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HomeMy WebLinkAbout2008 Quendall Terminals Vested Code r' T DEVELOPMENT REGULATIONS Title 4 • REVISED AND COMPILED ORDINANCES City of RENTON WASHINGTON ((( 'NTO 19'98 Code Publishing Company Code publishing.inc 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. Renton Development Regulations Title 4 TABLE OF CONTENTS Preface Chapter 1 Administration and Enforcement Chapter 2 Zoning Districts—Uses and Standards Chapter 3 Environmental Regulations and Overlay Districts Chapter 4 City-Wide Property Development 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 Legal Nonconforming Structures, Uses and Lots Chapter 11 Definitions Index (Revised 8/02) 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: 4 - 10 - 010 Al a(i) Lsubsections section of chapter chapter of title title of Renton Municipal Code 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. This Supplement No. 38 brings the Renton Development Regulations up to date through Ordinance 5404, passed July 21, 2008, except for Ordinance 5136(Shoreline Master Program Regulations), which is still awaiting State Department of Ecology approval. (Revised 8/08) I This table gives the location in the reorganized code for provisions previously codified in the main vol- , of the Renton Municipal Code. The information contained herein was derived from the March 1998 draft version of the Development Regulations, compiled by the City. Previous Current Development Previous Current Development RMC Sec. No. Regulations Sec. No. RMC Sec.No. Regulations Sec. No. 4-1-1 4-6-050 4-7-1 4-1-080, 4-11-010, 4-11-060, 4-3-1 4-1-060, 4-1-070,4-9-020 4-11-130, 4-11-160,4-11-210, 4-3-2 4-1-060,4-9-020 4-11-230 4-3-3 4-1-060 4-7-2 4-5-070 4-3-4 4-1-070, 4-9-180 4-7-3 4-5-070 4-3-5 4-9-020, 4-9-180 4-7-4 4-5-070 4-4-2 ' 4-11-010-4-11-050, 4-11-150, 4-7-5 4-5-070 4-11-160, 4-11-180, 4-11-190, 4-7-6 4-5-070 4-11-200 4-7-7 4-5-070 4-4-3 4-9-040 4-7-8 4-5-070 4-4-4 4-9-040 4-7-9 4-5-070 4-4-5 4-9-040 4-8-11 4-8-100, 4-8-110 4-4-6 4-9-040 4-8-12 4-8-100 4-5-1 4-5-060, 4-9-050 4-8-13 4-8-100 4-5-2 4-11-040 4-8-14 4-8-100, 4-9-180 4-5-3 4-9-050 4-8-15 4-8-100 4-5-4 4-1-130 4-8-16 4-8-110 4-5-5 4-1-090 4-8-17 4-8-100, 4-9-180 4-5-6 4-9-050 4-9-3 4-11-030,4-11-040,4-11-050, 4-6-2 4-3-050, 4-9-070 4-11-070, 4-11-120, 4-11-130, 4-6-3 4-9-070 4-11-140, 4-11-160, 4-11-180, 4-6-4 4-9-070 4-11-200, 4-11-210, 4-6-5 4-9-070 4-11-230 4-6-6 4-9-070, 4-11-050 4-9-8 4-8-110 4-6-7 4-9-070 4-10-2 4-11-010-4-11-070, 4-11-110, 4-6-8 4-9-070 4-11-190, 4-11-200, 4-6-9 4-9-070 4-10-3 • 4-9-080 4-6-10 4-9-070 4-10-5 4-9-080 4-6-11 4-9-070 4-10-6 4-9-080 4-6-12 4-9-070 4-10-7 4-9-080 4-6-13 4-9-070 4-10-8 4-1-140 4-6-14 4-9-070 4-11-1 4-9-110 4-6-15 4-9-070 4-11-2 4-11-040, 4-11-080,4-11-090, 4-6-16 4-9-070 4-11-130, 4-11-160, 4-11-190, 4-6-17 4-8-110, 4-9-070 4-11-200 4-6-18 4-9-070 4-11-3 4-9-110 4-6-19 4-9-070 4-11-4 4-9-110 4-6-20 4-9-070 4-11-5 , 4-5-030, 4-9-110 4-6-21 4-9-070 4-11-6 4-1-140, 4-5-030 4-6-22 4-8-110, 4-9-070 4-11-7 4-9-110 4-6-23 4-8-110,4-9-070 4-13-1 4-4-030 4-6-24 4-9-070 4-13-2 4-9-060 4 6 25 4 9 070, 4-11-010 4-14-1 4-9-250 4-6-26 4-9-070 4-14-2 '4-11-030, 4-11-040,4-11-070, 4-6-27 4-9-070 4-11-080, 4-11-120,4-11-150, 4-6-28 4-3-050 4-11-160, 4-11-190, 4-11-200, 4-6-30 4-9-070 4-11-210 1 4-14-4 4-4-040, 4-9-060 4-15-2 4-9-150 i (Revised 1/99) Previous Current Development Previous Current Development RMC Sec. No. Regulations Sec. No. RMC Sec. No. Regulations Sec. No. 4-15-3 4-9-150,4-11-030,4-11-040, 4-25-1 4-5-040 4-11-050, 4-11-120, 4-11-150, 4-25-2 4-5-040 4-11-160 4-25-4 4-5-040 4-15-4 4-9-150 4-25-5 4-1-140 4-15-5 4-9-150 4-26-2 4-5-080 4-15-6 4-9-150 4-26-3 4-5-080 4-15-7 4-9-150 4-26-5 4-11-010-4-11-050, 4-11-090, 4-15-8 4-9-150 4-11-120, 4-11-130, 4-11-140, 4-15-9 4-9-150 4-11-160, 4-11-180-4-11-210, 4-15-10 4-9-150 4-11-240 4-15-11 • 4-9-150 4-27-1 4-1-140, 4-5-090 4-15-12 4-9-150 4-27-2 4-5-090 4-15-13 4-9-150 4-28-1 4-5-100 4-15-17 4-9-150 4-28-2 4-1-140 4-17-1 4-9-170 4-28-3 4-5-100, 4-8-030 4-17-2 4-9-170 4-29-2 4-5-110 4-17-3 4-9-170 4-29-3 4-5-110 4-17-4 4-9-170 4-30-1 4-6-080 4-18-1 4-4-030 4-30-2 4-6-080 4-19-1 4-3-090 4-30-3 4-6-080 4-19-2 4-3-090 4-31-1 4-2-030 4-19-3 4-3-090 4-31-2 4-2-050, 4-9-090, 4-11-010- 4-20-2 4-11-010-4-11-040, 4-11-080, 4-11-090, 4-11-110-4-11-160, 4-11-090, 4-11-120, 4-11-130, 4-11-180-4-11-210, 4-11-230, 4-11-140, 4-11-160, 4-11-190, 4-11-250, 4-117260 4-11-210 4-31-3 4-2-010 4-20-3 4-1-140 4-31-4.1 4-2-020 4-20-13 4-8-110, 4-9-160 4-31-4.2 4-2-020 4-20-14 4-1-090 4-31-4.3 4-2-020 4-22-2 4-6-030 4-31-5 4-2-020 4-22-3 4-6-030, 4-11-010, 4-11-030, 4-31-6 4-2-020, 4-9-200 4-11-040, 4-11-160, 4-11-180, 4-31-7 4-2-020;4-9-200 4-11-190 4-31-8 4-2-020 4-22-4 4-6-030 4-31-9 4-2-020 4-22-6 4-6-030 4-31-10.1 4-2-020, 4-11-040 4-22-7 4-6-030 4-31-10.2 4-1-080, 4-2-020 4-22-8 4-6-030 4-31-10.3 4-2-020 4-22-9 4-6-030 4-31-10.4 4-2-020 4-22-10 4-6-030 4-31-10.5 4-2-020 4-22-11 4-1-140, 4-1-180, 4-6-030 4-31-11.1 4-2-020 4-22-12 4-6-030 4-31-11.2 4-2-020 4-22-13 4-6-030 4-31-12 4-2-020 4-22-14 4-6-030 4-31-13 ' 4-2-020 4-22-15 4-6-030 4-31-15 4-4-040, 4-11-030, 4-11-090, 4-22-16 4-6-030, 4-8-110 4-11-120 4-22-17 4-6-030 4-31-16 4-2-020 4-23-8 4-3-060 4-31-17 4-3-020,4-3-050 4-24-1 4-1-140 4-31-19 4-1-050, 4-1-080, 4-3-080, 4-24-2 4-5-010, 4-5-050 4-9-030, 4-9-090, 4-9-100, 4-24-3 4-1-090, 4-1-140, 4-4-030, 4-9-120, 4-9-220, 4-9-230, 4-5-050 4-9-240,4-9-250 4-24-4 4-11-010 4-31-20 4-2-01.0, 4-2-030 4-24-5 4-1-140, 4-1-180 4-31-22 4-9-180 4-24-6 4-1-140 4-31-23 4-10-010 (Revised 1/99) ii Previous Current Development Previous Current Development •i. RMC Sec. No. Regulations Sec. No. RMC Sec. No. Regulations Sec. No. 4-31-24 4-4-030, 4-9-130 4-36-7 4-8-070-4-8-110 4-31-25.1 4-2-020 4-36-8 4-8-090 4-31-26 4-9-250 4-38-14 4-9-030 4-31-28 4-9-140 5-1-1 4-1-170, 4-1-180 4-31-30 4-3-010 7-1-4 4-1-150 4-31-31 4-1-080, 4-3-060, 4-11-010, 8-1-2 4-11-030, 4-11-070, 4-11-180 4-11-020, 4-11-040, 4-11-060, 8-1-4 4-9-250 4-11-120, 4-11-130, 4-11-140, 8-2-7 4-1-180, 4-6-010,4-6-060 4-11-190, 4-11-220 8-4-4 4-6-080 4-31-33 4-9-200, 4-11-010 8-4-5 4-6-010, 4-6-080 4-31-35 . 4-3-070 8-4-6 4-1-180, 4-6-080 4-31-36 4-9-030 8-4-14 4-6-080 4-31-37 4-4-010, 4-9-030, 4-9-100 8-4-15 4-6-080 4-31-39 4-10-020 8-4-24 4-5-070 4-32-1 4-3-110 8-4-39 4-6-080 4-32-2 4-3-110 8-4-41 4-1-180 4-32-3 4-3-110 8-4-42 4-6-010 4-32-4 4-3-110 8-4-43 4-6-010 4-32-5 4-1-110, 4-3-110, 4-9-250 8-4-45 4-6-020, 4-6-120 4-32-6 4-3-110 8-5-2 4-6-040 4-32-7 4-3-110 8-5-3 4-6-040 4-32-8 4-3-110 8-5-4 4-1-180,4-6-040 4-32-9 4-3-110 8-5-5 4-6-040 4-32-10 4-8-110 8-5-6 4-6-040 4-32-13 4-3-110 8-5-7 4-6-040 i 4-32-14 4-3-110, 4-8-110 8-5-8 4-6-040 4-32-15 4-11-010-4-11-060, 4-11-090, 8-5-9 4-6-040 4-11-120, 4-11-130, 4-11-150, 8-5-11 4-6-040 4-11-180, 4-11-190, 4-11-210, 8-5-13 4-6-040 4-11-220, 4-11-230 8-5-15 4-6-040 4-33-2 4-11-010, 4-11-030, 4-11-160 8-5-17 4-6-010 4-34-3 4-11-010, 4-11-030, 4-11-040, 8-5-18 4-6-010, 4-6-040 4-11-080, 4-11-140, 4-11-160, 8-5-19 4-6-010, 4-6-040 4-11-180, 4-11-190, 4-11-210 8-5-21 4-6-040 4-34-4 4-11-010 8-8-21 4-9-250 4-34-12 4-9-060 9-2-4 4-1-180 4-34-13 4-9-250 9-2-5 4-1-180 4-34-16 4-1-120 9-5-16 4-1-180 4-35-2 4-9-210 9-10-3 4-1-180 4-35-3 4-9-210 9-12-1 4-7-010 4-35-4 4-9-210 9-12-2 4-7-010, 4-11-010-4-11-080, 4-35-5 4-9-210 4-11-120-4-11-160, 4-11-180- 4-35-6 4-9-210 .4-11-210, 4-11-230 4-35-7 4-9-210 9-12-3 4-7-020 4-35-8 4-9-210 9-12-4 4-7-030 4-35-9 4-9-210 9-12-5 4-7-040 4-35-10 4-9-210 9-12-6 4-7-050 4-35-11 4-8-110, 4-9-200, 4-9-210 9-12-7 4-7-060 4-36-1 4-8-010 9-12-8 4-7-070, 4-11-010 4-36-2 4-8-020, 4-8-040 9-12-9 4-7-080 4-36-3 4-8-050, 4-8-060 9-12-10 4-7-090 i 4-36-4 4-8-060 9-12-11 4-7-100 ., 4-36-5 4-8-120 9-12-12 4-7-110 4-36-6 4-1-050, 4-8-070 9-12-13 4-7-130 III (Revised 1/99) Previous Current Development RMC Sec. No. Regulations Sec. No. 9-12-14 4-7-120 9-12-15 4-7-150 9-12-16 4-7-200 9-12-17 4-7-190 9-12-18 4-7-160 9-12-19 4-7-170 9-12-20 4-7-210 9-12-21 4-7-220 9-12-22 4-7-140 9-12-23 4-7-180 9-12-24 • 4-7-230 9-12-25 4-7-240 9-14-2 4-1-180 9-14-5 4-1-180 9-16-8 4-1-180 • (Revised 1/99) IV Chapter 1 r 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. 5400, July 14, 2008. 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 4-1-050 ROLES AND RESPONSIBILITIES 1 4-1-060 COMPREHENSIVE PLAN 1 A. Purposes of Plan 1 B. Description of Plan 2 C. Plan Elements 2 1. Required Elements 2 2. Optional Elements 2 3. Land Use Element Map 2 D. Adoption 2 4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN 2 A. Consistency Required 2 B. Instruments Implementing the Comprehensive Plan 3 1. Title 4— Development Regulations 3 2. Title 8— Health and Sanitation 3 3. Title 10—Traffic 3 4-1-080 INTERPRETATION 3 A. Administrative Interpretation 3 1. General 3 2. Zoning Conflicts 3 B. Conflicts and Overlaps 3 C. Interpretation of Requirements 3 D. More Restrictive/Higher Standards to Govern 4 E. Terminology 4 4-1-090 LIABILITY 4 A. City Officer or Employee Not Liable 4 B. Liability of Owner or Builder Not Reduced 4 C. Disclaimer of Liability 4 4-1-100 ENFORCEMENT 4 A. Purpose 4 B. Responsibility and Authority 4 1 - I (Revised 8/08) SECTION PAGE NUMBER NUMBER 4-1-110 VIOLATIONS AND PENALTIES 5 A. Violations 5 B. Remedies and Penalties 5 1. Stop Work Order 5 2. Refusal of Approvals 5 3. Provisions of RMC 1-3-1 5 4. Remedies Cumulative 5 5. Recovery of Costs 5 C. Initiation of Proceedings Against Violation 5 D. Authority to Revoke or Modify a Permit or Land Use Approval 5 E. Criteria for Permit Suspension, Revocation or Modification 6 F. Appeals 6 4-1-120 SEVERABILITY 6 4-1-130 TITLE NOT EXCLUSIVE 6 4-1-140 BUILDING FEES 6 A. Building Permit Fees 6 B. Combination Building Permit Fees 6.1 C. Building Plan Check Fee 6.1 D. Demolition Permit Fee 6.1 E. State Building Code Fee 6 1 F. Electrical Permit Fees 6.1 1. Residential Fees—Single Family and Duplex 6.1 2. Multi-Family, Commercial and Industrial Fees 6.1 3. Temporary Electrical Services 6.1 4. Miscellaneous Electrical Fees 6.1 5. Exemption 6.1 G. Grade and Fill License Fees 7 1. Grading License Fees 7 2. Grading Plan Check Fees 7 3. Drainage Plan Check Fees Associated with a Grading License 7 4. Solid Waste Fills 7 5. Annual Licenses of Solid Waste Fills 7 H. House Moving/Minimum Inspection Fee 8 I. Inspection Fee for Condominium Conversions 8 J. Manufactured/Mobile Home Installation Fees 8 K. Mechanical Permit Fees 8 L. Plumbing Permit Fees 9 M. Sign Permit Fees 9 1. Permanent Signs 9 2. (Deleted) 9 3. Temporary and Portable Signs 9 4. Request for Administrative Modifications of City Center Sign Regulations 9 5. Work in Advance of Sign Permit Issuance 9 N. Swimming Pool/Hot Tub/Spa Installation Fees 10 O. Miscellaneous Fees 10 1. Replacement Permit Fee 10 (Revised 8/08) 1 - II SECTION PAGE NUMBER NUMBER 2. Re-Inspection Fees 10 3. Plan Review Fees for Electrical, Plumbing, or Mechanical Permits 10 P. Refund of Building Division Fees 10 1. Authority to Refund Fees 10 2. Amount Refunded 10 a. Permit Fee 10 b. Plan Review Fee 10 3. Method of Obtaining Refund and Time Limit 10 4-1-150 FIRE PREVENTION FEES 11 A. Fire Plan Review and Inspection Fees 11 B. Fire Permit Type 11 4-1-160 SCHOOL IMPACT MITIGATION FEES 11 A. Findings and Authority 11 B. Definitions 12 C. Impact Fee Program Elements 13 D. Fee Calculations 13 E. Assessment of Impact Fees 14 F. Exemptions and Credits 14 G. Appeals and Independent Calculations 16 H. The Impact Fee Account, Uses of Impact Fees, and Refunds 16 I. Interlocal Agreement 17 J. Adoption of the District Capital Facilities Plan and Submission of the Annual Updates and Report and Data 18 K. Review 18 L. Special Funds Created 18 M. City Not Responsible 18 N. Severability 18 4-1-170 LAND USE REVIEW FEES 19 A. Application Type 19 B. Joint Land Use Applications 20 C. Refund of Land Use Application Fees 20 4-1-180 PUBLIC WORKS FEES 20 A. Franchise Permit Fees 20 B. Latecomer's Agreement Application Fees 20 C. Charges for Equitable Share of Public Works Facilities 21 1. Privately Held Latecomer's Fees and Special Assessment District (Formerly Known as City Held Latecomer's) Fees 21 a. Applicability of Private Held Latecomer's Fee 21 b. Applicability of Special Assessment District Fee 21 c. Exemption for Latecomer's or Special Assessment District Fees 21 2. System Development Charges (SDC) —Water, Wastewater and Storm Water 22 a. Applicability of System Development Charge 22 b. System Development Charge Tables 24 c. Examples 25 d. Exemptions to System Development Charge 26 3. Segregation Criteria