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5984CITYOFRENTON,WASHINGTONORDINANCENO.5984ANORDINANCEOFTHECITYOFRENTON,WASHINGTON,CLEANINGUPCERTAINCODEPROVISIONSBYAMENDINGSUBSECTIONS4-1-045.B,4-1-045.F.1,4-1-045.F.2,4-1-045.F.7,44-060.D,AND4-1-070.B.1;SECTION4-1-085;SUBSECTION4-1-110.E;SECTION4-1480;SUBSECTIONS4-1-190.D.22,4-1-190.F,4-1-190.G.1,4-1-190.G.2,4-1-190.H.1,4-1-190.H.2,AND4-1-190.H.4;SECTION4-1-200;SUBSECTIONS4-1-220.A,4-1-220.D.1,4-1-230.C,4-1-240.B.1,4-1-240.B.2,4-2-020.i,4-2-080.A.6,4-2-080.A.16,4-2-080.A.28,4-2-100.B,4-2-110.E.4.a,4-2-120.A,AND4-7-060.D;SECTION4-9-010;SUBSECTIONS4-9-020.0.2,4-9-025.D.2,4-9-090.F.1,4-9-090.F.2,4-9-090.F.3,4-9-140.C,4-9-150.F.2,4-9-150.F.4,4-9-180.E,AND4-9-220.C;THEDEFINITIONOFAQUIFERPROTECTIONAREAfAPA)INSECTION4-11-010;SUBSECTIONS9-16-4.D,9-16-4.E,AND9-16-8.COFTHERENTONMUNICIPALCODE;PROVIDINGFORSEVERABILITY;ANDESTABLISHINGANEFFECTIVEDATE.WHEREAS,thisordinanceistheresultofachapter-by-chapterreviewofRentonMunicipalCodeaddressingnon-substantiveissuesrelatedtoobsoletecodesections,interdepartmentaldivisionsandemployeetitles,andimprovesoverallconsistencyrelatedtolanguageandformatting;andWHEREAS,thismatterwasdulyreferredtothePlanningCommissionforinvestigationandstudy,andthematterwasconsideredbythePlanningCommission;andWHEREAS,pursuanttoRCW36.70A.106,onMay5,2020,theCitynotifiedtheStateofWashingtonofitsintenttoadoptamendmentstoitsdevelopmentregulations;andWHEREAS,thePlanningCommissionheldapublichearingonMay20,2020,consideredallrelevantmatters,andheardallpartiesinsupportoropposition,andsubsequentlyforwardedarecommendationtotheCityCouncil;NOW,THEREFORE,THECITYCOUNCILOFTHECITYOFRENTON,WASHINGTON,DOORDAINASFOLLOWS:1 ORDINANCENO.5984SECTIONI.AllportionsoftheRentonMunicipalCodeinthisordinancenotshowninstrikethroughandunderlineeditsremainineffectandunchanged.SECTIONII.Subsection4-1-045.BoftheRentonMunicipalCodeisamendedasfollows:B.GENERAL:VestingofapplicationsisgovernedbytherulesofRCW19.27.O95.Buildingpermitapplication—Consideration—Requirements-,andRCW58.17.033L{Proposeddivisionofland—Considerationofapplicationforpreliminaryplatorshortplatapproval—Requirementsdefinedbylocalordinanceastheyexistormaybeamended.Thevestedrightsdoctrineshallnotbeappliedmorebroadlythanitsintendedscope.SECTIONIII.Subsections4-1-045.F.1,4-1-045.F.2,and4-1-045.F.7ofsubsection4-1-045.FoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-1-045.Fremainineffectandunchanged.F.DURATIONOFAPPROVALS:1.BuildingPermits:Developmentofabuildingshallbebasedonthecontrolscontainedintheapprovedpermitapplication.VestingrightsapplicabletobuildingpermitapplicationswouldexpirepursuanttopermitexpirationperiodsidentifiedintheInternationalBuildingCode(IBC)andadoptedbyreferencehereininRMC4-5-050,InternationalBuildingCode,asitexistsormaybeamended.2.PreliminaryPlat:DevelopmentofanapprovedpreliminaryplatshallbebasedonthecontrolscontainedintheHeatingExaminer’sdecision.Afinalplatmeetingalloftherequirementsofthepreliminaryplatapprovalshallbe2 ORDINANCENO.5984submittedwithinthetimeframespecifiedinRMC4-7-080L,ExpirationPeriod,unlessadifferenttimelimitationwasspecificallyauthorizedinthefinalapproval.3.FinalPlat:Thelotsinafinalplatmaybedevelopedbythetermsofapprovalofthefinalplat,andthedevelopmentregulationsineffectatthetimethepreliminaryplatapplicationwasdeemedcompleteforaperiodoffive(5)yearsfromtherecordingdateunlesstheCityfindsthatachangeinconditionscreatesaseriousthreattothepublichealth,safetyorwelfare.4.ConditionalUsePermit:Theuseauthorizedinaconditionalusepermitshallbeallowedtodevelopforaperiodoftwo(2)yearsfromtheeffectivedateofthepermitapprovalunlessadifferenttimelimitationwasspecificallyauthorizedinthefinalapproval.ThedevelopmentofanapprovedconditionalusepermitshallbegovernedbythetermsofapprovalofthepermitunlesstheCityfindsthatachangeinconditionscreatesaseriousthreattothepublichealth,safetyorwelfare.5.PermitsAssociatedwithaPreliminaryPlat:Permitapplications,suchasPlannedUrbanDevelopments(PUD)applicationsthatareapprovedasacompaniontoapreliminaryplatapplication,shallremainvalidforthedurationofthepreliminaryandfinalplatasprovidedinsubsectionsF2and3ofthisSection,astheyexistormaybeamended.6.ShortPlat:Thelotsinashortplatmaybedevelopedbythetermsandconditionsofapproval,andthedevelopmentregulationsineffectatthetimetheapplicationwasdeemedcompleteforaperiodoffive(5)yearsfromtherecording3 ORDINANCENO.5984dateunlesstheCityfindsthatachangeinconditionscreatesaseriousthreattothepublichealth,safetyorwelfare.7.ShorelineDevelopmentPermits:AnapprovedShorelinePermitshallbeallowedtodeveloppursuanttothetimelimitationslistedinRMC4-9-190JL)TimeRequirementsforShorelinePermits),asitexistsormaybeamended.ThedevelopmentofanapprovedshorelinepermitshallbegovernedbythetermsofapprovalofthepermitunlesstheCityfindsthatachangeinconditionscreatesaseriousthreattothepublichealth,safetyorwelfare.8.AllapprovalsdescribedinthisSectionshallbevestedforthespecificuse,density,andphysicaldevelopmentidentifiedinthepermitapproval.SECTIONIV.Subsection4-1-060.DoftheRentonMunicipalCodeisamendedasfollows:D.ADOPTION:TheComprehensivePlanandanyamendmentsandassociatedsubareaplansareaadoptedbyordinanceoftheCityCouncilafterpublichearingbytheCouncil.SECTIONV.Subsection4-1-070.B.1oftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-1-070.Bremainineffectandunchanged.B.INSTRUMENTSIMPLEMENTINGTHECOMPREHENSIVEPLAN:InordertofullyaccomplishtheobjectivesandprinciplesoftheComprehensivePlan,allresolutionsandregulationsoftheCityconcernedwiththedevelopmentandwelfareofthecommunityanditspeopleshallbeconsideredinlightoftheprinciples,objectivesandpoliciessetforthinthePlan.Tofulfilltherequirementsofchapters35.63and36.70ARCW,andintheinterestofpublic4 ORDINANCENO.5984safety,health,moralsandthegeneralwelfare,thefollowinginstrumentswillimplementtheComprehensivePlan:1.Title4—DevelopmentRegulations:Chapter1AdministrationandEnforcementChapter2ZoningDistricts4-UsesandStandardsChapter3EnvironmentalRegulationsandOverlayDistrictsChapter4City-WidePropertyDevelopmentStandardsChapter5BuildingandFirePreventionStandardsChapter6StreetandUtilityStandardsChapter7SubdivisionRegulationsChapter8Permits—GeneralandAppealsChapter9Permits—SpecificChapter10LegalNonconformingStructures,UsesandLotsChapter11Definitions2.Title8—HealthandSanitation:Chapter2StormandSurfaceWaterDrainageChapter4WaterChapter5SewersChapter6SolidWasteUtilityChapter7NoiseLevelRegulations3.Title10—Traffic:Chapter10ParkingRegulations5 ORDINANCENO.5984SECTIONVI.Section4-1-085oftheRentonMunicipalCodeisamendedasfollows:4-1-085PROCEDURAl.ANDNON-SUBSTANTIVETEXTAMENDMENTS:TheCommunityandEconomicDevelopmentAdministratorisherebyauthorizedtoamendtextofproceduralornon-substantiveprovisionsofthisTitle.ForthepurposesofthisSection,substantiveamendmentsshallbedistinguishedfromproceduralornon-substantiveamendmentsinaccordancewiththefollowing:“Substantive”mattersrelatetoregulationsthatdefineorlimitwhatcanbedoneintermsofconduct,use,development,oraction(e.g.,whatusemaybemadeofland,whatrequirementsapplytodevelopment,whatpublicinfrastructuremayberequiredofcertaindevelopments,whichdecisionmakersandappellatebodiesactonpermitapplications),and“procedural”or“non-substantive”mattersarethosethatrelatetoproceduresorsubmittalrequirements(e.g.,howapplicationswillbeprocessedbyadecisionmaker,whatapplicationformsmustbeused).SECTIONVII.Subsection4-1-110.EoftheRentonMunicipalCodeisamendedasfollows:E.CRITERIAFORPERMITSUSPENSION,REVOCATIONORMODIFICATION:Anypermit,orotherlanduseapprovalissuedbytheCitypursuanttothisTitle,maybesuspended,revokedormodifiedononeormoreofthefollowinggrounds:1.Theapprovalwasobtainedbyfraud;2.Theapprovalwasbaseduponinaccurate,incompleteormisleadinginformationprovidedbytheapplicant;6 ORDINANCENO.59843.TheholderofthepermitorapprovalinterfereswiththeAdministratororanyauthorizedrepresentativeintheperformanceofhisorherdutiesrelatedtothepermitorapproval;-er4.Theholderofthepermitorapprovalfailstocomplywithanynoticeandorderissuedpursuanttocodecomplianceregulations;or5.Theholderofthepermitorapprovalfailstocomplywiththeconditionprecedentorsubsequenttothegrantingofthepermitorlanduseapproval.SECTIONVIII.Section4-1-180oftheRentonMunicipalCodeisamendedasfollows:4-1-180CHARGESFOREQUITABLESHAREOFPUBLICWORKSFACILITIESOwnersofpropertiestowhichimprovementsarebeingproposedthathavenotbeenassessedorchargedanequitableshareofthecostofpublicworksfacilities,suchaswatersystems,sanitarysewersystems,stormwatersystems,andstreetimprovementsincludingsignalizationandlighting,shallbesubjecttooneormoreofthechargeslistedintheCityofRentonFeeScheduleBrochurc.Anyfeestriggeredbyimprovementsordevelopment,asdetailedinthisSection,aredueandpayableatthefirstofthefollowinginstances:•PriortotheissuanceofaPublicWorksConstructionPermit;9f•Priortotherecordingofasinglefamilyresidentialplatorsinglefamilyresidentialshortplat;e•Priortotheissuanceofabuildingpermit;and•Inallcases,priortotheissuanceofacertificateofoccupancy(eithertemporaryorfinal).7 