wildlife breeding habi-
tat.
4. Important fish and wildlife seasonal
ranges.
5. Important fish and wildlife movement cor-
ridors.
4-11-170
(Revised 7/20)11 - 36
6. Limited availability.
7. High vulnerability to habitat alteration.
8. Unique or dependent species.
“Priority species” are fish and wildlife species re-
quiring protective measures and/or management
guidelines to ensure their perpetuation.
PRIVATE CLUB, FRATERNAL ORGANIZA-
TION: An association of persons organized for
some common purpose, including civic, profes-
sional, social, trade, fraternal, and other similar
organizations, but not including groups organized
primarily to render a service which is customarily
carried on as a business.
PRIVATE HYDRANT: A fire hydrant situated and
maintained to provide water for firefighting pur-
poses with restrictions as to use. The location
may be such that it is not readily accessible for
immediate use by the fire authority for other than
certain private property.
PRODUCT TIGHT: See RMC 4-5-120G.
PROJECTION: The distance by which a sign ex-
tends over public property or beyond the building
line.
PROPERTY OWNERS’ ASSOCIATION: See
HOMEOWNERS’ ASSOCIATION.
PROPONENT: See APPLICANT.
PUBLIC ACCESS: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A means of physical approach to and
along the shoreline available to the general pub-
lic. This may also include visual approach.
PUBLIC AQUATIC LANDS: Land managed by
the Washington State Department of Natural Re-
sources (DNR) located inside the designated in-
ner harbor line.
PUBLIC FACILITIES: Publicly owned, operated,
or leased land and the public facilities and/or uses
contained therein, such as streets, roads, high-
ways, sidewalks, street lighting systems, traffic
signals, domestic water systems, storm and san-
itary sewer systems, park and recreation facili-
ties, schools, and public buildings. Public facilities
do not include private structures or uses located
on or utilizing public land or facilities (e.g., pri-
vately owned and operated Wireless Telecommu-
nication Facility located on leased public land).
PUBLIC INTEREST: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) The interest shared by the citizens of
the State or community at large in the affairs of
government, or some interest by which their
rights or liabilities are affected including, but not
limited to, an effect on public property or on
health, safety, or general welfare resulting from a
use or development.
PUBLICLY OWNED TREATMENT WORKS: See
RMC 4-6-100.
PUBLIC WORKS ADMINISTRATOR: The Ad-
ministrator of the Public Works Department or
designee.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986;
Ord. 4039, 1-19-1987; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522,
6-5-1995; Ord. 4577, 1-22-1996; Ord. 4827,
1-24-2000; Ord. 4835, 3-27-2000; Ord. 4840,
5-8-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5080,
6-14-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5356, 2-25-2008; Ord. 5470,
7-13-2009; Ord. 5478, 8-3-2009; Ord. 5519,
12-14-2009; Ord. 5520, 12-14-2009; Ord. 5529,
3-8-2010; Ord. 5571, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012; Ord. 5759, 6-22-2015; Ord. 5818, 10-
17-2016; Ord. 5828, 12-12-2016; Ord. 5837, 6-
12-2017; Ord. 5853, 8-7-17; Ord. 5868, 12-11-
2017; Ord. 5910, 12-10-2018; Ord. 5958, 12-9-
2019)
4-11-170 DEFINITIONS Q:
QUALIFIED PROFESSIONAL: A person with ex-
perience and training in the pertinent scientific
discipline, and who is a qualified scientific expert
with expertise appropriate for the relevant subject
in accordance with WAC 365-195-905(4). A qual-
ified professional must have obtained a B.S. or
B.A. or equivalent degree in biology, and profes-
sional experience related to the subject habitat or
species.
(Ord. 5137, 4-25-2005)
4-11-180
11 - 37 (Revised 7/20)
4-11-180 DEFINITIONS R:
RAILROAD YARDS: An area for the switching,
storing, assembling, distributing, consolidating,
moving, repairing, weighing or transferring of
cars, trains, engines, locomotives, and rolling
stock.
REAR YARD: See YARD REQUIREMENT.
REASONABLE USE: A legal concept that has
been articulated by federal and state courts in
regulatory takings issues.
RECEIVING BODIES OF WATER: Creeks,
streams, rivers, lakes, storm sewers, wetlands
and other bodies of water into which surface wa-
ters are directed, either naturally or in manmade
ditches or open and closed systems.
RECOGNIZED HIGHER RISK: The handling,
processing or storage of flammable, explosive,
blasting or toxic agents and their related pro-
cesses and/or activities which are generally con-
sidered as high hazard occupancy by agencies
and/or publications, which include but are not lim-
ited to the Washington Surveying and Rating Bu-
reau, the American Insurance Association as per
its Fire Prevention Code and National Building
Code, as the same may be amended from time to
time as posing a higher risk on its neighbors and/
or adjacent or nearby properties natural or man-
made waterways, or which may tend to endanger
environmental qualities before special actions are
taken to mitigate adverse characteristics.
RECREATION: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) The refreshment of body and mind through
forms of play, amusement or relaxation. The rec-
reational experience may be active, such as boat-
ing, fishing, and swimming, or may be passive
such as enjoying the natural beauty of the shore-
line or its wildlife. This definition includes both
public and private facilities.
RECREATION, ACTIVE: Leisure-time activities
sometimes requiring equipment and taking place
at prescribed places, sites, or fields. Active recre-
ation includes such activities as swimming, boat-
ing, tennis, fishing, soccer, etc.
RECREATION, PASSIVE: Activities that involve
relatively inactive or less energetic activities, such
as walking, sitting, reading, picnicking, and card,
board, or table games.
RECREATIONAL FACILITIES, INDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities within an en-
closed space. Examples include gymnasiums,
amusement arcades, health and fitness clubs, in-
door tennis and racquetball courts, bowling al-
leys, and indoor swimming pools. This definition
excludes indoor sports arenas, auditoriums, and
exhibition halls.
RECREATIONAL FACILITIES, OUTDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities with little or no
enclosed space. Examples include: private (com-
mercial or private club) outdoor tennis courts, pri-
vate outdoor swimming pools, batting cages,
amusement parks, miniature golf courses, golf
driving ranges, and playgrounds. This definition
excludes marinas, parks, golf courses and out-
door sports arenas.
RECREATIONAL VEHICLE: A vehicle that is:
1. Built on a single chassis; and
2. Four hundred (400) square feet or less
when measured at the largest horizontal pro-
jection; and
3. Designed to be self-propelled or perma-
nently towable by a light duty truck; and
4. Designed primarily not for use as a per-
manent dwelling but as temporary quarters
for recreational, camping, travel, or seasonal
use.
(Revised 7/20)11 - 38
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4-11-180
11 - 38a (Revised 2/19)
This definition includes, but is not limited to, motor
homes and travel trailers.
RECYCLABLES: Newspaper, uncoated mixed
paper, aluminum, glass and metal food and bev-
erage containers, polyethylene terepthalate (PET
#1) plastic bottles, high density polyethylene
(HDPE #2) plastic bottles, and such other materi-
als that the City and contractor determine to be
recyclable.
RECYCLABLES DEPOSIT AREA: In multi-fam-
ily residences, commercial, industrial and other
nonresidential development, the area(s) where
recyclables will be stored.
RECYCLING COLLECTION AND PROCESS-
ING CENTER: A facility where collected recycla-
ble items are brought for sorting, compaction,
transfer, and/or processing including changing
the form of materials.
RECYCLING COLLECTION STATION: A con-
tainer or containers for the collection of second-
hand goods and recyclable materials.
REFUSE: A term synonymous with municipal
solid waste (MSW) including all accumulations of
waste matters discarded as of no further value to
the owner, such as kitchen and table waste, wrap-
pings and small discarded containers, and small
dead animals weighing not over fifteen (15)
pounds, but shall exclude all manure, sewage,
large dead animals, petroleum products, clean-
ings from public and private catch basins,
washracks or sumps, bulk waste, recyclables,
yard waste and special or hazardous wastes.
REGULATED ACTIVITY: (For chapter 4-3 RMC,
Critical Area Regulation Use only.) All existing
and proposed activities located within a regulated
critical area or critical area buffer.
REGULATED SUBSTANCES: See RMC
4-5-120G.
RELIGIOUS INSTITUTIONS: Churches, syna-
gogues, temples and other places where gather-
ing for worship is the principle purpose of the use.
Typical accessory uses associated with this use
include licensed day care facilities, playground,
community meeting facilities, and private schools,
rectory or convent, and offices for administration
of the institution.
REMOVAL OF VEGETATION: The actual re-
moval or causing the effective removal through
damaging, poisoning, root destruction or other di-
rect or indirect actions resulting in the death of a
tree or other vegetation.
RENTAL UNIT: Any dwelling unit which is occu-
pied pursuant to a lawful rental agreement, oral or
written, express or implied, which was not owned
as a condominium unit or cooperative unit on the
effective date of RMC 4-9-040, Condominium
Conversion Regulations. A dwelling unit in a con-
verted building for which there has been no ac-
ceptance of an offer of sale as of October 15,
1979, shall be considered a rental unit.
REPAIR or MAINTENANCE: An activity that re-
stores the character, scope, size, or design of a
serviceable area, structure, or land use to its pre-
viously existing, authorized and undamaged con-
dition. Activities that change the character, size,
or scope of a project beyond the original design
are not included in this definition.
RESEARCH – SCIENTIFIC (SMALL SCALE):
The gathering of data, information, and facts for
the advancement of knowledge. Small scale re-
search is generally sponsored by an organization
or government agency. Facilities may consist of
temporary offices, sheds, or structures that have
a small footprint. The uses have only limited im-
pact on the underlying use of the site or environ-
ment as determined by the Community and
Economic Development Administrator. Such sci-
entific research may be conducted in a building or
in the field, may include investigation, testing or
experimentation for study, research education,
mitigation, and demonstration of scientific princi-
ples and may be temporary in nature.
RESTRICTIVE COVENANT: A restriction on the
use of land set forth in a formal binding agree-
ment running with the land and binding upon sub-
sequent owners of the property.
RETAIL SALES: Establishments within a perma-
nent structure engaged in selling goods or mer-
chandise available for immediate purchase and
removal from the premises by the general public
for personal or household consumption and ren-
dering services incidental to the sale of such
goods. This definition includes department
stores, retail shops, grocery stores and large for-
mat retailers developing using a multi-story for-
mat. This definition excludes adult retail uses,
vehicle sales, wholesale retail, outdoor retail
4-11-180
(Revised 2/19)11 - 38b
sales, eating and drinking establishments, and
taverns.
RETAIL SALES, OUTDOOR: The display and
sale of products and services primarily outside of
a building or structure, including but not limited to
garden supplies, tires and motor oil, farmers mar-
kets, manufactured homes, burial monuments,
building and landscape materials, lumber yards,
vending machines, and retail product lockers.
This definition excludes adult retail uses, or vehi-
cle sales.
RETAIL, WHOLESALE: A retail establishment
engaged in selling goods or merchandise to the
general public as well as other retailers, contrac-
tors, or businesses, and rendering services inci-
dental to the sale of such goods, involving a high
volume of sales of products in a warehouse set-
ting, and may include, but is not limited to, mem-
bership warehouse clubs that emphasize bulk
sales, “big-box retail,” discount stores, and outlet
stores. This definition excludes vehicle sales, out-
door retail sales, and adult retail uses. Wholesale
retail is differentiated from general retail by any of
the following characteristics:
1. Items for sale include large, categorized
products, e.g., lumber, appliances, house-
hold furnishings, electrical and heating fix-
tures and supplies, wholesale and retail
nursery stock, etc.; and may also include a
variety of carry-out goods (e.g., groceries,
household, and personal care products);
2. A large inventory of goods and merchan-
dise is stored on the subject site in high-ceil-
ing warehouse areas, high-rack displays,
and/or outdoor storage areas; and
3. High-volume truck traffic, regular pick-up
and delivery of large items, and a designated
contractor pick-up area.
RETAINING WALL: A wall designed to resist lat-
eral earth and/or fluid pressures, including any
surcharge, in accordance with accepted engi-
neering practice. For the purposes of this Title, a
“rockery” or “rock wall” is a type of retaining wall.
Structural components of stormwater facilities
shall not be interpreted to be a retaining wall.
RETAINING WALL HEIGHT: The vertical dis-
tance measured from the bottom of the footing to
the finish grade at the top of the wall (i.e., upper
soil grade).
RETAINING WALL HEIGHT, EXPOSED: The
vertical distance measured from the finish grade
at the bottom of the wall (i.e., lower soil grade) to
the finish grade at the top of the wall (i.e., upper
soil grade). This height does not include the depth
of footing below grade.
RIPARIAN AREA: The upland area immediately
adjacent to and paralleling a body of water and is
usually composed of trees, shrubs and other
plants. Riparian functions include bank and chan-
nel stability, sustained water supply, flood stor-
age, recruitment of woody debris, leaf litter,
nutrients, sediment and pollutant filtering, shade,
shelter, and other functions that are important to
both fish and wildlife.
ROADWAY: That portion of a street intended for
the accommodation of vehicular traffic, generally
within curb lines.
ROCKERY: One or more courses of rocks
stacked against an exposed soil face to protect
the soil face from erosion and sloughing. The bot-
tom course of rocks bears on the foundation soils
and the upper rocks bear partially or entirely on
the rocks below. A rockery is also known as a
“rock wall.”
ROOFS, PITCHED: A shed, gabled or hipped
roof having a slope or pitch of at least one foot (1')
rise for each four feet (4') of horizontal distance in
the direction of the slope or pitch of the roof.
ROUTINE VEGETATION MANAGEMENT: Tree
and other vegetation management undertaken as
part of a regularly scheduled program of mainte-
nance and repair of property.
(Ord. 3366, 10-15-1979; Ord. 4346, 3-9-1992;
Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4426, 11-8-1993; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5137, 4-25-2005; Ord. 5355, 2-25-2008; Ord.
5387, 6-9-2008; Ord. 5432, 12-8-2008; Ord.
5589, 2-28-2011; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012; Ord. 5747, 1-12-2015; Ord.
5841, 6-12-2017; Ord. 5917, 12-10-2018)
4-11-190
11 - 38c (Revised 2/19)
4-11-190 DEFINITIONS S:
SALES/MARKETING TRAILERS, ON-SITE:
Trailers used for temporary on-site sales and mar-
keting of developments and/or construction sites.
SALMONID MIGRATION BARRIER: An in-
stream blockage that consists of a natural drop
(no human influence) with an uninterrupted slope
greater than one hundred percent (100%) (forty
five (45) degree angle) and a height in excess of
eleven (11) vertical feet within anadromous
salmon-bearing waters or a height in excess of
three (3) vertical feet within resident trout-only
bearing waters. Human-made barriers to salmo-
nid migration (e.g., culverts, weirs, etc.) shall be
considered barriers to salmonid migration by this
definition, only if they were lawfully installed; per-
manent; present a complete barrier to salmonid
passage based on hydraulic drop, water velocity,
water depth, or any other feature which would
prevent all salmonids from passing upstream;
and in the opinion of the Community and Eco-
nomic Development Administrator cannot be
modified to provide salmonid passage without re-
sulting in significant impacts to other environmen-
tal resources, major transportation and utility
systems, or to the public, and would have signifi-
cant expense. For the purposes of this definition,
“significant expense” means a cost equal to or
greater than fifty percent (50%) of the combined
value of the proposed site buildings, structures,
and/or site improvements, and existing buildings,
structures, and/or site improvements to be re-
tained.
SCHOOLS/STUDIOS, ARTS AND CRAFTS:
Schools and studios for education in various arts
and crafts including but not limited to photogra-
phy, dance, music, and language skills.
SCOUR: The erosive action of running water in
streams, which excavates and carries away ma-
terial from the bed and banks. Scour may occur in
both earth and solid rock material.
SECONDARY CONTAINMENT: See RMC
4-5-120G.
SECURE COMMUNITY TRANSITION FACILITY
(SCTF): A residential facility for persons civilly
committed and conditionally released to a less re-
strictive alternative under chapter 71.09 RCW. A
secure community transition facility has supervi-
sion and security, and either provides or ensures
the provision of sex offender treatment services.
Secure community transition facilities include but
are not limited to the facilities established pursu-
ant to RCW 71.09.250 and any community-based
facilities established under chapter 71.09 RCW
and operated by or under contract with the Wash-
ington State Department of Social and Health
Services. (Ord. 4982, 9-23-2002)
SEGREGATION: Division of land into lots or
tracts each of which is one-one hundred twenty
eighth (1/128) of a section of land or larger, or five
(5) acres or larger if the land is not capable of de-
scription as a fraction of a section of land.
SENSITIVE AREAS: See CRITICAL AREAS.
SEPA: The State Environmental Policy Act of
1971 (chapter 43.21C RCW).
SERVICEABLE: Presently usable.
SERVICES, OFF-SITE: Establishments primarily
engaged in providing individual or professional
services at the customer’s home or place of busi-
ness. Examples of off-site services include, but
are not limited to, temporary employment ser-
vices, janitorial services, and professional house
cleaner services. This definition excludes social
service organizations and on-site services.
SERVICES, ON-SITE: Establishments primarily
engaged in providing individual or professional
services within the place of business, such as
beauty and barber shops, retail laundry and dry-
cleaning including coin-operated, garment alter-
ations and repair, photo studios, shoe repair, pet
grooming, real estate offices, personal accoun-
tants, indoor rental services, and repair of per-
sonal or household items, except for vehicle
repair. This definition excludes adult retail uses,
social service organizations, and off-site services.
SETBACK: The minimum required distance be-
tween the building footprint and the property line
and any private access easement or tract. For
lots containing private access easements, set-
backs are the minimum required distance be-
tween the building footprint and the easement. A
setback is measured perpendicularly from a lot
line or private easement access to the outer wall
of the structure. In the case where a structure
does not have an outer wall, such as a carport,
the measurement shall be to the posts of such
structure, unless otherwise determined by the
Department of Community and Economic Devel-
opment.
4-11-190
(Revised 2/19)11 - 38d
SETBACK: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A required open space specified in the
Shoreline Master Program, measured horizon-
tally upland from and perpendicular to the
OHWM.
SETBACK LINE, LEGAL: The line established by
ordinance beyond which no building may be built.
SEWAGE: See RMC 4-6-100.
SEWAGE DISPOSAL AND TREATMENT
PLANTS: A facility designed for the collection, re-
moval, treatment, and disposal of waterborne
sewage. This definition excludes disposal facili-
ties.
SEWAGE TREATMENT PLANT: See RMC
4-6-100.
SEWAGE WORKS: See RMC 4-6-100.
4-11-190
11 - 38.1 (Revised 12/11)
SEWER: See RMC 4-6-100.
SEWER, BUILDING: See RMC 4-6-100.
SEWER, PUBLIC: See RMC 4-6-100.
SEWER, SANITARY: See RMC 4-6-100.
SHARED PARKING: Use of a parking area for
more than one use.
SHOPPING CENTER: A group of buildings,
structures and/or uncovered commercial areas,
or a single building containing four (4) or more in-
dividual commercial establishments, planned, de-
veloped and managed as a unit related in location
and type of shops to the trade areas that the unit
serves.
SHORELAND or SHORELAND AREAS: Those
lands extending landward for two hundred feet
(200') in all directions, as measured on a horizon-
tal plane from ordinary high water mark; flood-
ways and contiguous floodplain areas landward
two hundred feet (200') from such floodways; and
all marshes, bogs, swamps, and river deltas, as-
sociated with streams, lakes and tidal waters
which are subject to the provisions of the State
Shorelines Management Act. For purposes of de-
termining jurisdictional area, the boundary will be
either two hundred feet (200') from the ordinary
high water mark, or two hundred feet (200') from
the floodway, whichever is greater.
SHORELINE STABILIZATION: Structural and
nonstructural methods to address erosion im-
pacts to property and dwellings, businesses, or
structures caused by natural processes, such as
currents, floods, tides, wind, or wave action.
SHORELINES: All of the water areas of the State
regulated by the City of Renton, including reser-
voirs, and their associated shorelands, together
with the lands underlying them, except:
1. Shorelines of statewide significance.
2. Shorelines on segments of streams up-
stream of a point where the mean annual flow
is twenty (20) cubic feet per second or less
and the wetlands associated with such up-
stream segments.
3. Shorelines on lakes less than twenty (20)
acres in size and wetlands associated with
such small lakes.
SHORELINES OF STATEWIDE SIGNIFI-
CANCE: Those shorelines described in RCW
90.58.030(2)(e).
SHORELINES OF THE STATE: The total of all
“shorelines” and “shorelines of statewide signifi-
cance” regulated by the City of Renton.
SHORT PLAT: The map or representation of a
short subdivision. See PLAT, SHORT.
SHORT SUBDIVISION: See PLAT, SHORT.
SIDE SEWER: See RMC 4-6-100.
SIDE SEWER STUB: See RMC 4-6-100.
SIDE YARD: See YARD REQUIREMENT.
SIDEWALK: A concrete walkway separated from
the roadway by a curb, planting strip or roadway
shoulder.
SIGHT TRIANGLE: See CLEAR VISION AREA.
4-11-190
(Revised 12/11)11 - 38.2
SIGN: Any medium, including merchandise, its structure and component parts, that is used or intended to
be used to attract attention to the subject matter for advertising purposes. Signs do not include sculptures,
wall paintings, murals, collages, and other design features determined to be public art by the City.
SIGN, A-FRAME: See SIGN, PORTABLE.
SIGN, ANIMATED: A sign with action or motion,
flashing or color changes requiring electrical en-
ergy, electronic or manufactured source of supply,
but not including revolving signs or wind actuated
elements such as flags or banners.
SIGN AREA: A measurement of the total area of
a sign visible from any one viewpoint or direction,
excluding the sign support structure, architectural
embellishments, or, framework that contains no
written copy, or does not form part of the sign
proper or of the display. Freestanding letters or
characters, where no background is specially pro-
vided, shall be measured by determining the
smallest rectangle or polygon that encloses the
extreme limits of the shapes to be used.
SIGN, COMBINATION: Any sign incorporating
any combination of the features of pole, project-
ing and roof signs.
SIGN, ELECTRIC: Any sign containing or utiliz-
ing electrical wiring, but not including signs illumi-
nated by an exterior light source.
SIGN, ELECTRONIC MESSAGE BOARD: Signs
whose alphabetic, pictographic, or symbolic infor-
mational content can be changed or altered on a
fixed display screen composed of electrically illu-
minated segments.
SIGN, FREESTANDING: A sign wholly sup-
ported by a sign structure in the ground.
SIGN, GROUND: A type of freestanding sign,
other than a freestanding pole sign, in which the
sign is in contact with or close to the ground, has
a solid base anchor, and is independent of any
other structure.
SIGN HEIGHT: Measured as the distance from
grade, unless otherwise designated, to the top of
the sign or sign structure.
SIGN, ON-PREMISES: A sign which displays
only advertising copy strictly incidental to the law-
ful use of the premises on which it is located, in-
cluding signs or sign devices indicating the
business transacted at, services rendered, goods
sold or produced on the immediate premises,
name of the business, person, firm or corporation
occupying the premises.
SIGN, POLITICAL: Signs advertising a candidate
or candidates for public, elective office or a politi-
cal party, or signs urging a particular vote or ac-
tion on a public issue decided by ballot whether
partisan or nonpartisan.
SIGN, PORTABLE: A sign not permanently af-
fixed which is designed for or capable of move-
ment, except for those signs explicitly designed
for people to carry on their persons or which are
permanently affixed to motor vehicles.
A. Sign, A-Frame: A nonilluminated type of por-
table sign comprised of hinged panels configured
in the shape of the alphabetic letter “A.” These
signs contact the ground but not are not anchored
This figure illustrates the different sign types and is not indicative
of permissible type or number of signs.
BUILDING FACADE
TEMPORARY SIGN
MARQUEE
MARQUEE SIGN
FREESTANDING OR
POLE SIGN
PROJECTING
SIGN
FREESTANDING, MONUMENT
OR GROUND SIGN
WALL SIGN
ROOF
AWNING SIGN
4-11-190
11 - 38.3 (Revised 12/11)
to the ground and are independent of any other
structure.
SIGN, PRIMARY ENTRY: A type of freestanding
sign, other than a pole sign, of ten feet (10') or
less in height, in which the sign is in contact with
the ground, has a solid base anchor, and is inde-
pendent of any other structure and serves the
function of directing customers to the main en-
trance of a multi-tenant building or multi-building
complex.
SIGN, PROJECTING: A sign other than a wall
sign which projects from and is supported by a
wall or a building or structure, and does not ex-
tend above any adjacent parapet or roof of the
supporting building.
SIGN, REAL ESTATE: A sign advertising and/or
directing individuals to the sale, rent or lease of
property.
A. Commercial Real Estate Banner Sign: A
sign of any shape made of lightweight fabric or
similar material that is mounted to a building by
any means, and indicating that the property is for
sale, rent, or lease. National flags, state or munic-
ipal flags, holiday flags, or the official flag of any
institution or business shall not be considered
banners.
B. Decorative Real Estate Flag: A portion of
lightweight fabric or similar material, supported by
a vertical or horizontal staff, intended to flutter in
the wind, and is used to attract attention to any
type of residential development for sale, rent, or
lease. National flags, state or municipal flags, hol-
iday flags, or the official flag of any institution or
business shall not be considered banners.
C. Freestanding Real Estate Signs: Any type
of nonilluminated freestanding sign, indicating
that the property on which it is located, is for sale,
rent, or lease. This sign type includes yardarm or
ground signs.
D. Open House Sign: A nonilluminated type of
portable sign comprised of hinged panels config-
ured in the shape of the alphabetic letter “A,” no
larger than thirty two inches wide by thirty six
inches high (32" by 36") per each sign face. The
sign text for an open house sign contains the
phrase: “open” or “for sale” or “for rent” or “for
lease.”
E. Real Estate Directional Sign: Any nonillu-
minated type of freestanding sign that provides
direction to property(ies) for sale, rent, or lease.
Within the City Center Sign Regulation Bound-
aries (as shown in RMC 4-4-100H3), real estate
directional signs may also include portable signs
comprised of hinged panels configured in the
shape of the alphabetic letter “A.”