and Rules 27 1 - III (Revised 8/08) SECTION PAGE NUMBER NUMBER a. Segregation by Plat or Short Plat 28 b. Segregation by Administrative Determination 28 c. Segregation by Latecomer's Agreement 29 D. Public Works Construction Permit Fees 29 1. Water Construction Permit Fees 29 2. Water Meter Installation Fees —City Installed 30 3. Water Meter Processing Fees—Applicant Installed 30 4. Wastewater and Surface Water Construction Permit Fees 30 5. Work in Right-of-Way—Construction Permit 31 6. Street Light System Fee 31 E. Public Works Plan Review and Inspection Fees 31 F. Release of Easement Fees 31 G. Right-of-Way Use Permit Fees— Revocable Permits for the Use of Excess Public Right-of-Way 32 H. Street and Alley Vacation Fees 32 I. Temporary Utility Connection Fees 32 4-1-190 MITIGATION FEES 33 4-1-200 EXTRA FEES 33 4-1-210 WAIVED FEES 33 A. General 33 B. Downtown Owner-Occupied Housing Incentive 33 1. Purpose 33 2. Eligibility Criteria 33 3. Applicable Fees 33 4. Application Process 33 5. Restrictive Covenant 33 6. Cancellation of Covenant 34/36.2 7. Effective Date and Sunset 34/36.2 4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN RESIDENTIAL TARGETED AREAS 37 A. Purpose 37 B. Definitions 37 C. Tax Exemption 37 1. Duration of Exemption 37 2. Limits on Exemption 38 D. Project Eligibility 38 1. Location 38 a. Highlands 38 b. Downtown 39 2. Size and Structure 39 3. Exception for Existing Residential Structure 39 4. Completion Deadline 39 E. Application Procedure 39 1. Form 39 2. Fee 40 3. Deadline 40 F. Application Approval 40 (Revised 8/08) 1 - iV SECTION PAGE NUMBER NUMBER 1. Approval 40 2. Contract Required 40 3. Issuance of Conditional Certificate 40 G. Application Denial 40 1. Denial 40 2. Appeal 40 H. Amendment of Contract 40 I. Extension of Conditional Certificate 40 1. Application 40 2. Approval 40 3. Denial —Appeal 41 J. Final Certificate 41 1. Application 41 2. Determination 41 3. Filing with County Assessor 41 4. Recording 41 5. Denial 41 6. Appeal 42 K. Annual Certification and Report 42 L. Cancellation of Tax Exemption 42 1. Cancellation 42 2. Appeal 42 3. Change of Use 43 M. Sunset of Exemption for Applications for Conditional Certificates 43 4-1-230 SURETIES AND BONDS 43 A. City Approval Required 43 B. Types of Security Accepted for Public Works Construction Permits and Future Public Works Street/Utility Maintenance Requirements 43 C. Types of Security Accepted for All Other Purposes 43 D. Security Requirements 44 1. Payable to City 44 2. Security Requirement Binding 44 3. Purpose of Security 44 4. Agreement Required 44 5. Effect of Lapse of Security 44 6. Transfer of Responsibility 44 7. City Approval Required Prior to Transfer of Responsibility 44 8. Default 44 9. Proceeding Against Security 44 10. Release of Sureties for Private/On-Site Improvements 44 11. Release of Sureties for Public Improvements 44 1 -V (Revised 8/08) 4-1-060A 4-1-010 TITLE: 4-1-060 COMPREHENSIVE PLAN: This Title shall be known as the City of Renton A. PURPOSES OF PLAN: Development Regulations. 1. The primary purpose of the Comprehen- 4-1-020 PURPOSE: sive Plan is to define and establish the policy relating to the development of the community It is the intent of the Renton City Council that as a whole; to indicate the principles and ob- these regulations implement the City's policies jectives which shall guide the establishment, adopted in the City's Comprehensive Plan in development and implementation of definite compliance with the Washington State Growth and precise plans, public and private;to pro- Management Act (GMA) and implement the re- vide for the coordination of the many sepa- quirements of the State's Regulatory Reform Act, rate plans which govern the development of which has a primary goal of integrating environ- this community, to officially adopt a program mental review with project review. and guide which will enable the City to attain the principles and objectives set forth in chap- ter4-1-030 AUTHORITY TO ADOPT 35.63 RCW and the Growth Management Act(chapter 36.70A RCW)in the manner pro- REGULATIONS: vided. (Ord.4437, 2-21-1994) The City of Renton Development Regulations are 2. The overriding consideration is to pro adopted by City ordinance pursuant to Article XI, Section 11 of the Washington State Constitution, mote public safety, welfare, and interest. Ad the State Growth Management Act and chapter ditional factors to be considered (not in order 36.70E RCW. (Ord. 4722, 5-11-1998) of priority)are preservation of property rights, protection of life and property, equal opportu- nities, public interests prevailing over private 4-1-040 CONFORMITY WITH interests, and economic and social benefits. DEVELOPMENT REGULATIONS (Ord. 3976, 3-3-1986) REQUIRED: (RESERVED) 3. The Comprehensive Plan is intended to guide the enactment of development regula- 4-1-050 ROLES AND tions that are consistent with the Comprehen- siveRESPONSIBILITIES: Plan and capital budget decisions that are in conformance with the Comprehensive The regulation of land development is a coopera- Plan. tive activity including many different elected and appointed boards and City staff.The specific re- 4. The Comprehensive Plan is intended to sponsibilities of these bodies are set forth in RMC help resolve some of the dilemmas confront- 4-8-070. ing municipal officials and the people they represent, and to provide a coordinated ap- (Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971; proach to local and regional problem solving. Ord.2962,9-8-1975;Ord.2967,9-22-1975;Ord. 3101, 1-17-1977; Ord. 3592, 12-14-1981; Ord. 5. Additional purposes of the Comprehen- 3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord. sive Plan are: 4584, 2-12-1996; Ord.4587, 3-18-1996; Ord. 4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord. a. To improve the physical and social 4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord. environment of the City as a setting for 4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord. human activities;to make it more func- 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. tional, beautiful, decent, healthful, inter- 4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002) esting and efficient; b. To insure acceptable levels of ac- cess, utilities and other public services to future growth and development; 1 - 1 (Revised 12/05) 4-1-060B c. To promote the public interest, and sessment of land use, if service stan- the interest of the City at large; dards cannot be met. d. To facilitate the democratic determi- c. A housing element containing an nation and implementation of City poli- inventory of needs,policies for protection cies and development; and development of housing for all eco- nomic segments of the community and e. To effect coordination in develop- identifying sufficient land for housing. ment; d. A utilities element consisting of an f. To inject long range considerations inventory of needs and policies for the into the determination of short-range ac- development of utilities and the location, tions; proposed location and capacity of all ex- isting and proposed utilities. g. To provide professional and technical knowledge in the decisions affecting de- e. A capital facilities element that en- velopment of the City; and cludes an inventory of all capital facilities, forecast of future needs, proposed loca- h. To guide future development and tion of new or expanded facilities, a six growth in the City that is consistent with (6) year funding plan and a reassess- the goals and objectives of the Growth ment of the land use element, if funding Management Act as defined in RCW falls short. 36.70A.020, Planning Goals. 2. Optional Elements: The Comprehen- B. DESCRIPTION OF PLAN: sive Plan may include additional elements, The planning horizon for the Comprehensive Plan relating to the physical development within is twenty (20) years.The Plan is, of necessity, the City;including,but not limited to,subarea general in its proposals. It must be flexible,since plans, each of which is consistent with the it is impossible to predict all future events which other elements of the Comprehensive Plan. may affect the community.The Plan is not a de- velopment regulation, although it makes signifi- 3. Land Use Element Map:The land use cant recommendations for future land use.The element map, maintained on display in the Plan is not precise. It does not present engineer- customer service area of the Planning/Build- ing accuracy, nor does it claim to predict exactly ing/Public Works Department, illustrates in the future use of every parcel of property. It is not broad and general terms the desired devel- intended to retroactively impose compliance with opment of the City during the twenty(20)year goals,objectives and policies upon existing devel- planning period. (Ord. 4437, 2-21-1994; oped property, but voluntary compliance is en- Amd. Ord. 5153, 9-26-2005) couraged. D. ADOPTION: C. PLAN ELEMENTS: The Comprehensive Plan and any amendments and associated subarea plans area adopted by 1. Required Elements: The Comprehen- ordinance of the City Council after public hearing sive Plan shall contain the following manda- by the Council. (Ord. 5153, 9-26-2005) tory planning elements as required by the Growth Management Act: 4-1-070 CONSISTENCY OF a. A land use element designating the REGULATIONS WITH proposed distribution,location and extent COMPREHENSIVE PLAN: of the uses of land. A. CONSISTENCY REQUIRED: b. A transportation element that is All City programs materially affecting land use, in- consistent with the land use element and cluding land use regulatory codes, shall be con- includes land use assumptions,an inven- sistent with the Comprehensive Plan. (Ord.3976, tory of facility and service needs,service 3-3-1986) standards, financing needs and a reas- (Revised 12/05) 1 -2 4-1-080C B. INSTRUMENTS IMPLEMENTING THE 4-1-080 INTERPRETATION: COMPREHENSIVE PLAN: In order to fully accomplish the objectives and A. ADMINISTRATIVE INTERPRETATION: principles of the Comprehensive Plan, all resolu- tions and regulations of the City concerned with 1. General:The Planning/Building/Public the development and welfare of the community Works Administrator is hereby authorized to and its people shall be considered in light of the make interpretations regarding the imple- principles, objectives and policies set forth in the mentation of unclear or contradictory regula- Plan.To fulfill the requirements of chapters 35.63 tions contained in this Title.Any interpretation and 36.70A RCW, and in the interest of public of the Renton Title IV Development Regula- safety, health, morals and the general welfare, tions shall be made in accordance with the in- the following instruments will implement the Corn- tent or purpose statement of the specific prehensive Plan: regulation and the Comprehensive Plan.Life, safety and public health regulations are as- 1. Title 4—Development Regulations: sumed to prevail over other regulations. Chapter 1 Administration and Enforcement 2. Zoning Conflicts: In the event that there Chapter 2 Zoning Districts: Uses and Stan- is a conflict between either the development dards standards or special development standards Chapter 3 Environmental Regulations and listed in chapter 4-2 RMC, Zoning Districts: Overlay Districts Uses and Standards, and the standards and Chapter 4 City-Wide Property Develop- regulations contained in another Section,the ment Standards Zoning Administrator shall determine which Chapter 5 Building and Fire Prevention requirement shall prevail in accordance with Standards the intent or purpose statement of the specific Chapter 6 Street and Utility Standards regulation and the Comprehensive Plan.Life, Chapter 7 Subdivision Regulations safety and public health regulations are as- Chapter 8 Permits—General and Appeals sumed to prevail over other regulation. (Ord. Chapter 9 Permits—Specific 5153, 9-26-2005) Chapter 10 Nonconforming Structures,Uses and Lots B. CONFLICTS AND OVERLAPS: Chapter 11 Definitions This Title is not intended to repeal, abrogate, or (Ord. 5153, 9-26-2005) impair any existing easements, covenants, or deed restrictions. However, where this Title and 2. Title 8—Health and Sanitation: another regulation,easement, covenant,or deed restriction conflict or overlap,whichever imposes Chapter 2 Storm and Surface Water Drain- the more stringent restrictions shall prevail. (Ord. age 4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005) Chapter 4 Water Chapter 5 Sewers C. INTERPRETATION OF Chapter 6 Solid Waste Utility REQUIREMENTS: Chapter 7 Noise Level Regulations In interpreting and applying the provisions of this Title,the requirements herein shall be: 3. Title 10—Traffic: 10 Parking Regulations 1. Considered the minimum for the promo- Chaptertion of the public health, safety, morals and (Ord. 4437,2-21-1994; Ord.4851, 8-7-2000; general welfare; Amd. Ord. 4963, 5-13-2002) 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) 1 -3 (Revised 12/05) 4-1-080D D. MORE RESTRICTIVE/HIGHER B. LIABILITY OF OWNER OR BUILDER STANDARDS TO GOVERN: NOT REDUCED: Wherever any regulation in this Title imposes This Title shall not be construed to relieve from or higher or more restrictive standards than are re- lessen the responsibility of any person owning, quired in any other statute or regulation, the pro- building, altering, constructing, moving, modify- visions of this Title shall govern. Wherever the ing,or maintaining any structure or land use in the provisions of any other statute or regulation im- City for damages to anyone injured or damaged pose higher or more restrictive standards, the either in person or property by any defect therein; provisions of such other statute or regulation shall nor shall the City of Renton, or any of its agents govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963, thereof,be held as assuming such liability by rea- 5-13-2002; Ord. 5153, 9-26-2005) son of permit, approval, inspection, certificate of inspection or certificate of occupancy issued by E. TERMINOLOGY: the City or any of its agents.