ORDINANCENO.5984Allofthefollowingchargesshallbepaidintotheappropriateutilityorstreetfundexceptthatanyfeescollectedunderaprivatelatecomer’sagreementshallbepassedontotheholderoftheagreementwiththeapplicablefeespaidtotheappropriateutilityorstreetfund.A.PRIVATELYHELDLATECOMER’SFEESANDSPECIALASSESSMENTDISTRICT(FORMERLYKNOWNASCITYHELDLATECOMER’S)FEES:1.ApplicabilityofPrivatelyHeldLatecomer’sFee:TheCityhasthediscretionarypower,asdetailedinchapter9-5RMC,tograntstreetlatecomer’sagreementstodevelopersandownersforthereimbursementofaprorataportionofstreetimprovementsincludingsignalizationandlightingtheyinstallandturnovertotheCity.TheCityshallgrantutilitylatecomer’sagreementsforthereimbursementofaprorataportionofutilitysystemssuchaswater,sanitarysewerorstormsewer,ifallconditionsaremet.Forpurposesofthissection,bothutilityandstreetlatecomer’sagreementsshallbecollectivelyreferredtoas“latecomer’sagreements.”2.ApplicabilityofSpecialAssessmentDistrictFee:ThespecialassessmentchargeisafeethatenablestheCitytorecoveraprorataportionoftheoriginalcostsofpublicworksimprovements(watersystems,sanitarysewersystems,stormwatersystems,andstreetimprovementsincludingsignalizationandlighting)fromtheownersofpropertywhowouldbenefitfromfutureconnectionsto,orfutureusersof,improvementstotheCity’sinfrastructurethatwerenotinstalledbyLIDsorbyaprivatedeveloperunderalatecomeragreement.The8 ORDINANCENO.5984imposition,collection,paymentandotherspecificsconcerningthesechargesaredetailedinchapter9-16RMC,SpecialAssessmentDistricts,InterestmaybechargedpursuanttoRMC9-16-6,PaymentstoCity.3.ExemptionsforLatecomer’sorSpecialAssessmentDistrictFees:a.SegregationofFees:TheCitymaygrantsegregationofprivatedeveloperlatecomer’sfeesorspecialassessmentdistrictfeesonlargeparcelsoflandpersubsectionCofthisSection.b.ReliefDuetoTwo(2)SimilarFacilities:ThePublicWorksAdministratorwillconsiderrelievingaparcelofalatecomer’sorspecialassessmentdistrictfee/assessmentifthepropertyhasabenefitfromeither(butnotboth)oftwo(2)similarfacilities.ThePublicWorksAdministratorwillmakethedecisionbasedonengineeringandpolicydecisionsastowhichfacility(ies)benefitand/orareutilizedbytheparcel.Theassessmentduewouldbethatassociatedwiththeutilizedfacility.Iftherearenosoundengineeringorpolicyreasonsthatindicateonefacilityovertheother,theCityshallgivetheapplicantthechoiceoffacilitiestoutilize.c.ReliefDuetoFutureSubdivision:Atthetimethelatecomer’sagreementorspecialassessmentdistrictisformed,andasaconditionofthelatecomer’sagreementorspecialassessmentdistrict,theCitymayrequitethattheassessmentagainstaparcelbedividedsuchthatasinglefamilyresidentialconnectionwillbeassessedbaseduponthesizeofatypicalsinglefamilyresidentiallotinthatarea.Theremainderofthecostattributedtosaidsitewillbe9 ORDINANCENO.5984dueatsuchtimeastheparceldevelopsfurthereitherbysubdivisionorincreaseddensity.Inthecaseofaspecialassessmentdistrict,interestwillcontinuetoaccrueontheremainingportionoftheassessment.U.ReallocationofAssessmentDuetoSubdivisionofProperty:ThePublicWorksAdministratorwillconsiderreallocationofthelatecomer’sassessmentorthespecialassessmentifapropertyissubdividedforanypurposeotherthansinglefamilyuse.Reallocationmaybegrantedbaseduponfrontfootage,area,orotherequitablemeans.Considerationmaybegiventoadjustingtheassessmentbetweenthenewparcels,baseduponvalueofbenefitfromtheimprovements,suchthattwo(2)similarparcelsmaypaydifferentamountsbecauseonereceivesmorebenefit.B.SYSTEMDEVELOPMENTCHARGESfSDC)—WATER,WASTEWATER,ANDSTORMWATER:TheCityhasauthorityunderRCW35.92.025toimposecharges,whicharecommonlyreferredtoas“systemdevelopmentcharges,”onpropertyownersinorderthatsaidpropertyownersshallbeartheirequitablecostshareoftheCity’sutilitysystem(s).1.ApplicabilityofSystemDevelopmentCharge:Thesystemdevelopmentchargeisherebyimposedagainstpropertiesand,byinference,theownersofsaidpropertiesthatarebenefitingfromand/orincreasingthelevelofusageoftheCity’sutilitysystems.Saidpropertyowner(s)shallpay,priortoconnectiontoorbenefitfromaCityutilitysystem,thesystemdevelopmentchargeassociatedwith10 ORDINANCENO.5984thatutilityasdetailedintheCityofRentonFeeScheduleBrochurc.AparcelmaybenefitfromaCityutilitysystemduringthedevelopmentorredevelopmentofthepropertywithorwithoutaconnectiontoanestablishedfacility.Therefore,thesystemdevelopmentchargeforautilitymaybetriggeredwithoutaphysicalconnectiontoanexistingfacility.a.“Utilitysystem”shallmean:•Thesanitarysewersystem,includingbutnotlimitedtoliftstations,forcemains,interceptorsandothersewermains-j•Thestormwatersystem,includingbutnotlimitedtoflowcontrolorwaterqualityfacilities,floodhazardreductionimprovements,liftstations,forcemains,interceptors,andotherstormwaterstorage,treatment,collectionandconveyancesystemsusedformanagementofstormwaterrunoff;and•Thewatersystem,includingbutnotlimitedtowells,pumpstations,watertreatmentfacilities,reservoirsandwatermains.b.Thephrase“increasingthelevelofusageofaCityutilitysystem(s),”asusedinthisSection,shallmeananyofthefollowing:•FirstTimeServiceConnectionorBenefit:AnypropertythatisconnectingtoorbenefitingfromaRentonutilitysystemforthefirsttime(includingbutnotlimitedtonewconstruction,conversionfromprivatewell,orconversionfromsepticsystem);and•Propertythatisbeingimproved,developed,redeveloped,orsubdividedandaspartofsaidactionhasinstalledanadditionalwatermeter(s),11 ORDINANCENO.5984hasinstalledalargerwatermeter(s)orcreatesadditionalimpervioussurface(forthepurposeofthiscode,conversionofagravelareatoasphalt,concrete,orotherimpervioussurfaceshallbeconsideredadditionalimpervioussurface).c.Thebasisforthechargeofsystemdevelopmentchargesshallbe:•StormWater:Theadditionofanynewimpervioussurfacetopropertieswillrequirepaymentofthesystemdevelopmentchargeforstormwaterfortheadditionalnewimpervioussurfaceonly.Ifapropertyismakingaconnectionforthefirsttimetoastormwatersystem,itwillonlyrequirepaymentofthesystemdevelopmentchargeforstormwaterfortheimpervioussurfacetributarytothepointofconnection.Anyrebuilding,changeinuseoradditionstopropertythatdoesnotcreateadditionalimpervioussurfaceordoesnotcauseafirsttimeconnectiontobemadewillnotrequirepaymentofthesystemdevelopmentchargeforstormwater.Newsinglefamilydevelopmentwillpaybaseduponaflatrateperdwellingunit.Existingsinglefamilydevelopmentthathaspreviouslyconnectedwillpaybaseduponsquarefootofadditionalimpervioussurface.Existingsinglefamilydevelopmentthatisconnectingforthefirsttimewillpaybaseduponaflatrateperdwellingunit.Commercialandmulti-familydevelopmentwillpaybaseduponsquarefootofadditionalimpervioussurface.•Wastewater:Theadditionofanewdomesticwatermeter,increasingthesizeofanexistingdomesticwatermeter,conversionofanondomesticwatermetertodomesticuse,orthefirsttimeconnectionofaproperty12 ORDINANCENO.5984tothesanitarysewersystemwillrequirepaymentofthesystemdevelopmentcharge.Foreachadditionaldomesticmeterinstalled,thechargeshallbebaseduponthesizeoftheadditionalmeter(s).Foreachincreaseddomesticmeter,thechargeshallbeforthesizeofthenewdomesticmeterminusthechargeforthedomesticmeterbeingreplaced.Fortheconversionofanon-domesticwatermetertodomesticuse,thechargewillbebaseduponthesizeofthemeterconvertedtodomesticuse.Forthefirsttimeconnectionofanexistingdevelopedpropertytothesewersystem,thechargeshallbebaseduponthesizeofthedomesticmetersfortheproperty.•Water:Theadditionofanewdomesticorirrigationwatermeter,increasingthesizeofanexistingwatermeter,ortheadditionofaserviceforfireprotectionwillrequirethepaymentofthesystemdevelopmentcharge.Foreachadditionalmeterinstalled,thechargeshallbebaseduponthesizeoftheadditionalmeter(s).Foreachincreaseinmetersize,thechargeshallbeforthesizeofthenewmeterminusthechargeforthemeterbeingreplaced.Fortheadditionorincreaseinsizeofaserviceforfireprotection,thechargeshallbebaseduponthesizeofthefireservice,not(NOTthesizeofthedetectorbypassmeter.d.ChargesNotRefundedforaReductionInService:Systemdevelopmentchargeswillnotberefundediftheservicebasis,asdescribedabove,isreduced.Theservicelevel,priortoreduction,maybeconsideredasexistinglevelofserviceasdescribedbelow.