F. Real Estate Sign Kiosk: A City-approved
monument style sign in the public right-of-way or
on private property consolidating numerous real
estate directional signs and designed to reduce
sign clutter.
G. Real Estate Sign Kiosk Directional Panel:
A sign affixed within an approved real estate sign
kiosk indicating direction to various real estate
developments.
SIGN, ROOF: A sign erected upon or above a
roof or parapet of a building or structure.
SIGN STRUCTURE: Any structure which sup-
ports or is capable of supporting any sign as de-
fined in this Title. A sign structure may be a single
pole and may not be an integral part of the build-
ing.
SIGN, TEMPORARY: Any sign, banner, or adver-
tising display constructed of cloth, canvas, light
fabric, cardboard, wallboard or other light materi-
als, with or without frames, or advertising device
intended to be displayed only for a limited period
of time including the following types of signs:
A. Advertising Device: Balloons, flags, inflat-
able statuary and figures, light strings, pennants/
streamers, portable readerboards, searchlights,
wind-animated devices, and similar devices of a
carnival nature.
B. Balloon: A spherical, flexible, nonporous
bag inflated with air or gas lighter than air, such as
helium, and intended to float in the air.
C. Banner: Any sign of lightweight fabric or sim-
ilar material that is mounted to a pole and/or build-
ing by any means. National flags, state or
municipal flags, holiday flags, or the official flag of
any institution or business shall not be considered
banners. A banner is not defined by shape and
may be square, rectangular, round, triangular/
pennant shaped, etc.
4-11-190
(Revised 12/11)11 - 38.4
1. Banner, Pole Hung: A banner attached
at its top and bottom to a pole or light stan-
dard by extensions from the pole.
2. Banner, Pole/Wall Strung: A banner at-
tached at its top and bottom corners strung
between buildings, poles, and/or light stan-
dards.
3. Banner, Wall Hung: A banner attached
to a building and where the banner lies flat
against the building surface at all times.
D. Devices of a Carnival Nature: All temporary
signs, advertising devices, lights, and other
means of attracting attention, which are com-
monly associated with carnival settings, and
which are not otherwise specifically identified in
the Renton Municipal Code. Fabric or plastic
bunting shall be considered one type of carnival
device.
E. Flag: A piece of cloth or plastic, supported by
a vertical or horizontal staff, which is intended to
flutter in the wind.
4-11-190
11 - 39 (Revised 7/20)
F. Inflatable Statuary: An advertising device
that is inflated and the likeness of an animate or
inanimate object or cartoon figure is used to at-
tract attention, advertise, promote, market, or dis-
play goods and/or services.
G. Manual Message Board: Any sign that is
designed so that characters, letters, or illustra-
tions can be changed or rearranged by hand with-
out altering the face or the surface of the sign.
H. Pennant/Streamer: An individual object
and/or series of small objects made of lightweight
plastic, fabric, or other material, which may or
may not contain text, which is suspended from
and/or twined around a rope, wire, or string.
I. Readerboards, Portable: A sign which is
self-supporting but not permanently attached to
the ground or building and can be moved from
one location to another and is typically internally
illuminated. Portable readerboards are also
known as “trailer signs.”
J. Sign, Rigid Portable: A sign which is not
permanently affixed and designed for or capable
of movement. Those signs explicitly designed for
people to carry on their persons or which are per-
manently affixed to motor vehicles are considered
to be rigid portable signs. A rigid portable sign is
not considered to be a portable readerboard or
“trailer sign.”
K. Sign, Window: Any sign, temporary or per-
manent, designed to communicate information
about an activity, business, commodity, event,
sale, or service, that is placed inside a window. In-
terior display of merchandise for sale, including
accessory mannequins and other props, shall not
be considered window signs.
L. Wind-Animated Object: Any device, e.g.,
windsocks, pinwheels, whirligigs, etc., whose pri-
mary movements are caused by the wind or at-
mospheric conditions, attached by a tether. A
balloon or inflatable statuary, with or without
moveable parts, is not considered a wind-ani-
mated object.
SIGN, TRADITIONAL MARQUEE: A sign typi-
cally associated with movie theaters, performing
arts theaters, and theatrical playhouses. The sign
is attached flat against and parallel to the surface
of a marquee structure. In addition, a changeable
copy area is included where characters, letters, or
illustrations can be changed or rearranged with-
out altering the face or the surface of the sign.
SIGN, UNDER MARQUEE: A lighted or unlighted
display attached to the underside of a marquee
protruding over public or private sidewalks. Under
marquee signs may also be called “under awning”
or “under canopy” signs.
SIGN, WALL: Any sign painted, attached or
erected against the wall of a building or structure,
with the exposed face of the sign in a plane paral-
lel to the plane of said wall. In order to be consid-
ered a wall sign, a sign may not extend above any
adjacent parapet or the roof of the supporting
building.
SIGNIFICANT #2 RATING: A rating assigned to
wetlands in King County that are greater than one
acre in size; equal to or less than one acre in size
and having a forested vegetation class; or the
presence of heron rookeries or raptor nesting
trees.
SINGLE-WALLED: See RMC 4-5-120G.
SITE: A single lot, or two (2) or more contiguous
lots that, under common ownership or docu-
mented legal control, were developed or are part
of a development proposal.
SITE PLAN: A detailed plan drawing, prepared to
scale, showing accurate boundaries of a site and
the location of all buildings, structures, uses, and
principal site development features proposed for
a specific parcel or parcels of land.
SLOPE: An inclined ground surface the inclina-
tion of which is expressed as a ratio of horizontal
distance to vertical distance, which may be regu-
lated or unregulated.
SLOPE, STEEP: A hillside, or portion thereof,
which falls into one of two (2) classes of slope,
sensitive or protected.
A. Slope, Protected: A hillside, or portion
thereof, with an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
greater grade and having a minimum vertical rise
of fifteen feet (15').
B. Slope, Sensitive: A hillside, or portion
thereof, characterized by: (1) an average slope,
as identified in the City of Renton Steep Slope At-
4-11-190
(Revised 7/20)11 - 40
las or in a method approved by the City, of twenty
five percent (25%) to less than forty percent
(40%); or (2) an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
greater with a vertical rise of less than fifteen feet
(15'), abutting an average slope, as identified in
the City of Renton Steep Slope Atlas or in a
method approved by the City, of twenty five per-
cent (25%) to forty percent (40%). This definition
excludes engineered retaining walls.
SMP: City of Renton’s Shoreline Master Program.
SOCIAL SERVICE ORGANIZATIONS: Public or
nonprofit agencies that provide counseling, ther-
apy, or other social or human services to persons
needing such services due to physical, mental,
emotional, or other disabilities, but do not provide
crisis intervention or case management. Also,
public or nonprofit agencies that provide public
services such as food banks, clothing banks, day
shelters, and job training centers. This does not
include religious institutions and offices, govern-
ment facilities, schools, hospitals, clinics, day
care, or residential uses.
SOIL ENGINEER: A licensed civil engineer expe-
rienced and knowledgeable in the practice of soil
engineering.
SOIL ENGINEERING: The application of the
principles of soil mechanics in the investigation,
evaluation and design of civil works involving the
use of earth or other materials and the inspection
and testing of the construction thereof.
SOIL ENGINEERING REPORT: A report includ-
ing data regarding the nature, distribution, and
strength of existing soils, conclusions and recom-
mendations for grading procedures and design
criteria for corrective measures when necessary,
and options and recommendations covering ade-
quacy of sites to be developed by the proposed
grading.
SOLAR ACCESS: Sunlight exposure on land
without impairment by other development.
SOLID WASTE: Shall be defined pursuant to
WAC 173-350-100.
SPECIFIED ANATOMICAL AREAS:
1. Less than completely and opaquely cov-
ered human genitals, anus, pubic region, but-
tock, or female breast below a point immedi-
ately above the top of the areola; or
2. Human male genitals in a discernibly tur-
gid state, even if completely and opaquely
covered.
SPECIFIED SEXUAL ACTIVITIES:
1. Human genitals in a state of sexual stim-
ulation or arousal;
2. Acts of human masturbation, sexual inter-
course, sodomy, oral copulation, or bestiality;
3. Fondling or other erotic touching of hu-
man genitals, pubic region, buttocks, or fe-
male breasts, whether clothed or unclothed,
of oneself or of one person by another; or
4. Excretory functions as part of or in con-
nection with any of the activities set forth in
this definition.
SPORTS ARENAS, AUDITORIUMS, AND EXHI-
BITION HALLS, INDOOR: A large enclosed facil-
ity used for professional, semi-professional
spectator sports, arena concerts, expositions,
and other large-scale public gatherings. This defi-
nition includes stadiums, concert halls, auditori-
ums, exhibition halls, and accessory eating and
drinking establishments. This definition excludes
sports arenas or stadiums associated with
schools, cultural facilities, movie theaters, and
entertainment clubs.
SPORTS ARENAS, OUTDOOR: A large outdoor
facility used for professional, semi-professional
spectator sports, arena concerts, and other large-
scale public gatherings. This definition includes
but is not limited to stadiums, concert arenas, and
accessory eating and drinking establishments.
This definition excludes sports arenas or stadi-
ums associated with schools, cultural facilities,
movie theaters, and entertainment clubs.
STABLES, COMMERCIAL: A land use on which
large lot domestic animals are kept for sale or hire
to the public. Breeding, boarding, or training of
large lot domestic animals may also be con-
ducted.
STACKING SPACE: The space specifically des-
ignated as a waiting area for vehicles whose oc-
cupants will be patronizing a drive-through
business. Such space is considered to be located
4-11-190
11 - 41 (Revised 7/20)
directly alongside a drive-in window, facility or en-
trance used by patrons and in lanes leading up to
the business establishment.
START OF CONSTRUCTION: Includes substan-
tial improvement and means the date the building
permit was issued; provided, the actual start of
construction, repair, reconstruction, placement or
other improvement was within one hundred
eighty (180) days of the permit date. The actual
start means either the first placement of perma-
nent construction of a structure on a site, such as
the pouring of slab or footings, the installation of
piles, the construction of columns, or any work
beyond the stage of excavation; or the placement
of a manufactured home on a foundation. Perma-
nent construction does not include land prepara-
tion, such as clearing, grading and filling; nor
does it include the installation of streets and/or
walkways; nor does it include excavation for a
basement, footings, piers, or foundation or the
erection of temporary forms; nor does it include
the installation on the property as accessory
buildings, such as garages or sheds not occupied
as dwelling units or not part of the main structure.
For a substantial improvement, the actual start of
construction means the first alteration of any wall,
ceiling, floor, or other structural part of a building,
whether or not that alteration affects the external
dimensions of the building.
STORAGE, BULK:
1. The holding or stockpiling on land of ma-
terial and/or products where such storage
constitutes forty percent (40%) of the devel-
oped site area and the storage area is at least
one acre, and where at least three (3) of the
following criteria are met by the storage activ-
ity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essen-
tial exclusion of other uses of the same
space due to special fixtures or exposed
to the elements;
c. In sufficient numbers, quantities or
spatial allocation of the site to determine
and rank such uses as the principal use
of the site;
d. The major function is the collection
and/or distribution of the material and/or
products rather than processing; and
e. The presence of fixed bulk contain-
ers or visible stockpiles for a substantial
period of a year.
2. Bulk storage facilities include, but are not
limited to:
a. Automobile holding and transfer de-
pots;
b. Brick or tile storage and manufactur-
ing;
c. Concrete block and products storage
and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the sta-
tionary type not in use, not mounted on
necessary foundations or connected as
required when during use, not designated
and used as portable, and not stored in a
warehouse. This includes operable motor
vehicles or wheeled equipment used only
periodically where storage durations ex-
ceed those provided for parking lots as
defined in RMC 4-4-080, Parking, Load-
ing and Driveway Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the
open storage of grain and feed;
i. Log, random cut and chipped wood
by-products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including siz-
ing, transfer and loading equipment when
present;
l. Scrap or junk yards and wrecking
yards;
m. Solid waste holding and disposal ar-
eas;
n. Tank farms including distribution and
loading systems.
4-11-190
(Revised 7/20)11 - 42
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds
or public water reservoirs;
b. Parking lots or structures for private
licensed automobiles;
c. Ship yards;
d. Warehouses alone or in conjunction
with manufacturing on the site and when
not including any of the uses listed above
in subsection (2)(a) through (2)(n) of this
definition;
e. Facilities for storage of petroleum or
any of its by-products, for use incidental to
the primary use of the property (e.g.,
heating, boiler or vehicular fuel or lubri-
cants);
f. Retail service stations;
g. Retail sales lots for new or used au-
tomobiles.
STORAGE, HAZARDOUS MATERIAL, ON-
SITE OR OFF-SITE, INCLUDING TREATMENT:
A facility engaged in storage of materials, pro-
duced on-site or brought from another site, that
are inflammable, explosive, or that present haz-
ards to the public health, safety, and welfare in-
cluding all substances and materials as defined
under hazardous materials, hazardous sub-
stances, and hazardous waste.
STORAGE, INDOOR: A use engaged in the stor-
age of goods and/or materials characterized by
infrequent pick-up and delivery, and located
within a building. The definition excludes bulk
storage, hazardous material storage, self-service
storage, warehousing and distribution, and vehi-
cle storage.
STORAGE, OUTDOOR: The outdoor accumula-
tion of material or equipment for the purpose of
sale, rental, use on site, or shipping to other loca-
tions. This definition excludes bulk storage, haz-
ardous material storage, warehousing and
distribution, vehicle storage, and outdoor retail
sales.
STORAGE, SELF-SERVICE: A building or group
of buildings consisting of individual, self-con-
tained units leased to individuals, organizations,
or businesses for self-service storage of personal
property. This definition excludes indoor storage,
warehousing, outdoor storage, bulk storage, and
hazardous material storage.
STORAGE, VEHICLE: An indoor or outdoor area
for parking or holding of motor vehicles and boats
or wheeled equipment for more than seventy-two
(72) hours. This definition excludes bulk storage,
vehicle sales, vehicle rental, tow truck operation/
auto impoundment yard, auto wrecking yard, out-
door storage, and indoor storage.
STORM SEWER and STORM DRAIN: A sewer
which carries storm surface water, subsurface
water and drainage. See RMC 4-6-100.
STORMWATER FACILITY: A constructed com-
ponent of a stormwater drainage system, de-
signed or constructed to perform a particular
function, or multiple functions. Stormwater facili-
ties include, but are not limited to, pipes, swales,
ditches, culverts, street gutters, detention ponds,
retention ponds, constructed wetlands, infiltration
devices, catch basins, oil/water separators, and
biofiltration swales. They may also include low
impact development BMPs/facilities. Also re-
ferred to as “Drainage Facility.”
STORY: That portion of a building included be-
tween the upper surface of any floor and the up-
per surface of the floor above, except that the
topmost story shall be that portion of a building in-
cluded between the upper surface of the topmost
floor and the ceiling or roof above, unless such
area meets the definition of an attic. If the finished
floor level directly above a usable or unused un-
der-floor space is more than six feet (6') above
grade for more than fifty percent (50%) of the total
perimeter or is more than twelve feet (12') above
grade at any point, such usable or unused under-
floor space shall be considered as a story.
4-11-190
11 - 43 (Revised 7/20)
STORY, FIRST: The lowest story in a building that
qualifies as a story, as defined herein, except that
a floor level in a building having only one floor
level shall be classified as a first story, provided
such floor level is not more than four feet (4') be-
low grade for more than fifty percent (50%) of the
total perimeter, or not more than eight feet (8') be-
low grade at any point.
STREAM ALTERATION: The relocation or
change in the flow of surface water runoff flowing
in a natural or modified channel.
STREAM/LAKE CLASS: The stream and lake
waters in the City are defined by class as indi-
cated in RMC 4-3-050.
STREET AMENITIES: See STREET FURNI-
TURE.
STREET, ARTERIAL: Street intended for higher
traffic volume and speed and classified as a prin-
cipal or minor arterial on the City of Renton Arte-
rial Street Plan.
STREET, COLLECTOR:
1. A street providing access with higher traf-
fic volumes than a typical residential, com-
mercial, or industrial access street. Collector
streets are designated by the Public Works
Department.
2. A street classified as a collector street on
the City of Renton Arterial Street Plan.
STREET, COMMERCIAL ACCESS: A non-arte-
rial street providing access to commercial land
uses.
STREET FRONTAGE: The portion of a lot or
structure abutting a public or private right-of-way.
Structures adjacent yet not adjoining a right-of-
way shall be considered abutting if located within
twenty feet (20').
STREET FURNITURE: Objects, such as outdoor
seating, kiosks, bus shelters, tree grates, trash
receptacles, and fountains that have the potential
for enlivening and giving variety to streets, side-
walks, plazas, and other outdoor spaces open to,
and used by, the public.
STREET GRID PATTERN, MODIFIED: A street
system based upon a traditional grid pattern;
however, offset intersections, loop roads, as well
as angled or curved road segments may also be
utilized on a limited basis. The block pattern is
characterized by regular (i.e., rectangular or trap-
ezoidal) blocks.
STREET GRID PATTERN, TRADITIONAL: A
system of platting, or of street design, that fea-
tures parallel and perpendicular streets and inter-
sections of streets at right angles that form short
blocks.
STREET, INDUSTRIAL ACCESS: A non-arterial
street providing access to industrial land uses.
STREET, PEDESTRIAN-ORIENTED: An area
with streets and sidewalks specifically designated
as such and intended for use by people walking;
with special design and spatial treatment of build-
ing frontages; built at human scale; with uses of
interest to and functional for people on foot; and
designed to hold interest for pedestrians by en-
couraging walking, browsing, and taking in the
scene, as designated via Master Plans or similar
documents approved by the City.
STREET, RESIDENTIAL ACCESS: A non-arte-
rial street providing access to residential land
uses, and not designated as a collector street by
the Public Works Department.
STRUCTURE: That which is built or constructed,
an edifice or building of any kind, or any piece of
work artificially built up or composed of parts
joined together in some definite manner.
STRUCTURE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use only.)
A permanent or temporary edifice or building, or
any piece of work artificially built or composed of
parts joined together in some definite manner,
whether installed on, above, or below the surface
of the ground or water, except for vessels.
SUBDIVISION: The division or redivision of land
into lots, tracts, parcels, sites or divisions for the
purpose of sale, lease, or transfer of ownership.
See also PLAT and PLAT, SHORT.
SUBDIVISION: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A parcel of land divided into two (2) or more
parcels.
SUBDIVISION, PHASED: A subdivision which is,
or is intended to be, recorded in increments over
a period of time.
4-11-190
(Revised 7/20)11 - 44
SUBDIVISION, UNIT LOT: A division of land (par-
ent site), for the purpose of sale, lease, or transfer
of ownership, underlying existing or proposed at-
tached townhouse dwelling units that creates a
unit lot for each dwelling, for which one or more
boundaries of the individual unit lots coincide with
the walls of the townhouse structure which sepa-
rate individual attached townhouse dwelling units.
SUBJECT PROPERTY: The tract of land which is
the subject of the permit and/or approval action.
SUBSTANTIAL DAMAGE: Damage of any origin
sustained by a structure whereby the cost of re-
storing the structure to its before damaged condi-
tion would equal or exceed fifty percent (50%) of
the market value of the structure before the dam-
age occurred.
SUBSTANTIAL DEVELOPMENT: Any develop-
ment of which the total cost or fair market value
exceeds five thousand dollars ($5,000.00) or any
development which materially interferes with the
normal public use of the water or shoreline of the
State. Exemptions in RCW 90.58.030(3)(e) and in
RMC 4-9-190C are not considered substantial
developments.
SUBSTANTIAL DEVELOPMENT PERMIT: The
shoreline management substantial development
permit provided for in Section 14 of the Shoreline
Management Act of 1971 (RCW 90.58.140).
SUBSTANTIAL EXISTING IMPROVEMENTS:
Physical improvements, such as residential and/
or commercial structures and their accessory
structures, that have a reasonable remaining eco-
nomic life as indicated by their assessed valua-
tion.
SUBSTANTIAL IMPROVEMENT: Any repair, re-
construction, or improvement of a structure, the
cost of which equals or exceeds fifty percent
(50%) of the market value of the structure either:
1. Before the improvement or repair is
started; or
2. If the structure has been damaged and is
being restored, before the damage occurred.
For the purposes of this definition “substantial im-
provement” is considered to occur when the first
alteration of any wall, ceiling, floor, or other struc-
tural part of the building commences, whether or
nor that alteration affects the external dimensions
of the structure.
The term does not, however, include either:
1. Any project for improvement of a struc-
ture to comply with existing State or local
health, sanitary, or safety code specifications
which are solely necessary to assure safe liv-
ing conditions; or
2. Any alteration of a structure listed on the
National Register of Historic Places or a State
Inventory of Historic Places.
SUBTENANT: A person in possession of rental
unit through the tenant with the knowledge and
consent, express or implied, of the owner.
SURFACE WATER DESIGN MANUAL: Shall be
the 2016 King County, Washington, Surface Wa-
ter Design Manual, amended by the City of
Renton Amendments to the King County Surface
Water Design Manual, dated December 12, 2016.
SURVEY STANDARDS: City of Renton Survey
Standards as adopted by the Planning/Building/
Public Works Department.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3719, 4-11-1980; Ord. 4071, 6-1-1987; Ord.
4172, 9-12-1988; Ord. 4346, 3-9-1992; Ord.
4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577,
1-22-1996; Ord. 4636, 9-23-1996; Ord. 4691,
1-6-1997; Ord. 4716, 4-13-1998; Ord. 4720,
5-4-1998; Ord. 4724, 5-11-1998; Ord. 4828,
1-24-2000; Ord. 4832, 3-6-2000; Ord. 4835,
3-27-2000; Ord. 4848, 6-26-2000; Ord. 4851,
8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963,
5-13-2002; Ord. 5062, 1-26-2004; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5355, 2-25-2008; Ord. 5356,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5496,
10-5-2009; Ord. 5526, 2-1-2010; Ord. 5578,
11-15-2010; Ord. 5633, 10-24-2011; Ord. 5639,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5727,
10-20-2014; Ord. 5757, 6-1-2015; Ord. 5759, 6-
22-2015; Ord. 5818, 10-17-2016; Ord. 5828, 12-
12-2016; Ord. 5839, 6-12-2017; Ord. 5841, 6-12-
2017; Ord. 5868, 12-11-2017; Ord. 5899, 11-19-
2018; Ord. 5910, 12-10-2018; Ord. 5953, 11-18-
2019; Ord. 5954, 11-18-2019; Ord. 5963, 3-2-
2020)
4-11-200
11 - 44.1 (Revised 2/19)
4-11-200 DEFINITIONS T:
TANK VEHICLE: A vehicle other than a railroad
tank car or boat, with a cargo tank mounted
thereon or built as an integral part thereof used for
the transportation of flammable or combustible
(Revised 2/19)11 - 44.2
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4-11-200
11 - 45 (Revised 8/17)
liquids, LP-gas, or hazardous chemicals. Tank
vehicles include self-propelled vehicles and full
trailers and semi-trailers, with or without motive
power, and carrying part or all of the load.
TAVERN: An establishment used primarily for the
serving of liquor by the drink to the general public
that holds a Washington State tavern license. Es-
tablishments in this category limit their dedicated
dining area to less than fifteen percent (15%) of
the total establishment and restrict entry to the
premises to persons twenty one (21) years of age
and older. This definition excludes restaurants,
cafes, fast-food establishments, microbreweries
with restaurants, and espresso stands.
TAX LOT SEGREGATION: The separation of
two (2) or more legal lots, as defined in RMC
4-11-120, into individual tax parcels.
TAXI STAND: A facility for pick-up and drop-off of
taxi patrons, typically characterized by an area for
queuing passengers and taxis.
TELECOMMUNICATIONS: The transmission,
between or among points specified by the user, of
information of the user’s choosing, without
change in the form or content of the information
as sent and received.
TEMPORARY HOMELESS ENCAMPMENT: A
group of homeless persons temporarily residing
out of doors on a site with services provided by a
sponsor and supervised by a managing organiza-
tion.
A. Managing Organization, Temporary
Homeless Encampment: A group or organiza-
tion that has the capacity to organize and manage
a temporary homeless encampment. A temporary
encampment “managing organization” may be
the same entity as the temporary homeless en-
campment sponsor.
B. Sponsor, Temporary Homeless Encamp-
ment: A religious institution which:
1. Owns the property or has an ownership
interest in the property, for which a temporary
homeless encampment is to be located; and
2. Has an agreement with the temporary
homeless encampment managing organiza-
tion to provide basic services and support for
the residents of a temporary homeless en-
campment and liaison with the surrounding
community; and
3. Joins with the managing organization in
an application for a temporary homeless en-
campment permit.
A “sponsor” may be the same entity as the man-
aging organization.
TEMPORARY OR MANUFACTURED BUILD-
INGS USED FOR CONSTRUCTION: Construc-
tion site buildings housing the office of construc-
tion/development management and sales staff for
duration of construction.
TEMPORARY USE: A use of limited term. Tem-
porary uses may be established under special cir-
cumstances for some temporary time period.
TENANT: Any person who occupies or has a
leasehold interest in a rental unit under a lawful
rental agreement whether oral or written, express
or implied.
TERRACE: A relatively level step constructed in
the face of a graded slope surface for drainage
and maintenance purposes.
THRESHOLD LIMIT VALUE (TLV): The concen-
tration of certain airborne materials representing
conditions under which it is believed and adopted
by the American Conference of Governmental In-
dustrial Hygienists (ACGIH) that nearly all work-
ers may be repeatedly exposed day after day
without adverse effects.
TOE OF SLOPE: A point or line at the low point
of a natural slope or slope created through an ex-
cavation or cut where the lower surface changes
to horizontal or meets the existing ground sur-
face. The toe of a slope may be a distinct topo-
graphic break in slope gradient or the point in
which the lower most limit of a steep slope is in-
clined at less than the gradient of that steep slope
for a horizontal distance of a minimum of twenty
five feet (25').