(Ord.2877,9-9-1974) When not inconsistent with the context, words used in the present tense include the future, C. DISCLAIMER OF LIABILITY: words in the plural number include the singular The degree of hazard protection required by RMC number and words in the singular number include 4-3-050,Critical Areas Regulations,is considered the plural number. The word "shall" is always reasonable for regulatory purposes and is based mandatory. (Ord. 4007, 7-14-1986; Amd. Ord. on scientific and engineering considerations. 5153, 9-26-2005) 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 4-1-090 LIABILITY: flood damages. RMC 4-3-050 shall not create lia- bility on the part of the City, any officer or em- A. CITY OFFICER OR EMPLOYEE NOT ployee thereof for damages that result from LIABLE: reliance on this section or any administrative de- No officer, agent or employee of the City shall be cision lawfully made hereunder. (Ord. 4835, personally liable for any damage that may accrue 3-27-2000) 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 of- 4-1-100 ENFORCEMENT: ficer, agent or employee of the City as a result of any act required or permitted in the discharge of A. PURPOSE: his duties under this Title shall be defended by the The purpose of this Section is to promote compli- City Attorney until the final determination of the ance with this Title by establishing enforcement proceedings therein. (Ord. 2820, 1-14-1974, eff. authority, defining violations, and setting stan- 1-19-1974) dards for initiating the procedures set forth in chapter 1-3 RMC,Remedies and Penalties,when The Administrative Authority or any employee violations of this Title occur.The provisions of this performing duties in connection with the enforce- Title and any conditions associated with entitle- ment of this Title and acting in good faith and with- ments approved by the City shall be diligently en- out malice in the performance of such duties shall forced in order to promote the City's planning be relieved from any personal liability for any efforts and to protect the public health,safety,and damage to persons or property as a result of any welfare. A further intent of this Section is to en- act or omission in the discharge of such duties, sure that no permit, license, or land use approval and in the event of claims and/or litigation arising is issued in conflict with the provisions of this Title. from any such act or omission, the City Attorney (Ord. 4856, 8-21-2000;Amd. Ord. 5153, shall, at the request of and on behalf of said Ad- 9-26-2005) ministrative Authority or employee, investigate and defend such claims and/or litigation and if the B. RESPONSIBILITY AND AUTHORITY: claim be deemed by the City Attorney a proper The Development Services Director, or his/her one or if judgment be rendered against such Ad- designee, shall be authorized to enforce the pro- ministrative Authority or employee, said claim or visions of Title 4 of the Renton Municipal Code. judgment shall be paid by the City. (Ord. 4546, The Director shall also enforce any implementing 7-24-1995) administrative rules,administration,and approval (Revised 12/05) 1 -4 4-1-110D conditions attached to any land use approval, meanor and punished pursuant to RMC through revocation or modification of permits, or 1-3-1. through the enforcement,penalty and abatement provisions of chapter 1-3 RMC, Remedies and 4. Remedies Cumulative: All remedies Penalties. (Ord. 5153, 9-26-2005) concerning this Title shall be cumulative and not exclusive. The conviction and punish- ment of any person hereunder shall not re- 4-1-110 VIOLATIONS AND lieve such person from the responsibility of PENALTIES: correcting prohibited conditions or removing prohibited structures, signs, or improve- A. VIOLATIONS: ments, and shall not prevent the enforced Violations are illegal and are misdemeanors sub- correction or removal thereof. ject to the enforcement penalty and abatement procedures of RMC 1-3-1 and 1-3-3. (Ord. 4346, 5. Recovery of Costs:Where any action or 3-9-1992; Amd. Ord. 5153, 9-26-2005) activity is required to be taken by a person under the provisions of this Title,the City Ad- B. REMEDIES AND PENALTIES: ministration may direct that in default of its being done by the responsible party,such ac- 1. Stop Work Order:Any construction in vi- tion or activity shall be done at the expense of olation of this Title, or any condition(s) im- the party in default and the City may recover posed on a permit or license, may be subject the expenses. (Ord. 4722, 5-11-1998; Amd. to the issuance of a"Stop Work Order." Ord.4856,8-21-2000; Ord.5153, 9-26-2005) 2. Refusal of Approvals: C. INITIATION OF PROCEEDINGS AGAINST VIOLATION: a. The City shall not issue any permit or grant any approval necessary to develop 1. The City may initiate proceedings to re- any real property which has been di- yoke or modify any permit or land use ap- vided, or which has resulted from a divi- proval it has issued; sign, in violation of the provisions of the Renton Municipal Code or state subdivi- 2. An aggrieved party may file a request for sion regulations. the City to initiate revocation or modification proceedings, or suspend a permit, or land b. No approval shall be granted for a use approval. (Ord. 5153, 9-26-2005) land use permit, land division,or building permit for any parcel of land on which D. AUTHORITY TO REVOKE OR MODIFY there is a violation of any City or state law A PERMIT OR LAND USE APPROVAL: or permit to use or development of the Authority to revoke or modify a permit or land use property, unless such violations are ei- approval shall be exercised by the approving ther corrected prior to application or are body, as follows: required to be corrected as a condition of approval. 1. The City Council, after a recommenda- tion from the Hearing Examiner,may revoke, c. The City shall not issue any permit or modify, or refuse to grant any preliminary grant any land use approval to any indi- subdivision,zone reclassification or other ap- vidual or corporation that has not paid all proval issued by the Council or Hearing Ex- land use-related fines, penalties, permit aminer. fees,or collections due to the City for any previous infraction or criminal violation of 2. The Planning/Building/Public Works Ad- RMC Title 4. ministrator may,for cause, revoke or modify any permit or other land use approval issued 3. Provisions of RMC 1-3-1: Any person by the Administrator. violating or failing to comply with any order made hereunder shall be guilty of a misde- 3. For purposes of this Section,cause to re- voke or modify a permit or land use approval 1 -5 (Revised 12/05) 4-1-110E shall mean that the permit or land use ap- prevent or punish violations thereof, and any proval was obtained by fraud or by providing powers conferred by this Title shall be in addition inaccurate, incomplete, or misleading infor- to and supplemental to powers conferred by other mation where the person holding the permit laws, nor shall this Title be construed to impair or fails to perform a condition precedent or sub- limit in any way the power of the City to define and sequent to the granting of the permit or land declare nuisance and to cause their removal or use approval. (Ord. 5153, 9-26-2005) abatement by summary proceedings, or in any manner provided by law. (Ord. 4546, 7-24-1995) E. CRITERIA FOR PERMIT SUSPENSION, REVOCATION OR MODIFICATION: 4-1-140 BUILDING FEES: Any permit, or other land use approval issued by A. BUILDING PERMIT FEES: the City pursuant to this Title,may be suspended, revoked or modified on one or more of the follow- Payable prior to issuance of building permit. ing grounds: TOTAL:VALUATION: FEE 1. The approval was obtained by fraud; $1.00 to$500.00 $28.00 2. The approval was based upon inaccu $501.00 to$2,000.00 $28.00 for the first $500.00 plus $3.65 for rate, incomplete or misleading information each additional provided by the applicant; $100.00, or fraction thereof, to and includ- 3. The holder of the permit or approval inter- ing$2,000.00 feres with the Administrator or any authorized representative in the performance of his or $2,001.00 to $82.75 for the first her duties related to the permit or approval;or $25,000.00 $2,000.00 plus$16.75 for each additional 4. The holder of the permit or approval fails $1,000.00, or fraction to comply with any notice and order issued thereof, to and includ pursuant to code compliance regulations; ing$25,000.00 $25,001.00 to $468.00 for the first 5. The holder of the permit or approval fails $50,000.00 $25,000.00 plus$12.00 to comply with the condition precedent or for each additional subsequent to the granting of the permit or $1,000.00, or fraction land use approval. (Ord. 5153, 9-26-2005) thereof, to and includ- ing $50,000.00 F. APPEALS: $50,001.00 to $696.00 for the first See RMC 4-8-110 for appeal process. (Ord. $100,000.00 $50,000.00 plus $8.35 5153, 9-26-2005) for each additional $1,000.00, or fraction 4-1-120 SEVERABILITY: ther$o , td includ ing$1000,00 0000.00 If any provision of this Title or its application to any $100,001.00 to $1,113.50 for the first person or property is held invalid by a court of $500,000.00 $100,000.00 plus$6.70 competent jurisdiction, the remainder of the Title for each additional or the application of the provision to other per- $1,000.00, or fraction sons or circumstances shall not be affected.(Ord. thereof, to and includ- 4522, 6-5-1995) ing $500,000.00 $500,001.00 to $3,793.50 for the first 4-1-130 TITLE NOT EXCLUSIVE: $1,000,000.00 $500,000.00 plus$5.65 for each additional Nothing in this Title shall be construed to abro- $1,000.00, or fraction gate or impair the power of the City or any depart- ment thereof to enforce any provision of its ing $1,000,000.00 Charter or its ordinances or regulations, nor to (Revised 12/05) 1 - 6 4-1-140F TOTAL VALUATION = FEE - Fk M` Change over 200 AMP $60.00 $1,000,001.00 and up $6,615.50 for the first Any new circuits added to above $15.00 each $1,000,000.00 plus (toamaximum $4.35 for each addi- of$45.00) tional $1,000.00, or Minimum fee for remodel/addi- $45.00 fraction thereof tion of new circuits without a ser- (Ord. 4546, 7-24-1995;Amd. Ord. 4768, vice charge 3-8-1999; Ord. 5085, 6-21-2004) ?2,,MULTI FAMILY, COMMERCIAL AND i 2,.' P t, INDUSTRIAL FEES- `` , , B. COMBINATION BUILDING PERMIT Fees for all types of ical electr permits are FEES: used:on vaJuekof work_,---'4 ,r ;A4, For each new single family residential structure. $1.00—250.00 $45.00 Payable prior to issuance of building permit. $250.01 —1,000.00 $45.00+ zTyPE OF PLUSjFEE'fAMOUNTBASED < 3.3%of cost ,:-,WORK , x,1 UPON RESjDENTIAL%,! t. $1,000.01 —5,000.00 $78.00+ ,STRUCTURE SQUARE FOOTAGE' 2.9%of value Up to 3,000 sq.ft. Over 3,000 sq.ft. $5,000.01 —50,000.00 $223.00+ Plumbing $150.00 $175.00 1.7% of value Mechanical $150.00 $175.00 $50,000.01 —250,000.00 $1,073.00+ 1.0%of value Electrical $75.00 $100.00 $250,000.01 — 1,000,000.00 $3,573.00+ 0.8%of value (Ord. 4673, 7-28-1997; Amd. Ord. 4768, $1,000,000.01 and up $11,573.00+ 3-8-1999; Ord. 5085, 6-21-2004) 0.45% of C. BUILDING PLAN CHECK FEE: value In addition to the building permit fees or combina- 3 TEMaPORARY ELEC` RICAL:SERVICES 45.00n . tion building permit fees, a plan check fee equal a ., $. ... ' to sixty five percent(65%)of the permit fee will be 4. MISCELLANEOUS,ELECTRICALFEES charged on all building permits. Payable at the Job Trailers $45.00 each time of building permit application submittal. Signs $45.00 each D. DEMOLITION PERMIT FEE: Swimming Pools, Hot Tubs, $60.00 each Fifteen dollars ($15.00). (Ord. 5153, 9-26-2005) Saunas Mobile Homes $45.00 E. STATE BUILDING CODE FEE: Low Voltage Work(e.g., alarm 50% of A State building fee of four dollars fifty cents systems; thermostats; com- standard fee ($4.50)shall be charged to all projects requiring a puter, data,or phone lines;fibre building permit as well as an additional two dol- optics, cable television, etc.) lars ($2.00)for each unit of multi-family. (Ord. 5153, 9 26 2005) (Ord. 4400, 5-3-1993; Ord.4596, 4-8-1996; Ord. 4673, 7-28-1997) F. ELECTRICAL PERMIT FEES: 5. Exemption: Residential telephone corn- 1.:RESIDENTIAL4FEES - SINGLE FAMILY£ ' munication systems,thermostats, security , AND'DUPLEX ke 4 systems, and cable television installations 1 s 'y 'Y y A cu a.,NewService Single Family and Duplexr 7l are exempt from fees under this Section. Up to 200 AMP $70.00 (Ord. 4073, 6-8-1987; Ord.4400, 5-3-1993; Ord.4596, 4-8-1996; Amd. Ord. 4768, Over 200 AMP $80.00 3-8-1999; Ord. 5085, 6-21-2004) b ServicerChanges/New Circuits Single Family`and Duplex` > ' s rT A Change up to 200 AMP $45.00 1 - 6.