‘3 ORDINANCENO.5984e.ExistingLevelofService:Theexistinglevelofserviceshallbethebaselineforanyadditionalsystemdevelopmentcharges.Saidbaselinelevelofserviceshallbedeterminedbyexistingconnections;existingsize,typeandnumberofwatermeters;andexistingimpervioussurfaces.Whenapreviouslydevelopedpropertyhasparticipatedindemolitionofexistingimprovements,thenthebaselinelevelofserviceshallbethehighestlevelofdevelopedconditionwithinthefive(5)yearperiodprecedingthedateofapplication.Anydevelopmentofthepropertythathasbeenremovedformorethanfive(5)yearsshallnotbeconsideredwhencalculatingadditionalfees.Fordemolishedimpervioussurfaces,theCityreservestherighttoutilizeconstructiondrawings,aerialphotos,ortopographicmapstobestdeterminesquarefootageofimpervioussurfacepriortodemolition.Forstormwater,whenincreasingthelevelofdensityofsinglefamilybytheadditionofunitsorredevelopmenttocommercialormulti-family,theexistinglevelofservicebaselineshallbeasfollows:whentheexistinglevelofserviceissinglefamilyandtheproposedserviceissinglefamily,thebaselineshallbeexistingdwellingunits.Whentheexistinglevelofserviceissinglefamilyandtheproposedserviceisotherthansinglefamily,thebaselineshallbethesquarefootageequivalentoftheexistingdwellingunits.Forexample,ifapropertyownerremovedallimprovementsfromatwo(2)acreparcelthathadaone-inch(1”)domesticwatermeter,aone-inch(1”)irrigationwatermeter,wasconnectedtosanitarysewer,andwasfiftypercent14 ORDINANCENO.5984(50%)imperviousandthatparcelsatvacantfortwo(2)years,thoseimprovementswouldbeconsideredwhencalculatingadditionalsystemdevelopmentcharges.Exceptions:Theadditionofanirrigationmeteronlyforanexistingsinglefamilyresidentialdwellingwillnottriggerasystemdevelopmentchargeforwaterorsewer.Theadditionofaseconddomesticmetertoanexistingduplexinordertodivideconsumptionforbillingpurposeswillnottriggerasystemdevelopmentcharge.Improvementstoexistingsinglefamilyresidentialunitsthathavehadthesystemdevelopmentchargeforstormwaterpaidperdwellingunitshallbeexemptfromchargesforadditionalimpervioussurfacesunlesstheadditionalimpervioussurfaceiscreatedbytheadditionofsinglefamilyunitsorbydevelopmentotherthansinglefamily.Improvementstoexistingsinglefamilyresidentialunitssuchasadditionsthatarelessthanfivehundred(500)squarefeetofnewimpervioussurfaceareexemptfromthesystemdevelopmentchargeforstormwaterunlessanewconnectiontotheRentonstormwatersystemisproposedorrequiredaspartofthepermitapplication.2.ExemptionstoSystemDevelopmentCharge:a.InstallationofanIrrigationMeterSolelyforthePurposeofProvidingIrrigationWatertoCityRight-of-Way:Installationofawatermeter15 ORDINANCENO.5984solelyforthepurposeofprovidingirrigationwatertoCityright-of-wayisexemptedfromthesystemdevelopmentcharge.b.ExemptionforCity-OwnedProperty:NosystemdevelopmentchargewillbecollectedonCity-ownedproperties.ThebenefitstotheutilityfromtheuseofotherCitypropertiessuchasutilityeasements,liftstationsandotherbenefitsoffsettheamountofthesystemdevelopmentcharge.c.StormWaterExemptionforInfiltrationFacility:Developmentsthatinfiltrateorcontainonsiteonehundredpercent(100%)oftheon-sitestormwaterrunoffvolumefromaonehundred(100)yearstormareexemptfromthestormwatersystemdevelopmentcharge.Fortheapplicationofthiscredit,theowner/developermustusethecurrentdesigncriteriatoshowthattheinfiltrationfacilitywillinfiltrateallofthevolumeofrunoffproducedfromthesiteduringtheonehundred(100)yearstorm.Forpurposesofthiscode,“on-site”includesalllandwithintheboundaryofthedevelopment.IfthedevelopmentbenefitsfromtheCitystormwatersystembecausethecitysystemprovidesdrainageforanyofthelots,tracts,roadways,etc.,withinthedevelopment,itwillnotqualifyforthisexemption.IfadevelopmentthatisgrantedanexemptionunderthisSectiondischargeswateroff-siteduringaonehundred(100)yearstormorless,thedevelopmentshallberequiredtomakecorrectionsorimprovementstotheonsitesystemsuchthatitwillinfiltrateuptotheonehundred(100)yearstorm.If,inthefuture,thedevelopmentcannolongerinfiltrateonehundredpercent16 ORDINANCENO.5984(100%)oftheon-sitestormwaterrunofffromaonehundred(100)yearstorm,thesystemdevelopmentchargeshallbedueandpayableasaconditionoftheconnectiontoorutilizationoftheCity’sstormwatersystem.NothinginthisSectionshallrelievethepropertyowner(s)fromcomplyingwiththeCity’scurrentflowcontrolandwaterqualitytreatmentstandardsatthetimethedevelopmentconvertsfromonehundredpercent(100%)infiltrationtouseoftheCitystormsystem.Whenadevelopmentisconvertedfromonehundredpercent(100%)infiltrationtouseoftheCitystormsystem,thestormwatermanagementstandardsusedshallconsidertheexistingconditionspriortothepropertybeingdevelopedundertheonehundredpercent(100%)infiltrationexemptionandthedevelopedconditionsatthetimetheconversionismade.TheremaybecertainareaswithintheCitythatpartiallyorcompletelyprohibittheuseofinfiltrationfacilities.Ifacurrentorfuturecodeorstandardprohibitsorlimitstheuseofinfiltrationfacilitiestoanylevelbelowtheonehundred(100)yearstorm,thedevelopmentwillnotqualifyforthisexemption.U.StormWaterExemptionforDirectDischargetoLakeWashington:DevelopmentswithpropertydirectlyabuttingtheLakeWashingtonshorelinethatdirectdischargesonehundredpercent(100%)oftheon-sitestormwaterrunofftothelakethroughtheirownprivatestormsystemlocatedsolelyonthedevelopmentproperty(ies)areexemptfromthestormwatersystemdevelopmentcharge.IfthedevelopmentbenefitsfromtheCitystormwater17 ORDINANCENO.5984systembecausethecitysystemprovidesdrainageforanyofthelots,tracts,roadways,etc.,withinthedevelopment,itwillnotqualifyforthisexemption.AnydirectdischargetowatersornaturaldrainagecoursesotherthanLakeWashingtonwillnotqualifyforthisexemption.C.SEGREGATIONCRITERIAANDRUL.ES:Exceptforparcelsbeingdevelopedforsinglefamilyuse,theabilityexistsforthesegregationofspecialassessmentdistrict,and/orlatecomer’scharges(ifpermittedbythelatecomer’sagreement)ifthereispartialdevelopmentofalargeparcelofproperty.Thissegregationshallbebasedonthefollowingcriteriaandrules:1.SegregationbyPlatorShortPlat:Chargesshallbedeterminedonthebasisofthespecificplattedpropertiesbeingdevelopedregardlessoftheparcelsize.Unplattedorlarge-plattedparcelsmaybeplattedorshort-plattedpriortodevelopment,inwhichcasethespecialassessmentdistrict,and/orlatecomer’schargewillbeappliedtothespecificplattedlotsbeingdeveloped.2.SegregationbyAdministrativeDetermination:Forthepartialdevelopmentofalargetractofproperty,theownermayapplyforasegregationofthespecialassessmentdistrict,and/orlatecomer’scharge(s)forthespecificportionofthepropertytobedeveloped.Theburdenofestablishingthesegregationbylegaldescription,numberofunits,andmapwouldbeonthepartyowingthefeeandnottheCity.Thefollowingcriteriashalldeterminethesegregationoffees:18 ORDINANCENO.5984a.Provisions:Thisprovisionshallapplytoalldevelopmentswiththeexceptionofsinglefamilyresidentialhomedevelopments.b.SegregationofFees:Thesegregationoffeesshallbebyformal,writtenagreement,includingalegaldescriptionapprovedbytheCity,whichshallberecordedasarestrictivecovenantrunningwiththeland.Therestrictivecovenantshalllistthepercentageofthespecialassessmentdistrict,and/orlatecomer’schargefeethathasbeenpaidfortheproperty.Theapplicantshallalsoincludeadetailedplan,draftedtocurrentadoptedCitystandards,oftheproposeddevelopment,whichshallincludetheproposedboundaryline,asdescribedinthelegaldescription,forthespecialassessmentdistrict,and/orlatecomer’schargedetermination.c.SegregatedAreas:Minimumsizeofareasegregatedfordeterminationandpaymentofspecialassessmentdistrict,and/orlatecomer’scharge(s)shallbetwo(2)acres.Thesegregatedareashallinclude,butnotbelimitedto,allcontiguousexistingdevelopedlandforwhichthespecialassessmentdistrict,and/orlatecomer’scharge(s)havenotbeenpaid;allproposedbuildings;drivewaysandsidewalks;parkingareas;grassandlandscapeareas;publicaccessareas;stormwatersystems;andimprovementsrequiredformitigationofenvironmentalimpactsundertheStateEnvironmentalPolicyAct(SEPA).Theboundarylineforthesegregationofspecialassessmentdistrict,and/orlatecomer’schargeshallbeestablishedbysurveyandlegaldescriptionandshallnotbecloserthanfifteenfeet(15’)toanystructure.19 ORDINANCENO.5984U.RemnantParcel:Minimumsizeoftheremnantparcelofundevelopedpropertyforwhichthespecialassessmentdistrict,and/orlatecomer’schargeisdeferredshallbetwo(2)acres.ShouldthepropertypartiallypaidforunderthisSectionlaterdevelop,thenthatpropertyshallpaythespecialassessmentdistrict,and/orlatecomer’schargefeeinplaceatthetimeofdevelopment.ShouldthepropertypartiallypaidforunderthisSectionlaterbesubdivided,thenthepartialpaymentcreditshallrunwiththesubdividedlots.TheburdenofestablishingthatthepartialpaymenthasbeenmadewouldbeonthepartyowingthefeeandnotontheCity.e.DeterminationofCharge:Thespecialassessmentdistrict,and/orlatecomer’schargeshallbedeterminedonthebasisofthepercentageofapropertythatisdeveloped(existingdevelopmentplusproposeddevelopment).Whenaproposeddevelopmenttakesaparceloverthethresholdoffulldevelopment,asdescribedinthisSection,onehundredpercent(100%)ofthespecialassessmentdistrict,and/orlatecomer’scharge(s)isowedandanybalanceisdueandpayable.f.FullDevelopment:ForthepurposeofthisCode,“fulldevelopment”isconsideredtobesixtypercent(60%)propertycoverageformulti-familydevelopmentandeightypercent(80%)propertycoverageforcommercial,industrial,mixeduse,andallotherdevelopment.