TOP OF SLOPE: A point or line on the upper sur-
face of a natural slope or slope created through
an excavation or cut where it changes to horizon-
tal or meets the existing ground surface. The top
of a slope may be a distinct topographic break in
slope gradient or the point in which the upper
most limit of a steep slope is inclined at less than
4-11-200
(Revised 8/17)11 - 46
the gradient of that steep slope for a horizontal
distance of a minimum of twenty five feet (25').
A. Top of Excavation or Cut: The upper sur-
face point where the excavation meets the origi-
nal ground surface.
B. Top of Embankment: The upper surface
point or line to which the side slope changes to
horizontal or meets original ground surface.
TOW TRUCK: A vehicle equipped for and used in
the business of towing or transporting vehicles.
All tow trucks must display a valid Department of
Licensing permit or decal that indicates the tow
truck class.
A. Class A: Trucks that are capable of towing
and recovery of passenger cars, pickup trucks,
small trailers, or equivalent vehicles.
B. Class B: Trucks that are capable of towing
and/or recovery of medium-size trucks, trailers,
motor homes, or equivalent vehicles.
C. Class E: Tow trucks designed and intended
to transport vehicles entirely on a truck bed.
TOW TRUCK OPERATION: A facility that dis-
patches tow trucks for hire with no automotive
storage area for impounded vehicles.
TOW TRUCK OPERATION/AUTO IMPOUND-
MENT YARD: A facility that dispatches tow trucks
for hire with associated automotive storage area
for impounded vehicles.
TOXIC SUBSTANCE: Those materials listed and
documented by the American Conference of Gov-
ernmental Industrial Hygienists (ACGIH).
TRACT: An area of land that meets one of the fol-
lowing circumstances (wherever in this Title a
tract is required to be created, if an applicant is
not pursuing a subdivision then an easement
shall be interpreted to suffice for a tract):
1. A physically separate and distinct prop-
erty created pursuant to the provisions of this
title, or pursuant to any previous laws govern-
ing the subdivision, short subdivision, or seg-
regation of land created expressly to provide
a common benefit or public purpose, includ-
ing but not limited to land provided for: storm
water management, critical areas protection,
utilities, recreation, or open space. Such
tracts shall be unbuildable, except for the
structures and infrastructure necessary to ful-
fill the common benefit or public purpose for
which the tract was created; or
2. A physically separate and distinct prop-
erty that was not created pursuant to the pro-
visions of this title, nor pursuant to any
previous laws governing the subdivision,
short subdivision, or segregation of land.
Such tracts shall be unbuildable unless con-
verted into a lot pursuant to the provisions of
this title.
TRADE OR VOCATIONAL SCHOOL: A school
that provides post secondary education including
industrial and technical processes and may in-
clude continuing education courses as an acces-
sory use. This definition does not include arts and
crafts schools/studios, or other higher education
institutions such as colleges, universities, or pro-
fessional schools.
TRAILER, TRAVEL: See RECREATIONAL VE-
HICLE.
TRANSIT CENTER: Any facility designed for ac-
commodating large numbers of public transporta-
tion passengers to wait, board, and disembark at
the intersection of multiple transit routes.
TRANSPORTATION MANAGEMENT PLAN: A
plan developed by the occupant of a building or
land use, or by the developer of a proposed proj-
ect, designed to provide mechanisms for reduc-
ing the vehicle demand generated by an existing
or proposed land use.
TRANSPORTATION SYSTEM, MULTI-MODAL:
A system of transportation consisting of various
types of conveyances, for example, light rail train
and bus, or ferry and automobile.
TREE: A woody perennial usually having one
dominant trunk, or, for certain species, a multi-
stemmed trunk system, with a potential minimum
height of ten feet (10') at maturity. Any trees listed
on the Complete King County Weed List shall not
qualify as a tree.
A. Tree, Dangerous: Any tree that has
been certified, in a written report, as dead,
terminally diseased, damaged, or otherwise
dangerous to persons or property by a li-
censed landscape architect, or certified ar-
borist.
4-11-210
11 - 47 (Revised 5/18)
B. Tree, Landmark: A tree with a caliper of
thirty inches (30") or greater.
C. Tree, Protected: A significant tree iden-
tified to be retained as a condition of approval
for a Land Development Permit.
D. Tree, Significant: A tree with a caliper of
at least six inches (6"), or an alder or cotton-
wood tree with a caliper of at least eight
inches (8"). Trees qualified as dangerous
shall not be considered significant. Trees
planted within the most recent ten (10) years
shall qualify as significant trees, regardless of
the actual caliper.
TREE PROTECTION TRACT: A restrictive area
where all retained and/or replacement trees are
protected, and development, alteration, or distur-
bance within the tract, or tree removal, is prohib-
ited without the explicit approval of the City. Tree
protection tracts may contribute to any required
open space.
TREE REMOVAL: The removal of a tree, through
either direct or indirect actions, including but not
limited to: (1) clearing, damaging or poisoning re-
sulting in a dangerous tree; (2) removal of more
than forty percent (40%) of the live crown; or (3)
damage to roots or trunk that is likely to destroy
the tree’s structural integrity.
TREE TOPPING: The act of removing whole tops
of trees, or large branches and/or trunks from the
tops of trees, and leaving stubs or lateral
branches that result in the disfigurement of the
canopy. Tree topping is considered to be tree re-
moval. Other common names for the practice in-
clude hat-racking, lopping, heading, rounding
over, and tipping.
TREE TRIMMING: The intentional removal of a
tree’s branches in order to reduce the live canopy
of the tree by no more than forty percent (40%)
during any consecutive twelve (12) months. Trim-
ming more than forty percent (40%) of a tree’s
canopy during any consecutive twelve (12)
months shall be considered “tree topping.”
TRUCK TERMINALS: A building or area in which
semitrailers, including tractor and/or trailer units
and other trucks are parked, stored for seventy
two (72) hours or less, and dispatched. This facil-
ity may include incidental servicing and washing
facilities.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3746, 9-19-1983; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5153, 9-26-2005; Ord.
5304, 9-17-2007; Ord. 5407, 9-15-2008; Ord.
5520, 12-14-2009; Ord. 5570, 11-15-2010; Ord.
5702, 12-9-2013; Ord. 5748, 1-12-2015; Ord.
5841, 6-12-2017)
4-11-210 DEFINITIONS U:
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing of a hazardous material into the air, into
groundwater, surface water, surface soils or sub-
surface soils. Unauthorized release does not in-
clude: intentional withdrawals of hazardous
materials for the purpose of legitimate sale, use
or disposal; and discharges permitted under Fed-
eral, State or local law.
UNAUTHORIZED RELEASE, UNDERGROUND
STORAGE TANK: See RMC 4-5-120G.
UNDERGROUND STORAGE FACILITY: See
RMC 4-5-120G.
UNDERWRITERS’ LABORATORIES: The Un-
derwriters’ Laboratories, Inc.
UNIQUE AND FRAGILE AREAS: Those por-
tions of the shoreline which (1) contain or sub-
stantially contribute to the maintenance of
endangered or valuable forms of life and (2) have
unstable or potentially hazardous topographic,
geologic or hydrologic features (such as steep
slopes, marshes).
UNIQUE/OUTSTANDING #1 RATING: A rating
assigned to wetlands in King County which have
species that are listed as endangered or threat-
ened, or the presence of critical or outstanding
habitat for those species; wetlands having forty to
sixty percent (40% to 60%) permanent open water
in dispersed patches with two (2) or more vegeta-
tion classes; wetlands equal to or greater than ten
(10) acres in size and having three (3) or more
wetland classes, one of which is open water; or
the presence of plant associations of infrequent
occurrence.
4-11-210
(Revised 5/18)11 - 48
URBAN: A Shoreline Master Program land use
designation identifying an area for high intensity
land uses. It is suitable for those areas presently
subjected to extremely intensive land use pres-
sures, as well as areas planned to accommodate
future intensive urban expansion.
URBAN CHARACTER: Attributes such as high
residential densities and use intensities in multi-
story buildings with small setbacks.
URBAN EDGE AND URBAN FRINGE: The inter-
face between high-density residential/high inten-
sity uses and those that have lower density and
intensity and are, therefore, more suburban. The
urban fringe is the area where the suburban den-
sities and uses become noticeably less intense
and more rural.
URBAN ENVIRONMENT: The combination of
buildings, structures, and streetscape that, due to
their nature, i.e., multi-storied, continuous facade,
zero side setbacks, form a neighborhood or sec-
tion of a city or urban place.
URBAN GROWTH AREAS: Areas designated by
a city and county for urban development over the
next twenty (20) years as required by the Growth
Management Act beyond which urban growth
should not occur.
USE:
A. Use, Change of: A change of the primary
use of a lot, building, or portion of a building to an-
other use, as distinguished in RMC 4-2-060, Zon-
ing Use Table – Uses Allowed in Zoning
Designations.
B. Uses, Permitted: Land uses allowed out-
right within a zone. Uses accessory to permitted
uses are treated in RMC 4-11-010 and 4-2-050.
C. Uses, Prohibited: Any such use not specifi-
cally enumerated or interpreted as allowable in
that district. See RMC 4-2-050.
D. Uses, Residential: Developments where
persons reside including but not limited to single
family dwellings, apartments, and condominiums.
E. Uses, Unclassified: A use which does not
appear in a list of permitted, conditional, or acces-
sory uses, but which is interpreted by the Com-
munity and Economic Development
Administrator as similar to a listed permitted, con-
ditional, or accessory use and not otherwise pro-
hibited. See RMC 4-2-050.
USED: The word “used” in the definition of “adult
motion picture theater” herein describes a con-
tinuing course of conduct of exhibiting “specific
sexual activities” and “specified anatomical areas”
in a manner which appeals to a prurient interest.
UTILITIES: Utility lines and facilities related to the
provision, distribution, collection, transmission or
disposal of water, storm and sanitary sewage, oil,
gas, power, and telephone cable, and includes fa-
cilities for the generation of electricity. This defini-
tion does not include sewage wastewater treat-
ment plants, wireless communication facilities, or
solid waste disposal/recycling facilities.
A. Utilities, Large: Large scale facilities with ei-
ther major above-ground visual impacts, or serv-
ing a regional need such as two hundred thirty
(230) kv power transmission lines, natural gas
transmission lines, and regional water storage
tanks and reservoirs, regional water transmission
lines or regional sewer collectors and intercep-
tors.
B. Utilities, Medium: Moderate scale facilities
serving the City, including subregional switching
stations (one hundred fifteen (115) kv and
smaller), and municipal sewer, water, and storm
water facilities not included in a Council-adopted
utility system plan.
C. Utilities, Small: Small scale facilities serving
local areas within the City, including underground
power lines, water, sewer, and storm water facili-
ties included within a Council-adopted utility sys-
tem plan, fiber optic cable, pump stations and
hydrants, switching boxes, and other structures
normally found in a street right-of-way to serve
abutting properties. Facilities also include electric
vehicle infrastructure located on public or private
property such as a charging station.
UTILITY STANDARDS: For purposes of the
aquifer protection regulations contained in RMC
4-3-050, Critical Area Regulations, standard de-
sign and construction practices adopted by the
Renton Water Utility.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986;
Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord.
4716, 4-13-1998; Ord. 4851, 8-7-2000; Amd. Ord.
4-11-210
11 - 48.1 (Revised 5/18)
4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord.
5450, 3-2-2009; Ord. 5650, 12-12-2011; Ord.
5676, 12-3-2012; Ord. 5869, 12-11-2017)
(Revised 5/18)11 - 48.2
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4-11-220
11 - 49 (Revised 8/17)
4-11-220 DEFINITIONS V:
VARIANCE: A grant of relief via departure from
any provision of the requirements of this Title for
a specific parcel, except use, without changing
the Title regulations permanently or the underly-
ing zoning of the parcel. The definition of variance
does not include variations to provisions related
to “use” including: size limits, units per structure,
or densities.
VEGETATION TYPES: Descriptive classes of the
wetlands taxonomic classification system of the
United States Fish and Wildlife Service Classifica-
tion of Wetlands and Deepwater Habitats of the
U.S. FWS/OBS – 79/31 (Cowardin, et al., 1979).
VEHICLE:
A. Vehicle, Large: Motor vehicles including, but
not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
greater than ten thousand (10,000) pounds, but
excluding aircraft.
B. Vehicle, Small: Motor vehicles including, but
not limited to, motorcycles, passenger cars, light
trucks, vans, and similar size vehicles which have
gross vehicle weights less than ten thousand
(10,000) pounds.
VEHICLE AND EQUIPMENT RENTAL, LARGE:
Rental and incidental servicing of motor vehicles
including but not limited to limousines, trucks, rec-
reational vehicles, buses, boats, and heavy
equipment, and similar size vehicles which have
gross vehicle weights greater than ten thousand
(10,000) pounds, but excluding airplanes or air-
craft. This use excludes small vehicle rentals, and
large and small vehicle sales.
VEHICLE FUELING STATION: An establishment
which supplies and dispenses motor fuels at retail
as well as ordinary accessory uses, including but
not limited to retail sales of food, groceries, and
auto accessories, and eating and drinking estab-
lishments. This definition includes automotive fuel
dispensing facilities as defined in the IFC.
VEHICLE RENTAL, SMALL: Rental and inciden-
tal storage and servicing of motor vehicles includ-
ing but not limited to motorcycles, passenger
cars, watercraft, light trucks, vans, and similar
size vehicles which have gross vehicle weights
less than ten thousand (10,000) pounds. This use
excludes large vehicle rentals, and large and
small vehicle sales.
VEHICLE SALES, LARGE: Sales, leasing, and
incidental servicing of motor vehicles including,
but not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
greater than ten thousand (10,000) pounds, but
excluding airplanes or aircraft. This use excludes
small vehicle sales, and large and small vehicle
rentals.
VEHICLE SALES, SMALL: Sales, leasing and in-
cidental servicing of motor vehicles including, but
not limited to, motorcycles, passenger cars, wa-
tercraft, light trucks, vans, boats, and similar size
vehicles which have gross vehicle weights less
than ten thousand (10,000) pounds. This use ex-
cludes large vehicle sales, and large and small ve-
hicle rentals.
VEHICLE SERVICE AND REPAIR: Maintenance
of motorized vehicles including exchange of
parts, installation of lubricants, tires, batteries,
and similar vehicle accessories, minor customiz-
ing and detail operations, and body shops, but ex-
cluding operations associated with industrial
engine or transmission rebuild operations.
VEHICLE STORAGE: See STORAGE, VEHI-
CLE.
VESSEL: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) Ships, boats, barges, or any other floating
craft which are designed and used for navigation
and do not interfere with the normal public use of
the water.
VESTING: The establishment of a date that is
used to determine which development regula-
tions the City of Renton and the City’s Hearing
Examiner will apply to the review of a valid and
fully complete application or approved and unex-
pired development permit.
VETERINARY OFFICES/CLINICS: A place
where common household pets are given medical
care and the accessory indoor boarding of ani-
mals is limited to twenty five percent (25%) of the
net floor area or no more than five (5) days of
short-term care incidental to the hospital use.
VOLCANIC HAZARDS: Volcanic hazard areas
are those areas subject to a potential for inunda-
4-11-230
(Revised 8/17)11 - 50
tion from post lahar sedimentation along the
lower Green River as identified in Plate II, Map D,
in the report U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Volcano Haz-
ards from Mount Rainier, Washington. Open-File
Report 98-428.
(Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord.
4715, 4-6-1998; Amd. Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005; Ord. 5404, 7-21-2008; Ord.
5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord.
5837, 6-12-2017)
4-11-230 DEFINITIONS W:
WALL PLATE: A horizontal member built into or
laid along the top of a wall to support and distrib-
ute the pressure from joists, rafters, etc.
WALL PLATE HEIGHT: The vertical distance
from the grade plane of a site to the top of one or
more wall plates of a building located thereon.
WAREHOUSING AND DISTRIBUTION: A use
engaged in storage and distribution of manufac-
tured products, supplies, and equipment. This
use excludes hazardous material storage, indoor
storage, outdoor storage, self-service storage,
vehicle storage, and warehousing, storage, or
distribution for commercial laundry operations
within the City of Renton Urban Center.
WASTE RECYCLING AND TRANSFER FACILI-
TIES: Facilities for the collection of solid waste for
either recycling or transfer to a landfill or disposal
facility. This definition includes but is not limited to
concrete and construction material recycling op-
erations.
WATER AUTHORITY: The City of Renton Water
Utility, or any other municipal or quasi-municipal
entity distributing water to fire hydrants within the
City of Renton.
WATERCOURSE: See RMC 4-6-100.
WATER-DEPENDENT USE: Referring to uses or
portions of a use which cannot exist in any other
location and is dependent on the water by reason
of the intrinsic nature of its operations. Examples
of water-dependent uses may include ship cargo
terminal loading areas, ferry and passenger ter-
minals, barge loading facilities, ship building and
dry docking, marinas, aquaculture, float plane fa-
cilities and sewer outfalls.
WATER-ENJOYMENT USE: Referring to a rec-
reational use, or other use facilitating public ac-
cess to the shoreline as a primary characteristic
of the use; or a use that provides for recreational
use or aesthetic enjoyment of the shoreline for a
substantial number of people as a general char-
acteristic of the use and which through the loca-
tion, design and operation assures the public’s
ability to enjoy the physical and aesthetic qualities
of the shoreline. In order to qualify as a water-en-
joyment use, the use must be open to the general
public and the shoreline-oriented space within the
project must be devoted to the specific aspects of
the use that fosters shoreline enjoyment. Primary
water-enjoyment uses may include, but are not
limited to, parks, piers and other improvements
facilitating public access to the shorelines of the
State; and general water-enjoyment uses may in-
clude, but are not limited to, restaurants, muse-
ums, aquariums, scientific/ecological reserves,
resorts/hotels, riverwalk developments, and mul-
tiple use commercial/office/residential develop-
ments; provided, that such uses conform to the
above water-enjoyment specifications and the
provisions of the Shoreline Master Program.
WATER-ORIENTED USE: “Water-oriented” re-
fers to a use that is water-dependent, water-re-
lated, water-enjoyment, or a combination of such
uses.
4-11-230
11 - 51 (Revised 7/20)
WATER-RELATED USE: Referring to a use or
portion of a use which is not intrinsically depen-
dent on a waterfront location, but whose eco-
nomic viability is dependent upon a waterfront
location because:
1. Of a functional requirement for a water-
front location such as the arrival or shipment
of materials by water or the need for large
quantities of water; or
2. The use provides a necessary service
supportive of the water-dependent commer-
cial activities and the proximity of the use to
its customers makes its services less expen-
sive and/or more convenient. Examples in-
clude manufacturers of ship parts large
enough that transportation becomes a signif-
icant factor in the products cost, professional
services serving primarily water-dependent
activities and storage of water-transported
foods.
Examples of water-related uses may include
warehousing of goods transported by water, sea-
food processing plants, hydroelectric generating
plants, gravel storage when transported by barge,
oil refineries where transport is by tanker, and log
storage.
WELL: A pit or hole dug into the earth to reach an
aquifer.
WELL FIELD: An area which contains one or
more wells for obtaining a potable water supply.
WELLHEAD PROTECTION AREA: See AQUI-
FER PROTECTION AREA.
WETLAND BUFFERS or WETLAND BUFFER
ZONES: Areas that surround and protect a wet-
land from adverse impacts to its functions and
values. Buffers are designated areas abutting a
regulated wetland which protect the wetland from
changes in the location of the wetland edge. Wet-
land buffers minimize the short and long term im-
pacts of development on properties abutting
wetlands, preserve important wildlife habitat, al-
low for infiltration and water quality improvement,
protect buildings, roads and other infrastructure
as well as property owners from flood damage in
years of high precipitation.
WETLAND CATEGORY: A classification system
used for the purpose of regulating wetlands in the
City. The criteria for determining a wetland’s cat-
egory are listed in RMC 4-3-050M.
WETLAND CREATION (OR ESTABLISH-
MENT): The manipulation of the physical, chemi-
cal, or biological characteristics present to
develop a wetland that did not previously exist on
an upland or deepwater site. Establishment re-
sults in a gain in wetland acres.
WETLAND, DISTURBED: Wetlands meeting the
following criteria:
1. Are characterized by hydrologic isolation,
hydrologic alterations such as diking, chan-
nelization, and/or outlet modification; and
2. Have severe soils alterations such as the
presence of large amounts of fill, soil removal
and/or compaction of soils.
WETLAND EDGE: The boundary of a wetland as
delineated using the Corps of Engineers Wet-
lands Delineation Manual.
WETLAND, EMERGENT: A regulated wetland
with at least thirty percent (30%) of the surface
area covered by erect, rooted herbaceous vege-
tation as the uppermost vegetative strata.
WETLAND ENHANCEMENT: The manipulation
of the physical, chemical, or biological character-
istics of a wetland (undisturbed or degraded) site
to heighten, intensify, or improve specific func-
tion(s) or for a purpose such as water quality im-
provement, flood water retention or wildlife
habitat. Enhancement results in a change in wet-
land function(s) and can lead to a decline in other
wetland function, but does not result in a gain in
wetland acres. This term includes activities com-
monly associated with the terms “enhancement,”
“management,” “manipulation,” and “directed al-
teration.”
WETLAND, FORESTED: A vegetation commu-
nity with at least twenty percent (20%) of the sur-
face area covered by woody vegetarian (trees)
greater than twenty feet (20') in height.
WETLAND, IN-KIND COMPENSATION: To re-
place wetlands with substitute wetlands whose
characteristics closely approximate those de-
stroyed or degraded by a regulated activity.
4-11-230
(Revised 7/20)11 - 52
WETLAND, ISOLATED: Those regulated wet-
lands which:
1. Are outside of and not contiguous to any
one hundred (100) year floodplain of a lake,
river, or stream; and
2. Have no contiguous hydric soil or hydro-
phytic vegetation between the wetland and
any surface water.
WETLAND, OFF-SITE COMPENSATION: To re-
place wetlands away from the site on which a wet-
land has been impacted by a regulated activity.
WETLAND, ON-SITE COMPENSATION: To re-
place wetlands at or adjacent to the site on which
a wetland has been impacted by a regulated ac-
tivity.
WETLAND PROTECTION/MAINTENANCE:
The removal of a threat to, or preventing decline
of, wetland conditions by an action in or near a
wetland. Includes purchase of land or easements,
repairing water control structures or fences, or
structural protection such as repairing a barrier is-
land. This term also includes activities commonly
associated with the term “preservation.” Protec-
tion/maintenance does not result in a gain of wet-
land acres or function.
WETLAND, REGULATED: See RMC 4-3-050.
WETLAND RESTORATION: The manipulation of
the physical, chemical, or biological characteris-
tics of a site with the goal of returning natural/his-
toric functions to former or degraded wetland. For
the purpose of tracking net gains in wetland
acres, restoration is divided into:
Re-establishment: the manipulation of the
physical, chemical, or biological characteris-
tics of a site with the goal of returning natural/
historic functions to a former wetland. Re-es-
tablishment results in rebuilding a former wet-
land and results in a gain in wetland acres.
Rehabilitation: the manipulation of the phys-
ical, chemical, or biological characteristics of
a site with the goal of repairing natural/his-
toric functions of degraded wetland. Rehabil-
itation results in a gain in wetland function,
but does not result in a gain in wetland acres.
WETLAND, SCRUB-SHRUB: A regulated wet-
land with at least thirty percent (30%) of its sur-
face area covered by woody vegetation less than
twenty feet (20') in height at the uppermost strata.
WETLANDS: Areas that are inundated or satu-
rated by surface water or groundwater at a fre-
quency and duration sufficient to support, and
that under normal circumstances do support, a
prevalence of vegetation typically adapted for life
in saturated soil conditions. Wetlands generally
include swamps, marshes, bogs, and similar ar-
eas. Wetlands do not include those artificial wet-
lands intentionally created from nonwetland sites,
including, but not limited to, irrigation and drain-
age ditches, grass-lined swales, canals, deten-
tion facilities, wastewater treatment facilities, farm
ponds, and landscape amenities, or those wet-
lands created after July 1, 1990, that were unin-
tentionally created as a result of the construction
of a road, street, or highway. Wetlands include ar-
tificial wetlands created from nonwetland areas to
mitigate the conversion of wetlands.
WETLANDS, NEWLY EMERGING:
1. Wetlands occurring on top of fill materi-
als; and
2. Characterized by emergent vegetation,
low plant species richness, and used mini-
mally by wildlife. These wetlands are gener-
ally found in the Black River Drainage Basin.
WHOLESALE RETAIL: See “Retail, Wholesale.”
WILDLIFE HABITAT: An area characterized by
wildlife that forage, nest, spawn, or migrate
through in search of food or shelter.
WIRELESS COMMUNICATION FACILITIES –
TERMS RELATED TO:
A. Antenna: Any system of poles, panels, rods,
reflecting discs or similar devices used for the
transmission or reception of radio frequency sig-
nals.
B. Antenna, Amateur Radio (also called ham
radio): A device that picks up or sends out radio
frequency energy used for purposes of private
recreation, noncommercial exchange of mes-
sages, wireless experimentation, self-training,
and emergency communication. The term “ama-
teur” is used to specify persons interested in radio
technique solely with a personal aim and without
pecuniary interest, and to differentiate it from
commercial broadcasting, public safety (such as
4-11-230
11 - 53 (Revised 7/20)
police and fire), or professional two (2) way radio
services (such as maritime, aviation, taxis, etc.).
C. Antenna Array: A group of antennas con-
nected and arranged in a regular structure to form
a single antenna that is able to produce radiation
patterns not produced by individual antennas.
D. Antenna, Panel: Transmits and receives ra-
dio frequency signals in a specific directional pat-
tern of less than three hundred sixty degrees
(360°).
E. Antenna, Vertical Monopole Amateur Ra-
dio: A type of amateur radio device consisting of
a single vertical element constructed of wire, alu-
minum, or fiberglass without any attached hori-
zontal antennas. This definition does include
associated guy wires attached not more than half-
way up the monopole for anchoring purposes.