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 1 -6.2 4-1-140G G. GRADE AND FILL LICENSE FEES: 2 GRADING PLAN,CHECKKEES Fees shall be based on the volume of the excava- Number of Cubic Yards Fee Amount tion and fill. 50 cubic yards or less $5.00 h1;GRADING',LICENSE FEES•fft4n 3 ' 51 —100 cubic yards $10.00 - Volume of Excavation and Fill Fee Amount 101 —1,000 cubic yards $15.00 50 cubic yards or less $10.00 1,001 — 10,000 cubic yards $20.00 51 —100 cubic yards $15.00 10,001 —100,000 cubic yards: 101 —1,000 cubic yards: —for the first 10,000 cubic yards $20.00 —for the first 100 cubic yards $15.00 —for each additional 10,000 $10.00 —for each additional 100 cubic $7.00 cubic yards yards or fraction 100,001 —200,000 cubic yards: 1,001 — 10,000 cubic yards: —for the first 100,000 cubic yards $110.00 —for the first 1,000 cubic yards $78.00 —for each additional 10,000 $6.00 —for each additional 1,000 cubic $6.00 cubic yards yards or fraction 200,001 or more cubic yards: 10,001 —100,000 cubic yards: —for the first 200,000 cubic yards $170.00 —for the first 10,000 cubic yards $132.00 —for each additional 10,000 $3.00 —for each additional 10,000 $27.00 cubic yards cubic yards or fraction 3 DRAINAGE PLAN CHECK FEES ASSOCI , -ATED WITH A GRADING LIC NSE 100,001 or more cubic yards: —for the first 100,000 cubic yards $375.00 $50.00, plus $1.00 for every 10,000 square feet of land area —for each additional 100,000 $15.00 cubic yards (Ord.3832,8-13-1984;Ord.2820,1-14-1974,eff. 1-19-1974) (Ord. 2820, 1-14-1974 eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981) 4. Solid Waste Fills:The plan check fee for solid waste fills shall be one and one-half In addition to the license fees, a grading plan (1-1/2)times the plan checking fees listed check fee and a drainage plan check fee is above.The fee for a grading license authoriz charged for all grading licenses requiring plan re- ing additional work to that under a valid li- view. Before accepting a set of plans and specifi cense shall be the difference between the fee cations for checking,the Development Services paid for the original license and the fee shown Division shall collect a plan checking fee. for the entire project. (Ord. 2820, 1-14-1974) 5. Annual Licenses of Solid Waste Fills: The fee for annual licenses for solid waste fills shall be one and one-half (1-1/2)times the plan checking fees listed above.The fee for a grading license authorizing additional work to that under a valid license shall be the difference between the fee paid for the origi- nal license and the fee shown for the entire project. Any unused fee may be carried for- ward to the next year. If any work is done be- fore the license is issued,the grading license fee shall be doubled. (Ord. 2820, 1-14-1974; Amd. Ord. 3592 12-14-1981) 1 -7 (Revised 7/04) 4-1-140H H. HOUSE MOVING/MINIMUM Boiler or Compressor: INSPECTION FEE: Installation or relocation of each: Seventy five dollars($75.00)per hour.This covers only the Building Section inspection of the struc- and including 3 horsepower $17.00 ture prior to move.There is a separate additional over 3 horsepower to and including fee charged by the Public Works Department to 15 horsepower $30.00 cover the actual house move permit. A building over 15 horsepower to and including permit is also required in order to site the structure 30 horsepower $40.00 on the new site. (Ord. 4491, 12-19-1994) over 30 horsepower to and including 50 horsepower $60.00 I. INSPECTION FEE FOR over 50 horsepower $100.00 CONDOMINIUM CONVERSIONS: One hundred dollars ($100.00)for the first unit Absorption System: and fifteen dollars ($15.00) per unit thereafter. Installation or relocation of each: (Ord. 3366, 10-15-1979) to and including 100,000 Btu/h $17.00 J. MANUFACTURED/MOBILE HOME over 100,000 Btu/h to and including 500,000 Btu/h $30.00 INSTALLATION FEES: over 500,000 Btu/h to and including Includes plan review and inspection fees for the 1,000,000 Btu/h $40.00 foundation (electrical, plumbing, mechanical, sewer and water connection fees are in addition over 1,000,000 Btu/h to and including to these amounts). 1,750,000 Btu/h $60.00 over 1,750,000 Btu/h $100.00 Location ';k Residential ventilation/exhaust fan $8.00 Within a Plus Itemized Fees Below: each manufactured home park $100.00 Commercial ventilation/exhaust system not a portion of any heating Outside of a Building permit fee pursuant to or air-conditioning system authorized $17.00 manufactured RMC 4-1-140A (based upon the by a permit each home park combined value of the home and foundation)and a plan review fee Commercial Hood: pursuant to RMC 4-1-140C. Installation of each served by a mechanical exhaust, including the $50.00 (Ord. 3770, 12-19-1983; Amd. Ord. 4768, ducts for such hood each 3-8-1999) Incinerator: Installation or relocation of each $75.00 K. MECHANICAL PERMIT FEES: each BASIGPERMIT FEE { *' , $45 00;a Appliance or piece of equipment regu- PlusItemized Fees'Below ' 1 ' ° , lated by this code but not classed in other appliance categories,orforwhich $17.00 Heating and Air Conditioning no other fee is listed in this code each System: Fuel Gas Piping: P 9 Installation, alteration, repair, addition, Each gas-piping system of 1 to 4 out- or relocation of each: Heating system lets $12.00 (furnace, heat pump, suspended heater, fireplace, wood stove, etc.). Each gas-piping system of 5 or more NC system (air conditioner, chiller or outlets, per outlet $2.50 Air Handling Unit(VAV) including ducts (Ord.4596,4-8-1996;Amd.Ord.4768,3-8-1999; and vents) $17.00 Ord. 5085, 6-21-2004) (Revised 7/04) 1 -8 4-1-140M L. PLUMBING PERMIT FEES: 3' TENJPORARY AND, ti Fee'Amount BASE FEE`FOR ALL TYPES ; *1,41 $45 Oa t, P4 4ORTABLE SIGNS',4 `4- Y; h p OF WORK r r = k� _ Real Estate Directional $50.00 per sign, Plusitemlzed Fees Below s R4 r Signs, pursuant to RMC permit valid for a 4-4-100J2 12-month period Per plumbing fixture (e.g., sink, $8.00 Grand Opening Event $25.00 per site, per shower, toilet, dishwasher,tub, etc.) or set of fixtures on one trap Signs, pursuant to RMC opening 4-4-100J6d(1) For meter to house water service $8.00 Event Signs, pursuant to $15.00 per type of Per outlet associated with a gas up to 5:$12.00 RMC 4-4-100J6d(2) and sign identified in piping system additional (3) RMC 4-4-100J6b, outlets are per promotion $2.50 each A-Frame Signs, pursuant $100.00 for the first Per drain for rainwater systems $8.00 to RMC 4-4-100J5 sign and$50.00 for Per lawn sprinkler system— $8.00 each additional sign, includes backflow prevention for a 12-month Per fixture for repair or alteration $8.00 period of drainage or vent piping Commercial Property Real $50.00 per sign, Per vacuum breaker or backflow $8.00 Estate Banner permit valid for a 12- protection device on tanks, vats, month period etc. Decorative Flags $50.00 per Per interceptor for industrial $8.00 entrance, permit waste pretreatment valid until flag(s) • removed (Ord. 4596, 4 8 1996, Amd. Ord. 4673, (Ord. 3719, 4-11-1983; Amd. Ord. 4817, 7 28 1997; Ord. 4768, 3 8 1999; Ord. 5085, 11-22-1999; Ord. 4848, 6-26-2000; Ord. 4908, _ 6-21-2004) 6-11-2001; Ord. 5062, 1-26-2004) M. SIGN PERMIT FEES: 4. Request for Administrative Modifica- 1 'PERMANENT SIGNS ,,' tions of City Center Sign Regulations per Roof, projecting, awning, $125.00 per tenant RMC 4-4-100H9: One hundred dollars canopy, marquee and wall for any number of ($100.00). (Ord. 4720, 5-4-1998) signs signs Freestanding ground and 5. Work in Advance of Sign Permit Issu- pole signs $175.00 per sign ance: Where work for which the permit is re- quired by this Title is started or proceeded (Amd. Ord. 4768, 3-8-1999) with prior to obtaining said permit,the fees above specified shall be doubled; but the 2. (Deleted by Ord. 4768, 3-8-1999) (Ord. payment of such double fee shall not relieve 3719, 4-11-1983) any persons from complying with the require- ments of this Title in the execution of the work nor from any other penalties prescribed herein. (Ord. 3719, 4-11-1983; Amd. Ord. 4848, 6-26-2000) 1 - 9 (Revised 12/05) 4-1-140N N. SWIMMING POOUHOTTUB/SPA ment Services Director may authorize the INSTALLATION FEES: refunding of not more than eighty percent (80%) of the permit fee paid when no Type ofkWork/Installation� Fee�Amouni 4, . .., substantial work has been done under a Public pool, spa, hot tub $30.00 permit issued in accordance with this Private pool, spa, hot tub $20.00 Code. Pool filling system, including $2.00 b. Plan Review Fee: Due to the City's backflow prevention, each cost in screening, accepting, and initial Each water heater and/or vent $2.00 processing of land use applications, the Gas piping system, each $2.00 Development Services Director may au- Replacing of filter $3.00 thorize the refunding of not more than Miscellaneous replacements $3.00 eighty percent (80%) of the plan review Backwash receptor $2.00 fee paid when an applicant for a permit for which a plan review fee has been paid is withdrawn or cancelled before any sub- O. MISCELLANEOUS FEES: stantial plan review effort has been ex- pended. 1. Replacement Permit Fee: Permit cop- ies for replacement of lost or mutilated build- 3. Method of Obtaining Refund and Time ing, demolition, grading, plumbing, electrical Limit: The Development Services Director or mechanical permit will be furnished upon a shall not authorize the refunding of any fee payment of a service fee of twenty dollars paid except upon written application filed by ($20.00). the original permittee not later than one hun- dred eighty (180) days after the date of the 2. Re-Inspection Fees: Re-inspection fees fee payment. (Ord. 5153, 9-26-2005) are assessed under the provisions of Section 305.8 of the Uniform Building Code. Re- inspection fees shall be forty seven dollars ($47.00) per hour or the total hourly cost to the jurisdiction, whichever is greatest. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved. 3. Plan Review Fees for Electrical, Plumbing, or Mechanical Permits: In addi- tion to the above permit fees, a plan check fee equal to forty percent(40%) of the permit fee may be charged when required by the Building Official. (Ord.4596,4-8-1996;Amd. Ord. 4768, 3-8-1999) P. REFUND OF BUILDING DIVISION FEES: 1. Authority to Refund Fees: The Devel- opment Services Director may authorize the refunding of any fees paid hereunder which were erroneously paid or collected. 