“Propertycoverage”isdefinedastheportionofthepropertysupportingbuildings,drivewaysandsidewalks,parkingareas,grassandlandscapeareas,publicaccessareas,stormwater20 ORDINANCENO.5984systems,andimprovementsrequiredformitigationofenvironmentalimpactsundertheStateEnvironmentalPolicyAct(SEPA).g.DevelopedArea:The“developedarea”shallinclude,butnotbelimitedto,allcontiguousexistingdevelopedlandforwhichthesystemdevelopmentchargeshavenotbeenpaid:allexistingandproposedbuildings,drivewaysandsidewalks,parkingareas,grassandlandscapeareas,publicaccessareas,stormwatersystems,andimprovementsrequiredformitigationofenvironmentalimpacts.h.Interpretation:TheAdministratorofPublicWorksshallmakethefinaldecisiononinterpretationofthepartialpaymentofsystemdevelopmentcharges.3.SegregationbyLatecomer’sAgreement:Scrcgation,ifIfsegregationispermittedbythelatecomer’sagreement-wi.11itshallbegovernedbythetermsofthelatecomer’sagreement.SubsectionsCland2ofthisSectionshallgovernsegregationinsofarastheyarenotinconsistentwiththelatecomer’sagreement.SECTIONIX.Subsection4-l-l90.D.22ofsubsection4-l-190.DoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-1-190.Dremainineffectandunchanged.22.“Independentfeecalculation”meansthetransportationimpactfeecalculation,and/oreconomicdocumentationpreparedbyafeepayer,tosupporttheassessmentofatransportation,parksorfireprotectionimpactfeeotherthanbytheuseoftheratespublishedintheCity’sFeeSchedule,orthecalculations21 ORDINANCENO.5984preparedbythedepartmentwherenoneofthefeecategoriesorfeeamountsintheCity’sFeeScheduleaccuratelydescribeorcapturetheimpactsofthedevelopmentactivityonpublicfacilities.SECTIONX.Subsection4-1-190.FoftheRentonMunicipalCodeisamendedasfollows:F.IMPACTFEESMETHODOLOGYANDAPPLICABILITY:ThetransportationandparkimpactfeesintheCityofRcntonFeeSchedulearegeneratedfromtheformulaeforcalculatingtransportationimpactfeessetforthintheapplicableRateStudy.Schoolandfireimpactfeesinthefee—FeeschcdulcSchedulearegeneratedfromtheformulaeforcalculatingimpactfeessetforthintheapplicableschoolandfirecapitalfacilitiesplansasmaybefurthersetforthinaRateStudy.ExceptasotherwiseprovidedforindependentfeecalculationsinsubsectionHofthisSection,exemptionsinsubsectionIofthisSection,andcreditsinsubsectioniofthisSection,allnewdevelopmentactivityintheCitywillbechargedimpactfeesapplicabletothetypeofdevelopmentlistedintheCityofRentonFeeSchedule.SECTIONXI.Subsections4-1-190.G.1and4-1-190.G.2oftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-1-190.6remainineffectandunchanged.1.Transportation,Parks,andFireImpactFees:a.Applicability:TheCityshallcollectimpactfees,basedontheratesintheCityofRcntonFeeSchedule,fromanyapplicantseekingdevelopmentapprovalfromtheCityforanydevelopmentactivitywithintheCity,whensuch22 ORDINANCENO.5984developmentactivityrequirestheissuanceofabuildingpermitorapermitforachangeinuse,andcreatesademandforadditionalpublicfacilities.b.TransportationandParksBasisandAmount:MaximumallowableimpactfeesfortransportationandparksareestablishedbytheapplicableRateStudy.TheratestobechargedbytheCityarelistedintheCityofRcntonFeeSchedule.c.FireImpactFeeBasisandAmount:ThemaximumallowablefeesshallbebasedonthefirecapitalfacilitiesplanandtheratestudydevelopedbytheRRFA,approvedbyitsBoard,andadoptedbytheCityaspartofthecapitalfacilitieselementoftheCity’sComprehensivePlanandasafireimpactfeeRateStudy.TheratestobechargedarelistedintheCityofRcntonFeeSchedule.2.SchoolImpactFees:a.Applicability:TheCityshallcollectimpactfees,basedontheratesintheCityofRcntonFeeSchedule,fromallapplicantsseekingdevelopmentapprovalfromtheCityforanyresidentialdevelopmentactivityinthatportionoftheCitylocatedwithineachrespectiveschooldistrict’sboundaries.b.BasisandAmount:ThemaximumallowablefeesshallbebasedonaschoolcapitalfacilitiesplandevelopedbytheappropriateschooldistrictandapprovedbytheSchoolBoard,andadoptedbyreferencebytheCityaspartofthecapitalfacilitieselementoftheCity’sComprehensivePlan.TheratestobechargedarelistedintheCityofRcntonFeeSchedule.23 ORDINANCENO.5984c.AdjustmentbyCouncil:The#y-Councilmayadjustthefees,asitseesfit,totakeintoaccountlocalconditionssuchas,butnotlimitedto,pricedifferentialsthroughouteachrespectiveschooldistrictinthecostofnewhousing,schooloccupancylevels,andthepercentofeachschooldistrict’scapitalfacilitiesbudget,whichwillbeexpendedlocally.U.ClassificationbyDwellingType:Separatefeesshallbecalculatedforsinglefamilyandmulti-familydwellings,andseparatestudentgenerationratesmustbedeterminedbyeachschooldistrictforeachtypeofdwelling.ForpurposesofthisSection,mobilehomesshallbetreatedassinglefamilydwellings;duplexesandaccessorydwellingunitsshallbetreatedasmulti-familydwellings.e.CreditforTaxContributions:TheformulainAttachmentAtoOrdinance4808providesacreditfortheanticipatedtaxcontributionsthatwouldbemadebythedevelopmentbasedonhistoricallevelsofvotersupportforbondissuesinaschooldistrict.SECTIONXII.Subsections4-1-190.H.1,4-1-190.H.2,and4-1-190.H.4ofsubsection4-1-190.HoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-1-190.Hremainineffectandunchanged.H.INDEPENDENTFEECALCULATIONS:1.CalculationsbyCity:If,inthejudgmentoftheAdministrator,noneofthefeecategoriesorfeeamountssetforthintheCityofRcntonFeeScheduleaccuratelydescribesorcapturestheimpactsofanewdevelopmentonpublicfacilities,theDepartmentmayconductindependentfeecalculationsandthe24 ORDINANCENO.5984Administratormayimposealternativefeesonaspecificdevelopmentbasedonthosecalculations.Thealternativefeesandthecalculationsshallbesetforthinwritingandshallbemailedtothefeepayer.2.CalculationsbyFeepayer:AfeepayermayoptnottohavetheimpactfeesdeterminedaccordingtothefeestructureintheCityofRcntonFeeSchedule,inwhichcasethefeepayershallprepareandsubmittotheAdministrator,theRRFA,orschooldistrict,asapplicable,anindependentfeecalculationforthedevelopmentactivityforwhichabuildingpermitisbeingsought.Thedocumentationsubmittedshallshowthebasisuponwhichtheindependentfeecalculationwasmade.Anindependentfeecalculationshallusethesamemethodologyusedtoestablishimpactfeesandfortransportation,parks,fire,andschoolimpactfees;theyshallbelimitedtoadjustmentsintripgenerationratesandlengthsfortransportationimpactfees,personsperdwellingunitforparkimpactfees,andfireincidentratesforfireimpactfees.3.ConsiderationandReview:ThereisarebuttablepresumptionthatthecalculationssetforthintheRateStudiesandCapitalFacilitiesPlansandthedatausedbytheCity,RRFA,andschooldistrictsarevalid.a.TransportationandParksImpactFees:TheAdministratorshallconsiderthedocumentationsubmittedbythefeepayer,butisnotrequiredtoacceptsuchdocumentationoranalysiswhichtheAdministratorreasonablydeemstobeinapplicable,inaccurate,incomplete,orunreliable.TheAdministratormayrequirethefeepayertosubmitadditionalordifferentdocumentationfor25 ORDINANCENO.5984consideration.TheAdministratorisauthorizedtoadjusttheimpactfeesonacase-by-casebasisbasedontheindependentfeecalculation,thespecificcharacteristicsofthedevelopment,and/orprinciplesoffairness.Thefeesoralternativefeesandthecalculationsthereforshallbesetforthinwritingandshallbemailedtothefeepayer.b.SchoolandFireImpactFees:AschooldistrictortheRRFAmayadjusttheamountoftheimpactfeeassessedifappropriateandlawful,asdemonstratedbythefeepayertotheappropriateschooldistrict’sortheRRFA’ssatisfaction.IftheAdministratorreceivesawrittendecisionfromaschooldistrictorRRFAapprovinganindependentfeecalculation,theAdministratorshallapplyandcollectschoolorfireimpactfees,asapplicable,asadjustedbytheapprovedindependentfeecalculation.4.AdjustmentfromMaximumAmount:AlternativetransportationimpactfeescalculatedpursuanttothissubsectionshallbereducedinthesamemannerandtothesameextentthattheimpactfeesintheCityofRentonFeeSchedulearereducedfromthemaximumallowableimpactfeesintheRateStudy.5.Appeals:DeterminationsmadebytheAdministratororschooldistrictpursuanttothisSectionmaybeappealedtotheofficeoftheHearingExaminerundertheproceduressetforthinsubsection[ofthisSection.SECTIONXIII.Section4-1-200oftheRentonMunicipalCodeisamendedasfollows:4-1-200EXTRAFEES:26 