This definition does not include amateur radio an-
tennas with any more than a single vertical ele-
ment (e.g., tower or lattice-type amateur radio
antennas).
F. Base Station: A structure or equipment at a
fixed location that enables FCC-licensed or au-
thorized wireless communications between user
equipment and a communications network. The
term does not encompass a tower as defined
herein nor any equipment associated with a
tower. Base station includes, without limitation:
1. Equipment associated with wireless
communications services as well as unli-
censed wireless services and fixed wireless
services such as microwave backhaul.
2. Radio transceivers, antennas, coaxial or
fiber-optic cable, regular and backup power
supplies, and comparable equipment, re-
gardless of technological configuration (in-
cluding distributed antenna systems (“DAS”)
and small cell networks).
3. Any structure other than a tower that, at
the time the relevant application is filed (with
jurisdiction) under this Section, supports or
houses equipment described in subsections
F1 and 2 of this definition that has been re-
viewed and approved under the applicable
zoning or siting process, or under another
State or local regulatory review process, even
if the structure was not built for the sole or pri-
mary purpose of providing that support.
The term does not include any structure that, at
the time the relevant application is filed with the
City under this Section, does not support or
house equipment described in subsections F1
and 2 of this definition.
G. Collocation: The mounting of antennas and
related equipment on an existing support struc-
ture by more than one wireless communications
provider.
H. Compound: The leased or owned property
upon which all elements of a WCF reside, which
is demarcated with security fencing.
I. Eligible Facilities Request: Any request for
modification of an existing tower or base station
that does not substantially change the physical di-
mensions of such tower or base station, involving:
1. Collocation of new transmission equip-
ment;
2. Removal of transmission equipment; or
3. Replacement of transmission equipment.
J. Eligible Support Structure: Any tower or
base station as defined in this Section; provided,
that it is existing at the time the relevant applica-
tion is filed with the City.
K. Equipment Cabinet: A mounted case with a
hinged door used to house equipment for utility or
service providers.
L. Equipment Shelter: A room or building used
to house equipment for utility or service providers
(also known as a base station).
M. Equipment Structure: A facility, shelter,
cabinet or vault used to house and protect elec-
tronic or other associated equipment necessary
for processing wireless communications signals.
“Associated equipment” may include, for exam-
ple, air conditioning, backup power supplies and
emergency generators.
N. FAA: The Federal Aviation Administration,
which maintains stringent regulations for the sit-
ing, building, marketing and lighting of cellular
transmission antennas near airports or flight
paths.
O. FCC: The Federal Communication Commis-
sion, which regulates the licensing and practice of
4-11-230
(Revised 7/20)11 - 54
wireless, wireline, television, radio and other tele-
communications entities.
P. Microcells: A wireless communication facil-
ity consisting of an antenna that is either:
1. Four feet (4') in height and with an area
of not more than five hundred eighty (580)
square inches; or
2. If a tubular antenna, no more than four
inches (4") in diameter and no more than six
feet (6') in length.
Q. Pole Extender: A pole extender is a device
that extends a utility pole or similar structure, the
material of such structure being wood, composite,
or otherwise, to the maximum height as permitted
under this Title, without requiring the entire struc-
ture to be replaced, such that a small cell wireless
facility may be located at the top of said structure
and meet any required clearances as dictated by
the structure owner.
R. Radome: A plastic housing sheltering the
antenna assembly.
S. Related Equipment: All equipment ancillary
to the transmission and reception of voice and
data via radio frequencies. Such equipment may
include, but is not limited to, cable, conduit and
connectors.
T. Satellite Dish: A microwave dish typically
used for receiving television transmissions from
at least one orbiting satellite.
U. Service Provider: Is defined in accordance
with RCW 35.99.010(6). Service provider shall in-
clude those infrastructure companies that provide
telecommunications services or equipment to en-
able the deployment of personal wireless ser-
vices.
V. Small Cell Facility: A personal wireless ser-
vices facility that meets both of the following qual-
ifications:
1. Each antenna is located inside an an-
tenna enclosure of no more than three (3) cu-
bic feet in volume or, in the case of an
antenna that has exposed elements, the an-
tenna and all of its exposed elements could fit
within an imaginary enclosure of no more
than three (3) cubic feet; and
2. Primary equipment enclosures are no
larger than seventeen (17) cubic feet in vol-
ume. The following associated equipment
may be located outside the primary equip-
ment enclosure and, if so located, are not in-
cluded in the calculation of equipment vol-
ume: electric meter, concealment, telecom
demarcation box, ground-based enclosures,
battery backup power systems, grounding
equipment, power transfer switch, and cutoff
switch.
W. Small Cell Network: A collection of interre-
lated small cell facilities designed to deliver per-
sonal wireless services.
X. Support Structure: A structure used to sup-
port wireless communication antennas and re-
lated equipment, either as its primary use or as an
accessory use. Support structures include, but
are not limited to, towers, existing buildings, water
tanks, signs, and light fixtures.
Y. Tower: Any structure built for the sole or pri-
mary purpose of supporting any FCC-licensed or
authorized antennas and their associated facili-
ties, including structures that are constructed for
wireless communications services including, but
not limited to, private, broadcast, and public
safety services, as well as unlicensed wireless
services and fixes wireless services such as mi-
crowave backhaul and the associated site. Types
of towers include, but are not limited to:
1. Guyed Tower: A freestanding or sup-
ported wireless communication support
structure that is usually over one hundred feet
(100') tall, which consists of metal crossed
strips or bars and is steadied by wire guys in
a radial pattern around the tower.
2. Lattice Tower: A self-supporting wire-
less communication support structure that
consists of metal crossed strips or bars to
support antennas and related equipment.
3. Monopole I: A freestanding support
structure less than sixty feet (60') in height,
erected to support wireless communication
antennas and connecting appurtenances.
4. Monopole II: A freestanding support
structure sixty feet (60') or greater in height,
erected to support wireless communication
antennas and connecting appurtenances.
4-11-230
11 - 54.1 (Revised 7/20)
5. Stealth Tower: A freestanding support
structure that is disguised as a natural or built
object typically appearing in the natural or ur-
ban landscape and is primarily erected to ac-
commodate wireless communication
facilities. Examples include, but are not lim-
ited to, manmade trees, freestanding signs,
flagpoles, light fixtures and clock towers.
Z. WCF: See Wireless Communication Facility
(WCF).
AA. Wireless Communication Facility
(WCF): An unstaffed facility for the transmission
and reception of low-power radio signals usually
consisting of an equipment shelter or cabinet(s),
a support structure, antennas and related equip-
ment, generally contained within a compound.
For purposes of this Title, a WCF includes anten-
nas, support structures and equipment shelters,
whether separately or in combination.
BB. Wireless Communication Facility, Cam-
ouflaged: A wireless communication facility that
is typically affixed to the facade of an existing
structure that was not originally constructed to be
a WCF support structure (e.g., an existing build-
ing), in a manner that integrates and disguises
the WCF with the building by matching architec-
tural elements, colors, materials, etc.
CC. Wireless Communication Facility, Con-
cealed: A wireless communication facility that is
incorporated into an existing structure, that was
not originally constructed to be a WCF support
structure (e.g., an existing building), in a manner
that completely hides the WCF within the existing
structure or within an addition to the existing
structure that is architecturally compatible.
DD. Wireless Communication Facility, Tempo-
rary: A self-contained, portable telecommunica-
tions facility that can moved to a location and set
up to provide wireless services on a temporary or
emergency basis. Temporary wireless communi-
cation facilities are not deployed in a permanent
manner, do not have a permanent foundation,
may be vehicle mounted, and generally contain a
telescoping boom as the antenna support struc-
ture. An example of a temporary wireless commu-
nication facility is a “cell-on-wheels” or COW.
WRECKING YARD, AUTO: A facility for the dis-
mantling or wrecking of used motor vehicles or
trailers, or the storage, sale, or dumping of dis-
mantled or wrecked vehicles or their parts, includ-
ing the repair of wrecked vehicles, consistent with
chapter 46.80 RCW.
(Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4689, 11-24-1997; Ord.
4716, 4-13-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005; Ord. 5241, 11-27-2006; Ord.
5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord.
5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord.
5746, 1-12-2015; Ord. 5757, 6-1-2015; Ord.
5790, 4-25-2016; Ord. 5876, 1-22-2018; Ord.
5917, 12-10-2018; Ord. 5950, 11-25-2019; Ord.
5954, 11-18-2019)
(Revised 7/20)11 - 54.2
This page left intentionally blank.
4-11-260
11 - 55 (Revised 5/18)
4-11-240 DEFINITIONS X: (Reserved)
4-11-250 DEFINITIONS Y:
YARD: An open space between a building and a
lot line.
YARD REQUIREMENT: An open space on a lot
unoccupied by structures, unless specifically au-
thorized otherwise. The Planning Division shall
determine the various yard requirements for
uniquely shaped lots and flag lots. (See also SET-
BACK.)
A. Front Yard: The yard requirement that sep-
arates the structure(s) from public right-of-way,
private access easement, or shared driveway.
For through lots, corner lots, and lots without
street frontage, the front yard will be determined
by the Planning Division Director.
B. Secondary Front Yard: The yard require-
ment for corner lots and through lots that serves
as a second front yard abutting a street right-of-
way, private street, or shared driveway.
C. Rear Yard: The yard requirement opposite
the front yard. Where a lot abuts an alley, the rear
yard shall always be the yard abutting the alley.
For irregularly shaped lots, the rear yard shall be
measured from an imaginary line at least fifteen
feet (15') in length located entirely within the lot
and farthest removed and parallel to the front lot
line or its tangent.
D. Side Yard: The yard requirement which is
not a front yard, a secondary front yard, or a rear
yard.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5100, 11-1-2004; Ord. 5702, 12-
9-2013; Ord. 5727, 10-20-2014; Ord. 5798, 4-25-
2016; Ord. 5841, 6-12-2017; Ord. 5867, 12-11-
2017)
4-11-260 DEFINITIONS Z:
ZERO LOT LINE: A siting technique which allows
single family houses to be built along one lot line.
ZIPPER LOTS: A division of property using
smaller lots with offset rear lot lines to allow a us-
able rear yard.
ZONE: A portion of the City to which a uniform set
of regulations applies controlling the types and in-
tensities of land uses.
ZONING, AREAWIDE: Zoning adopted for all
properties within a district consistent with the
Comprehensive Plan, rather than on a lot-by-lot
basis.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4595, 4-8-1996; Ord. 4773, 3-22-1999; Amd. Ord.
4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord.
5519, 12-14-2009)
Building code
Index - 1 (Revised 7/20)
A
Accessory dwelling unit owner occupancy exemption
decision criteria
See also Zoning
Affordability 4-9-030H4
Contract 4-9-030H5
Maintenance bond 4-9-030H2
Minimum number of lots 4-9-030H3
New construction 4-9-030H1
Adult retail, entertainment
Exceptions 4-3-010B
Liability 4-3-010D
Measurement of distance requirements 4-3-010C
Nonconforming uses 4-3-010F
Prohibited where 4-3-010A
Violation, penalty 4-3-010E
Agricultural lands See Open space, agricultural,
timber lands
Agriculture sales See Home agriculture sales
Airport related restrictions
Airport influence area
established 4-3-020A
map 4-3-020F
Federal aviation regulation Part 77, objects affecting
navigable airspace 4-3-020G
Hazard marking, lighting 4-3-020D
Height limits 4-3-020B
Noise exposure map 4-3-020H
Safety verification, notification 4-3-020E
Use restrictions 4-3-020C
Alleys See under Street standards
Alternate procedures
Authority 4-9-250E1
Decision criteria 4-9-250E2
Purpose 4-9-250A4
Record of action 4-9-250E4
Substantiation, proof 4-9-250E3
Animals, keeping
Additional animals
generally 4-4-010H
permit
appeals 4-9-100K
applicability 4-9-100B
authority, responsibility 4-9-100C
conditions 4-9-100H
decision criteria 4-9-100G
lot size requirements 4-4-010H2
maximum number permitted 4-9-100D
notification, comment period 4-9-100F
purpose 4-9-100A
required when 4-4-010G3
requirements, fees 4-9-100E
revocation 4-9-100J
valid when 4-9-100I
review criteria 4-4-010N
Applicability 4-4-010B
Authority, enforcement responsibility 4-4-010F
Beekeeping 4-4-010M
Exception 4-4-010C
Home occupations 4-4-010I
Kennels, stables, review criteria 4-4-010O
Nonconforming 4-4-010P
Nuisance, disturbance prohibited 4-4-010D
Number permitted generally 4-4-010G
Prohibited animals 4-4-010E
Purpose, intent 4-4-010A
Standards
animal, food waste 4-4-010J5
barns, stables 4-4-010J2
fencing 4-4-010J3
health, safety 4-4-010J4
kennels, pet day cares 4-4-010K
shelter location 4-4-010J1
Appeals See under Hearing examiner
Aquifer protection areas
See also Critical areas
Administrative authority 4-9-015D
Appeals 4-9-015I
Exemptions 4-9-015C
Hazardous materials release reports
contents, timing 4-9-015G2
monitoring 4-9-015G3
required 4-9-015B3, 4-9-015G1
Permits
closure
application following operating permit revocation
4-9-015H4
conditions 4-9-015F2
required 4-9-015B2
submittal requirements 4-9-015F1
operating
application following revocation 4-9-015H5
conditions 4-9-015E3
criteria 4-9-015E2
effect 4-9-015E4
reinstatement 4-9-015H2
renewal 4-9-015E5
required 4-9-015B1
revocation 4-9-015H3
submittal requirements, fees 4-9-015E1
suspension 4-9-015H1
transferability 4-9-015E6
Purpose of provisions 4-9-015A
Arts commission See under Public art exemption
procedures
Automall district
Applicability 4-3-040B
Development standards 4-3-040D
Fee waiver 4-3-040E
Map 4-3-040G
Permitted uses 4-3-040C
Purpose of regulations 4-3-040A
B
Beekeeping See under Animals, keeping
Binding site plan See under Subdivisions
Boards, commissions See Specific Board, Commission
Bonds
Building sewer 4-6-040G12
City approval required 4-1-230A
Drainage standards 4-6-030L
Grading, excavation, mining regulations 4-4-060E
Landscaping maintenance 4-4-080H3
Requirements 4-1-230D
Shoreline permits 4-9-190G
Types accepted
generally 4-1-230C
public works 4-1-230B
Building code
See also Buildings; International codes; Uniform
codes
Adopted 4-5-050A
Amendments
Section 905.3 4-5-050C1
Section 905.8 4-5-050C2
Section 3002.4 4-5-050C3
Building fees
(Revised 7/20)Index - 2
Applicability 4-5-050B
Dry standpipes 4-5-050C2
Elevator car size 4-5-050C3
Sprinkler requirements 4-5-050D
Standpipe requirements 4-5-050C1
Building fees
Refunds 4-1-140
Building materials, diversion from landfills
Applicability 4-5-065C
Definitions 4-5-065B
Exceptions 4-5-065E
Purpose 4-5-065A
Requirements 4-5-065D
Buildings
See also Building code; Building materials, diversion
from landfills
Appeals 4-5-140
Building official duties 4-5-020A
Fees See Building fees
Record of plat required 4-5-020A1
Violations, penalties 4-5-150
Bulk storage
See also Zoning
Authority, responsible agency designated 4-4-110C3
Burden of providing data, information 4-4-110C4
Determination of application 4-4-110C2
Development standards 4-4-110D
Evaluation criteria 4-4-110C5
Gaseous, particulate emissions
control, efficiency rating 4-4-110D13n
density of substances 4-4-110D13d
during alert 4-4-110D13e
existing facilities
compliance 4-4-110D13m
standards 4-4-110D13l
hydroseeding 4-4-110D13f
intent 4-4-110D13a
location restrictions 4-4-110D13k
notification 4-4-110D13i
process methods 4-4-110D13b
PSAPCA requirements 4-4-110D13c
report
additional authorized when 4-4-110D13j
by developer 4-4-110D13g
quarterly required when 4-4-110D13h
Hazardous materials
additional requirements 4-4-110D12g
barrier
design 4-4-110D12d
separation from fire code dyke 4-4-110D12h
combining requirements 4-4-110D12i
fire suppression system 4-4-110D12e
impervious surfacing 4-4-110D12j
intent 4-4-110D12a
off-site economic burdens 4-4-110D12b
quantities, locations 4-4-110D12f
Height of containers, stock piles 4-4-110D1
Higher standards applicable when 4-4-110B
Intent 4-4-110A
Landscaping, screening
higher risk storage 4-4-110D3b
intent 4-4-110D3a
maintenance 4-4-110D3d
other bulk storage 4-4-110D3c
Light, glare
intent 4-4-110D10a
maximum levels 4-4-110D10c
measurement method 4-4-110D10b
Liquid waste
discharges
permits 4-4-110D9c
regulated 4-4-110D9b
sewer system standards 4-4-110D9d
disposal schedule 4-4-110D9e
intent 4-4-110D9a
prevention of odors, gases 4-4-110D9g
proof of compliance 4-4-110D9f
treatment 4-4-110D9h
Odorants
intent 4-4-110D11a
maximum levels 4-4-110D11b
monitoring upon complaint 4-4-110D11d
other remedies not impaired 4-4-110D11e
testing procedures 4-4-110D11c
Permit required 4-4-110C1
Review 4-4-110B
Setbacks 4-4-110D2
Signs 4-4-110D4
Sound
EDNA classifications 4-4-110D8c
extension of restricted hours 4-4-110D8f
intent 4-4-110D8a
maximum levels 4-4-110D8d
reduction due to measurement method 4-4-110D8e
WAC regulations adopted 4-4-110D8b
Surface drainage
design criteria 4-4-110D5c
intent 4-4-110D5a
standards 4-4-110D5b
Toxic substances
intent 4-4-110D6a
maximum concentrations 4-4-110D6c
measurement methods 4-4-110D6d
standards 4-4-110D6b
Traffic, access control
curb cuts 4-4-110D7d
emergency vehicles 4-4-110D7c
flow patterns 4-4-110D7d
intent 4-4-110D7a
overpasses 4-4-110D7f
paving of routes 4-4-110D7g
requirements 4-4-110D7b
separation of parking from loading, maneuvering areas
4-4-110D7e
setbacks 4-4-110D7d
surfacing of storage areas 4-4-110D7h
Variances 4-4-110E
Bureau of fire prevention See under Fire department
C
Certificate of occupancy
Application prior to excavation 4-4-030G2
Issuance upon request 4-4-030G3
Required 4-4-030G1
City council
Authority, responsibilities 4-8-070I
Common open space substitutions See Open space
substitutions
Community and economic development department
Administrator 4-8-070D
Comprehensive plan
Adopted 4-1-060D
Amendments
authority 4-9-020B
initiation 4-9-020C
notice, comment period 4-9-020G
Construction standards
Index - 3 (Revised 7/20)
purpose 4-9-020A
review
criteria 4-9-020F
process 4-9-020E
submittal requirements, fees 4-9-020D
Consistency with regulations 4-1-070A
Description 4-1-060B
Elements
land use map 4-1-060C3
optional 4-1-060C2
required 4-1-060C1
Instruments of implementation
Title 4 4-1-070B1
Title 8 4-1-070B2
Title 10 4-1-070B3
Purposes 4-1-060A
Conditional use permits
See also Land use permits
Applicability 4-9-030B
Decision criteria
accessory dwelling unit owner occupancy exemption
affordability 4-9-030H4
contract 4-9-030H5
maintenance bond 4-9-030H2
minimum number of lots 4-9-030H3
new construction 4-9-030H1
adjacent properties, effect 4-9-030D3
compatibility 4-9-030D4
consistency with plans, regulations 4-9-030D1
crisis diversion facilities 4-9-030D10
crisis diversion interim service facilities 4-9-030D10
density increases
comprehensive plan 4-9-030G1
diverse unit mix 4-9-030G3
light, air 4-9-030G4
location 4-9-030G2
parking 4-9-030G5
height increases
bulk, scale 4-9-030F3
comprehensive plan 4-9-030F1
effect on adjacent properties 4-9-030F2
light, glare 4-9-030F4
shade, shadow 4-9-030F5
kennels 4-9-030D9
landscaping 4-9-030D8
live-work units 4-9-030D11
location 4-9-030D2
noise, light, glare 4-9-030D7
parking 4-9-030D5
pet day cares 4-9-030D9
secure community transition facilities 4-9-030D10
traffic 4-9-030D6
wireless communication facilities 4-9-030E
Extension See Land use permits
Procedures
administrative approvals 4-9-030I6
associated permits, timeline 4-9-030I9
decision, conditions 4-9-030I8
generally 4-9-030I1
hearing process, examiner authority 4-9-030I7
notice, comment period 4-9-030I4
preapplication conference 4-9-030I2
public hearing determination 4-9-030I5
submittal requirements, fees 4-9-030I3
Purpose 4-9-030A
Review authority 4-9-030C
Revisions