2. Amount Refunded: a. Permit Fee: Due to the City's cost in screening, accepting, and initial process- ing of land use applications the Develop- (Revised 12/05) 1 - 10 4-1-160A 4-1-150 FIRE PREVENTION FEES: B FIRE:PERMIT FEE AMOUNT TYPE ' A :FIRE PLAN REVIEW AND INSPECTION Operational Fire $60.00 per year. Excep- FEES Code Permit (issued tion 1 -Hazardous in accordance with materials and HPM facili- Value of Work Fee Amount Section 105.6 of the ties$100.00 per year $0 to $249.99 $30.00 IFC) $250.00 to$999.99 $30.00 plus 2%of the Construction Permit 20% of the above Plan cost Review/Inspection Fee $1,000.00 to$4,999.99 $50.00 plus 2%of the or"a minimum of$50.00, cost whichever is greater $5,000.00 or more $120.00 plus 0.9%of the Replacement for Lost $25.00 for each permit cost Permit Construction A fee of$60.00 per hour Hazardous Produc- $100.00 per year Re-Inspection may be assessed if the tion Materials Permit requested inspection (for businesses stor- does not meet the ing, handling, or using approval of the inspector hazardous production Violation Re-Inspec- $50.00 materials as regulated tion after 30-day pe- in the fire code) riod (whenever 30 Underground Tank See Plan Review and days or more have Removal Permit Construction Permit passed since Fire De- (commercial) Fees partment notification of Underground Tank $60.00 a violation, which re- Removal or Aban- quired re-inspection, donment-in-Place and such violation has Permit(residential) not been remedied or granted an extension) (Ord. 4547, 7-24-1995; Amd. Ord. 5086, Pre-Citation6-21-2004; Ord. 5177, 12-12-2005; Ord. 5193, Follow- $50.00 each inspection 1-23-2006) Up Inspection when re-inspections are required beyond the 4-1-160 SCHOOL IMPACT original re-inspection MITIGATION FEES: Malfunctioning Fire First, second, and third Alarm Fee false alarms—no A. FINDINGS AND AUTHORITY: charge. Fourth and fifth The City Council of the City of Renton (the"Coun- false alarms in a calen- cil")hereby finds and determines that new growth dar year—$50.00/each. and development in the City of Renton will create Sixth false alarm and additional demand and need for school facilities, successive false alarms and the Council finds that new growth and devel- in a calendar year— opment should pay a proportionate share of the $100.00/each cost of new facilities needed to serve the new Late Payment $25.00 for late payment growth and development. Penalty of malfunctioning fire alarm fee and pre-cita- Therefore, pursuant to Chapter 82.02 RCW, the tion inspection fee Council adopts this Section to assess school im- pact fees for the Issaquah School District and the Kent School District.The provisions of this Sec- tion shall be liberally construed in order to carry out the purposes of the Council in establishing the school impact fee program. (Ord.5263,3-5-2007) 1 - 11 (Revised 4/07) 4-1-160B B. DEFINITIONS: nent school facility in the District for the grade The following words and terms shall have the fol- span of school to be provided, as a function lowing meanings for the purposes of this Section, . of the District's design standard per grade unless the context clearly requires otherwise. span and taking into account the require- Terms otherwise not defined herein shall be de- ments of students with special needs. fined pursuant to RCW 82.02.090, or given their usual and customary meaning. 5. "Design Standard"means the space re- quired, by grade span, and taking into ac- 1. "Capital Facilities Plan"means the Dis- count the requirements of students with trict's Capital Facilities Plan adopted by the special needs,which is needed in order to ful- School Board consisting of: fill the educational goals of the District as identified in the District's Capital Facilities a. A forecast of future needs for school Plan. facilities based on the District's enroll= ment projections; 6. "Developer" means the person or entity who owns or holds purchase options or other b. The long-range construction and development control over property for which capital improvements projects of the Dis- development activity is proposed. trict; 7. "Development Activity" means any resi- c. The schools under construction or dential construction or expansion of a build- expansion; ing,structure or use; any change in use of a building or structure;or any change in the use d. The proposed locations and capaci- of land that creates additional demand for ties of expanded or new school facilities; school facilities. e. At least a six(6)year Financing Plan 8. "District"means school district and refers Component, updated as necessary to to either the Issaquah School District No.411, maintain at least a six (6)year forecast King County,Washington,or the Kent School period, for financing needed school facil- District No. 415, King County,Washington. ities within projected funding levels, and (Ord. 5263, 3-5-2007) identifying sources of financing for such purposes, including bond issues autho- 9. "Elderly"means a person aged sixty two rized by the voters and projected bond is- (62) or older. sues not yet authorized by the voters; and 10. "Encumbered" means to reserve, set aside, or otherwise earmark the impact fees f. Any other long-range projects in order to pay for commitments, contractual planned by the District. obligations, or other liabilities incurred for public facilities. 2. "City" means the City of Renton, King County, Washington. 11. "Fee Schedule"means the schedule set forth as Attachment B to Ordinance 4808 in- 3. "Classrooms" means educational facili- dicating the standard fee amount per dwelling ties of the District required to house students unit that shall be paid as a condition of resi- for its basic educational program. The class- dential development within the City. rooms are those facilities the District deter- mines are necessary to best serve its student 12. "Grade Span"means the categories into population.Specialized facilities as identified which a District groups its grades of students, by the District, including but not limited to i.e., elementary school, middle or junior high gymnasiums, cafeterias, libraries, adminis- school, and high school. trative offices, and child care centers, shall not be counted as classrooms. 13. "Interlocal Agreement" means the inter- local agreement by and between the City of 4. "Construction Cost Per Student" means Renton and the District as authorized in sub- the estimated cost of construction of a perma- (Revised 4/07) 1 - 12 4-1-160D section I of this Section. (Ord. 5263, 19. "Student Factor"means the number de- 3-5-2007) rived by the District to describe how many students of each grade span are expected to • 14. "Permanent Facilities" means the facili- be generated by a dwelling unit. Student fac- ties of the District with a fixed foundation tors shall be based on District records of av- which are not relocatable facilities. erage actual student generation rates for new developments constructed over a period of 15. "Relocatable Facility" means any fac- not more than five (5) years prior to the date tory-built structure,transportable in one or of the fee calculation;provided,that if such in- more sections;that is designed to be used as formation is not available in the District, data an education space and is needed to prevent from adjacent districts, districts with similar the overbuilding of school facilities to meet demographics, or countywide averages may the needs of service areas within the District, be used. Student factors must be separately or to cover the gap between the time that determined for single family and multi-family families move into new residential develop- dwelling units, and for grade spans. ments and the date that construction is com- pleted on permanent school facilities. C. IMPACT FEE PROGRAM ELEMENTS: 16. "Relocatable Facilities Cost Per Stu-. 1. Impact fees will be assessed on all resi- dent"means the estimated cost of purchas- dential development activity in that portion of ing and siting a relocatable facility in the the City located within the District's bound- District for the grade span of school to be pro- aries based on the provisions of subsection E vided, as a function of the District's design of this Section. standard per grade span, and taking into ac- count the requirements of students with spe- 2. The impact fee imposed shall be reason- cial needs. ably related to the impact caused by the de- velopment and shall not exceed a 17. "Site Cost Per Student" means the esti- proportionate share of the cost of system im- mated cost of a site in the District for the provements that are reasonably related to the grade span of school to be provided, as a development. function of the District's design standard per grade span, and taking into account the re- 3. The impact fee shall be based on a Cap- quirements of students with special needs. ital Facilities Plan developed by the District and approved by the School Board, and 18. "Standard of Service" means the stan- adopted by reference by the City as part of dard adopted by the District which identifies the Capital Facilities Element of the City's the program year, the class size by grade Comprehensive Plan. span, and taking into account the require- ments of students with special needs, the D. FEE CALCULATIONS: number of classrooms, the types of facilities the District believes will best serve its student 1. Separate fees shall be calculated for sin- population, and other factors as identified by gle family and multi-family dwelling units,and the District.The District's standard of service separate student generation rates must be shall not be adjusted for any portion of the determined by the District for each type of classrooms housed in relocatable facilities dwelling unit. For purposes of this Section, which are used as transitional facilities or for mobile homes shall be treated as single fam- any specialized facilities housed in relocat- ily dwelling units and duplexes shall be able facilities.Except as otherwise defined by treated as multi-family dwelling units. the School Board pursuant to a Board resolu- tion, "transitional facilities"shall mean those 2. The fee calculations shall be made on a facilities that are used to cover the time re- district-wide basis to assure maximum utiliza- quired for the construction of permanent facil- tion of all school facilities in the District cur- ities; provided, that the District has the rently used for instructional purposes. necessary financial commitments in place to complete the permanent facilities called for in 3. The formula in Attachment A to Ordi- the Capital Facilities Plan. nance 4808 provides a credit for the antici- 1 - 13 (Revised 1/08) 4-1-160E pated tax contributions that would be made approval. Residential developments pro- by the development based on historical levels posed for short plats shall not be governed by of voter support for bond issues in the District. this subsection,but shall be governed by sub- section (E)(4) of this Section. 4. The District may provide a credit for school sites or facilities actually provided by a 3. If, on the effective date of Ordinance developer which the District finds to be ac- 4808,a plat or PUD has already received pre- ceptable as provided for in subsection F of liminary approval through King County, but this Section. then if any of the.fee has been paid through King County,the remainder of the impact fees 5. The City Council may adjust the fee cal- shall be assessed and collected from the lot culated under this subsection,as it sees fit,to owner at the time the building permits are is- take into account local conditions such as, sued, using the fee schedule then in effect at but not limited to, price differentials through- the time of preliminary plat approval. If no out the District in the cost of new housing, payment was made through King County, school occupancy levels, and the percent of then the entire fee will be due and owing at the District's Capital Facilities Budget, which the time building permits are issued. If,on the will be expended locally.The City Council es- effective date of Ordinance 4808, an appli- tablishes the following fees: cant has applied for preliminary plat or PUD approval, but has not yet received such ap- a. Six thousand twenty-one dollars proval, the applicant shall follow the proce- ($6,021.00) per single family dwelling dures set forth in subsection (E)(2) of this collected on behalf of the Issaquah. Section. School District. 