ORDINANCENO.5984WheneveranyapplicationistobehandledunderthetermsofanyportionoftheCity’slandusecodes,adoptedcodes,ortheInternationalBuildingCode,andthatapplicationissolarge,complicatedortechnicallycomplexthatitcannotbehandledwithexistingCitystaff,thenanadditionalfeecanbechargedwhichisequivalenttotheextracostsincurredbytheCityofRentontopay:A.Overtimecosts7jB.TheproratacostsofadditionalemployeesnecessarytohandletheapplicationsC.Thecostsexpendedtoretainthequalifiedconsultantstohandletheproject7andD.Anygeneraladministrativecostswhendirectlyattributabletotheproject.Suchfeesshallbechargedonlytotheextentincurredbeyondthatnormallyincurredforprocessinganapplication.WhentheapplicationordevelopmentplansaremodifiedsoastorequireadditionalreviewbytheCitybeyondthereviewnormallyrequiredforlikeprojects,atthediscretionoftheCommunityandEconomicDevelopmentAdministrator,anadditionalfeemaybechargedatseventyfive:dollars($75.00)perhour.SECTIONXIV.Subsection4-1-220.AoftheRentonMunicipalCodeisamendedasfollows:A.PURPOSE:Asprovidedforinchapter84.14RCW,thepurposeofthisSectionistoprovidelimited,eight(8),ten(10),ortwelve(12)yearexemptionsfromadvalorem27 ORDINANCENO.5984propertytaxationforqualifiednewmulti-familyhousinglocatedindesignatedresidentialtargete4areas.SECTIONXV.Subsection4-1-220.D.1ofsubsection4-1-220.DoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-1-220.Dremainineffectandunchanged.1.Location:Thepropertyshallbelocatedinoneofthedesignated“residentialtargete4areas”listedbelowinsubsectionDiaorbofthisSectionwhicharetargetedforlow-ormoderate-incomehousingservinghouseholdsatorbeloweightypercent(80%)ofthemedianincome.Ifapartofanylegallotiswithinaresidentialtargetedarea,thentheentirelotshallbedeemedtoliewithintheresidentialtargete4area.a.SunsetArea:IntheSunsetAreaandwithintheCenterVillage(CV),ResidentialMulti-Family(RMF),ortheResidential-14(R-14)Zone;orb.Downtown:IntheDowntownandwithintheCenterDowntown(CD)ZoneorResidential-14(R-14)Zone.SECTIONXVI.Subsection4-1-230.CoftheRentonMunicipalCodeisamendedasfollows:C.TYPESOFSECURITYACCEPTEDFORALLOTHERPURPOSES:Thefollowingsecuritydevicesareacceptableforthepurposesofdeferralrequests,occupancypermitrequestsinadvanceofinstallationofrequiredlandscapingorotherimprovements,criticalareasmitigationperformance,criticalareasmonitoring/maintenance,andlandscapingmaintenance:1.Cash;28 ORDINANCENO.59842.Letterofcredit;3.Setasideletter;provided,thatthefundscannotbewithdrawn,spent,orcommittedtoanythirdparty;&4.SavingsaccountassignedtotheCityandblockedastowithdrawalbythesecuredpartywithouttheCity’sapprovak.:5.Performanceormaintenancebondexclusivelyforthepurposeofensuringcontinuedmaintenanceofon-oroff-sitelandscaping.SECTIONXVII.Subsections4-1-240.B.1and4-1-240.B.2ofsubsection4-1-240.BoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-1-240.Bremainineffectandunchanged.B.PUBLICTRAILORPARKIMPROVEMENTSORFEE-IN-LIEUFORCOMMONOPENSPACE:Improvementstopublictrails,publicparks,orpaymentofafeemayoccurtoreducecommonopenspacerequirements,ifapprovalforsuchsubstitutionisacceptedbytheCommunityServicesAdministrator.1.PublicTrailImprovementinLieuofCommonOpenSpace:Therequirementsforopenspacemaybereducedwherepublictrailimprovementsarebeingprovided.On-sitepublictrailimprovementsmayoccurasasubstitutetocommonopenspacerequirementsonasquarefootagebasis,providedthetrailhasbeenidentifiedintheRentonTrailsandBicycleMasterPlanortheParks,Recreation,OpcnSpace,andNaturalAreasResourcesPlanoranadoptedcommunityplan.Trailsshallbeconstructedbythedevelopertostandards29 ORDINANCENO.5984specifiedbytheCommunityServicesDepartmentanddedicatedtoandacceptedbytheCityofRentonasapublictrailpriortofinalplatrecordingorshortplatrecording,orbuildingpermitfinaloccupancyfornon-subdivisionprojects.2.PublicParkImprovementinLieuofCommonOpenSpace:Therequirementsforopenspacemaybereducedwherepublicparkimprovementsarebeingprovided.On-sitepublicparkimprovementsmayoccurasasubstitutiontocommonopenspacerequirementsonasquarefootagebasisprovidedtheparkhasbeenidentifiedintheParks,Recreation,OpenSpace,andNaturalResourcesAreasPlanoranadoptedcommunityplan.TheparkshallbeconstructedbythedevelopertostandardsspecifiedbytheCommunityServicesDepartmentanddedicatedtoandacceptedbytheCityofRentonasapublicparkpriortofinalplatrecordingorshortplatrecording,orbuildingpermitfinaloccupancyfornon-subdivisionprojects.3.FeeinLieuofCommonOpenSpace:Afee-in-lieumayoccurasasubstitutetocommonopenspacerequirements;provided,thatanoff-sitepublicparkiswithinone-quarter(1/4)mileofthesiteproposedfordevelopment,safeandeasypedestrianaccessisprovidedtosuchpublicpark,andthepublicparkshallbeanintegralpartofthedesignapproachofthedevelopment.a.FeeCalculation:Thefeeshallbetheequivalentofthemonetaryvalueoftherequiredimprovementsforcommonopenspaceplusthemonetaryvalueofthelandarearequiredtobeplacedincommonopenspace.TheprojectapplicantshallprovidetheCitywithanestimateoftheimprovementvalueandan30 ORDINANCENO.5984appraisalforthevalueofthelandfortheidentifiedintendedusewithutilitiesandothernon-structuralimprovements.Thetotalmonetaryvalueofthefee-in-lieushallbeapprovedbytheCommunityServicesDepartment.b.Thefeeshallbepaidpriortofinalplatrecordingorfinalshortplatrecordingorbuildingpermitissuancefornon-subdivisionprojects.SECTIONXVIII.Subsection4-2-020.]oftheRentonMunicipalCodeisamendedasfollows:i.RESIDENTIALMULTI-FAMILYfRMF):TheResidentialMulti-Family(RMFZoneprovidessuitableenvironmentsformulti-familydwellings.Itisfurtherintendedtoconditionallyallowusesthatarecompatiblewithandsupportamulti-familyenvironment.TheRMFallowsforthedevelopmentofbothmullparcelsinexistingmulti-familydistrictswithcompatibleprojectsandothermulti-familydevelopment.Densitiesrangefromten(10)totwenty(20)du/acrewithopportunitiesforbonusesuptotwenty-five(25)dwellingunitspernetacre.SECTIONXIX.Subsection4-2-080.A.6,4-2-080.A.16,and4-2-080.A.28ofsubsection4-2-080.AoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-2-080.Aremainineffectandunchanged.6.Specifiedresidentialuse(s)arenotallowedwithinonethousandfeet(1,000’)ofthecenterlineofRentonMunicipalAirportrunway.AttacheddwellingsarenotpermittedintheCAorCNZonewithintheBenson,CedarRiver,Talbot,orValleyCommunityPlanningAreas.31 ORDINANCENO.5984Wherenotprohibited,attacheddwellingunitsarepermittedsubjecttothefollowingconditionsandstandardsinadditiontoRMC4-4-150,ResidentialMixed-UseDevelopmentStandards:a.StandaloneResidential—WhereAllowed:Standaloneresidentialbuildingsarepermitted:i.IntheCDZoneoutsideoftheDowntownBusinessDistrict,providedresidentialamenityspaceand/orlobbyspaceisprovidedonthegroundflooralongthestreetfrontage;ii.IntheCVZonewherenotabuttingNESunsetBlvd.eastofHarringtonAvenueNE;iii.IntheCAZonewhereabuttingaresidentialzoneifatleastoneverticalmixedbuildingisconstructedalongthestreetfrontage(s)withaminimumoftwo(2)residentialstoriesabovecommercial,thestandaloneresidentialbuilding(s)aresitedclosesttotheabuttingresidentialzoneand,iftownhouses,limitedtothree(3)stories;iv.IntheUCZonealongstreetsnotdesignatedaspedestrian-orientedstreetsthroughtheMasterSitePlanprocess;andv.IntheCORZoneasdeterminedthroughtheMasterSitePlanprocess.Wherestandaloneresidentialbuildingsarenotallowed,dwellingunitsshallbeintegratedintoaverticallymixedusebuildingwithgroundfloorcommercial.32 ORDINANCENO.5984b.CommercialUses:Commercialusesinresidentialmixed-usedevelopmentsatelimitedtoretailsales,on-siteservices,eatinganddrinkingestablishments,taverns,daycares,preschools,indoorrecreationalfacilities,petdaycares,craftdistilleries/smallwineries/micro-brewerieswithtastingrooms,generalofficesnotlocatedonthegroundfloor,andsimilarusesasdeterminedbytheAdministrator.Usesnormalandincidentaltoabuildingincluding,butnotlimitedto,interiorentranceareas,elevators,waiting/lobbyareas,mechanicalrooms,mailareas,garbage/recycling/compoststorageareas,vehicleparkingareas,andareas/facilitiesfortheexclusiveuseoftheresidentsarenotconsideredcommercialuses.c.TimingofDevelopment:Abuildingpermitshallnotbeissuedforanystandaloneresidentialbuilding(s)priortotheissuanceofabuildingpermitforanyrequiredstandalonecommercialorverticallymixedusebuilding(s)andnocertificateofoccupancyshallbeissuedforanystandaloneresidentialbuilding(s)priortotheissuanceofacertificateofoccupancyforanyrequiredstandalonecommercialorverticallymixedusebuilding(s).16.AttacheddwellingunitsmaybeallowedthroughaPlannedUrbanDevelopmentpursuanttoRMC4-9-150,PlannedUrbanDevelopmentRegulations,andinconformancewiththefollowing:33 