major 4-9-030J1
minor 4-9-030J2
Condominium conversions
Applicability
rental units in converted buildings 4-9-040D
rental units not yet converted, cooperatives 4-9-040C
Authority 4-9-040B
Complaints 4-9-040G
Consumer protections
acceptance of offers 4-9-040F8
certification of repairs 4-9-040F2
delivery of documentation 4-9-040F7
disclosure requirements 4-9-040F3
false, misleading representations 4-9-040F5
inspection, repair, report 4-9-040F1
purchaser’s right to rescind 4-9-040F6
warranty of repairs 4-9-040F4
Tenant protections
evictions during notice period 4-9-040E8
no sales on better terms 4-9-040E7
notice
filing of conversion declaration 4-9-040E1
prior to sale to public 4-9-040E2
purchase rights
availability to other tenants 4-9-040E6
subtenants 4-9-040E5
tenants in possession of units 4-9-040E3
tenants whose units are offered for sale prior to
effective date 4-9-040E4
right to vacate 4-9-040E9
Violation, penalties 4-9-040I
Waivers 4-9-040H
Construction administrative code
Appeals 4-5-060R
Appendices 4-5-060A4
Applicability 4-5-060B, 4-5-060S
Certificate of occupancy 4-5-060K
Definitions 4-5-060A3
Demolition 4-5-060Q
Design loads 4-5-060F
Documents 4-5-060G
Emergency measures 4-5-060P
Enforcement 4-5-060C
Fees 4-5-060I
Inspections 4-5-060J
Intent 4-5-060A5
Notices, orders 4-5-060N
Organization, duties 4-5-060D
Permits 4-5-060E
Referenced codes 4-5-060A6
Scope 4-5-060A2
Service utilities 4-5-060L
Temporary structures, uses 4-5-060H
Title 4-5-060A1
Unsafe structures, equipment 4-5-060O
Violations 4-5-060M
Construction of new structures/use of existing
Authorized when 4-4-030H1
Exceptions 4-4-030H2
Construction standards
Aquifer protection areas 4-4-030C8
Construction debris 4-4-030C7
Haul
hours 4-4-030C2
routes 4-4-030C1
Hydroseeding 4-4-030C6
Temporary erosion control 4-4-030C5
Crisis diversion facilities
(Revised 7/20)Index - 4
Work hours
commercial, multi-family, new single family, other
nonresidential 4-4-030C3b
emergency extensions 4-4-030C4
single family remodel, addition 4-4-030C3a
Crisis diversion facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Crisis diversion interim service facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Critical areas
Administration, interpretation
administrator duties 4-3-050D2
generally 4-3-050D1
other regulations 4-3-050D1a
proposal approval 4-3-050D5b
review authority 4-3-050D5
Alterations
approval authority 4-3-050H2
corrective actions required 4-3-050H5
criteria 4-3-050J
public notice required 4-3-050H6
purpose 4-3-050H1
studies required 4-3-050H3
surety, mitigation, monitoring required 4-3-050H4
unauthorized See Violations
Appeals 4-3-050M
Applicability 4-3-050B
Aquifer protection areas See Aquifer protection areas;
Wellhead protection areas
Buffers
alterations
generally 4-3-050H, 4-3-050I
maximum allowed 4-3-050I1
development standards, structure setbacks 4-3-050G2
exemptions 4-3-050C4
Coal mine hazards See Geologically hazardous areas
Development, alteration permit requirements
4-3-050C1a
Development standards 4-3-050G
Enforcement See Violations
Erosion hazards See Geologically hazardous areas
Exemptions
activities
buffer areas 4-3-050C4
designated 4-3-050C3
letter 4-3-050C2
permit required 4-3-050C1
Fees 4-3-050F5
Floodways, flood hazard areas
administration, interpretation 4-3-050D3
development standards 4-3-050G4
letter of exemption 4-3-050C2a
map 4-3-050E3
prohibited activities 4-3-050C5a
restoration standards 4-3-050N3a
Geologically hazardous areas
alteration criteria 4-3-050J1
development standards
coal mine hazards 4-3-050G5e, 4-3-050G5i
erosion hazards 4-3-050G5c
landslide hazards 4-3-050G5b, 4-3-050G5h
protected slopes 4-3-050G5f
seismic hazards 4-3-050G5d
sensitive slopes 4-3-050G5g
steep slope types 4-3-050G5a
independent review 4-3-050F6b
letter of exemption 4-3-050C2a
plans, studies required 4-3-050F2a
restoration standards 4-3-050N3b
review authority 4-3-050D5c
Habitat assessment waiver 4-3-050F7a
Habitat conservation areas
development standards 4-3-050G6
letter of exemption 4-3-050C2a
plans, studies required 4-3-050F2b
restoration standards 4-3-050N3a
review authority 4-3-050D5c
Independent review, all areas 4-3-050F6a
Landslide hazards See Geologically hazardous areas
Maintenance See Mitigation
Maps
generally 4-3-050E
steep slope delineation 4-3-050E4
updates 4-3-050E2
Mitigation
monitoring 4-3-050L3
plan required 4-3-050L1
reports, plans required for letter of exemption
4-3-050C2c
surety devices 4-3-050L2
Native growth protection areas 4-3-050G3
Nonconforming activities, structures 4-3-050C6
Plans, studies required 4-3-050F2
Preapplication consultation 4-3-050F1
Procedures, fees 4-3-050F
Prohibited activities 4-3-050C5
Purpose of provisions 4-3-050A
Report requirements, waivers 4-3-050F7
Seismic hazards See Geologically hazardous areas
Streams, lakes
alteration criteria 4-3-050J2
buffer alterations 4-3-050I2, 4-3-050J2
development standards 4-3-050G7
letter of exemption 4-3-050C2a
map 4-3-050E5
mitigation plan 4-3-050L1g
plans, studies
required 4-3-050F2c
waiver 4-3-050F7b
prohibited activities 4-3-050C5b
review authority 4-3-050D5c
Submittal requirements 4-3-050F4
Testing authorized 4-3-050F3
Variances 4-3-050K
Violations
See also Environmental regulations
investigations authorized 4-3-050N4
penalties 4-3-050N5
restoration
minimum standards 4-3-050N3
plan requirements, timing 4-3-050N2
stop work order 4-3-050N1
Wellhead protection areas
administration, interpretation 4-3-050D4
alteration criteria 4-3-050J3
development standards 4-3-050G8
letter of exemption 4-3-050C2a
permit requirements 4-3-050C1b
plans, studies required 4-3-050F2d
prohibited activities 4-3-050C5c
restoration standards 4-3-050N3a
Wetlands
alteration criteria 4-3-050J4
buffer alterations 4-3-050I3
Environmental review procedures
Index - 5 (Revised 7/20)
development standards 4-3-050G9
letter of exemption 4-3-050C2a
map 4-3-050E6
plans, studies
required 4-3-050F2e
waiver 4-3-050F7c
prohibited activities 4-3-050C5b
restoration standards 4-3-050N3a
review authority 4-3-050D5c
Cross connections
See also Sanitary sewer standards; Water service
standards
Applicability 4-6-020B
Authority 4-6-020C
Backflow prevention assemblies
installation 4-6-020D
types 4-6-020E
Inspection, testing 4-6-020G
Purpose 4-6-020A
Responsibilities
owner 4-6-020F3
plan review section 4-6-020F2
water utilities section 4-6-020F1
D
Definitions
Designated 4-11-010 – 4-11-260
Density bonus review
Allowances, review criteria 4-9-065D
Applicability 4-9-065B
Application submittal, fees 4-9-065C3
Community and economic development administrator
authority 4-9-065C2
Concurrent review 4-9-065C1
Purpose 4-9-065A
Development regulations
Adopted 4-1-030, 4-4-030B
Intent 4-4-030A
Interpretation
administrative 4-1-080A
conflicts, overlaps 4-1-080B
limited extension of validity period for approvals,
permits 4-1-080F
minimum requirements 4-1-080C
more restrictive standards to govern 4-1-080D
terminology 4-1-080E
Liability
city officer, employee 4-1-090A
disclaimer 4-1-090C
owner, builder 4-1-090B
Purpose 4-1-020
Revision process
applicability 4-9-025C
applications
evaluation 4-9-025E
submission 4-9-025D
code interpretation request 4-9-025G
coordination authority 4-9-025B
notice, comment periods 4-9-025F
procedural, non-substantive text amendments
authority 4-1-085
review process 4-9-025H
purpose 4-9-025A
Roles, responsibilities 4-1-050
Severability 4-1-120
Title 4-1-010
Title exclusivity, construction 4-1-130
Drainage standards
See also Flood hazards under Critical areas
Adjustment 4-6-030P
Authority 4-6-030B
Bonds, insurance
construction 4-6-030L1
liability policy 4-6-030L3
maintenance, defect 4-6-030L2
required 4-6-030L
Drainage review
plan submittal 4-6-030H
requirements
core 4-6-030E2
special 4-6-030E3
scope 4-6-030E1
when required 4-6-030D
Easement, tract creation 4-6-030F
Fencing, landscaping 4-6-030G
Illicit discharges, connections
elimination
appeal 4-6-030J4e
notice of violation 4-6-030J4a
required by 4-6-030J4b, 4-6-030J4c
sample, analysis 4-6-030J4d
prohibited 4-6-030J1, 4-6-030J2
record retention required 4-6-030J6
remedy 4-6-030J3
reporting requirements 4-6-030J5
Inspection, investigation, sampling 4-6-030O
Maintenance of facilities
by city 4-6-030M1
landscaping, improvements 4-6-030M4
not accepted by city 4-6-030M2
off-site drainage, separate system 4-6-030M3
other cases 4-6-030M5
retroactivity to city 4-6-030N
Plan review, approval
additional information 4-6-030K3
fees 4-6-030K2
tests 4-6-030K4
timing, process 4-6-030K1
Purpose 4-6-030A
Severability 4-6-030R
Stormwater pollution manual adopted 4-6-030I
Surface water design manual adopted 4-6-030C
Variance 4-6-030Q
Violations, penalties 4-6-030S
Driveway regulations See Parking, loading, driveway
regulations
E
Electrical code See Renton Electrical Code
Energy code
See also Building code; International codes
Adopted 4-5-051
Enforcement
Purpose 4-1-100A
Responsibility, authority 4-1-100B
Environmental regulations
Violations
critical areas testing requirements 4-3-120C
enforcement officer 4-3-120A
penalties 4-3-120B
Environmental review committee
Authority, responsibilities 4-8-070E
Environmental review procedures
See also Critical areas
Appeals 4-9-070R
Fees
(Revised 7/20)Index - 6
Applicable authority
hydraulic projects 4-9-070E1
National Environmental Policy Act 4-9-070E3
successor agencies 4-9-070E2
Authority 4-9-070B
Categorical exemptions
decision authority 4-9-070G2
effect 4-9-070G7
modifications 4-9-070G1
proposals
description 4-9-070G3
exempt, nonexempt actions 4-9-070G5
review criteria 4-9-070G4
statutes adopted by reference 4-9-070G
timing for identification 4-9-070G6
Critical areas
designated 4-9-070H2
inapplicable SEPA exemptions 4-9-070H3
maps 4-9-070H1
threshold determinations 4-9-070H4
Definitions
designated 4-9-070P1
statutes adopted by reference 4-9-070P
Environmental checklist
additional information 4-9-070I4
lead agency determination 4-9-070I2
preparation 4-9-070I3
required when 4-9-070I1
threshold determination 4-9-070I2
Environmental impact statements
additional elements 4-9-070K7
information
effect of inadequate 4-9-070K6
required 4-9-070K4
purpose 4-9-070K1
responsibility, preparation 4-9-070K2, 4-9-070K3
staff recommendation 4-9-070K5
statutes adopted by reference 4-9-070K1
Existing environmental documents, statutes adopted by
reference 4-9-070N
Forms, statutes adopted by reference 4-9-070Q
General requirements, statutes adopted by reference
4-9-070C
Lead agency
city objections 4-9-070F4
determination 4-9-070F1
other agency as lead 4-9-070F3
status, shared duties agreements 4-9-070F2
statutes adopted by reference 4-9-070F
Notice, commenting
availability of records 4-9-070O7
consolidation 4-9-070O4
costs 4-9-070O5
draft, supplemental EISs 4-9-070O3
of actions 4-9-070O6
optional DNS process 4-9-070O2
statutes adopted by reference 4-9-070O
threshold determinations 4-9-070O1
Purpose of provisions 4-9-070A
SEPA responsible official
authority, responsibility 4-9-070D2
designated 4-9-070D1
SEPA substantive authority
basis 4-9-070M2
conditions 4-9-070M3
denials 4-9-070M4
policies, goals 4-9-070M1
recommendation of conditions 4-9-070M5
revising conditions, reconsideration 4-9-070M6
statutes adopted by reference 4-9-070M
Threshold determination
changed, clarified proposals 4-9-070J4
DNS authorized following early notice 4-9-070J5
early notice request 4-9-070J10
identification of impacts 4-9-070J1
mitigated DNS
authorized, issuance 4-9-070J3
effect 4-9-070J9
notice, comment period 4-9-070J7
mitigation measures, specificity 4-9-070J6
staff recommendation 4-9-070J8
statutes adopted by reference 4-9-070J
time limits 4-9-070J2
Environmentally sensitive areas See Critical areas;
Environmental review procedures
Excavation regulations See Grading, excavation,
mining regulations
F
Fees
See also Specific Fee; System development charges
Drainage plans review 4-6-030K2
Extra designated 4-1-200
Land use permits 4-8-110C4
Lot line adjustments 4-7-060D
Open space, agricultural, timber lands 4-9-140C
Public art exemption procedures 4-9-160G4
Refunds, department of community and economic
development 4-1-140
Sanitary sewer connections 4-6-040E3
Shoreline permits 4-9-190E3
Signs 4-4-100D1, 4-4-100H9d
Street standards construction plan review 4-6-060N2
Underground storage tank secondary containment
regulations 4-5-120J5
Utility lines underground installation permit 4-6-090E2
Waiver
affordable owner-occupied housing incentive zones
4-1-210B
affordable rental housing incentive 4-1-210C
general 4-1-210A
procedures 4-9-250C3
Fences, hedges, retaining walls
Applicability 4-4-040B
Commercial, industrial standards
barbed wire fences 4-4-040E3
electric fences 4-4-040E2
location, height 4-4-040E1
special provisions 4-4-040E5
Compliance 4-4-040H
Height restrictions, review of variation 4-4-040F
Purpose 4-4-040A
Requirements
height, method of measurement 4-4-040C1
retaining walls 4-4-040C2
Residential standards
access gate 4-4-040D4
barbed wire fences 4-4-040D5
electric fences 4-4-040D5
height limits
corner lots 4-4-040D3
interior lots 4-4-040D2
maximum 4-4-040D1
Special administrative permits
clear vision area 4-4-040G4
eligibility, application 4-4-040G1
Grading, excavation, mining regulations
Index - 7 (Revised 7/20)
evaluation criteria 4-4-040G2
measures to meet criteria 4-4-040G3
Fire code
See also Building code
Adopted 4-5-070B
Amendments, additions, deletions 4-5-070C
Hydrants
accessibility 4-5-070D10
buildings more than 200 feet from street property line
4-5-070D12
commercial, business, industrial, manufacturing areas
annexed properties 4-5-070D2c
installation 4-5-070D2a
number, location 4-5-070D2b
contract for multiple uses 4-5-070D5
dead end mains 4-5-070D16
design, installation requirements 4-5-070D11
fire flow requirements 4-5-070D6
fire protection services
changes in use requiring increase 4-5-070D19
meter, detector 4-5-070D17
use restrictions 4-5-070D18
violation, penalties 4-5-070D20
installation timing 4-5-070D1b
location 4-5-070D9
number required 4-5-070D8
other area 4-5-070D3
plans required 4-5-070D1a
prohibited type 4-5-070D15
required 4-5-070D1
residential sprinkling 4-5-070D7
service, testing 4-5-070D14
special locations 4-5-070D4
upgrade to standards 4-5-070D1c
water system requirements 4-5-070D13
Purpose 4-5-070A
Fire department
Duty 4-5-020B
Flood hazard regulations See Critical areas; Drainage
standards
Fuel gas code
See also Building code
Adopted 4-5-100
G
Garage
Location on steep slope, setback alternative 4-9-230
Garage sales
Applicability 4-4-050A
Conditions 4-4-050B
Violations, penalties 4-4-050C
Grading, excavation, mining regulations
Air, water discharges 4-4-060J7
Appeals 4-4-060T
Applicability 4-4-060B1
Application
annexed activities 4-4-060B3
existing activities 4-4-060B2
Bond 4-4-060E
Compliance with time periods 4-4-060B4
Conformance with state requirements 4-4-060C5
Cuts
conformance 4-4-060M1
drainage, terracing 4-4-060M3
slope, maximum 4-4-060M2
Drainage
conformance 4-4-060P1
disposal 4-4-060P4
minimum grade 4-4-060P4a
overland runoff 4-4-060P5
releases 4-4-060P4b
stream acceptance 4-4-060P4c
subsurface 4-4-060P3
terrace 4-4-060P2
capacity 4-4-060P2c
scouring 4-4-060P2b
settling ponds 4-4-060P2d
swales 4-4-060P2a
Dust, mud control 4-4-060J8
Emergency permits 4-4-060C9
Engineering grading requirements 4-4-060H
building division responsibilities 4-4-060H5
civil engineer responsibilities 4-4-060H2
contractors 4-4-060H8
engineering geologist responsibilities 4-4-060H4
fences, gates 4-4-060H6
reports 4-4-060H1
setbacks 4-4-060H7
soil engineer responsibilities 4-4-060H3
Erosion, sediment control standards 4-4-060D
Fills
compaction 4-4-060N5
conformance, waivers 4-4-060N1
drainage, terracing 4-4-060N7
ground preparation 4-4-060N3
materials 4-4-060N4
slope, maximum 4-4-060N6
slope location 4-4-060N2
Final inspection, approval 4-4-060R4
Hazard restoration required 4-4-060G
Hydroseeding 4-4-060C4
Inspection
authority 4-4-060F1
entry to be permitted 4-4-060F2
testing, reports 4-4-060I
Landscaping 4-4-060C1
Licenses See Permits, licenses
Maintenance, appearance 4-4-060J10
Noise levels 4-4-060J5
Notification
of changes of responsibility 4-4-060C7
of completion 4-4-060R3
of noncompliance 4-4-060C6
Permits, licenses
applicability 4-9-080B
exemptions 4-9-080C
major activity review process
applicability of other requirements 4-9-080F8
authority 4-9-080F1
inspection, enforcement 4-9-080F9
license 4-9-080F3
permit expiration, extension 4-9-080F10
permit required 4-9-080F2
permit review criteria 4-9-080F4
permit transferability 4-9-080F11
plan approval 4-9-080F6
relinquishing jurisdiction 4-9-080F7
reuse of site 4-9-080F5
minor activity review process
authority 4-9-080E1
license application 4-9-080E2
license issuance 4-9-080E4
permit revocation 4-9-080E5
work completion 4-9-080E3
required, fees
drainage review threshold 4-4-060S2
Hearing examiner
(Revised 7/20)Index - 8
generally 4-4-060S1
plans, calculations 4-4-060S3
submittal requirements 4-4-060S1
revocation 4-9-080G1
submittal requirements, fees 4-9-080D
violations, penalties 4-9-080G
Plans, reports
as-graded grading 4-4-060R2a
construction timing, final approval 4-4-060R1
geologic grading 4-4-060R2c
required 4-4-060R2
soil grading 4-4-060R2b
Property location, setbacks 4-4-060J4
Purpose 4-4-060A
Safety 4-4-060J2
Scope 4-4-060B
Screening 4-4-060C2
Slopes
clearing, rounding tops 4-4-060J3
generally 4-4-060Q1
maximum permitted 4-4-060J1
other devices, methods 4-4-060Q2
top, toe setbacks 4-4-060L
Soil
compaction 4-4-060J11
erosion, sedimentation 4-4-060J9
Solid waste fills
animal waste 4-4-060O10
applicable requirements 4-4-060O3
building debris, flammable material 4-4-060O8
bulk items 4-4-060O7
cell cover 4-4-060O5
compaction 4-4-060O6
drainage 4-4-060O13
location 4-4-060O4
prohibited activities 4-4-060O16
prohibited materials 4-4-060O12
reports
contents 4-4-060O2
required 4-4-060O1
special requirements 4-4-060O15
stabilization 4-4-060O9
treatment 4-4-060O11
water disposal 4-4-060O14
Stop work order 4-4-060C8
Stream courses 4-4-060C3
Surface water
adjacent bank slopes 4-4-060K3
depth of lakes 4-4-060K2
polluted, stagnant 4-4-060K1
Violations, penalties 4-4-060U
Work hours 4-4-060J6
Work in progress 4-4-060J
H
Hazardous materials See Aquifer protection areas;
Bulk storage; Critical areas; Fire code
Hearing examiner
Appeals 4-8-070H4
Authority, duties 4-8-070H1
Interpretation 4-8-070H2
Recommendations 4-8-070H3
Hedges See Fences, hedges, retaining walls
Home agriculture sales
Applicability 4-4-015B
Conditions 4-4-015E
Purpose, intent 4-4-015A
Right-of-way use 4-4-015D
Supervision 4-4-015C
Home occupations
Applicability 4-9-090C
Business license
application 4-9-090F1
approval, issuance 4-9-090F3
comment period 4-9-090G3
renewal 4-9-090G4
required 4-9-090E
Compliance with conditions 4-9-090F2
Defined 4-9-090A
Exemptions 4-9-090C1
Inspection 4-9-090G2
Limitations
customer visits 4-9-090G6
hours 4-9-090G7
use 4-9-090G5
Notification to neighbors 4-9-090G1
Prohibited 4-9-090D
Purpose 4-9-090B
Qualification standards 4-9-090F4
Hydrants See under Fire code
I
Impact fees
Accounts
established 4-1-190M1
fees encumbered
schools 4-1-190M3
transportation, parks, fire 4-1-190M4
transfer to school districts, RRFA 4-1-190M2
Adjustment for future tax payments, other revenue
sources 4-1-190K
Administrative
fees
account established 4-1-190R4
appeals 4-1-190R3
deferred 4-1-190R1
independent calculations 4-1-190R2
refunds, waivers, credits 4-1-190R5
guidelines 4-1-190N
Appeals
authority 4-1-190L5
decisions 4-1-190L6
payment under protest 4-1-190L3
process and school district, RRFA representation
4-1-190L4
transportation, parks 4-1-190L1
Collection
credit documentation required 4-1-190G7
deferral
number limited 4-1-190G15
single-family, condominiums, multifamily dwellings
4-1-190G9
subdivisions, short subdivisions, planned unit
developments 4-1-190G8
foreclosure
by city 4-1-190G12
by school district 4-1-190G13
lien release 4-1-190G11
mixed use 4-1-190G5
payment methods 4-1-190G10
schools 4-1-190G2
timing 4-1-190G6
transportation, parks, fire 4-1-190G1
use, tenancy changes 4-1-190G3
vacant structures, buildings 4-1-190G4
Impact fees
Index - 8.1 (Revised 7/20)
Credits for dedications, improvement construction, past
tax payments
appeals 4-1-190J5
authority, process 4-1-190J2
criteria 4-1-190J1
past tax payments 4-1-190J4
school, fire impact fee responsibility 4-1-190J3
Debt service 4-1-190P4
Definitions 4-1-190D
Exemptions
authority 4-1-190I3
schools 4-1-190I1
transportation, parks, fire 4-1-190I2
Existing authority unimpaired 4-1-190S
Findings, authority 4-1-190C
Independent calculations
adjustment 4-1-190H4
appeals 4-1-190H5
by city 4-1-190H1
by feepayer 4-1-190H2
consideration, review 4-1-190H3
Methodology, applicability 4-1-190F
Purpose, intent 4-1-190B
Rate review, adjustment
school, fire 4-1-190Q2
transportation, parks 4-1-190Q1
Refunds, offsets
development not constructed 4-1-190O6
failure to expend, encumber 4-1-190O1
interest earned 4-1-190O4
termination 4-1-190O5
time limit 4-1-190O3
timing 4-1-190O2
Required for building permit 4-1-190G14
Service area established 4-1-190E
Title 4-1-190A
Use 4-1-190P
(Revised 7/20)Index - 8.2
This page left intentionally blank.