4. For existing lots or lots not covered by b. Five thousand one hundred ten dol- subsection B of this Section, applications for lars($5,110.00)per single family dwelling single family, mobile home permits, and site collected on behalf of the Kent School plan approval for mobile home parks pro- District. posed, the total amount of the impact fees shall be assessed and collected from the ap- c. Three thousand one hundred forty- plicant when the building permit is issued, us- six dollars ($3,146.00) per multi-family ing the fee schedule then in effect. lrrespec- dwelling unit collected on behalf of the tive of the date that the application for a Kent School District. (Ord. 5194, building permit or mobile home permit or site 1-23-2006; Ord. 5263, 3-5-2007; Ord. plan approval was submitted, no approval 5317, 11-19-2007) shall be granted and no permit shall be issued until the required school impact fees set forth E. ASSESSMENT OF IMPACT FEES: in the fee schedule have been paid. 1. The City shall collect school impact fees, F. EXEMPTIONS AND CREDITS: established by this Section as adjusted from, time to time, from any applicant seeking de- 1. The following shall be exempt from the velopment approval from the City for dwelling application of impact fees: units located within the District's boundaries where such development activity requires fi- a. Any form of housing exclusively for nal plat or PUD approval or the issuance of a the elderly, including nursing homes and residential building permit or a mobile home retirement centers,so long as these uses permit. are maintained in perpetuity and the nec- essary covenants or declarations of re- 2. For a plat or PUD applied for on or after strictions are recorded on the property to the effective date of Ordinance 4808, the im- ensure that no children will reside in the pact fees due on the plat or the PUD shall be development; or assessed and collected from the applicant when the building permit for each dwelling b. The replacement of the same num- unit is issued, using the fee schedule in effect ber of dwelling units at the same site or when the plat or PUD receives preliminary lot when such replacement occurs within (Revised 1/08) 1 - 14 4-1-160F twelve (12) months of the demolition or 4. After the effective date of Ordinance destruction of the prior structure; or 4808,the developer can request that a credit or credits be awarded by the District for the c. Alterations or expansion or enlarge- value of dedicated land, improvements, or ment or remodeling or rehabilitation or construction provided by the developer.The conversion of an existing dwelling unit District shall first determine the general suit- where no additional units are created and ability of the land;improvements, and/or con- the use is not changed; or struction for District purposes. Second, the District shall determine whether the land, im- d. Any development activity that is ex- provements, and/or the facility constructed empt from the payment of an impact fee are included within the District's adopted pursuant to RCW 82.02.100, due to miti- Capital Facilities Plan or the Board of Direc- gation of the same system improvement tors for the District may make the finding that under the State Environmental Policy such land, improvements, and/or facilities Act; or would serve the goals and objectives of the Capital Facilities Plan of the District.The Dis- e. Any development activity for which trict shall forward its determination to the City, school impacts have been mitigated by including cases where the District determines the payment of fees, dedication of land, that the dedicated land, improvements, and/ or construction or improvement of school or construction are not suitable for District facilities pursuant to a preliminary plat or purposes. PUD approval prior to the effective date of Ordinance 4808, unless the terms of 5. For each request for a credit or credits, if the plat or PUD approval provide other- appropriate,the District shall select an ap- wise; or praiser from a list of independent appraisers. The appraiser shall be directed to determine f. Any development activity for which for the District the value of the dedicated land, school impacts have been mitigated by improvements, or construction provided by the payment of fees, dedication of land, the developer on a case-by-case basis.The or construction or improvement of school developer shall pay for the cost of the ap- facilities pursuant to a voluntary agree- praisal. ment entered into with the District prior to the effective date of Ordinance 4808, un- 6. After receiving the appraisal, the District less the terms of the agreement provide shall provide the developer with a letter or otherwise. certificate setting forth the dollar amount of the credit,the reason for the credit,where ap- 2. Any credit shall be the responsibility of plicable, the legal description of the site do- the District, and shall be independent of the nated, and the legal description or other fees collected by the City. The burden of es- adequate description of the project or devel- tablishing such credit shall be on the party opment to which the credit may be applied. seeking the credit. Proof under subsection The applicant must sign and date such letter (F)(3)of this Section shall include such things or certificate indicating his/her agreement to as a receipt or cancelled check. the terms of the letter or certificate,and return such signed document to the District before 3. .After the effective date of Ordinance the City will award the impact fee credit. The 4808, and if the development activity is not failure of the applicant to sign, date, and re- exempt from impact fees pursuant to subsec- turn such document within sixty(60)calendar tion(F)(1)of this Section,the developer shall days shall nullify the credit. receive a credit from the District for any pay- ment made for the lot or development activity 7. Any claim for credit must be made no in question, either as a condition of develop- later than twenty(20)calendar days after the ment approval or pursuant to the terms of a submission of an application for a building voluntary mitigation agreement. The fee permit. amount due on the development activity shall ( be reduced by the amount of the credit. 1 - 15 (Revised 1/08) 4-1-160G G. APPEALS AND INDEPENDENT H. THE IMPACT FEE ACCOUNT, USES CALCULATIONS: OF IMPACT FEES, AND REFUNDS: 1. After the City has collected fees under 1. Impact fee receipts shall be initially de- this Section, the District may adjust the posited into a City fund created under sub- amount of the school impact fee assessed if section L of this Section. When sufficient one of the following circumstances exist; pro- funds have accumulated to make transfer of vided,that the developer can demonstrate to those funds to the District advisable,the Fi- the District's satisfaction that the discount nance and Information Services Department fails to ameliorate for the unfairness of the shall make such transfer.Such funds shall be fee: transferred not less than quarterly, if the bal- ance in the fund is more than five thousand a. The developer demonstrates to the dollars ($5,000.00). Impact fee receipts shall District's satisfaction that an impact fee be earmarked specifically and retained in a assessment was incorrectly assessed;or special interest-bearing account established by the District solely for the District's school b. Unusual and unique circumstances impact fees as provided for in subsection J of identified by the developer demonstrate this Section. All interest shall be retained in that if the standard impact fee amount the account and expended for the purpose or were applied to the development,it would purposes identified in subsection (H)(2) of be unfair, unjust or unlawful. this Section. Annually, the City shall provide accounting records to the District and the Dis- 2. Requests for fee adjustments, and the trict shall prepare a report on school impact administrative appeals process for the appeal fees showing the source and amount of all of an impact fee, shall follow the process for monies collected, earned or received, and the appeal of the underlying development ap- capital or system improvements that were fi- plication. The District shall provide staffing nanced in whole or in part by impact fees. and legal assistance for such an appeal con- sistent with the Interlocal Agreement be- 2. Impact fees for the District's system im- tween the City and the District, as that provements shall be expended by the District Agreement may be amended from time to for capital improvements including but not lim- time. ited to school planning; land acquisition; site improvements; necessary off-site improve- 3. A developer may provide studies and ments; construction, engineering, architec- data to demonstrate that any particular factor tural,permitting,financing,and administrative used by the District may not be appropriately expenses; relocatable facilities,capital equip- applied to the development proposal, but the ment pertaining to educational facilities; and District's data shall be presumed valid unless any other expenses which could be capital- clearly demonstrated to be otherwise by the . ized, and which are consistent with the Dis-. developer.The developer shall pay for the trict's Capital Facilities Plan. cost of the studies and data, and must dem- onstrate to the District's satisfaction that the 3. In the event that bonds or similar debt in- discount fails to adjust for the error in the fee struments are issued for the advanced provi- sion of capital facilities for which impact fees 4. Any appeal of the decision of the Hearing may be expended and where consistent with Examiner with regard to fee amounts shall the provisions of the bond covenants, impact follow the appeals process for the underlying fees may be used to pay debt service on such development application and not be subject bonds or similar debt instruments to the ex- to a separate appeal process. Any errors tent that the facilities or improvements pro- identified as a result of an appeal should be vided are consistent with the requirements of referred to the Council for possible modifica- this Section. tion. 4. School impact fees shall be expended or 5. Impact fees may be paid under protest,in encumbered within six (6)years of receipt, order to obtain a permit or other approval of unless the Council identifies in written find- development activity. ings extraordinary and compelling reason or (Revised 1/08) 1 - 16 4-1-1601 reasons for the District to hold the fees be- shall be retained for a period of one year. At yond the six(6)year period.The District may the end of one year, any remaining funds petition the Council for an extension of the six shall be retained by the City, but must be ex- ( (6) year period and the District set forth any pended for the District, consistent with the such extraordinary or compelling reason or provisions of this Section.The notice require- reasons in its petition. Where the Council ment set forth above shall not apply if there identifies the reason or reasons in written are no unexpended or unencumbered bal- findings, the Council shall establish the pe- ances within the account or accounts being riod of time within which the impact fees shall terminated. be expended or encumbered, after consulta- tion with the District. 8. A developer may request and shall re- ceive a refund, including interest earned on 5. The current owner of property on which the impact fees, when: an impact fee has been paid may receive a refund of such fees if the impact fees have a. The developer does not proceed to not been expended or encumbered within six finalize the development activity as re- (6) years of receipt of the funds by the City, quired by statute or City Code or the Uni- except as provided for in subsection (H)(4)of form Building Code, and this Section. In determining whether impact fees have been encumbered, impact fees b. No impact on the District has re- shall be considered encumbered on a first-in, suited. "Impact"shall be deemed to in- first-out basis. The District shall notify poten- clude cases where the District has tial claimants by first-class mail deposited expended or encumbered the impact with the United States Postal Service ad- fees in good faith prior to the application dressed to the owner of the property as for a refund. In the event that the District shown in the King County property tax has expended or encumbered the fees in records. good faith, no refund shall be forthcom- ing. However, if within a period of three 6. An owner's request for a refund must be (3)years,the same or subsequent owner submitted to the City, in writing, within one of the property proceeds with the same or year of the date the right to claim the refund substantially similar development activity, arises or the date that notice is given, which- the owner shall be eligible for a credit. ever date is later.Any impact fees that are not The owner must petition the City and pro- expended or encumbered within the limita- vide receipts of impact fees paid by the tions in subsection (H)(4)of this Section,and owner for a development of the same or for which no application for a refund has been substantially similar nature on the same made within this one-year period, shall be re- property or some portion thereof.The tained and expended consistent with the pro- City shall determine whether to grant a visions of this Section. Refunds of impact credit, and such determinations may be fees shall include any interest earned on the appealed by following the procedures set impact fees. forth in subsection G of this Section. 