ORDINANCENO.5984a.MassTransitFacilities:Atleastfiftypercent(50%)ofthelotshallbelocatedwithinone-quarter(1/4)mile(asthecrowflies)ofatleastoneofthefollowing:i.BusStop:Anofficialbusservicestopthatofferslevelsofservicecomparabletoallofthefollowing:(a)Serviceatleasteveryten(10)minutesduringpeakmorningandeveningtraveltimes;(b)Fifteen(15)minuteserviceduringoff-peakperiods;(c)Scheduledserviceforlatenight/earlymornings;or(d)Fullserviceseven(7)daysaweek.ii.DedicatedParkandRide:AParkandRide,asdefinedinRMC4-11-160,DefinitionsP.iii.CommuterRail:Apassengerrailstation.b.MixedUseBuilding:Dwellingunitsareallowedonlywithinaverticallymixedusebuildingwithgroundfloorcommercialandaminimumofeight(8)storiesthatisdesignedanddevelopedpursuanttoRMC4-4-150,ResidentialMixedUseDevelopmentStandards.Commercialusesonthegroundfloorshallbelimitedtoretailsales,on-siteservices,eatinganddrinkingestablishments,taverns,daycares,preschools,indoorrecreationalfacilities,petdaycares,craftdistilleries/smallwineries/micro-brewerieswithtastingroomsandsimilarusesasdeterminedbytheAdministrator.34 ORDINANCENO.5984c.StructuredParking:Requitedparkingforthedwellingunitsshallbeprovidedentirelywithinanattachedstructuredparkingfacility.Ifnotprovidedwithinastructuredparkinggarage,surfaceparkinglotsservingcommercialusesshallbelocatedtotherearand/orsideofthebuilding.ci.ProhibitedLocations:Thelotshallnotbelocatedwithinonethousandfeet(1,000’)ofanadultretailorentertainmentbusinesslocatedwithintheCityofRenton.28.Industrialengineandtransmissionrebuildusesshallbeconductedentirelyindoors.IntheCAZone7bodyshopsshallbeconductedentirelyindoors.Forallotherusesandzones7anAdministrativeConditionalUsePermitisrequiredifoperationsareconductedoutdoors.SECTIONXX.Subsection4-2-100.Bofsection4-2-100oftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsinsection4-2-100remainineffectandunchanged.4-2-100ZONINGSTANDARDSTABLES:A.STANDARDSESTABLISHED:Thefollowingtablescontaindensity,dimensionstandards,andotherlimitationsforthevariouszones.Additionaldevelopmentrequirementsfoundinthesetablesnotrelatedtozoningwillalsoapply.B.TABLES:Therearefour(4)separatetablesdealingwiththefollowinggenerallandusecategoriesandzones:35 ORDINANCENO.5984RESIDENTIAL(RC,R-1,R-4,R-6,R-8,R-1O,R-14,RMF)RESIDENTIALMULTIFAMILY(RMF)MANUFACTUREDHOMEPARKSCOMMERCIAL(CN,CV,CA,CD,CO,COR,UC)INDUSTRIAL(IL,IM,IH)C.INTERPRETATIONOFTABLES:Developmentstandardsarelistedundereachapplicableheadingandthezonesarelistedattheleftofeachstandard.Thetablecellscontaintheminimumand,insomecases,maximumrequirementsofthezone.Thesmallnumbers(superscript)inacellindicateadditionalrequirementsordetailedinformationwhichisnotabletofitinthetableformat.Ablankcellindicatestherearenospecificrequirements.SECTIONXXI.Subsection4-2-11O.E.4.aofsubsection4-2-11O.EoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-2-11O.Eremainineffectandunchanged.4.AllowedProjectionsintoSetbacks:a.FireplaceStructures,Windows:Fireplacestructures,bayorgardenwindows,enclosedstairlandings,andsimilarstructuresasdeterminedbytheCommunityandEconomicDevelopmentZoningAdministratormayprojecttwenty-fourinches(24”)intoanysetback;provided,suchprojectionsace:i.Limitedtotwo(2)perfacade.ii.Notwiderthantenfeet(10’).36 ORDINANCENO.5984b.Fences,Rockeries,andRetainingWalls:SeeRMC4-4-040,Fences,Hedges,andRetainingWalls.c.StepsandDecks:Uncoveredstepsanddecksnotexceedingeighteeninches(18’)abovethefinishedgrademayprojecttoanypropertyline.Uncoveredstepsanddeckshavingnoroofcoveringandnotexceedingfortytwoinches(42”)highmaybebuiltwithinthefrontyardsetback.d.Eaves:Eavesandcornicesmayprojectuptotwentyfourinches(24”)intoanyrequiredsetback.e.PorchesandStoops:Mayprojectintofrontsetbacksuptoeightfeet(8’)andintosidesetbacksalongastreetuptofivefeet(5’).f.OverheadWeatherProtection:Roofsandawningssituatedabovepedestrianentrywaysmayextenduptofivefeet(5’)intoarequiredsetbackandmayextendnowiderthanthreefeet(3’)oneithersideoftheentryway.g.AccessibilityRamps:Rampsrequiredforbarrierfreeaccess,andmeetingallBuildingCoderequirementsincludingslopeandhandrails,mayintrudeintorequiredsetbacks.ThisexemptionwillbelimitedtotheextentnecessarytomeettheBuildingCoderequirements.h.CisternsandRainBarrels:Rainbarrels,cisterns,andotherrainwatercatchmentsystemsmayintrudeintoarequiredsetbackasfollows:i.Elementsarenotpermittedinthefrontsetback.ii.Elementswhicharelessthanfiftyfourinches(54”)abovefinishedgradeandcontainuptosixhundred(600)gallonsmayintrudeintoaside37 ORDINANCENO.5984orrearsetbackadistancenogreaterthantwentypercent(20%)ofthatsetback,butmustmaintainatleastthreefeet(3’)ofundisturbedsetback.iii.Elementswhicharegreaterthanfiftyfourinches(54”)abovefinishedgradeorcontainoversixhundred(600)gallonsshallnotintrudeuponsideandrearsetbackrequirements.i.Arbor,PergolaorTrellis:Allowedinrequiredyardsetbacksiftheymeetthefollowingprovisions:i.Thelengthofanysideshallnotexceedtwelvefeet(12’)andthefootprintshallnotexceedeighty(80)squarefeet,inclusiveofeaves;ii.Amaximumheightfromfinishedgradetothetopofthestructureoftenfeet(10’);iii.Bothsidesandroofshallbeatleastfiftypercent(50%)open,or,iflatticeworkisused,thereshallbeaminimumopeningoftwoinches(2”)betweencrosspieces.iv.Limitedtotwo(2)suchstructuresperlot.j.Heating,Ventilation,andAirConditioning(HVAC)Systems:HVACSystemsmayextendintoanysideorrearyardsetback.SECTIONXXII.Thesubsectiontitleof4-2-120.Ainsection4-2-120oftheRentonMunicipalCodeisamendedasshownbelow.Allothertitlesshown,andprovisionsin,4-2-120remainineffectandunchanged.4-2-120COMMERCIALDEVELOPMENTSTANDARDS38 ORDINANCENO.59844-2-120ADEVELOPMENTSTANDARDSFORCOMMERCIALZONINGDESIGNATIONS(CN,CV,&-CA,&UC)4-2-120BDEVELOPMENTSTANDARDSFORCOMMERCIALZONINGDESIGNATIONS(CD,CO,&COR)4-Z-120CCONDITIONSASSOCIATEDWITHDEVELOPMENTSTANDARDSTABLESFORCOMMERCIALZONINGDESIGNATIONS4-2-120D(RepealedbyOrd.5355,2-25-2008)4-2-120E(RepealedbyOrd.5759,6-22-2015)4-2-120F(RepealedbyOrd.5759,6-22-2015)SECTIONXXIII.Subsection4-7-060.DoftheRentonMunicipalCodeisamendedasfollows:D.FEES:ShallbeasstipulatedinRMC11170.theCityofRentonFeeSchedule.SECTIONXXIV.Section4-9-010oftheRentonMunicipalCodeisamendedasfollows:4-9-010ANNEXATIONPROCEDURES:ItistheintentionoftheCityCouncilthatprovisionsofStatelawgoverningannexationsassetforthinchapter35A14RCWasitpresentlyexistsorasitmaybeamendedshallcontrolandthatthissectionshallbesupplementalthereto.UponfilingaNoticeofIntenttoCommenceAnnexationProceedingswiththeCityClerk,asreferencedinRMC4-8-120D,thesubmittingpartyshallsimultaneouslypayanannexationprocessingfeeintheamountstipulatedintheCityofRentonFeeScheduleRMC41170AtocompensatetheCityforadministrativecostand39 ORDINANCENO.5984expenseintheprocessing,checkingandhandlingofsuchannexationrequest,whichfeeshalllikewiseincludethepublicationandpostingexpenseofanynoticepertainingtotheannexation.SECTIONXXV.Subsection4-9-020.D.2ofsubsection4-9-020.DoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-9-020.Dremainineffectandunchanged.0.APPLICATIONANDSUBMITTALREQUIREMENTS:1.TheapplicationandsubmittalrequirementsforamendmentsinitiatedbyprivatepartiesarelistedinRMC4-8-120C,LandUseApplications.City-initiatedamendmentsareexemptfromformalapplication.2.ThefeeforamendmentsinitiatedbyprivatepartiesislistedinRMC41170,LandUseReviewFeestheCityofRentonFeeSchedule.City-initiatedamendmentswillnotbeassessedafee.3.ApplicationsforComprehensivePlanamendmentsshallnotbeacceptedinthefollowingcircumstances,unlesstheamendmentinvolvesthecorrectionofatechnicalerror:a.ApplicationswhichweresubmittedforamendmentinthepreviousComprehensivePlanamendmentcyclethatweredenied;b.ApplicationsforamendmentoftheComprehensivePlanlandusemapinvolvingpropertiesconsideredforamendmentinthepreviousComprehensivePlanamendmentcycle;40 