Land use permits
Index - 9 (Revised 2/19)
Improvement installation procedures deferral
Community and economic development approval
applicability 4-9-060C1
expiration 4-9-060C6
extension of time 4-9-060C7
plans
required 4-9-060C4
waiver 4-9-060C5
record 4-9-060C12
security
acceptable forms 4-9-060C8
binding 4-9-060C11
covenant option 4-9-060C9, 4-9-060C10
proceedings against 4-9-060C15
required 4-9-060C3
transferability 4-9-060C13, 4-9-060C14
Temporary occupancy permit
applicability 4-9-060B1
expiration 4-9-060B4
extension 4-9-060B5
security required 4-9-060B3
International codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
K
Kennels
See also Pet day cares; Zoning
Conditional use permit decision criteria 4-9-030D9
L
Land clearing See Tree retention, land clearing
Land use permits
Appeals
administrative decisions
by hearing examiner 4-8-110E4
hearing format 4-8-110E1
prehearing conference 4-8-110E2
records 4-8-110E3
authority 4-8-110B
city council
alternative procedure 4-8-110F8
burden of proof 4-8-110F5
decision documentation 4-8-110F9
evaluation criteria 4-8-110F6
final 4-8-110F10
findings, conclusions 4-8-110F7
letters of support 4-8-110F3
notice 4-8-110F3
review procedures 4-8-110F4
standing, parties 4-8-110F1
time to file 4-8-110F2
filing by facsimile 4-8-110C5
form, content 4-8-110C3
judicial review permitted when 4-8-110C11
limit on number 4-8-110C10
motions 4-8-110C6
notice, fee 4-8-110C4
parties 4-8-110C7
public hearing 4-8-110C8
restrictions on subsequent actions 4-8-110C9
scope, purpose 4-8-110A
standing 4-8-110C1
time to file 4-8-110C2
Applicability 4-8-020
Applications
administrative decision 4-8-100E
fees 4-8-060D
filing 4-8-060C
hearing
constitutes hearing by council 4-8-100G2
required 4-8-100G1
rules 4-8-100G3
letter of completeness 4-8-060G
additional information 4-8-100C3
expiration 4-8-100C4
extension 4-8-100C5
incomplete 4-8-100C2
timing 4-8-100C1
multiple submittals 4-8-060E
notices 4-8-100D
purpose 4-8-060A
report
content 4-8-100F1
timing 4-8-100F2
submittal, filing 4-8-100B
submittal waiver 4-8-060F
vesting 4-8-060B
Classifications
procedures 4-8-080G
purpose 4-8-080A
review
based on type 4-8-080B
multiple applications 4-8-080C
time frames
designated 4-8-080E
exclusions 4-8-080F
Council action 4-8-100M
Decision
appeals 4-8-100J
conditions 4-8-100H4
copies 4-8-100H6
correction 4-8-100H7
expiration 4-8-100K
final 4-8-100H5
form, substance 4-8-100H1
jurisdiction termination 4-8-100H8
reconsiderations 4-8-100I
time 4-8-100H2
time extension for filing 4-8-100H3
Effect of issuance 4-8-030
Exemptions from state requirements
authority 4-8-050A
nonproject permits 4-8-050E
notification, procedure 4-8-050C, 4-8-050D
review process, time limits 4-8-050B
Large scale, phased projects 4-8-100L
Notice
administrative decisions 4-8-090E
neighborhood meetings
applicability 4-8-090A2
city involvement 4-8-090A9
consideration 4-8-090A8
location 4-8-090A4
notice
mailing 4-8-090A5a
meeting location sign 4-8-090A5b
procedure
content 4-8-090A6a
materials 4-8-090A6b
notes 4-8-090A6d
sign-in sheet 4-8-090A6c
purpose 4-8-090A1
submittal requirements 4-8-090A7
time 4-8-090A3
Landmark designation, preservation
(Revised 2/19)Index - 10
city council decision 4-8-090H
development application
applicability 4-8-090D1
notice 4-8-090D3
time 4-8-090D2
failure to receive 4-8-090I
hearing examiner decision 4-8-090G
public hearing 4-8-090F
content 4-8-090F2
time 4-8-090F1
public signs
information
administrator’s discretion 4-8-090C8
applicability 4-8-090C1
content 4-8-090C5
duration 4-8-090C6
location 4-8-090C4
posting evidence 4-8-090C7
specifications 4-8-090C2
time 4-8-090C3
outreach
applicability 4-8-090B2
purpose 4-8-090B1
standards 4-8-090B3
Preapplication meeting 4-8-100A
Purpose, intent 4-8-010
Responsibilities of specific bodies 4-8-070B
Review authority 4-8-070A
Submittal requirements 4-8-120
building applications 4-8-120B
definitions 4-8-120D
land use applications 4-8-120C
public works applications 4-8-120A
Types, classifications 4-8-040
Land uses See Zoning
Landmark designation, preservation
Fee recovery 4-1-260C
King County provisions incorporated 4-1-260D
Landmarks commission authorized 4-1-260E
Nomination approval 4-1-260B
Purpose 4-1-260A
Landscaping
See also Screening of equipment, storage sites; Tree
retention, land clearing
Applicability 4-4-070B
Approval authority 4-4-070E
Calculation of required plantings 4-4-070G4
Compliance with standards 4-4-070G1
Conditional use permit decision criteria 4-9-030D8
Damaged 4-4-070Q
Deferral of improvements 4-4-070N
Description of types 4-4-070H
Drainage 4-4-070K
Exemptions 4-4-070C
Existing landscaping, trees 4-4-070G3
Freeway frontage 4-4-070F7
Hazard avoidance 4-4-070G5
Installation 4-4-070M
Irrigation, underground system
automatic controller 4-4-070I1
exceptions for drought tolerant plants 4-4-070I2
Maintenance
failure 4-4-070P2
required 4-4-070P1
security 4-4-070P3
Parking lot requirements 4-4-070F6
Pervious areas 4-4-070F5
Plans
modifications 4-4-070O
required, submittal 4-4-070D
Plants 4-4-070L
Projects abutting less intensive zones, uses 4-4-070F4
Purpose, intent 4-4-070A
Requirements 4-4-070G
Soil 4-4-070J
Storm drainage facilities 4-4-070F8
Street frontage 4-4-070F1
Trees 4-4-070F2, 4-4-070F3, 4-4-070G2
Urban separators 4-4-070F9
Variances 4-4-070R
Vegetation preference 4-4-070G6
Licenses
Grading, excavation, mining regulations 4-9-080F3
Home occupations 4-9-090E
Lighting, exterior onsite
Appeals 4-4-075I
Applicability 4-4-075B
Building lights 4-4-075E1
Enforcement authority 4-4-075D
Exemptions 4-4-075C
Parking, display lot lighting 4-4-075E2
Purpose 4-4-075A
R-10, R-14 zones 4-4-075F
Standards
modifications 4-4-075G
variances 4-4-075H
Loading regulations See Parking, loading, driveway
regulations
M
Manufactured, mobile homes, parks
Applicability, conformance 4-9-110B
Authority, responsibility
building official 4-9-110C1
development services division 4-9-110C2
hearing examiner 4-9-110C3
Certificate of occupancy 4-9-110E8
Construction
permits required 4-5-030A
timing 4-9-110E7
Individual installation
insignia 4-5-030B3
permit required 4-5-030B1
requirements 4-5-030B2
License revocation 4-9-110J1
Maintenance
general 4-9-110G1
landscaping 4-9-110G2
Nonconforming 4-10-060H
Plan, application
copies, recommendations 4-9-110E2
extension, expiration 4-9-110H
modifications 4-9-110E5
notice 4-9-110E3
required 4-9-110E1
transmittal to hearing examiner 4-9-110E4
Purpose 4-9-110A
Review procedures 4-9-110E
Surety required 4-9-110E6
Violations, penalties 4-9-110J
Marijuana businesses
Authority 4-1-250B
Cooperatives, transporters 4-1-250C
License
application, issuance 4-1-250F
Overlay districts
Index - 11 (Revised 7/20)
number permitted 4-1-250H
requirements 4-1-250E
Purpose 4-1-250A
Regulation 4-1-250D
Zoning 4-1-250G
Master plan review
See also Site plan review; Zoning
Appeals 4-9-200K
Applicability 4-9-200B1
Binding site plan merger 4-9-200G
Building permit timing 4-9-200I
Decision criteria
access, circulation 4-9-200E3d
compliance, consistency 4-9-200E3a
detail level 4-9-200E2a
natural systems 4-9-200E3g
off-site impacts 4-9-200E3b
on-site impacts 4-9-200E3c
open space 4-9-200E3e
phasing 4-9-200E3i
purpose 4-9-200E1
services, infrastructure 4-9-200E3h
stormwater 4-9-200E3j
views, public access 4-9-200E3f
Exemptions 4-9-200C1
Expirations, extensions
nonphased plans 4-9-200J1a
phased plans 4-9-200J2a
Hearing determination 4-9-200D1
Modifications to approved plan
major 4-9-200H1
minor 4-9-200H2
Purpose, intent 4-9-200A
Process purpose 4-9-200A2a
Submittal, review procedures
administrative approvals 4-9-200F8
application circulation, review 4-9-200F6
combined application 4-9-200F3
generally 4-9-200F1
hearing process, examiner authority
conditions, plan modifications 4-9-200F9c
decision 4-9-200F9b
denial 4-9-200F9e
hearing date 4-9-200F9a
leaving hearing open 4-9-200F9d
notice, comment period 4-9-200F5
preapplication conference 4-9-200F2
public hearing determination 4-9-200F7
submittal requirements, fees 4-9-200F4
Mechanical code
See also Building code
Adopted 4-5-090A
Conflicts 4-5-090C
Exceptions 4-5-090B
Mining regulations See Grading, excavation, mining
regulations
Mobile homes, parks See Manufactured, mobile
homes, parks
Modification procedures
Application 4-9-250D1
Center office residential 3 zone 4-9-250D3
Decision criteria 4-9-250D2
Purpose 4-9-250A3
N
NE 4th business district
Applicability 4-3-040B3
Nonconforming uses, structures
Animals
abandonment 4-10-070D
existing legally established 4-10-070A
replacement 4-10-070B
transfer of rights 4-10-070C
Critical areas 4-10-090
Lots 4-10-010
Rebuild approval permits
applicability 4-9-120B
purpose 4-9-120A
Shoreline master program
alteration of existing structure, site 4-10-095F
continuation of use 4-10-095E
sites 4-10-095C
structures 4-10-095A
uses 4-10-095B
Signs 4-10-080
Site development standards 4-10-020
Structures
alterations limits 4-10-050A3
enlargement limits 4-10-050A4
exemption due to city acquisition 4-10-050C
generally 4-10-050A
restoration limits 4-10-050A5
unsafe 4-10-050A2
vacant, abandoned 4-10-050A1
Uses
abandonment 4-10-060A
adult, amortization 4-10-060G
alterations 4-10-060E
changes 4-10-060C
extension, enlargement 4-10-060D
generally 4-10-060
manufactured homes 4-10-060H
relocation 4-10-060B
restoration, reestablishment 4-10-060F
Violations, penalties 4-10-100
O
Occupancy permits
Applicability 4-9-130B
Certificate
application, issuance 4-9-130D
request, issuance 4-9-130C
Construction of improvements required 4-4-030E
Off-site improvements
Design standards 4-4-030D2
Permits 4-4-030D3
Required 4-4-030D1
Open space, agricultural, timber lands
Application fees
designated 4-9-140C
refund 4-9-140D
Open Space Taxation Act Rules adopted 4-9-140A
Open space substitutions
Applicability 4-1-240A
Fee-in-lieu 4-1-240B3
Improvements
park 4-1-240B2
public trail 4-1-240B1
Overlay districts
See also Automall district
Violations
enforcement officer 4-3-120A
penalties 4-3-120B
Parking, loading, driveway regulations
(Revised 7/20)Index - 12
P
Parking, loading, driveway regulations
See also Street standards
Additional vehicles permit
applicability 4-9-105B
authority, responsibility 4-9-105C
conditions 4-9-105F
maximum number of vehicles permitted 4-9-105D
notification
comment period, decision 4-9-105E2
generally 4-9-105E1
purpose 4-9-105A
revocation 4-9-105G
Appeals 4-4-080M
Applicability 4-4-080B1
Building permit required 4-4-080B5a
Buildings, new and additions 4-4-080B1a
Business license 4-4-080B5c
Calculation of number of spaces
distance measurement 4-4-080D2b
fractions 4-4-080D2a
seat measurements 4-4-080D2c
Change in use 4-4-080B1b(iv)
Changes in arrangement 4-4-080B4
Conformance 4-4-080B2
Deferral of improvements 4-4-080L
Deliveries, shipments 4-4-080B1b(v)
Downtown core area
outside 4-4-080B1b
within 4-4-080B1a
Driveways
angle 4-4-080I5
grades 4-4-080I6
joint use 4-4-080I9
location 4-4-080I1
number, maximum 4-4-080I4
spacing 4-4-080I2
state highway system, access, connection 4-4-080I10
surfacing 4-4-080I7
two track design 4-4-080I8
width, maximum 4-4-080I3
Enforcement authority 4-4-080D1
Joint use
agreement required 4-4-080E3b
distance from use 4-4-080E3c
shopping center provisions 4-4-080E3d
when permitted 4-4-080E3a
Landscaping maintenance
bond 4-4-080H3
inspection 4-4-080H2
required 4-4-080H1
Loading spaces
clear area for doors
dock high 4-4-080J4
ground level 4-4-080J5
plan 4-4-080J2
projections into streets, alleys 4-4-080J3
required 4-4-080J1
Location requirements
joint use 4-4-080E3
off-site 4-4-080E2
on-site 4-4-080E1
Lot construction requirements
drainage 4-4-080G5
marking 4-4-080G3
surfacing
parking lots 4-4-080G1
storage lots 4-4-080G2
wheel stops 4-4-080G4
Lot design standards
access approval 4-4-080F3
aisle width
parallel parking 4-4-080F9a
parking (45 degree) 4-4-080F9d
parking (60 degree) 4-4-080F9c
parking (90 degree) 4-4-080F9b
bicycle parking spaces required 4-4-080F11
fire lanes
access to existing buildings 4-4-080F6f
applicability 4-4-080F6a
clearance, turning radii 4-4-080F6e
identification 4-4-080F6c
modifications 4-4-080F6g
surfacing, construction 4-4-080F6d
width, clearance 4-4-080F6b
lighting 4-4-080F5
linkages 4-4-080F4
maneuvering space, right-of-way use 4-4-080F1
residential parking location requirements
R-6, R-8 zones 4-4-080F7b
R-10, R-14 zones 4-4-080F7c
RC, R-1, R-4 zones 4-4-080F7a
RMF zones 4-4-080F7d
slopes, maximum 4-4-080F2
stalls
accessible 4-4-080F8g
assigned parking 4-4-080F8h
compact size, number 4-4-080F8c
guest 4-4-080F8f
lots, private garages, carports 4-4-080F8a
reduced length for overhang 4-4-080F8e
structured parking 4-4-080F8b
tandem parking 4-4-080F8d
Modifications 4-4-080K
Number of spaces
interpretation 4-4-080F10a
joint use 4-4-080F10b(i)
modifications 4-4-080F10c
required 4-4-080F10d
transportation management plans 4-4-080F10b(ii)
Occupancy permit 4-4-080B5b
Off-site parking
additional information 4-4-080E2c
agreement required 4-4-080E2b
distance to area 4-4-080E2e
fees 4-4-080E2d
transportation management plan exception 4-4-080E2f
when permitted 4-4-080E2a
On-site parking
boat moorage 4-4-080E1c
dwellings 4-4-080E1a
multi-family 4-4-080E1b
other uses 4-4-080E1d
Plans required 4-4-080B3
Purpose 4-4-080A
Residential property
applicability 4-4-085B
commercial vehicles 4-4-085E
definitions 4-4-085C
parking restrictions
disabled, unlicensed vehicles, boats 4-4-085D2
impermissible locations 4-4-085D3
maximum number of vehicles 4-4-085D4
right-of-way obstruction 4-4-085D1
purpose 4-4-085A
Permits
Index - 12.1 (Revised 7/20)
recreational vehicles
effective date 4-4-085F3
modifications 4-4-085F2
permitted parking locations 4-4-085F1
violations, penalties 4-4-085G
Permits
See also Land use permits; Specific Permit
Additional vehicles on residential property 4-9-105
Applications, review authority 4-8-070J
Aquifer protection areas 4-9-015
Bulk storage 4-4-110C1
Grading, excavation, mining regulations 4-9-080F2
Manufactured/mobile homes, parks
construction 4-5-030A
individual installation 4-5-030B1
Off-site improvements 4-4-030D3
Railroad, utility line construction 4-9-170B
Routine vegetation management permits 4-9-195C
Sanitary sewer connections 4-6-040E
Sewage disposal 4-6-040I1
Shoreline 4-9-190E2, 4-9-190G
Signs 4-4-100D1
Small cell
administration 4-9-210B
submittal requirements 4-9-210A
(Revised 7/20)Index - 12.2
This page left intentionally blank.
Public works fees
Index - 13 (Revised 9/19)
Special
expirations, extensions 4-9-220E
location of garages within setbacks 4-9-230
purpose, authority 4-9-220A
review, decision criteria 4-9-220D
submittal requirements, fees 4-9-220C
Subdivision improvements 4-7-100C
Underground storage tank secondary containment
regulations 4-5-120J1
Vesting 4-1-045
Pet day cares
See also Kennels; Zoning
Conditional use permit decision criteria 4-9-030D9
Pipeline notice requirements
Purpose, applicability 4-3-070A
Title 4-3-070B
Planned urban development regulations
Abandonment 4-9-150K2
Appeals of community and economic development
administrator decision 4-9-150I
Applicability 4-9-150B
Building, occupancy permits
final plan
conformance 4-9-150J1
minor adjustments 4-9-150J2
issuance 4-9-150J3
occupation of structures 4-9-150J4
Common facilities
installation 4-9-150E4a
maintenance 4-9-150E4b
Decision criteria 4-9-150D
Development standards 4-9-150E
Expiration 4-9-150K1
Final plan review
application submittal requirements, fees 4-9-150G2
building permit authorization 4-9-150G7b
construction authorized 4-9-150G7b
covenants 4-9-150G6a
modifications
major 4-9-150G5
minor 4-9-150G4
notice 4-9-150G3
property owner’s association 4-9-150G6b
review, approval 4-9-150G6
standards superimposed 4-9-150G7a
time limits 4-9-150G1
Merger of review 4-9-150H
Open space
common 4-9-150E1
installation 4-9-150E3a
maintenance 4-9-150E3b
private 4-9-150E2
Preliminary approval
application
filing 4-9-150F2
submittal requirements, fees 4-9-150F4
decision 4-9-150F8
effect 4-9-150F9
notice, comment period 4-9-150F5
phasing 4-9-150F6
processing 4-9-150F1
review
informal 4-9-150F3
process 4-9-150F7
zoning map revision 4-9-150F10
Purposes 4-9-150A
Responsibilities, duties
city departments 4-9-150C2
community and economic development department
4-9-150C1
hearing examiner 4-9-150C3
Resuming development of abandoned 4-9-150K3
Violations, penalties 4-9-150L
Planning commission
Authority, responsibilities 4-8-070G
Plumbing code
See also Building code
Adopted 4-5-110
Procedures, review criteria
See also Specific Procedure, Review Criteria
Violations, penalties 4-9-260
Property development standards
See also Zoning
Violations, penalties 4-4-160
Property maintenance code
See also Building code
Adopted 4-5-130A
Amendments 4-5-130B
Copy on file 4-5-130C
Property tax exemptions
Multi-family housing, residential targeted area
amendment 4-1-220H
application
approval 4-1-220F
denial 4-1-220G
procedure 4-1-220E
cancellation 4-1-220L
certification
annual 4-1-220K
extension 4-1-220I
final 4-1-220J
definitions 4-1-220B
duration, limits 4-1-220C
eligibility 4-1-220D
purpose 4-1-220A
sunset 4-1-220M
Public art exemption procedures
Appeals 4-9-160I
to hearing examiner 4-9-160I1
transmittal of file, report 4-9-160I2
Applicability 4-9-160B
Application 4-9-160E
Arts commission
application
fee 4-9-160G4
transferal 4-9-160G
determination of artist recognition 4-9-160G3
review, recommendation 4-9-160G1
role, duties 4-9-160G2
Certificate 4-9-160D
Criteria 4-9-160C
Final authority 4-9-160H
Review 4-9-160F
Public works administrator
Authority, responsibilities 4-8-070C
Public works fees
See also System development charges
Equitable share charges
latecomer’s fees 4-1-180A
segregation criteria
administrative determination 4-1-180C2
latecomer’s agreement 4-1-180C3
plat, short plat 4-1-180C1
special assessment district charges 4-1-180A
system development charges See System
development charges
Puget Drive business district
(Revised 9/19)Index - 14
Puget Drive business district
Applicability 4-3-040B5
R
Railroad, utility line construction permit
Grant, decision criteria 4-9-170D
Ordinary repairs 4-9-170C
Required, applicability 4-9-170B
Violations, penalties 4-9-170E
Rainier Avenue business district
Applicability 4-3-040B4
Recreational vehicles
Use as habitation prohibited 4-4-030I
Recyclables See Refuse, recyclables standards
Refuse, recyclables standards
Appeals 4-4-090G
Applicability 4-4-090A
Approval of screening detail plan 4-4-090C12
Deposit areas, collection points
collocation 4-4-090C5
commercial, industrial, nonresidential developments
access 4-4-090E2
location 4-4-090E1
containment in zone 1 wellhead protection areas
4-4-090C7
dimensions 4-4-090C1
gate opening, vertical clearance 4-4-090C10
location 4-4-090C2
multi-family residences
dispersal 4-4-090D1c
distance from building entrances 4-4-090D1e
location within structures 4-4-090D1d
number 4-4-090D1b
obstructing parking 4-4-090D1g, 4-4-090D2d
pick-up location 4-4-090D2c
screening 4-4-090D2b
site plan requirements 4-4-090D1f
size 4-4-090D1a
storage in required parking spaces 4-4-090D1h,
4-4-090D2e
storage location 4-4-090D2a
obstruction 4-4-090C4
screening 4-4-090C9
setbacks from residential areas 4-4-090C3
signage 4-4-090C6
size
manufacturing, other nonresidential developments
4-4-090E4
office, educational, institutional developments
4-4-090E3
retail developments 4-4-090E5
structure design 4-4-090C8
Exemptions 4-4-090B
Modifications 4-4-090F
Weather protection 4-4-090C11
Renton Electrical Code
See also Building code
Adoption 4-5-040
Copy on file 4-5-040
Residential code
See also Building code; International codes
Adopted 4-5-055
Amendments 4-5-055A
Conflicts 4-5-055C
Exceptions 4-5-055B
Residential mixed use development standards
Commercial space standards 4-4-150D
Design 4-4-150B
Ground floor commercial 4-4-150C
Modifications 4-4-150E
Purpose 4-4-150A
Residential rental registration, inspection program
Applicability 4-5-125B
Definitions 4-5-125C
Inspection certificate 4-5-125F
Purpose 4-5-125A
Requirements 4-5-125D
Sale of property 4-5-125G
Violation
penalty 4-5-125H
responsibility 4-5-125E
Retaining walls See Fences, hedges, retaining walls
Rezones
Application 4-9-180B
Change of zone classification criteria 4-9-180F
Procedure when amendment not required 4-9-180D
Purpose 4-9-180A
Recommendation, adoption 4-9-180C
Resubmittal, time limits 4-9-180G
Submittal requirements, fees 4-9-180E
Routine vegetation management permits
Appeals 4-9-195E
Applicability 4-9-195C
Applications
conditions 4-9-195D5
contents 4-9-195D2
review criteria 4-9-195D4
submittal 4-9-195D1
time for review 4-9-195D3
Enforcement authority 4-9-195B
Expiration 4-9-195D6
Procedures, review criteria 4-9-195D
Purpose 4-9-195A
Violations, penalties 4-9-195F
S
Sanitary sewer standards
See also Cross connections; Water service
standards
Aquifer protection area requirements
zone 1 4-6-040J1
zone 2 4-6-040J2
Connections
private, public sewer
location 4-6-040H1
permit, supervision 4-6-040H2
to private system 4-6-040A1
Connection to city sewer
application, fees 4-6-040E3
permit
approval options 4-6-040E1
classes 4-6-040E2
required 4-6-040E
required 4-6-040A
Facilities improvements construction 4-6-040B
Private building sewer
barricades, safety requirements 4-6-040G10
grease, oil, sand interceptors
construction materials, standards 4-6-040G8c
maintenance 4-6-040G8d
required when 4-6-040G8a
type, capacity, location 4-6-040G8b
inspection 4-6-040G9
joints, connections 4-6-040G7
lesser slope 4-6-040G4
Sanitary sewer standards
Index - 14.1 (Revised 9/19)
pipe
location, elevation 4-6-040G5
materials 4-6-040G2
restoration of public property 4-6-040G11
separate, independent 4-6-040G1
size, slope 4-6-040G3
surety bond 4-6-040G12
trenching standards 4-6-040G6
Public sewer
costs, damages 4-6-040F1
developer extension agreement 4-6-040F8
(Revised 9/19)Index - 14.2
This page left intentionally blank.
Shoreline master program
Index - 15 (Revised 2/19)
lift stations 4-6-040F6
manhole requirements
connections 4-6-040F5c
covers 4-6-040F5b
industrial wastes 4-6-040F5d
installation location 4-6-040F5a
pipe materials 4-6-040F3
standards 4-6-040F2
supervision 4-6-040F7
use of old 4-6-040F4
Septic tanks, privies, cesspools 4-6-040D
Service outside city 4-6-040C
Sewage disposal standards
abandonment requirements 4-6-040I6
discharge prohibition 4-6-040I4
health officer requirements 4-6-040I5
inspection, approval 4-6-040I2
maintenance 4-6-040I4
permit 4-6-040I1
standards, tests 4-6-040I3
Screening of equipment, storage sites
See also Landscaping
Appeals 4-4-095J
Applicability
modifications to existing structures 4-4-095B2
new, replacement structures 4-4-095B1
Enforcement authority 4-4-095C
Loading areas, outdoor
commercial, industrial zones 4-4-095F2
multi-family zones 4-4-095F1
Purpose 4-4-095A
Retail sales, outdoor 4-4-095H
Roof-top equipment
additions to existing buildings 4-4-095E2
new construction 4-4-095E1
Storage, outdoor 4-4-095F3
Surface mounted equipment 4-4-095D
Variances 4-4-095I
Vehicle storage 4-4-095G
Secure community transition facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Shoreline master program
Development standards
applicability 4-3-090D1
archaeological, historical, cultural resources
access for educational purposes 4-3-090D6e
coordination with state agencies 4-3-090D6b
detailed cultural assessments
may be required 4-3-090D6a
required 4-3-090D6c
work to stop upon discovery 4-3-090D6d
building, development location, shoreline orientation
design, performance standards 4-3-090D5b
generally 4-3-090D5a
density, setbacks, height
activities exempt from buffers, setbacks
4-3-090D7d
bulk standards 4-3-090D7a
city-wide development standards 4-3-090D7b
measurement 4-3-090D7c
environmental effects
burden on applicant 4-3-090D2b
critical areas within shoreline jurisdiction
4-3-090D2c
development standards for aquatic habitat
4-3-090D2e
no net loss of environmental functions 4-3-090D2a
wetlands within shoreline jurisdiction 4-3-090D2d
private property rights 4-3-090D8
public access
criteria for requirement modification 4-3-090D4c
development standards 4-3-090D4e
physical, visual access required for new
development 4-3-090D4a
required 4-3-090D4b
requirements, by reach 4-3-090D4f
site design criteria 4-3-090D4d
treaty rights 4-3-090D9
use compatibility, aesthetic effects
community disturbances 4-3-090D3c
design requirements 4-3-090D3d
generally 4-3-090D3a
screening required 4-3-090D3e
view obstruction, visual quality 4-3-090D3b
Nonconforming uses, activities, structures, sites
alteration of existing structure, site 4-10-095F
continuation of use 4-10-095E
sites 4-10-095C
structures 4-10-095A
uses 4-10-095B
Program elements 4-3-090A
Regulated shorelines
jurisdictional area 4-3-090B3
shorelines 4-3-090B2
shorelines of statewide significance 4-3-090B1
Shoreline modification
dredging 4-3-090F3
flood control 4-3-090F5
landfill, excavation 4-3-090F2
shoreline stabilization 4-3-090F4
stream alteration 4-3-090F6
vegetation conservation 4-3-090F1
Shorelines overlay districts
natural environment overlay district 4-3-090C1
shoreline high intensity
aquatic shoreline overlay district 4-3-090C6
isolated lands overlay district 4-3-090C5
overlay district 4-3-090C4
single family residential overlay district 4-3-090C3
urban conservancy overlay district 4-3-090C2
Use regulations
aquaculture
aesthetics 4-3-090E2b
no net loss required 4-3-090E2a
structure requirements 4-3-090E2c
boat launching ramps
design to ensure minimal impact 4-3-090E3f
impacts on adjacent uses 4-3-090E3c
no net loss required 4-3-090E3b
shall be public 4-3-090E3a
shore facilities required 4-3-090E3h
surface materials 4-3-090E3g
topography 4-3-090E3e
water, shore characteristics 4-3-090E3d
commercial and community services
over-water structures 4-3-090E4b
scenic, aesthetic qualities 4-3-090E4d
setbacks 4-3-090E4c
use preferences, priorities 4-3-090E4a
industrial use
discharge not allowed 4-3-090E5e
log storage, offshore 4-3-090E5f
materials storage 4-3-090E5d
non-water-oriented uses, clustering 4-3-090E5b
over-water structures 4-3-090E5c
Shoreline permits
(Revised 2/19)Index - 16
scenic, aesthetic qualities 4-3-090E5g
use preferences, priorities 4-3-090E5a
marinas
applicability 4-3-090E6a
design requirements 4-3-090E6d
Lake Washington 4-3-090E6b
location criteria 4-3-090E6c
operation requirements 4-3-090E6e
piers, docks
buoy, float regulations 4-3-090E7f
design criteria 4-3-090E7c
design standards 4-3-090E7d
dimension variance 4-3-090E7g
maintenance, repair 4-3-090E7e
residential new, expanded docks, criteria
4-3-090E7b
use, approval of new, expanded, general criteria
4-3-090E7a
recreation
allowed when 4-3-090E8a
location relative to shoreline 4-3-090E8b
over-water structures 4-3-090E8c
private 4-3-090E8e
public 4-3-090E8d
residential development
critical areas 4-3-090E9e
docks, new private, restricted 4-3-090E9g
floating residences prohibited 4-3-090E9h
general criteria 4-3-090E9b
public access required 4-3-090E9c
shoreline stabilization prohibited 4-3-090E9d
single family priority use, other residential uses
4-3-090E9a
vegetation conservation 4-3-090E9f
table 4-3-090E1
transportation
aviation 4-3-090E10f
general standards 4-3-090E10a
parking 4-3-090E10e
railroads 4-3-090E10c
roads 4-3-090E10b
trails 4-3-090E10d
utilities
criteria 4-3-090E11a
local service utilities 4-3-090E11d
major utilities 4-3-090E11c
pipelines 4-3-090E11b
Shoreline permits
Administrative appeals 4-9-190H
Appeals 4-9-190O
Application procedures
conditional approval 4-9-190E9
forms, fees 4-9-190E3
information prior to submitting shoreline substantial
development permit 4-9-190E1
notification 4-9-190E10
permit required 4-9-190E2
public comment time
special 4-9-190E7
standard 4-9-190E6
public notice 4-9-190E5
review guidelines 4-9-190E8
secondary review by independent professionals
4-9-190E4
Enforcement 4-9-190M
Exemptions from permit system
agricultural drainage, dikes operation, maintenance
4-9-190C11
aquatic noxious weed removal, control 4-9-190C13
construction
agricultural 4-9-190C5
Coast Guard authorized 4-9-190C8
emergency 4-9-190C4
irrigation-related 4-9-190C9
noncommercial docks 4-9-190C7
single family residence, accessory buildings
4-9-190C6
exemption certificate procedures
application required 4-9-190D1
conditions authorized 4-9-190D3
consistency required 4-9-190D2
permit required if project not exempt in part
4-9-190D4
fish, wildlife habitat, passage improvement projects
4-9-190C15
governor’s certification 4-9-190C1
hazardous substance remediation 4-9-190C16
irrigation operation, maintenance 4-9-190C9
maintenance, repair 4-9-190C3
marking of property lines on state-owned lands
4-9-190C10
permit application activities 4-9-190C12
projects on lands not subject to shoreline jurisdiction
prior to restoration 4-9-190C17
projects valued at $5,000 or less 4-9-190C2
watershed restoration projects 4-9-190C14
Moratorium 4-9-190Q
Purpose 4-9-190A
Rescission
final decision 4-9-190N5
noncompliance with permit 4-9-190N1
notice of noncompliance 4-9-190N2
posting 4-9-190N3
public hearing 4-9-190N4
Review criteria
additional information 4-9-190F2
basis of review 4-9-190F1
burden of proof on applicant 4-9-190F4
procedural amendments 4-9-190F3
Rulings filed with state 4-9-190K
Shoreline development approval
approval criteria 4-9-190B7
building permit compliance 4-9-190B9
development compliance 4-9-190B1
land division 4-9-190B6
restoration project relief 4-9-190B10
shoreline conditional use permit 4-9-190B4
shoreline overlay 4-9-190B2
shoreline variance 4-9-190B5
substantial development permit 4-9-190B3
written findings required 4-9-190B8
Surety devices 4-9-190G
Time requirements
applicability 4-9-190J1
certification of construction commencement 4-9-190J7
construction
completion, time allowed 4-9-190J8
not authorized until proceedings completed
4-9-190J12
special allowance 4-9-190J13
filing effective date 4-9-190J9
notification to city of other permits, legal actions
4-9-190J10
permit
extension requests 4-9-190J5
processing time 4-9-190J11
Sign regulations
Index - 16.1 (Revised 2/19)
time limits
discretionary, for shoreline conditional uses,
variances 4-9-190J4
discretionary, for shoreline substantial
developments 4-9-190J3
unspecified 4-9-190J2
validity period, standard 4-9-190J6
Transferability 4-9-190L
Variances, conditional uses
authority 4-9-190I2
conditional uses 4-9-190I5
maintenance of permitted uses allowed 4-9-190I3
purpose 4-9-190I1
variances 4-9-190I4
Violations, penalties
injunction 4-9-190P2
liability for damages 4-9-190P3
prosecution 4-9-190P1
Short-term rentals
Applicability 4-4-055A
Requirements 4-4-055B
Violations, penalties 4-4-055C
Sidewalks See Street standards
Sign regulations
Appeals 4-4-100R
Appearance 4-4-100D4
Applicability 4-4-100B1
Business signs permitted where 4-4-100E5a
Churches, apartments, subdivisions, signs permitted
where 4-4-100E4a
City center requirements
applicability 4-4-100H2
letter size limitations
exemption 4-4-100H6b
maximum height 4-4-100H6a
map 4-4-100H3
modifications
authority, purpose 4-4-100H9a
fees 4-4-100H9d
review criteria 4-4-100H9b
variance 4-4-100H9c
nonresidential uses
category, type, number permitted 4-4-100H4b
purpose 4-4-100H1
size, height, location
awning 4-4-100H5e
canopy 4-4-100H5e
freestanding 4-4-100H5a
ground 4-4-100H5b
marquee 4-4-100H5e
multi-occupancy 4-4-100H5h
multiple building complex 4-4-100H5h
projecting 4-4-100H5d
secondary awning 4-4-100H5g
secondary projecting 4-4-100H5g
secondary wall 4-4-100H5g
under awning 4-4-100H5f
under canopy 4-4-100H5f
under marquee 4-4-100H5f
wall 4-4-100H5c
standards
awning 4-4-100H4b
canopy 4-4-100H4b
freestanding 4-4-100H4b
ground 4-4-100H4b
marquee 4-4-100H4b
multi-occupancy building 4-4-100H4b
multiple building complex wall 4-4-100H4b
opaque signage 4-4-100H4b
projecting 4-4-100H4b
secondary awning without illumination
4-4-100H4b
secondary projecting without illumination
4-4-100H4b
secondary wall without illumination 4-4-100H4b
under awning 4-4-100H4b
under canopy 4-4-100H4b
under marquee 4-4-100H4b
wall 4-4-100H4b
temporary signs 4-4-100H8
type, number permitted 4-4-100H4
churches 4-4-100H4a
residential uses 4-4-100H4a
schools 4-4-100H4a
Design, construction requirements
allowed stresses 4-4-100K5
anchorage 4-4-100K10
approved plastics 4-4-100K13
clearance
from fire escapes, exits, standpipes 4-4-100K18
from high voltage power lines 4-4-100K17
clearance, projection 4-4-100K16
combined loads 4-4-100K4
combustible materials restrictions 4-4-100K8
(Revised 2/19)Index - 16.2
This page left intentionally blank.