7. Should the City seek to terminate any or 9. Interest due upon the refund of impact all school impact fee requirements, all unex- fees required by this Section shall be calcu- pended or unencumbered funds, including in- lated according to the average rate received terest earned,shall be refunded to the current by the City or the District on invested funds owner of the property for which a school im- throughout the period during which the fees pact fee was paid.Upon the finding that any were retained and paid by the governmental or all fee requirements are to be terminated, entity controlling the funds and receiving the the City shall place notice of such termination interest. and the availability of refunds in a newspaper of general circulation at least two (2) times, I. INTERLOCAL AGREEMENT: and shall notify all potential claimants by first- class mail addressed to the owner of the 1. The Mayor is authorized to execute, on !- property as shown in the King County prop- behalf of the City,an Interlocal Agreement for erty tax records.All funds available for refund the collection, expenditure, and reporting of 1 - 17 (Revised 1/08) 4-1-160J school impact fees; provided,that such Inter- 4808, and a revised fee schedule(At- local Agreement complies with the provisions tachment B to Ordinance 4808); and of this Section. c. An annual report on the School Im- 2. The District shall establish a School Im- pact Fee Account, showing the source pact Fee Account with the Office of the King and amount of all monies collected, County Treasurer, who serves as the Trea- earned, or received, and the public im- surer for the District.The Account shall be an provements that were financed in whole interest-bearing account, and the school im- or in part by impact fees. (Ord. 5317, pact fees received shall be prudently invested 11-19-2007) in a manner consistent with the investment policies of the District. K. REVIEW: The fee schedule established in this Section shall 3. For administrative convenience while be reviewed and updated by the Council on an processing the fee payments, school impact annual basis after the Council receives the Dis- fees may be initially deposited in the City ac- trict's Plan and data required under subsection J count known as the"Issaquah School District of this Section.The review may occur in conjunc- Impact Fee Fund," and the"Kent School Dis- tion with the annual update of the Capital Facili- trict Impact Fee Fund,"with interest earned ties Element of the City's Comprehensive Plan. retained by the District.As soon as advisable, the City shall deposit the school impact fees L. SPECIAL FUNDS CREATED: collected for the District in the District's There are hereby created two (2) special City School Impact Fee Account. (Ord. 5263, funds known as the"Issaquah School District Im- 3-5-2007) pact Fee Fund"and the"Kent School District Im- pact Fee Fund" into which all school impact 4. The City shall retain five percent (5%) of mitigation fees will be deposited. (Ord. 5263, all fees collected to pay for its costs in admin- 3-5-2007) istering this Section. M. CITY NOT RESPONSIBLE: J. ADOPTION OF THE DISTRICT The City will use its best efforts to collect such CAPITAL FACILITIES PLAN AND fees during its ordinary administrative process, SUBMISSION OF THE ANNUAL UPDATES such fees as are due under this Section and con- AND REPORT AND DATA: sistent with the Interlocal Agreement between the City and the District, as that Agreement may be 1. The following capital facilities plans are amended from time to time, but shall not be re- hereby adopted by reference by the City as sponsible to the District for failure to collect such part of the Capital Facilities Element of the fees. City's Comprehensive Plan: N. SEVERABILITY: a. The Issaquah School District No.411 If any portion of this Section is found to be invalid 2007 Capital Facilities Plan; or unenforceable for any reason, such finding shall not affect the validity or enforceability of any b. The Kent School District No. 415 other subsection of this Section. (Ord. 4808, 2007-2008-2012-2013 Capital Facilities 11-1-1999) Plan. (Ord. 5194, 1-23-2006; Ord. 5263, 3-5-2007) 2. On an annual basis,the District shall sub- mit the following materials to the City: a. The annual update of the District's Capital Facilities Plan; b. An updated fee calculation based on the formula in Attachment A to Ordinance (Revised 1/08) 1 - 18 4-1-170A 4-1-170 LAND USE REVIEW FEES: A APPLICATION TYPE; FEE AMOUNT: ,. M.,. ., ,. .> ._ , ,. . A;APPLICATION TYPE:: -.,'';` FEE AMOUNT:. Environmental Checklist: Additional Animals Pemit Less than $100,000.00 project (annual fee) $50.00 value $400.00 Annexation Expense for $100,000.00 or more project postage value $1,000.00 Annexation by 60% Direct $2,500.00 Environmental review/sensi- Petition and 50/50 Petition tive lands or lands covered by Method water, except minor residential Appeal of Hearing Examiner's additions or modifications $1,000.00 Decision, Administrative Fence Permit(special) $100.00 Decision, or Environmental Grading and Filling Permit $2,000.00 Decision $75.00 Lot Line Adjustment $450.00 Binding Site Plan $1,000.00 Manufactured/Mobile Home Comprehensive Plan Park: Amendment .. $1,000.00 Conditional Use Permit: Tentative $500.00 Hearing Examiner Review $2,000.00 Preliminary $2,000.00 Administrative Review $1,000.00 Final $1,000.00 Environmental Impact 100%of costs of Open Space Classification Statement/Draft and Final coordination, Request $30.00 review and Plats: appeals1 Short Plat $1,000.00 1When the City is the lead agency for a proposal requiring an Environmental Impact Statement(EIS)and the Environmental Preliminary Plat $2,000.00 Review Committee(ERC)determines that the EIS shall be 000.00 prepared,the City may charge and collect a reasonable fee Final Plat $1, from any applicant to cover costs incurred by the City in pre- Planned Urban • paring the EIS.The ERC shall advise the applicant(s)of the Development: projected costs for the EIS prior to actual preparation;the ap- plicant shall post bond or otherwise ensure payment of such Preliminary Plan $2,000.00 costs.The ERC may determine that the City will contract di- rectly with a consultant for preparation of an EIS,or a portion Final Plan $1,000.00 of the EIS,and may bill such costs and expenses directly to Rebuild Approval Permit: the applicant.Such consultants shall be selected by mutual agreement of the City and applicant after a call for proposals. Hearing Examiner Review $500.00 If a proposal is modified so that an EIS is no longer required, the ERC shall refund any fees collected under this subsection Administrative Review $250.00 which remain after incurred costs are paid.The City may col- Rezone: lect a reasonable fee from an applicant to cover the cost of meeting the public notice requirements of this Title relating to Less than 10 acres $2,000.00 the applicant's proposal.The City shall not collect a fee for performing its duties as a consulted agency.The City may 10 to 20 acres $3,000.00 charge any person for copies of any document prepared un- der this Title,and for mailing the document,in a manner pro- More than 20 acres $4,000.00 vided by chapter 42.17 RCW. Routine Vegetation Manage- ment Permit $75.00 Shoreline Substantial Devel- opment Permit: Under$100,000.00 value $500.00 $100,000.00 or more value . $1,000.00 1 - 19 (Revised 5/08) 4-1-170B • A APPLICATION TYPE; fEE=AMOUNT:• to the time of construction permit issuance. If a Site Development Plan (Site franchise agreement does not specify the fee Plan or Master Plan): amount,the generic fee,as identified in the follow- ing table,shall be collected.A bond as stipulated Hearing Examiner Review $2,000.00 in RMC 9-10-5,Street Excavation Bond,is also re- Administrative Review $1,000.00 quired. Special Permit $2,000.00 Frontage Lerigtl of Replacements, Temporary Permit $100.00 and Improvements and/or Project Permit Fee` Temporary Permit Sign Scaled �`' ` Amount �" Deposit(refundable) $25.00 Small work, including trenching less $350.00 Variance—Administrative $100.00 than sixty(60)linear feet or installation of six(6)or less utility poles Variance—Planning/Building/ All other work $350.00 plus Public Works Administrator $60.00 per or Hearing Examiner $500.00 overtime hour Waiver $100.00 of inspection (Ord. 4648, 1-6-1997; Amd. Ord. 4802, • (Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; 10-25-1999; Ord. 5008, 4-28-2003; Ord. 5028, Ord. 5279, 5-7-2007) 11-24-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-2005; Ord. 5355, 2-25-2008; Ord. 5356, B. LATECOMER'S AGREEMENT 2-25 2008) APPLICATION FEES: B. JOINT LAND USE APPLICATIONS: The processing fee is due at the time of applica- For joint land use applications,applicant shall pay tion. The administration and collection fee is de full for the most expensive(major)application and ducted from each individual latecomer fee one-half for related applications. (Ord. 4491, payment and the balance forwarded to the holder of the latecomer 12-19-1994, Amd. Ord. 4560, 11-13-1995, Ord. s agreement pursuant to RMC 4613, 6 17 1996) 9-5-9, Tender of Fee. C. REFUND OF LAND USE Procedure Fee`Amounts rz. APPLICATION FEES: Processing fee $500.00 if amount The filing fees as set forth in the fee schedule for (Nonrefundable) covered by latecomer's is the City are established to defray the cost of post- $20,000.00 or less ing and processing and the proceedings in con- $1,000.00 if amount nection with a land use application.The Building covered by latecomer's is and Zoning Director may authorize the refunding between $20,000.00 and of not more than eighty percent(80%)of the total $100,000.00 application fees paid provided the applicant pre- sents a written request to withdraw or cancel prior $2,000.00 if amount to the routing of the application for staff review. covered by latecomer's is (Ord. 3933, 8-26-1985) Eighty percent (80%) of greater than $100,000.00 the applicable fee will be refundable if the applica- Latecomer's Agree- 15%of total amount to be tion is withdrawn prior to circulation by the Plan- merit—Administra- collected if amount ping Staff.After circulation (and review has . tion and collection fee covered by latecomer's is begun) no refund of base fees will be authorized. $20,000.00 or less (Ord. 4491, 12-19-1994;Amd. Ord. 4560, 10%if amount covered by 11-13-1995; Ord. 4613, 6-17-1996) latecomer's is between $20,000.00 and 4-1-180 PUBLIC WORKS FEES: $100,000.00 5% if amount covered by A. FRANCHISE PERMIT FEES: latecomer's is greater Unless otherwise specified in a franchise agree- than $100,000.00 ment,the fee shall be due and payable at or prior (Revised 5/08) 1 -20 4-1-180B Procedure F< <,< Fee Amount Segregation process- $750.00 ing fee, if applicable (Ord. 4443, 3-28-1994; Amd. Ord. 4890, 2-5-2001; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) 1 -20.1 (Revised 5/08) This page left intentionally blank. • (Revised 5/08) 1 -20.2 4-1-180C C. CHARGES FOR EQUITABLE SHARE ments including signalization and light- OF PUBLIC WORKS FACILITIES: ing)from the owners of property who Owners of properties to which improvements are would benefit from future connections to, 1 being proposed that have not been assessed or or future users of, improvements to the charged an equitable share of the cost of public City's infrastructure that were not in- works facilities, such as water systems, sanitary stalled by LIDs or by a private developer sewer systems, storm water systems, and street under a latecomer agreement.The impo- improvements including signalization and light- sition,collection, payment and other spe- ing,shall be subject to one or more of the charges cifics concerning these charges are listed in the following subsections. Any fees trig- detailed in chapter 9-16 RMC, Special gered by improvements or development, as de- Assessment Districts. Interest may be tailed in this Section, are due and payable at the charged pursuant to RMC 9-16-6, Pay- first of the following instances: ments to City. • Prior to the issuance of a Public Works Con- c. Exemptions for Latecomer's or