ORDINANCENO.5984c.Applicationsforamendmentinvolvingpropertieslocatedwithinacommunityplanningareainwhichthecommunityplanningprocesshasbeeninitiated;or,whereacommunityplanhasbeenadoptedwithinthetwo(2)yearspriortotheamendmentcycle.SECTIONXXVI.Subsection4-9-025.D.2ofsubsection4-9-025.DoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-9-025.Dremainineffectandunchanged.D.REVIEWPROCESSFORTITLEIVAMENDMENTS:*1.ApplicationsforTitleIVamendmentsmaybeacceptedatanytimeandplacedontheTitleIVdocket.ImperativeTitleIVamendmentsdesignatedbytheMayor,CityCouncil,orPlanningCommissionmaybegivenhigherpriorityandprocessedoutsidetheannualTitleIVprocessoutlinedinthissection.2.TheDepartmentofCommunityandEconomicDevelopmentshallkeepadocketofsuggestedTitleIVamendmentsthatincludesthefollowing:a.Nameandaddressofthepersonoragencyrequestingtheamendment;b.Descriptionoftheamendment;c.Dateoftherequest;andd.Mapoftheaffectedarea,ifappropriate.3.TheCouncilmayreviewtheTitleIVdockettodeterminewhichapplicationstoincludeinthePlanningCommission’sannualworkprogram.41 ORDINANCENO.59844.TheDepartmentofCommunityandEconomicDevelopmentshallconductitsreviewofTitleIVconcurrentlywithPlanningCommissionreview.However,alldepartmentalreportingandevaluation,includingnecessaryenvironmentalreview,shallbecompletedpriortothePlanningCommissionmakingrecommendationsontheamendments.5.ThePlanningCommissionshallforwardarecommendationtotheCityCouncilafterapublichearing.6.TitleIVamendmentsshallbeadoptedbyordinanceoftheCityCouncilafterreviewbytheCityCouncil.*Codereviser’snote:Ord.5882,whichamendedthissubsection,wasrepealedbyOrd.5887.AttheCity’srequest,thetextofthissubsectionwasrestoredtothatwhichprecededtheadoptionofOrd.5882.SECTIONXXVII.Subsections4-9-090.F.1,4-9-090.F.2,and4-9-090.F.3oftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-9-090.Eremainineffectandunchanged.F.APPLICATIONANDREVIEWPROCEDURES:Thefollowingconditionsmustbemettoobtainabusinesslicenseforallhomeoccupations:1.BusinessLicenseApplication:SubmissionofacompleteapplicationtotheAdministrativeServicesDepartmentforabusinesslicense.ThatDepartmentshallrefertheapplicationtotheZoningCommunityandEconomicDevelopmentAdministratorforreviewoftheproposeduseunderthisCodeSection.42 ORDINANCENO.5984a.BusinessLicenseDcvclopmcntServicesDivisionApplicationforHomeOccupation:Iftheproposedhomeoccupationwillhavecustomervisits,morethansix(6)business-relateddeliveriesperweek,oranyexternalindicationofcommercialactivity,thenadditionalinformationisrequitedfromtheapplicantpursuanttoRMC4-8-120,SubmittalRequirements—SpecifictoApplicationType.2.Compliance:CompliancewithallconditionsplacedonthehomeoccupationbytheZoningCommunityandEconomicDevelopmentAdministratortosatisfythegeneralpurposeofthisSection.Inadditiontotheprovisionssetforthherein,theZoningCommunityandEconomicDevelopmentAdministratormay,inapproving,conditioningordenyingtheapplication,considerthecumulativeimpactsoftheproposedhomeoccupationinrelationtootherCity-approvedhomeoccupationsintheimmediatevicinity.3.Decision:IftheZoningCommunityandEconomicDevelopmentAdministratorapprovesthehomeoccupationsectionofthebusinesslicenseapplication,theAdministrativeServicesDepartmentmayissuethelicenseprovidedthatallotherrequirementshavebeenmet.4.QualificationStandards:a.PrimaryResidence:Thepropertyonwhichthebusinessislocatedmustbetheprimaryresidenceofthebusinessowner.b.RetailSalesandStorage:Noretailsalesshallbeallowed,exceptforsalesofproductsmadeonthepremises.Incidentalsuppliesnecessaryforbusiness43 ORDINANCENO.5984operationsmaybekeptifnotforsale.Productsmaybesoldwholesaleandstoredforwholesaledistribution.c.Parking:Thereshallbenoexpansionofparking,includingtheadditionofon-siteoroff-siteparkingspaces,tosupportthehomeoccupation.d.Employees:Thehomeoccupationshallnotemploymorethanonenonresidentofthedwellingunit.Anemployeeforthesepurposesmeansoneindividual,notafull-timeequivalent.Inaddition,homeoccupationsmayuseprofessionalservicessuchasaccountants.e.Mechanical/ElectricalEquipment:Thereshallbenouseofmechanicalorelectricalequipmentthatwouldchangethestructureorcreatevisibleoraudibleinterferenceinradioortelevisionreceiversorcausefluctuationsinlinevoltageoutsidethedwellingunit.f.EnvironmentalImpacts:Thereshallbenonoise,vibration,smoke,gas,dust,odor,heatorglareproducedbythebusinesswhichwouldexceedthatnormallyassociatedwithadwelling.g.Space:Thebusinessshallnotoccupymorethantwentyfivepercent(25%)ofthefloorspaceofthegrossfloorareaoftheresidence,andinnoevent,morethanfivehundred(500)squarefeet.h.OutdoorStorage:Theoutdoorstorageordisplayofmaterials,goods,productsorequipmentisprohibited.Domesticanimalsorhouseholdpetskeptasanaccessoryuseandutilizedasacomponentofahomeoccupationareexcludedfromthisprovision.44 ORDINANCENO.5984i.FlammableLiquids:Apermitmustbeobtainedforstorage,handlingoruseofClassIflammableorcombustibleliquidsonthepremises.j.FireExtinguisher:Aminimumrated2-A10BCfireextinguisherisrequiredonthepremises.k.CityCodes:ThehomeoccupationmustmeetallCitycodesandordinancesfortypeofbusinessbeingconducted.I.BuildingAlterations:AnyalterationstothebuildingshallbeconductedpursuanttotheissuanceofapermitfromthePlanning/BuilUin/PublicWorksCommunityandEconomicDevelopmentDepartment.m.AccessoryStructures:Existinggarageswithadequateaccessmaybeusedforhomeoccupations;provided,thatthepropertystillcomplieswiththeparkingrequirementsofthezone.Otheraccessorystructures,suchascarportsandtoolsheds,shallnotbeusedforanyactivitiesassociatedwiththebusinessotherthanstorage.Suchstorageshallbecompletelyenclosedandnotbevisiblefromoutsidetheaccessorystructure.Accessorystructuresprovidingshelterfordomesticanimalsorhouseholdpetsthatareacomponentofthehomeoccupationareallowed.n.Signage:Thereshallbenoexteriororwindowsignage,display,oradvertisingexceptforonenonelectricandnonilluminatedsignattachedflushtothewallorwindowofthebuildingwiththefaceofthesigninaplaneparalleltotheplaneofthewallorwindow.Theallowedbuildingsignmaynotbelargerthantwo(2)squarefeetinarea.Thesignmaterialandappearancemustbeharmonious45 ORDINANCENO.5984withthearchitectureofthehome.PursuanttoRMC4-4-lOOB6q,apermitisnotrequiredfortheallowedbuildingsign.SECTIONXXVIII.Subsection4-9-140.CoftheRentonMunicipalCodeisamendedasfollows:C.PROCESSINGFEE:Feesforprocessinganyapplicationbyanyownerinpursuanceofchapter84.34RCWLOpenSpace,AgriculturalandTimberLands—CurrentUseAsscssmentConservationFutures)-shallbeaslistedinRMC41l7OAtheCityofRentonFeeSchedule,whichfeeispayabletotheCityofRentonuponfilingoftheapplicationbyanysuchownerandsaidfeeshallbedeliveredbytheKingCountyAssessortotheCityofRentonuponreferralofanysuchapplicationtothelegislativebodyoftheCity.SuchfeeshallbedepositedinthegeneralfundoftheCityofRenton.SECTIONXXIX.Subsections4-9-150.F.2and4-9-150.F.4ofsubsection4-9-150.Fareamendedasshownbelow.Allotherprovisionsin4-9-150.Fremainineffectandunchanged.F.PROCEDUREFORPRELIMINARYAPPROVALOFPLANNEDURBANDEVELOPMENTS:TheapprovalofaplannedurbandevelopmentshallbebytheHearingExaminer,uponrecommendationfromtheCityStaff,andshallbeprocessedinaccordancewiththefollowingprocedures:1.PermitProcess:Plannedurbandevelopmentsshallbeprocessedconsistentwithchapter4-8RMCasTypeIIorIllpermitsasspecified.46 ORDINANCENO.59842.FilingofApplication:TheapplicationforpreliminaryapprovalofaplannedurbandevelopmentshallbefiledwiththeDepartmentofCommunityandEconomicDevelopmentaccompaniedbyafilingfeeasestablishedbyRMC41170,LandUscReviewFeestheCityofRentonFeeSchedule(“FeeSchedule”).Whereveraplannedurbandevelopmentisintendedtobesubdividedintosmallerparcels,anapplicationforpreliminaryplatapprovalmaybesubmittedtogetherwiththeapplicationforfinalplannedurbandevelopmentapproval.Insuchcase,thepreliminaryplatandthefinalplannedurbandevelopmentshallbeprocessedandreviewedconcurrently.Subsequenttofinalplannedurbandevelopmentapproval,aplannedurbandevelopmentmayalsobesubdividedbythebindingsiteplanprocess.3.InformalReview:Applicantmustsubmitaconceptualplanforpreapplicationreview,priortosubmissionofanapplicationforpreliminaryapproval.4.SubmittalRequirementsandApplicationFees:ApreliminarydevelopmentplanshallbesubmittedtotheDepartmentofCommunityandEconomicDevelopmentandshallincludethegeneralintentofthedevelopment,apportionmentoflandforbuildingsandlanduse,proposedphases,ifany,andsuchotherinformationordocumentationwhichtheDepartmentofCommunityandEconomicDevelopmentshallrequire.SubmittalrequirementsandfeesshallbeaslistedinRMC41170,LandUseReviewFees,andRMC4-8-120C,LandUseApplications,andtheFeeSchedule.47 