Sign regulations
Index - 17 (Revised 5/18)
display surfaces 4-4-100K11
electrical wiring 4-4-100K15
generally 4-4-100K1
glass panel size, thickness, type 4-4-100K12
materials 4-4-100K7
nonstructural trim 4-4-100K9
obstruction of openings 4-4-100K19
seismic loads 4-4-100K3
structural supports 4-4-100K6
supports 4-4-100K20
welding 4-4-100K14
wind loads 4-4-100K2
Design standards
awning, canopy, marquee signs
applicability 4-4-100N1
location 4-4-100N2
UBC requirements 4-4-100N2
electric signs
identification of installer, date of installation
4-4-100O3
installation 4-4-100O2
label of testing agency 4-4-100O4
materials 4-4-100O1
projecting signs 4-4-100M
under awning, canopy, marquee signs
location, size outside city center 4-4-100N3b
location, size within city center 4-4-100N3c
number 4-4-100N3a
Enforcement authority 4-4-100B4
Exemptions 4-4-100B5
Height limits
outside city center, urban design sign regulation areas
4-4-100E3c
within city center 4-4-100E3a
within urban design sign regulation areas 4-4-100E3b
Home occupations, signs permitted where 4-4-100E4b
Inspections 4-4-100B3, 4-4-100P
Large retail centers, signs permitted where 4-4-100E5e
Large institution directional, wayfinding signs permitted
where 4-4-100E5k
Lighting 4-4-100D5
Location limitations 4-4-100E2
Maintenance 4-4-100D3
Marquee signs permitted where 4-4-100E5b
Method for calculating area 4-4-100D2
Motor vehicle dealerships
outside Automall area, signs permitted where
4-4-100E5g
within Automall area, signs permitted where
4-4-100E5f
Nonconforming
generally 4-4-100D7
permitted where 4-4-100E4a
Parks, recreation facilities signs 4-4-100E4d
Permits
exceptions 4-4-100B6
fees 4-4-100D1
required 4-4-100B2
Permitted 4-4-100E1
commercial, industrial zones 4-4-100E5
residential, commercial, industrial zones 4-4-100E4
Portable See Temporary, portable signs
Prohibited 4-4-100C, 4-4-100E1
Projections
annual sign permit required 4-4-100L5
identification of installer, date of installation 4-4-100L3
liability insurance 4-4-100L4
right-of-way
additional allowances 4-4-100L2c
allowed 4-4-100L2
awnings 4-4-100L2c(iii)
building canopies 4-4-100L2c(iii)
marquee 4-4-100L2b, 4-4-100L2c(iii)
projecting 4-4-100L2c(ii)
wall 4-4-100L2a, 4-4-100L2c(i)
setbacks 4-4-100L1
Public facilities signs 4-4-100E4d
Public right-of-way
city-sponsored signs 4-4-100I1
directional signs for nonpublic buildings
appeal 4-4-100I3b
installation 4-4-100I3c
request 4-4-100I3a
directional signs for public buildings 4-4-100I2
real estate sign kiosks 4-4-100I5
residential open house sign 4-4-100I4
Purpose 4-4-100A
Real estate signs See under Temporary, portable signs
Removal upon closure of business
outside city center 4-4-100D6b
outside of city center 4-4-100D6a
Requirements 4-4-100D
School signs 4-4-100E4d
Self-storage uses in FM-F zone 4-4-100E5j
Shopping centers, signs permitted where 4-4-100E5d
Special requirements for specified uses, signs permitted
where 4-4-100E5i
Subdivision identification, signs permitted where
4-4-100E5h
Temporary, portable signs
Accessory home agriculture, agriculture sales
display period 4-4-100J7d
number, type allowable 4-4-100J7b
permit requirements 4-4-100J7a
sign location 4-4-100J7e
size, maximum 4-4-100J7c
A-frame
closing business, sign removal required
4-4-100J5g
confiscation authorized 4-4-100J5k
construction specification, materials 4-4-100J5d
insurance, hold harmless agreements 4-4-100J5j
landscaping alterations 4-4-100J5f
locations 4-4-100J5b
maintenance, appearance 4-4-100J5e
number 4-4-100J5a
permit display 4-4-100J5h, 4-4-100J5i
permit validity 4-4-100J5l
size 4-4-100J5c
cloth signs
projection over public property/right-of-way
4-4-100J1c
support, perforation 4-4-100J1b
display of permit number 4-4-100J1a
event signs
applicability 4-4-100J6a
permit required 4-4-100J6c
placement limitations 4-4-100J6e
time limitations 4-4-100J6d
types allowed 4-4-100J6b
garage sale 4-4-100J3
permitted where 4-4-100E4c
political
location 4-4-100J4a
removal 4-4-100J4c
Site plan review
(Revised 5/18)Index - 18
size 4-4-100J4b
real estate 4-4-100J2
requirements 4-4-100J1
Under marquee signs permitted where 4-4-100E5c
Urban design area 4-4-100G
Variances 4-4-100S
Violations
compliance required 4-4-100T1
confiscated signs 4-4-100T3
penalty 4-4-100U
removal, storage of illegal signs 4-4-100T2
Site plan review
See also Master plan review; Zoning
Appeals 4-9-200K
Applicability 4-9-200B2
Binding site plan merger 4-9-200G
Building permit timing 4-9-200I
Decision criteria
access, circulation 4-9-200E3d
compliance, consistency 4-9-200E3a
detail level 4-9-200E2a
natural systems 4-9-200E3g
off-site impacts 4-9-200E3b
on-site impacts 4-9-200E3c
open space 4-9-200E3e
phasing 4-9-200E3i
purpose 4-9-200E1
services, infrastructure 4-9-200E3h
stormwater 4-9-200E3j
views, public access 4-9-200E3f
Exemptions 4-9-200C2
Expirations, extensions
nonphased plans 4-9-200J1b
phased plans 4-9-200J2b
Hearing determination 4-9-200D2
Modifications to approved plan
major 4-9-200H1
minor 4-9-200H2
Process purpose 4-9-200A2b
Purpose, intent 4-9-200A
Submittal, review procedures
administrative approvals 4-9-200F8
application circulation, review 4-9-200F6
combined application 4-9-200F3
generally 4-9-200F1
hearing process, examiner authority
conditions, plan modifications 4-9-200F9c
decision 4-9-200F9b
denial 4-9-200F9e
hearing date 4-9-200F9a
leaving hearing open 4-9-200F9d
notice, comment period 4-9-200F5
preapplication conference 4-9-200F2
public hearing determination 4-9-200F7
submittal requirements, fees 4-9-200F4
Vesting
nonphased plans 4-9-200J1c
phased plans 4-9-200J2c
Special districts See Overlay districts
State Environmental Policy Act (SEPA) See
Environmental review procedures
Storage lots, outside
See also under Zoning
Screening
fencing 4-4-120A2
landscaping 4-4-120A1
required 4-4-120A
Surfacing 4-4-120B
Street plan
Adopted 4-6-050
Street standards
See also Parking, loading, driveway regulations
Appeals 4-6-060S
Applicability 4-6-060C
Approval of improvements 4-6-060L
Authority 4-6-060B
Complete streets
exemptions 4-6-060G2
required 4-6-060G1
Construction plans review
cost estimate 4-6-060N3
fees 4-6-060N2
submittal
required 4-6-060N1
requirements 4-6-060N2
Dead ends
cul-de-sacs 4-6-060H4
limited application 4-6-060H1
secondary access requirement 4-6-060H5
turnaround design 4-6-060H3
types, minimum standards 4-6-060H2
waivers 4-6-060H6
Definitions 4-6-100
Design standards
alleys 4-6-060F4
city center planning area 4-6-060F8
curves 4-6-060F7
downtown business district 4-6-060F9
length of improvements 4-6-060F3
level of improvements 4-6-060F1
minimum improvements designated 4-6-060F2
pavement thickness 4-6-060F5
sidewalks 4-6-060F6
state highway system vehicular access, connection
4-6-060F10
urban design districts 4-6-060F8
Driveway, shared
covenants, conditions, restrictions 4-6-060J9
easement 4-6-060J5
exception, emergency turnaround 4-6-060J10
improvement timing 4-6-060J6
installation prior to plat recording 4-6-060J6
lot type, orientation 4-6-060J7
maintenance 4-6-060J8
minimum standards 4-6-060J2
permitted when 4-6-060J1
signs 4-6-060J3
tract 4-6-060J4
Exemptions 4-6-060D
Half street improvements
cul-de-sac modifications for low impact development
4-6-060Q3
dedications for completion 4-6-060Q2c
minimum design standards 4-6-060Q2b
permitted when 4-6-060Q2a
Inspections 4-6-060O
Latecomer’s agreements
authorized 4-6-060P1
procedure 4-6-060P2
Lighting standards
average maintained illumination 4-6-060I3
construction standards 4-6-060I5
design 4-6-060I1
location 4-6-060I2
uniformity ratios 4-6-060I4
Plan drafting, surveying standards 4-6-060M
Subdivisions
Index - 19 (Revised 7/20)
Purpose 4-6-060A
Right-of-way dedications
amount 4-6-060E2
required 4-6-060E1
waiver 4-6-060E3
Unit lot drives
applicability 4-6-060K1
design standards
curb 4-6-060K2b
landscaping strip, sidewalk 4-6-060K2c
roadway width 4-6-060K2a
ownership 4-6-060K3
Violations, penalties 4-6-060T, 4-6-110
Subdivisions
Administration, authority
administrator 4-7-020B
community and economic development department
4-7-020A
hearing examiner 4-7-020C
public works administrator 4-7-020D
Application procedures 4-7-050D
lot line adjustment 4-7-050B
short subdivisions 4-7-050C
Binding site plans
access
See also design standards
requirements 4-7-230G
alteration 4-7-230Q1
appeals 4-7-230P
applicability 4-7-230B
application requirements 4-7-230E
approval 4-7-230C
condominium sites
applicability 4-7-230D1
approval 4-7-230D2
design standards
dedication statement 4-7-230D3
legal lots 4-7-230D1
shared conditions 4-7-230D5
street access 4-7-230D2
utilities access 4-7-230D4
development agreement merger 4-7-230J
effect
enforcement 4-7-230N2
legal lots of record 4-7-230N1
expiration
extension 4-7-230O3
extension, phased projects 4-7-230O4
period 4-7-230O1
period, merged approvals 4-7-230O2
improvements
phasing 4-7-230F2
required 4-7-230F1
permits
processing 4-7-230H1
review authority 4-7-230H2
planned urban development 4-7-230D3
purpose 4-7-230A
review
action 4-7-230K1
approval 4-7-230K2
approval with modifications 4-7-230K3
denial 4-7-230K5
hearing examiner referral 4-7-230K4
reconsideration 4-7-230K6
right-of-way dedication 4-7-230L
site plan merger
See also Site plan review
concurrent 4-7-230I2
previously approved 4-7-230I1
survey, recording
approval required 4-7-230M1
filing 4-7-230M2
vacation 4-7-230Q2
Compatibility with existing land use, plan
streets 4-7-120A, 4-7-120B
trails 4-7-120C
Conflicts 4-7-010D
Conformance with state regulations 4-7-010E
Copies to other agencies 4-7-080G
Environmental considerations
action not a taking 4-7-130B
native growth protection area 4-7-130C2
purpose 4-7-130A
streams 4-7-130C4
trees 4-7-130C3
unsuitable lands 4-7-130C1
Exceptions 4-7-040
Expiration, extensions 4-7-080L
Final plat
application submittal, fees 4-7-110A
approval by administrator 4-7-110C
copies to other agencies 4-7-110B
expiration date 4-7-110F
monuments 4-7-110D
signing, filing 4-7-110E
Health agency recommendation 4-7-080J
Hearing
notice 4-7-080I2
required 4-7-080I1
Hillside
purpose 4-7-220A
standards
application information 4-7-220C1
erosion control requirements 4-7-220C6
grading 4-7-220C2
lots 4-7-220C5
streets 4-7-220C4
tracts 4-7-220C3
Improvements
inspection, acceptance 4-7-100B
permits 4-7-100C
prior to final recording 4-7-100D
required 4-7-100A
Industrial, commercial blocks, lots 4-7-180
corners at intersections 4-7-180A
side lot lines 4-7-180C
size, orientation 4-7-180B
Lot line adjustments
expiration period 4-7-060H
fees 4-7-060D
principles of acceptability 4-7-060B
purpose 4-7-060A
recording 4-7-060F
review, decision 4-7-060E
submittal requirements 4-7-060C
transfer of title 4-7-060G
Monuments 4-7-210A
Neighborhood meeting 4-7-080E
Notification
other jurisdictions 4-7-030A
state highways 4-7-030B
Parks, open space 4-7-140
Sunset business district
(Revised 7/20)Index - 20
Phased 4-7-080K
Plat amendments
determination 4-7-080M1
major 4-7-080M2
minor 4-7-080M3
Preapplication meeting
materials 4-7-080D
required 4-7-050A
Preliminary plat application 4-7-080F
Principles of acceptability 4-7-080B
Public use, service areas 4-7-190
community assets 4-7-190C
utilities in tracts 4-7-190B
utility easements 4-7-190A
Purpose 4-7-010B, 4-7-080A
Residential blocks
walkways, crosswalks 4-7-160B
width 4-7-160A
Residential lots
access requirements 4-7-170B
arrangement 4-7-170A
corners at intersections 4-7-170F
flag 4-7-170G
maximum dimension ratio 4-7-170E
size 4-7-170C
width 4-7-170D
Scope 4-7-010C1, 4-7-080C
Segregations
approval required 4-7-010C2
calculation 4-7-010C2a
Short subdivisions
administrative guidelines 4-7-070O
appeal 4-7-070I
copies to other agencies 4-7-070F
expiration period
extension 4-7-070M2, 4-7-070M3
generally 4-7-070M1
limitations 4-7-070N
preapplication meeting 4-7-070D
principles of acceptability 4-7-070B
public notice 4-7-070G
purpose 4-7-070A
review, decision 4-7-070H
scope 4-7-070C
short plat map
filing process 4-7-070L
submittal requirements 4-7-070K
submittal requirements 4-7-070E
Street name signs 4-7-210C
Street requirements
alignment 4-7-150D
alley access 4-7-150E5
alternative configurations 4-7-150E6
arterials, intersections 4-7-150C
connections 4-7-150E4
cul-de-sacs 4-7-150E7
exceptions 4-7-150E3
extensions, dedications 4-7-150G
grid pattern 4-7-150E1
linkages 4-7-150E2
names 4-7-150B
relationship to existing system 4-7-150A
rights-of-way improvements 4-7-150F
Survey standards 4-7-210B
Time limitation for approval 4-7-080H
Title 4-7-010A
Unit lot subdivisions
acceptability principles
access 4-7-090C2
drainage 4-7-090C4
parent site 4-7-090C1
physical characteristics 4-7-090C3
applicability 4-7-090B
density 4-7-090F4
design, open space standards 4-7-090F5
exceptions
access 4-7-090E4
existing nonconforming townhouse developments
4-7-090E5
landscaping 4-7-090E2
parking 4-7-090E3
residential development standards 4-7-090E1
homeowners’ association, covenants
maintenance of common facilities 4-7-090F6b
required before recording of plat 4-7-090F6a
parent site 4-7-090F3
plat recording 4-7-090F8
purpose 4-7-090A
requirements 4-7-090F1
scope, process
short subdivision 4-7-090D1
site plan review 4-7-090D3
subdivision 4-7-090D2
siting 4-7-090F2
timing 4-7-090F7
Utilities installation
cable TV conduits 4-7-200E
latecomer’s agreements 4-7-200F
sanitary sewers 4-7-200A
storm drainage 4-7-200B
underground utilities 4-7-200D
water system 4-7-200C
Variances 4-7-240
Violations, penalties 4-7-250
Sunset business district
Applicability 4-3-040B2
Sureties See Bonds
Surface water See Drainage standards
System development charges
See also Public works fees
Applicability 4-1-180B1
Exemptions 4-1-180B2
T
Temporary homeless encampments
Conditions 4-9-240K3
Temporary use permits
Applicability 4-9-240B
Approval conditions 4-9-240M
Compliance with fire, building codes 4-9-240N
Decision criteria 4-9-240J
Exemptions
city-sponsored events 4-9-240C2
construction-related activities 4-9-240C1
special sales 4-9-240C3
Expiration, extension 4-9-240O
Manufactured homes in medical hardship cases
4-9-240L
Mobile food vendors 4-9-240K2
Other uses, structures 4-9-240D
Public notice, comment period 4-9-240G
Purpose 4-9-240A
Removal of evidence of use 4-9-240P
Review, approval 4-9-240I
Underground storage tank secondary containment regulations
Index - 21 (Revised 7/20)
Revocation 4-9-240R
Security required 4-9-240Q
Submittal requirements, fees 4-9-240F
Temporary homeless encampments 4-9-240K3
Temporary wireless communications facilities 4-4-140K5
Type determinations 4-9-240E
Vehicle sales events 4-9-240K1
Waiver of requirements, fees 4-9-240H
Timber lands See Open space, agricultural, timber
lands
Transportation concurrency requirements
Appeal of project application denial 4-6-070H
Applicability 4-6-070C1
Authority, purpose 4-6-070A
Capacity inquiry 4-6-070I
Definitions 4-6-070B
Exemptions 4-6-070C2
Reconsideration of test
authorized, request 4-6-070G2
notification 4-6-070G1
options to achieve 4-6-070G4
suspension of time limit 4-6-070G5
timing 4-6-070G3
Review process
test
failure 4-6-070D3
required 4-6-070D1
written finding 4-6-070D2
Written finding
expiration 4-6-070F
transferability 4-6-070E
Travel trailers
Use as habitation prohibited 4-4-030I
Tree retention, land clearing
See also Landscaping
Applicability 4-4-130B
Authority, interpretation 4-4-130E1
Independent review 4-4-130E2
Modifications 4-4-130I
Performance standards
conformance required 4-4-130H4
construction requirements 4-4-130H9
critical areas restrictions 4-4-130H7
ground cover retention 4-4-130H8
maintenance 4-4-130H10
plan required 4-4-130H3
protected tree retention 4-4-130H1
review criteria 4-4-130H5
timing 4-4-130H6
tree protection tract 4-4-130H2
Permits required
land development 4-4-130F1
routine vegetation management
See also Routine vegetation management
permits
mechanical equipment use 4-4-130F2b
process 4-4-130G
removal in excess of maximum allowable
4-4-130F2c
removal of landmark tree 4-4-130F2d
undeveloped properties 4-4-130F2a
timber stand thinning 4-4-130F3
Prohibited activities
critical areas 4-4-130D3
cutting in advance of permit issuance 4-4-130D1
cutting, maintenance without permit 4-4-130D2
native growth protection areas 4-4-130D4
removal of landmark tree 4-4-130D6
topping 4-4-130D5
Purpose of provisions 4-4-130A
Removal activities allowed 4-4-130C
Violations
damage liability 4-4-130J2
penalties 4-4-130J1
replacement 4-4-130J4
restoration 4-4-130J3
stop work order 4-4-130J5
U
Underground storage tank secondary containment
regulations
Abandonment 4-5-120J3
Applicability 4-5-120D
Closure requirements
Department of Ecology notification 4-5-120L3c
exception 4-5-120L2
fire code compliance 4-5-120L3a
permanent
applicability 4-5-120L5a
compliance 4-5-120L5b
demonstration to fire code official 4-5-120L5e
standards, requirements for tank abandonment
4-5-120L5d
standards, requirements for tank removal
4-5-120L5c
proposal 4-5-120L3b
required 4-5-120L1
temporary
applicability 4-5-120L4a
exception 4-5-120L4b
inspection 4-5-120L4e
modification of monitoring 4-5-120L4d
plan required 4-5-120L4f
standards, requirements 4-5-120L4c
Compliance with fire code 4-5-120C
Definitions 4-5-120G
Exclusions 4-5-120E
Existing installations
continuation 4-5-120I1
failure to monitor 4-5-120I6
leaks 4-5-120I2
monitoring standards
annual certification 4-5-120I3e
fire department approval 4-5-120I3c
objective 4-5-120I3b
system required 4-5-120I3a
system requirements 4-5-120I3d
system evaluation criteria 4-5-120I4
tests 4-5-120I5
Fire code official, department authority, responsibility
4-5-120F
Inspections, compliance 4-5-120F
Intent 4-5-120B
New facilities
monitoring program 4-5-120H5
response plan
content 4-5-120H6b
required 4-5-120H6a
standards 4-5-120H2
Permits
closure procedure 4-5-120J4
conditions
monitoring records 4-5-120J6b
notification of changes, release 4-5-120J6a
expiration 4-5-120J7
fee 4-5-120J5
Uniform codes
(Revised 7/20)Index - 22
implementation plan 4-5-120J10
information required 4-5-120J2
inspection 4-5-120J9
required 4-5-120J1
transferability 4-5-120J8
Purpose 4-5-120A
Release reporting
cleanup reports 4-5-120K4
other releases 4-5-120K1b
recording required
content of report 4-5-120K2c
permit revocation 4-5-120K2e
reportable when 4-5-120K2g
review, inspection 4-5-120K2d
secondary container deterioration 4-5-120K2f
time limits 4-5-120K2b
release requiring recording defined 4-5-120K2a
releases to secondary containers 4-5-120K1a
required 4-5-120K1
time limits
notification 4-5-120K3a
report, contents 4-5-120K3b
Standards
applicability 4-5-120H1
primary containers, double-walled storage tanks
4-5-120H3
secondary containers 4-5-120H4
Variances 4-5-120M
Uniform codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
City clerk authority, duties 4-5-020C
Copies on file 4-5-020C
Urban design regulations
Administrative authority 4-3-100D2
Appeals 4-3-100I
Applicability, conflicts 4-3-100B
Buildings
architectural design 4-3-100E5
character, massing 4-3-100E5
districts “A” and “B” exceptions 4-3-100G
entries 4-3-100E1
ground-level details 4-3-100E5
location, orientation 4-3-100E1
materials 4-3-100E5
roof lines 4-3-100E5
Exemptions 4-3-100C
Gateways 4-3-100E1
Lighting 4-3-100E7
Parking
access 4-3-100E2
garages, parking structures 4-3-100E2
surface 4-3-100E2
Pedestrian environment
amenities 4-3-100E3
circulation 4-3-100E3
Purpose 4-3-100A
Recreation areas, common open space, standards
4-3-100E4
Review process 4-3-100D1
Service element location, design 4-3-100E1
Signage 4-3-100E6, 4-4-100G
Site design, building location 4-3-100E1
Standards modification 4-3-100F
Transition to surrounding development 4-3-100E1
Urban separator overlay
Administration 4-3-110D
Applicability 4-3-110B
Maps 4-3-110C
Purpose 4-3-110A
Regulations 4-3-110E
Utility extensions
Across full width of property
required 4-6-010B
sanitary sewer exception 4-6-010B1
Construction standards, conditions 4-6-010A
Oversizing 4-6-010C
Utility fees
See Public works fees; System development
charges
Utility lines underground installation
Administration 4-6-090B
Appeals 4-6-090H
Applicability 4-6-090C
As-built plans 4-6-090E3
Design standards
above-grade installation 4-6-090F7
above-ground installation 4-6-090F6
applicability 4-6-090F1
coordination with other facilities 4-6-090F2
grading of streets 4-6-090F4
joint trenches 4-6-090F5
notice 4-6-090F5c
owner responsibility 4-6-090F5b
permit issuance delay 4-6-090F5a
wheel load requirements 4-6-090F3
Exemptions 4-6-090D
Permits
fees 4-6-090E2
required 4-6-090E1
Purpose 4-6-090A
Variances 4-6-090G
Violation, penalty 4-6-090I
Utility standards
Definitions 4-6-100
Violations, penalties 4-6-110
V
Variances
Application
decision criteria 4-9-250B5
filing 4-9-250B2
public notice, comment period 4-9-250B4
submittal requirements, fees 4-9-250B3
Aquifer protection areas 4-9-250B7
Authority, applicability
commercial, industrial land uses 4-9-250B1b
critical areas 4-9-250B1c
drainage standards 4-9-250B1d
residential land uses 4-9-250B1a
Critical areas 4-9-250B6
Conditions of approval 4-9-250B16
Expiration 4-9-250B18
Extension 4-9-250B19
Flood hazard areas 4-9-250B8
Hearing, continuation 4-9-250B14
Planning/building/public works administrator findings,
decision
announcement 4-9-250B15a
notice 4-9-250B15b
record 4-9-250B15d
Purpose 4-9-250A1
Steep slopes, landslide hazards 4-9-250B9
Structures over piped streams 4-9-250B12
Surface water design manual 4-9-250B13
Wireless communication facilities
Index - 23 (Revised 7/20)
Utilities in critical areas 4-9-250B11
Wellhead protection areas 4-9-250B7
Wetlands 4-9-250B10
Vesting
Applicability 4-1-045C
Approval duration 4-1-045F
Building applications 4-1-045D
Generally 4-1-045B
Land use permit applications 4-1-045E
Modifications 4-1-045G
Purpose 4-1-045A
Waiver 4-1-045H
Violations
Appeals 4-1-110F
Approval revocation, modification 4-1-110D
Illegal 4-1-110A
Permit suspension, revocation 4-1-110E
Proceedings initiation 4-1-110C
Remedies, penalties 4-1-110B
W
Waiver procedures
Application, fee 4-9-250C3
Street improvements
authority 4-9-250C2
decision criteria 4-9-250C5
Water service standards
See also Cross connections; Sanitary sewer
standards
Compliance 4-6-080A
Connection
alternate service 4-6-080E
failure 4-6-080C1c
notice 4-6-080C1b
prior to street paving 4-6-080C1a
separate service 4-6-080D
to water main 4-6-080C
without permission 4-6-080B
Meter
removal, re-installation 4-6-080J
size 4-6-080I
Pipe requirements
conformance 4-6-080H6
installation depth 4-6-080H3
materials 4-6-080H1
pressure tolerance 4-6-080H4
size 4-6-080H2
sterilization 4-6-080H5
Reporting responsibility to utilities engineer 4-6-080A1
Responsibility of utilities engineer 4-6-080C1
Stub service installation 4-6-080K
Supervision of extensions 4-6-080G
Use for construction purposes 4-6-080F
Wellhead protection areas See Critical areas
Wetlands See Critical areas; Environmental review
procedures
Wireless communication facilities
See also Zoning
Appeals 4-4-140P
Applicability, authority 4-4-140C
Application submittal requirements
method of attachment, cabling 4-4-140L3
photo simulations 4-4-140L2
technical analysis 4-4-140L1
coverage map 4-4-140L1c
justification map 4-4-140L1b
noise report 4-4-140L1d
site justification letter 4-4-140L1a
visual mitigation 4-4-140L4
Camouflaged, standards
antennas 4-4-140H3
architectural integration 4-4-140H1
materials 4-4-140H2
concealment 4-4-140H2b
mounting hardware 4-4-140H2a
paint 4-4-140H3
residential buildings 4-4-140H4
Collocation required
existing support structure evaluation 4-4-140D1
provider cooperation 4-4-140D2
reasonable efforts 4-4-140D3
Concealed, standards
architectural elements 4-4-140G4
building addition 4-4-140G1
materials 4-4-140G3
related equipment 4-4-140G2
residential buildings 4-4-140G5
Existing support structures
major 4-4-140E2
minor 4-4-140E1
concealment 4-4-140E1e
entitlement 4-4-140E1f
equipment cabinets 4-4-140E1c
excavation 4-4-140E1d
height 4-4-140E1a
width 4-4-140E1b
original dimensions 4-4-140E3
review time period 4-4-140E4
Goals
amateur radio antennas 4-4-140B2
commercial wireless facilities 4-4-140B1
Modifications 4-4-140O
Obsolescence, removal 4-4-140M
Permit limitations
maintenance required 4-4-140N1
notice to city of change of operation 4-4-140N2
Purpose 4-4-140A
Small cells, distributed antenna systems, standards
concealment element plan 4-4-140J2
purpose 4-4-140J2b
required 4-4-140J2a
review
initial installations, substantial change colloca-
tions 4-4-140J2d
nonsubstantial change collocations 4-4-140J2c
federal regulatory requirements 4-4-140J5
ground-mounted equipment standards, ADA
compliance 4-4-140J4
new poles 4-4-140J3
preferred concealment techniques 4-4-140J1
building attachment 4-4-140J1a
parking lot lighting 4-4-140J1c
projecting, marquee sign 4-4-140J1b
street light, traffic signal poles in urban design
districts 4-4-140J1d
utility, street light poles exempt from
undergrounding 4-4-140J1e
Standards, requirements
advertising prohibited 4-4-140F8
building standards 4-4-140F9
equipment shelters, cabinets 4-4-140F1
generators 4-4-140F1d
location 4-4-140F1a
screening 4-4-140F1b
size 4-4-140F1c
fencing 4-4-140F6
Zoning
(Revised 7/20)Index - 24
height, maximum 4-4-140F2
monopole I 4-4-140F2a
monopole II 4-4-140F2b
rooftop WCF 4-4-140F2d
stealth towers 4-4-140F2c
utility poles 4-4-140F2e
lighting 4-4-140F7
noise levels, maximum 4-4-140F5
radio frequency standards 4-4-140F10
setbacks 4-4-140F4
visual impact 4-4-140F3
Stealth tower standards
faux trees 4-4-140I1
authenticity 4-4-140I1c
concealment 4-4-140I1d
height 4-4-140I1b
location 4-4-140I1a
flagpoles 4-4-140I2
authenticity 4-4-140I2b
concealment 4-4-140I2c
location, height 4-4-140I2a
freestanding signs 4-4-140I4
concealment 4-4-140I4b
sign permit required 4-4-140I4a
sports field lights 4-4-140I3
authenticity 4-4-140I3b
concealment 4-4-140I3c
location, height 4-4-140I3a
Temporary facilities, standards
installation, repairs 4-4-140K6
location 4-4-140K1
permits 4-4-140K5
power source 4-4-140K4
screening 4-4-140K3
size 4-4-140K2
Z
Zoning
Accessory dwelling unit
permitted where 4-2-060D
residential zones
design standards
applicability 4-2-116B
purpose 4-2-116A
requirements 4-2-116C
development standards 4-2-110C
Accessory structures
detached, residential zones 4-2-110B
primary, attached, residential zones 4-2-110A
Accessory uses
established 4-2-050A
permitted where 4-2-060Q
table 4-2-060
Additional restrictions 4-2-010E
Adult day care
off-street parking 4-4-080F10d
permitted where 4-2-060K
Adult entertainment businesses
permitted where 4-2-060J
Adult family home
permitted where 4-2-060D
Adult retail uses
permitted where 4-2-060I
Agriculture
permitted where 4-2-060A
Airplane hangars, tie-down areas
off-street parking 4-4-080F10d
Airplane manufacturing
permitted where 4-2-060L
Airplane manufacturing, accessory functions
permitted where 4-2-060L
Airplane sales, repair
permitted where 4-2-060L
Airport-related uses
permitted where 4-2-060L
Airports
permitted where 4-2-060L
Antennas
permitted where 4-2-060P
Arterial commercial zone See CA zone
Arts and crafts schools, studios
permitted where 4-2-060E
Assembly operations
permitted where 4-2-060N
Assisted living
density bonus 4-9-065D
off-street parking 4-4-080F10d
permitted where 4-2-060D
Attached dwellings
off-street parking 4-4-080F10d
permitted where 4-2-060C
Auditoriums, sports arenas
off-street parking 4-4-080F10d
permitted where 4-2-060J
Automobile uses
dealership support uses
Automall Area A 4-3-040C
impound yards
permitted where 4-2-060L
rental, sales
Automall Area A 4-3-040C
permitted where 4-2-060L
Aviation-related uses
permitted where 4-2-060L
Banks
off-street parking 4-4-080F10d
Bed and breakfasts
permitted where 4-2-060K
Beekeeping
permitted where 4-2-060B
Bicycle parking
off-street parking 4-4-080F10d
Bowling alleys
off-street parking 4-4-080F10d
Buildings
coverage
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
design, residential zones 4-2-110A
floor area, maximum
commercial zones 4-2-120A
residential zones 4-2-110B, 4-2-110C
height, maximum
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A, 4-2-110B, 4-2-110C
impervious surface area, residential zones 4-2-110A
location, bulk
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110B, 4-2-110C
number of stories, manufactured homes, parks
4-2-110D
number, size, residential zones 4-2-110A, 4-2-110B,
4-2-110C
Zoning
Index - 25 (Revised 7/20)
orientation, commercial zones 4-2-120A
residential zones 4-2-115
Bulk standards See Miscellaneous uses, modifications
Bulk storage
permitted where 4-2-060M
Business offices
off-street parking 4-4-080F10d
CA zone
purpose, intent 4-2-020M
screening of vehicle storage areas 4-4-095G
use tables 4-2-060
Car washes
permitted where 4-2-060L
Card rooms
permitted where 4-2-060J
Caretaker’s residence
permitted where 4-2-060D
Carriage houses See Attached dwellings
Categories, types established 4-2-050A
CD zone
density bonus 4-9-065D3
fee waivers 4-1-210
purpose, intent 4-2-020N
screening of outdoor retail sales areas 4-4-095H
use tables 4-2-060
Cemeteries
permitted where 4-2-060G
Center downtown zone See CD zone
Center village zone See CV zone
Churches, synagogues, temples See Religious
institutions
Circulation See Development standards
Clear vision area
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110B, 4-2-110C
CN zone
purpose, intent 4-2-020K
use tables 4-2-060
CO zone
density bonus 4-9-065D3
purpose, intent 4-2-020O
use tables 4-2-060
Colleges, universities
off-street parking 4-4-080F10d
Commercial activities
off-street parking 4-4-080F10d
Commercial arterial zone See CA zone
Commercial neighborhood zone See CN zone
Commercial office zone See CO zone
Commercial office residential zone See COR zone
Communications towers
See also Wireless communication facilities
permitted where 4-2-060O
Community health engagement locations
permitted where 4-2-060G
Comprehensive plan
designations 4-2-010A
implementing zones 4-2-010D
Conditional uses
established 4-2-050A
table 4-2-060
Conference centers
permitted where 4-2-060H
Congregate residence
permitted where 4-2-060D
Construction/contractor’s offices
permitted where 4-2-060N
Convalescent centers, nursing homes
off-street parking 4-4-080F10d
permitted where 4-2-060K
COR zone
density bonus 4-9-065D
purpose, intent 4-2-020P
use tables 4-2-060
Craft distilleries
permitted where 4-2-060N
Crisis diversion facilities
permitted where 4-2-060G
Critical areas
See also Critical areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A, 4-2-110B, 4-2-110C
Cultural facilities
permitted where 4-2-060J
CV zone
density bonus 4-9-065D3
fee waiver 4-1-210
purpose, intent 4-2-020L
use tables 4-2-060
Dance halls, cabarets, clubs
off-street parking 4-4-080F10d
permitted where 4-2-060J
Day care centers
off-street parking 4-4-080F10d
permitted where 4-2-060K
Definitions See Definitions
Density, area
See also Density bonus review
housing
commercial zones 4-2-120A, 4-2-120B
manufactured homes, parks 4-2-110D
residential zones 4-2-110A, 4-2-110B, 4-2-110C
park site area
manufactured homes, parks 4-2-110D
Design standards
residential zones 4-2-110A, 4-2-115
Detached dwellings
off-street parking 4-4-080F10d
permitted where 4-2-060C
Development standards
commercial zones 4-2-120
conditions, industrial zones 4-2-130B
illustrations, residential zones 4-2-110F
residential zones 4-2-110, 4-2-115
violations, penalties 4-2-140
Districts established 4-2-010C
Diversion facilities See Crisis diversion facilities
Downtown core area
map 4-4-080C
off-street parking 4-4-080F10d
Drive-through businesses, services
off-street parking 4-4-080F10d
permitted where 4-2-060I, 4-2-060K
Dumpster/recycling collection area
residential zones 4-2-110A, 4-2-115E
Duplex See Attached dwellings
Eating, drinking establishments
off-street parking 4-4-080F10d
permitted where 4-2-060I
Electrical power generation
permitted where 4-2-060O
Elementary school
off-street parking 4-4-080F10d
Zoning
(Revised 7/20)Index - 26
Engine rebuild
permitted where 4-2-060L
Equipment rental
permitted where 4-2-060K
Exception, pre-existing legal lots 4-2-110A, 4-2-110D,
4-2-110E
Exhibition halls
permitted where 4-2-060J
Express transportation services
permitted where 4-2-060L
Family day care homes
permitted where 4-2-060K
Fast food restaurants
permitted where 4-2-060I
Flats See Attached dwellings
Fourplex See Attached dwellings
Fuel dealers
permitted where 4-2-060L
Funeral homes
off-street parking 4-4-080F10d
Gaming, gambling facilities
permitted where 4-2-060J
Garbage, refuse, dumpster areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-115E
Garden style apartments See Attached dwellings
Golf courses
permitted where 4-2-060J
Golf driving ranges
off-street parking 4-4-080F10d
Government offices, facilities
permitted where 4-2-060G
Group homes
permitted where 4-2-060D
Hazardous materials storage
permitted where 4-2-060M
Heavy industrial
permitted where 4-2-060N
Heavy industrial zone See IH zone
Height
See also Buildings; Development standards
Helipads
permitted where 4-2-060L
High schools
off-street parking 4-4-080F10d
Home agriculture
permitted where 4-2-060A
Home occupations
permitted where 4-2-060D
Horticultural nurseries See Nurseries, outdoor
Hospitals, sanitariums, similar uses
See also Medical institutions
off-street parking 4-4-080F10d
Hot tubs, pools, mechanical equipment, residential
zones 4-2-110A, 4-2-115E
Hotels
off-street parking 4-4-080F10d
permitted where 4-2-060K
IH zone
purpose, intent 4-2-020S
use tables 4-2-060
IL zone
purpose, intent 4-2-020Q
use tables 4-2-060
IM zone
purpose, intent 4-2-020R
use tables 4-2-060
Industrial, storage activities
off-street parking 4-4-080F10d
Jails
permitted where 4-2-060G
Junior high schools
off-street parking 4-4-080F10d
Kennels
permitted where 4-2-060B
Laboratories
permitted where 4-2-060N
Landscaping, screening
See also Screening
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
Laundries, commercial
permitted where 4-2-060N
Licensing bureau
Automall Area A 4-3-040C
Light industrial zone See IL zone
Live/work units
off-street parking 4-4-080F10d
permitted where 4-2-060D
Loading docks
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
Lot dimensions
commercial zones 4-2-120A, 4-2-120B
configuration, residential zones 4-2-110A, 4-2-115E
coverage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
depth
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
design, manufactured homes, parks 4-2-110D
industrial zones 4-2-130A
residential zones 4-2-110A
size
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
width
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
Low income elderly multiple dwellings
off-street parking 4-4-080F10d
Mail, newspaper boxes, residential zones 4-2-110A,
4-2-115E
Manufactured homes, parks
off-street parking 4-4-080F10d
permitted where 4-2-060C
Manufacturing
airplane
permitted where 4-2-060L
airplane, accessory functions
permitted where 4-2-060L
off-street parking 4-4-080F10d
permitted where 4-2-060N
Map
arterial streets map 4-2-080E
boundaries 4-2-030A
Zoning
Index - 27 (Revised 7/20)
conflicts
with chapter 4-2 RMC 4-2-030C
with rezone ordinance 4-2-030D
designation of special zoning categories, time
limitations 4-2-030E
downtown business district 4-2-080D
established 4-2-010B
street layout 4-2-030B
yearly update 4-2-030F
Marijuana retail
off-street parking 4-4-080F10d
permitted where 4-2-060I
Marinas
off-street parking 4-4-080F10d
permitted where 4-2-060J
Medical, dental clinics/offices
off-street parking 4-4-080F10d
permitted where 4-2-060H
Medical institutions
See also Hospitals, sanitariums, similar uses
off-street parking 4-4-080F10d
permitted where 4-2-060K
Medium industrial zone See IM zone
Micro-breweries
permitted where 4-2-060N
Miniature golf courses
off-street parking 4-4-080F10d
Mixed occupancies
off-street parking 4-4-080F10d
Mobile food vending
permitted where 4-2-060I
Mobile homes See Manufactured homes, parks
Monopole structures
permitted where 4-2-060P
Motel
off-street parking 4-4-080F10d
permitted where 4-2-060K
Movie theaters See Theaters
Multi-family dwellings See Attached dwellings
Natural resource extraction/recovery
permitted where 4-2-060A
Noise See Development standards
Number of structures
manufactured homes, parks 4-2-110D
per lot, residential zones 4-2-110A
Nurseries, outdoor
off-street parking 4-4-080F10d
permitted where 4-2-060I
Offices
Automall Area A 4-3-040C
off-street parking 4-4-080F10d
permitted where 4-2-060H
Open space, residential zones 4-2-115
Outdoor commercial recreation, entertainment uses
off-street parking 4-4-080F10d
Outdoor sports areas
off-street parking 4-4-080F10d
Packaging operations
permitted where 4-2-060N
Park and ride
permitted where
dedicated 4-2-060L
shared-use 4-2-060L
Parking
See also Development standards
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
permitted where 4-2-060L
public
Automall Area A 4-3-040C
residential zones 4-2-110A, 4-2-110B
Parks
permitted where 4-2-060F
residential zones 4-2-115E
Patio, deck
manufactured homes, parks 4-2-110D
Pedestrian access
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110A, 4-2-115E
Permits See Land use permits
Permitted uses
established 4-2-050A
table 4-2-060
Pet day cares
permitted where 4-2-060B
Places of public assembly
off-street parking 4-4-080F10d
Post office
off-street parking 4-4-080F10d
Private clubs, fraternal organizations
permitted where 4-2-060G
Processing See Specific Manufacturing Use
Prohibited uses
established 4-2-050A
table 4-2-060
Public/quasi-public activities
off-street parking 4-4-080F10d
Public use zone See P-1 zone
Purpose, intent 4-2-020A
R-1 zone
density bonus 4-9-065D3
purpose, intent 4-2-020C
use tables 4-2-060
R-4 zone
purpose, intent 4-2-020D
use tables 4-2-060
R-6 zone
purpose, intent 4-2-020E
use tables 4-2-060
R-8 zone
purpose, intent 4-2-020F
use tables 4-2-060
R-10 zone
density bonus 4-9-065D3
purpose, intent 4-2-020H
use tables 4-2-060
R-14 zone
density bonus 4-9-065D3
fee waiver 4-1-210
purpose, intent 4-2-020I
use tables 4-2-060
Railroad yards
permitted where 4-2-060L
RC zone
purpose, intent 4-2-020B
use tables 4-2-060
Recreation area
manufactured homes, parks 4-2-110D
Recreation facilities
permitted where 4-2-060J
Recreational, entertainment uses
off-street parking 4-4-080F10d
Recycling collection center, station
industrial zones 4-2-130A
permitted where 4-2-060N
Zoning
(Revised 7/20)Index - 28
Religious institutions
off-street parking 4-4-080F10d
permitted where 4-2-060G
Research, scientific
permitted where 4-2-060A
Residential-1 See R-1 zone
Residential-4 See R-4 zone
Residential-6 See R-6 zone
Residential-8 See R-8 zone
Residential-10 See R-10 zone
Residential-14 See R-14 zone
Residential manufactured home zone See RMH zone
Residential multi-family zone See RMF zone
Residential uses
off-street parking 4-4-080F10d
Resource conservation zone See RC zone
Retail sales
off-street parking 4-4-080F10d
permitted where 4-2-060I
RMF zone
density bonus 4-9-065D3
fee waiver 4-1-210
purpose, intent 4-2-020J
use tables 4-2-060
RMH zone
purpose, intent 4-2-020G
use tables 4-2-060
Sanitariums See under Hospitals
Schools
permitted where 4-2-060E
Screening
commercial zones 4-2-120A, 4-2-120B
garbage, refuse, dumpsters
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A
industrial zones 4-2-130A
loading, repair, maintenance, work areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
outdoor storage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A
recyclables collection, storage
commercial zones 4-2-120A
residential zones 4-2-110A
residential zones 4-2-110A
roof-top equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110A
surface-mounted equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110A
tow truck operations, impoundment yards, industrial
zones 4-2-130A
Secure community transition facilities
off-street parking 4-4-080F10d
permitted where 4-2-060G
Sensitive areas See Critical areas
Service uses
permitted where 4-2-060K
Services, on-site
off-street parking 4-4-080F10d
Setbacks
See also Development standards
animal husbandry related structures, residential zones
4-2-110B
freeway frontage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
industrial zones 4-2-130A
mobile home parks constructed before
12-3-1969 4-2-110D
reciprocal use easements, residential zones 4-2-110A
residential zones 4-2-110A, 4-2-110B, 4-2-110C
yards
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A, 4-2-110B, 4-2-110C
Sewage disposal, treatment plants
permitted where 4-2-060N
Shopping centers
off-street parking 4-4-080F10d
Signs
See also Development standards; Sign regulations
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110D
residential zones 4-2-110A
Single family dwellings See Detached dwellings
Skating rinks
off-street parking 4-4-080F10d
Small vehicle sales
Automall Area A 4-3-040C
Social service organizations
permitted where 4-2-060G
Stables
permitted where 4-2-060B
Stacked flats See Attached dwellings
Standards tables
See also Specific Standard
categories designated 4-2-100B
conditions
commercial zones 4-2-120C
residential zones 4-2-110E
established 4-2-100A
interpretation 4-2-100C
Stealth tower
permitted where 4-2-060P
Storage uses
See also Vehicle storage
permitted where 4-2-060M
Street improvements
private, manufactured homes, parks 4-2-110D
Tables
See also Standards tables
conditions 4-2-080A
established 4-2-050B
interpretation
accessory use 4-2-050C4
additional conditions 4-2-050C3
applicable requirements 4-2-050C2
conflicts 4-2-050C7
legal nonconforming uses, existing 4-2-050C8
legend 4-2-050C1
prohibited uses 4-2-050C5
unclassified uses 4-2-050C6
permitted uses 4-2-060
Taverns
off-street parking 4-4-080F10d
permitted where 4-2-060I
Zoning
Index - 29 (Revised 7/20)
Taxi stands
permitted where 4-2-060L
Theaters
off-street parking 4-4-080F10d
permitted where 4-2-060J
Tow truck operation
permitted where 4-2-060L
Townhouses
See also Attached dwellings
off-street parking 4-4-080F10d
Transit centers
permitted where 4-2-060L
Transmission rebuild
permitted where 4-2-060L
Travel trailers
See also Travel trailers
off-street parking 4-4-080F10d
Triplex See Attached dwellings
Truck terminals
permitted where 4-2-060L
UC zone
density bonus 4-9-065D3
purpose, intent 4-2-020T
use tables 4-2-060
Unclassified uses
established 4-2-050A
Urban center zones See UC zone
Utilities uses
permitted where 4-2-060O
Vehicle sales, rental
off-street parking 4-4-080F10d
permitted where 4-2-060I, 4-2-060K
Vehicle service, repair
off-street parking 4-4-080F10d
permitted where 4-2-060L
Vehicle storage
commercial zones 4-2-120A
permitted where 4-2-060M
Veterinary offices/clinics
permitted where 4-2-060B
Warehousing, storage
off-street parking 4-4-080F10d
permitted where 4-2-060M
Waste recycling, transfer facilities
permitted where 4-2-060N
Wholesale retail uses
permitted where 4-2-060I
Wineries
permitted where 4-2-060N
Wireless communication facilities
See also Communications towers; Wireless
communication facilities
height, building
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A
installation of tower, antenna
entire lot considered 4-2-040A1
not considered expansion of nonconforming
4-2-040A2
permitted where 4-2-060P
Wrecking yards
permitted where 4-2-060L
Yards See Setbacks