ORDINANCENO.59845.PublicNoticeandCommentPeriod:SeeRMC4-8-090,PublicNoticeRequirements.6.Phasing:Plannedurbandevelopmentsmaybeproposedtobedevelopedinoneormorephases.Ifdevelopedinphases,eachphaseoftheplannedurbandevelopmentshallcontainadequateparking,openspace,recreationspace,publicbenefits,landscaping,buffering,circulation,utilitiesandotherimprovementsnecessarysothateachphase,togetherwithanyearlierphases,maystandaloneandsatisfythepurposesofthisSection.Further,eachphasemustmeettherequirementsofsubsectionD2ofthisSection,PublicBenefitRequired,unlessthepublicbenefitshavebeenmetbypreviouslyapprovedphases.7.ReviewProcess:Thepreliminaryplanshallbecirculatedtoallreviewingdepartmentsforcomments.TheDepartmentofCommunityandEconomicDevelopmentshallevaluatewhethertheplanscomplywiththedevelopmentpoliciesoftheRentonComprehensivePlanandthisSectionandshallmakearecommendationtotheHearingExamineraccordingly.8.Decision:a.PreliminaryPlannedUrbanDevelopment—NewDevelopment:Afterpublichearing,theHearingExaminershallapprove,approvewithconditions,ordenythepreliminaryplan.Thepreliminaryplanshallcontainanaccuratedescriptionoftheboundaries,landusesandnumberofunitsoftheplannedurban48 ORDINANCENO.5984development,andanyphasesthereof,aswellastheeffectivedateofapprovalandthedateofexpirationofsuchapproval.b.PreliminaryPlannedUrbanDevelopment—ExistingDevelopmentwithBindingSitePlan:Afterpublichearing,theHearingExaminershallapprove,approvewithconditions,ordenythepreliminaryplan.Thepreliminaryplanshallcontainanaccuratedescriptionoftheboundaries,landusesandnumberofunitsoftheplannedurbandevelopment,andanyphasesthereof,aswellastheeffectivedateofapprovalandthedateofexpirationofsuchapproval,onitsfacepriortorecordingwithKingCounty.9.EffectofanApprovedPreliminaryPlan:TheapprovalofapreliminaryplanconstitutestheCity’sacceptanceofthegeneralproject,includingitsdensity,intensity,arrangementanddesign.Approvalauthorizestheapplicantorsubsequentownertoapplyforfinalplanapprovaloftheplannedurbandevelopmentorphase(s)thereof.Preliminaryplanapprovaldoesnotauthorizeanybuildingpermitsoranysiteworkwithoutappropriatepermits.Anapprovedpreliminaryplanbindsthefutureplannedurbandevelopmentsiteandallsubsequentownerstotheuses,densities,andstandardsofthepreliminaryplanuntilsuchtimeasafinalplanisapprovedfortheentiresiteorallphasesofthesite,oranewpreliminaryplanisapproved,orthepreliminaryplanisabandonedinwritingorexpiressubjecttotheprovisionsofsubsectionsGandKofthisSection.10.ZoningMapRevised:49 ORDINANCENO.5984a.NewPlannedUrbanDevelopmentApproval:Uponapprovalofapreliminaryplannedurbandevelopment,theCityshallplacetheplannedurbandevelopmentlandusefilenumberasanoverlayonthesubjectpropertyontheCityofRenton’sCORMaps,theCity’sonlineinteractivemappingapplicationavailablethroughtheCity’swebsiteCityofRcntonZoningMap.b.DemonstrationOrdinances:Ordinances4468and4550,whichcreateddemonstrationdevelopmentsknownasVillageonUnionandcertaindivisionsoftheOrchards,areherebyconsideredfinalplannedurbandevelopmentsforthepurposesofcodeimplementation.SECTIONXXX.Subsection4-9-180.EoftheRentonMunicipalCodeisamendedasfollows:E.SUBMITTALREQUIREMENTSANDFEES:SubmittalrequirementsandfeesshallbeasspecifiedinRMC41170,LandUseReviewFees,and4-8-120C,LandUseApplications,andtheCityofRentonFeeSchedule.SECTIONXXXI.Subsection4-9-220.CoftheRentonMunicipalCodeisamendedasfollows:C.SUBMITTAL.REQUIREMENTSANDFEES:ShallbeaslistedinRMC4-8-120C,LandUseApplications,and41170,LandUscReviewFeestheCityofRentonFeeSchedule.50 ORDINANCENO.5984SECTIONXXXII.Subsections9-16-4.Dand9-16-4.Eofsection9-16-4oftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin9-16-4remainineffectandunchanged.9-16-4PRELIMINARYNOTICE:A.Notificationofpotentiallybenefitingpropertyownersmustoccurbeforeconstruction.B.Abenefitingpropertyownerisapropertyownerwhowouldhavebeenresponsibleforallorpartofcertainimprovementsinthenormalcourseofdevelopmentorutilizationoftheirparcel,whosubsequentlyconnecttoorinanywayutilizeimprovementsalreadyinstalledbytheCity.C.TheCitywillnotifyallthepotentialbenefitingpropertyownersthattheproposedinstallationofCityinstalledimprovementsmaywellaffecttheirproperty.TheCityClerkshallmailanoticetoallownersofrecordofpropertywithinthespecialassessmentdistrictboundary.Thenoticeshallincludeageneralrangeofthepreliminaryperunitassessment,theproposedspecialassessmentdistrictboundarymapandthedescriptionofthepropertyowners’rightsandoptionstoparticipateinthespecialassessmentdistrict.D.Thepropertyowners,uponpaymentoftherequiredfeeofaseventyfivedollar($75.00)feeforappealofanadministrativedecision,inaccordancewithRMC41170,LandUseReviewFeestheCityofRentonFeeSchedule(“FeeSchedule”),asnoworhereafteramended,mayrequestanappealhearingbeforetheCityCouncilwithintwenty(20)daysofthemailing.Appealsmustadhereto51 ORDINANCENO.5984thecriteriaestablishedunderSection9-16-8.CofthisChapter,butwillbelimitedtothequestionofwhetherornotaspecificpropertyshouldbeincludedwithinthespecialassessmentdistrict.E.TheCitywilluseitsdataforcurrenttaxpayerofrecordasabasisfornotifyingpropertyowners.The4tçy..willpreparethemailinglabelsandassumethecostsformailingthenotices.TheCitywillprovidean“affidavitofmailing,”attestingthatallpotentialbenefitingpropertyownershavebeennotified.ThisnoticeformwillnotberecordedwithKingCounty.SECTIONXXXIII.Thedefinitionof“AquiferProtectionArea(APA)”insection4-11-010oftheRentonMunicipalCodeisamendedasshownbelow.Allotherdefinitionsin4-11-010remainineffectandunchanged.AQUIFERPROTECTIONAREA(APA):ShallbetheportionofanaquiferwithinthezoneofcaptureandrechargeareaforawellorwellfieldownedoroperatedbytheCity,asdcfincdinRMC4305gB,Applicability,andasidentifiedintheCityofRenton’sCORMaps,theCity’sonlineinteractivemappingapplicationavailablethroughtheCity’swebsite.Thetermshallbesynonymouswith“wellheadprotectionarea.”SECTIONXXXIV.Subsection9-16-s.CoftheRentonMunicipalCodeisamendedasfollows:C.Appeal:1.Withintwenty(20)daysofthedateofthemailing,anypropertyownermaysubmitanappealinwritingtotheCityCouncil,doCityClerk.Anappealmust52 ORDINANCENO.5984includeastatementofclaimederrorsconcerningtheproposedassessment,andmustbeaccompaniedbyaseventyfivedollar($75.00)thefeeforappealofadministrativedecisioninaccordancewithRMC41170,LandUseReviewFeestheFeeSchedule,asnoworhereafteramended.Errorswhicharenotsetforthinwritingandwhichdonotadheretotheabovecriteriawillnotbeconsidered.2.Objectionbyabenefitingpropertyownertotherecordingofapotentialassessmentagainsttheirpropertydoesnotconstituteavalidappeal.3.Errorsidentifiedinanappealmustberelatedtocost,methodologyforcostdistribution,andbenefittotheproperty.a.Cost:Ifthebenefitingpropertyownerconteststhesecosts,theymustprovideabasisfortheirclaimeddiscrepancy.(Estimatefromcontractororotherreliablesources.)b.CostsMethodology:Ifthebenefitingpropertyownerconteststhecostmethodologyused,theyhavetoshowwhyitisnotequitableandprovidetheirsuggestedalternatemethodofassessmentandthejustificationforitsuseinplaceofthestaffrecommendedmethod.c.Benefit:Ifthebenefitingpropertyownercontestsbenefits,theymustprovideastatementordocumentationonwhyaparticularparcelhasnofuturepotentialbenefit.4.Uponreceiptofanappealandtherequiredfee,theCityClerkshalltransmittheappealandtheofficialfiletotheHearingExaminerforconsiderationatapublichearing.TheCityCouncilmaydelegatetotheHearingExaminerthe53 ORDINANCENO.5984dutytoholdtherequisitepublichearing,establishtherecord,andprovideawrittenreportcontainingarecommendationtotheCityCouncil.Followingthepublichearing,theHearingExaminershallissueawrittenrecommendationwhichismailedtopartiesofrecord.Anypartyofrecordmayrequestreconsiderationwithinfourteen(14)daysoftheissuanceoftheHearingExaminer’sreport.Followingexpirationofthereconsiderationperiod,theHearingExaminershallsubmithiswrittenrecommendationtotheCityCouncilontheCouncilmeetingagendaforconcurrence.TheCityCouncilshallconcurwith,alterordenytheHearingExaminer’srecommendation.SECTIONXXXV.Ifanysection,subsection,sentence,clause,phraseorworkofthisordinanceshouldbeheldtobeinvalidorunconstitutionalbyacourtorcompetentjurisdiction,suchinvalidityorunconstitutionalitythereofshallnotaffecttheconstitutionalityofanyothersection,subsection,sentence,clause,phraseorwordofthisordinance.SECTIONXXXVI.Thisordinanceshallbeinfullforceandeffectfive(5)daysafterpublicationofasummaryofthisordinanceintheCity’sofficialnewspaper.Thesummaryshallconsistofthisordinance’stitle.PASSEDBYTHECITYCOUNCILthis26thdayofOctober,2020.Jason?h,54 ORDINANCENO.5984APPROVEDBYTHEMAYORthis26thdayofOctober,2020.Approvedastoform:ShaneMaloney,CityAttorneyDateofPublication:10/29/2020(Summary)ORD:2119:10/15/2020ioPavone,Mayor55