struction Permit; or Special Assessment District Fees: • Prior to the recording of a single family resi- i. Segregation of Fees:The City dential plat or single family residential short may grant segregation of private de- plat; or veloper latecomer's fees or special assessment district fees on large • Prior to the issuance of a building permit. parcels of land per subsection (C)(3) of this Section. • In all cases, prior to the issuance of a certifi- cate of occupancy (either temporary or final). ii. Relief Due to Two(2)Similar Facilities:The Planning/Building/ All of the following charges shall be paid into the Public Works Administrator will con- appropriate utility or street fund except that any sider relieving a parcel of a late- fees collected under a private latecomer's agree- corner's or special assessment ment shall be passed on to the holder of the district fee/assessment if the prop- agreement with the applicable fees paid to the ap- erty has a benefit from either(but not propriate utility or street fund. both) of two (2) similar facilities.The Planning/Building/Public Works Ad- 1. Privately Held Latecomer's Fees and ministrator will make the decision Special Assessment District(Formerly based on engineering and policy de- Known as City Held Latecomer's) Fees: cisions as to which facility(ies) bene- fit and/or are utilized by the parcel. a. Applicability of Privately Held The assessment due would be that Latecomer's Fee: The City has the dis- associated with the utilized facility. If cretionary power, as detailed in chapter there are no sound engineering or 9-5 RMC,to grant latecomer's agree- policy reasons that indicate one facil- ments to developers and owners for the ity over the other, the City shall give reimbursement of a pro rata portion of the applicant the choice of facilities to public works facilities (water systems, utilize. sanitary sewer systems,storm water sys- tems,and street improvements including iii. Relief Due to Future Subdivi- signalization and lighting)they install and sion: At the time the latecomer's turn over to the City. agreement or special assessment district is formed, and as a condition b. Applicability of Special Assess- of the latecomer's agreement or spe- ment District Fee: The special assess- cial assessment district,the City may ment charge is a fee that enables the City require that the assessment against to recover a pro rata portion of the origi- a parcel be divided such that a single nal costs of public works improvements family residential connection will be (water systems,sanitary sewer systems, assessed based upon the size of a storm water systems,and street improve- typical single family residential lot in 1 -21 (Revised 1/08) 4-1-180C that area. The remainder of the cost i. "Utility system"shall mean: attributed to said site will be due at such time as the parcel develops fur- • The sanitary sewer system, in- ther either by subdivision or in- cluding but not limited to lift sta- creased density. In the case of a tions,force mains, interceptors special assessment district, interest and other sewer mains. will continue to accrue on the remain- ing portion of the assessment. • The storm water system, includ- ing but not limited to flow control iv. Reallocation of Assessment or water quality facilities, flood Due to Subdivision of Property: hazard reduction improvements, The Planning/Building/Public Works lift stations,force mains, inter- Administrator will consider realloca- ceptors, and other storm water tion of the latecomer's assessment storage,treatment, collection or the special assessment if a prop- and conveyance systems used erty is subdivided for anyy purpose for management of storm water other than single family use. Reallo- runoff. cation may be granted based upon front footage,area,or other equitable • The water system, including but means. Consideration may be given not limited to wells, pump sta- to adjusting the assessment between tions, water treatment facilities, the new parcels,based upon value of reservoirs and water mains. benefit from the improvements,such that two (2) similar parcels may pay ii. The phrase"increasing the level different amounts because one re- of usage of a City utility system(s)," ceives more benefit. as used in this Section, shall mean any of the following: 2. System Development Charges(SDC) —Water,Wastewater, and Storm Water: • First Time Service Connection The City has authority under RCW 35.92.025 or Benefit:Any property that is to impose charges, which are commonly re- connecting to or benefiting from ferred to as "system development charges," a Renton utility system for the on property owners in order that said property first time (including but not lim- owners shall bear their equitable cost share ited to new construction, conver- of the City's utility system(s). sion from private well, or conversion from septic system). a. Applicability of System Develop- ment Charge:The system development • Property that is being improved, charge is hereby imposed against prop- developed, redeveloped, or sub- erties and, by inference,the owners of divided and as part of said action said properties that are benefiting from has installed an additional water and/or increasing the level of usage of meter(s), has installed a larger the City's utility systems. Said property water meter(s) or creates addi- owner(s)shall pay, prior to connection to tional impervious surface(for the or benefit from a City utility system, the purpose of this code,conversion system development charge associated of a gravel area to asphalt, con- with that utility as detailed in the fees ta- crete, or other impervious sur- ble(s) in subsection (C)(2)(b) of this Sec- face shall be considered tion. A parcel may benefit from a City additional impervious surface). utility system during the development or redevelopment of the property with or iii. The basis for the charge of sys- without a connection to an established fa- tem development charges shall be: cility.Therefore,the system development charge for a utility may be triggered with- • Storm Water: The addition of out a physical connection to an existing any new impervious surface to facility. properties will require payment (Revised 1/08) 1 -22 4-1-180C of the system development size of the meter converted to charge for storm water for the domestic use. For the first time additional new impervious sur- connection of an existing devel- face only. If a property is making oped property to the sewer sys- a connection for the first time to a tem,•the charge shall be based storm water system, it will only upon the size of the domestic require payment of the system meters for the property. development charge for storm water for the impervious surface • Water:The addition of a new do- tributary to the point of connec- mestic or irrigation water meter, tion: Any rebuilding, change in increasing the size of an existing use or additions to property that water meter, or the addition of a does not create additional imper- service for fire protection will re- vious surface or does not cause quire the payment of the system a first time connection to be development charge. For each made will not require payment of additional meter installed, the the system development charge charge shall be based upon the for storm water. size of the additional meter(s). For each increase in meter size, New single family development the charge shall be for the size of will pay based upon a flat rate the new meter minus the charge per dwelling unit. Existing single for the meter being replaced.For family development that has pre- the addition or increase in size of viously connected will pay based a service for fire protection, the upon square foot of additional charge shall be based upon the impervious surface. Existing sin- size of the fire service (NOT the gle family development that is size of the detector bypass connecting for the first time will meter). pay based upon a flat rate per dwelling unit. Commercial and iv. Charges Not Refunded for a multi-family development will pay Reduction In Service: System de- based upon square foot of addi- velopment charges will not be re- tional impervious surface. funded if the service basis, as described above, is reduced. The • Wastewater: The addition of a service level, prior.to reduction, may new domestic water meter, in- be considered as existing level of creasing the size of an existing service as described below. domestic water meter, conver- sion of a non-domestic water v. Existing Level of Service:The meter to domestic use, or the existing level of service shall be the first time connection of a prop- baseline for any additional system erty to the sanitary sewer system development charges.Said baseline will require payment of the sys- level of service shall be determined tern development charge. For by existing connections; existing each additional domestic meter size,type and number of water installed, the charge shall be meters; and existing impervious sur- based upon the size of the addi- faces.When a previously developed tional meter(s). For each in- property has participated in demoli- creased domestic meter,the tion of existing improvements, then charge shall be for the size of the the baseline level of service shall be new domestic meter minus the the highest level of developed condi- charge for the domestic meter tion within the five (5) year period being replaced. For the conver- preceding the date of application. sion of a non-domestic water Any development of the property that meter to domestic use,the has been removed for more than five charge will be based upon the (5) years shall not be considered 1 -23 (Revised 1/08) 4-1-180C when calculating additional fees. For Exceptions: demolished impervious surfaces,the City reserves the right to utilize con- The addition of an irrigation meter struction drawings, aerial photos, or only for an existing single family res- topographic maps to best determine idential dwelling will not trigger a sys- square footage of impervious surface tern development charge for water or prior to demolition. sewer. For storm water,when increasing the The addition of a second domestic level of density of single family by the meter to an existing duplex in order addition of units or redevelopment to to divide consumption for billing pur- commercial or multi-family,the exist- poses will not trigger a system devel- ing level of service baseline shall be opment charge. as follows:when the existing level of service is single family and the pro- Improvements to existing single fam- posed service is single family,the ily residential units that have had the baseline shall be existing dwelling system development charge for units. When the existing level of ser- storm water paid per dwelling unit vice is single family and the proposed shall be exempt from charges for ad- service is other than single family,the ditional impervious surfaces unless baseline shall be the square footage the additional impervious surface is equivalent of the existing dwelling created by the addition of single fam- units. ily units or by development otherthan single family. For example, if a property owner re- moved all improvements from a two Improvements to existing single fam- (2) acre parcel that had a one-inch ily residential units such as additions (1") domestic water meter, a one- that are less than five hundred (500) inch (1") irrigation water meter, was square feet of new impervious sur- connected to sanitary sewer, and face are exempt from the system de- was fifty percent (50%) impervious velopment charge for storm water and that parcel sat vacant for two (2) unless a new connection to the years,those improvements would be Renton storm water system is pro- considered when calculating addi- posed or required as part of the per- tional system development charges. mit application. b. System Development Charge Tables: i. Water and Wastewater System Development Charges: Water Meter or Fire Water Service Fee Fire'Service Fee ° 'Wastewater Fee Service Size : Amount Amountab ,. Amount 5/8 x 3/4 inch $2,236 $292 $1,591 1 inch $5,589 $729 $3,977 1-1/2 inch $11,179 $1,458 $7,954 2 inch $17,886 $2,332 $12,726 3 inch $35,711 $4,665 $25,452 4 inch $55,893 $7,288 $39,768 6 inch $111,786 $14,577 $79,537 8 inch $178,857 $23,323 $127,258 a Based upon the size of the fire service(NOT detector bypass meter) b Unless a separate fire service is provided, the system development charge(s) shall be based upon the size of the meter installed and a separate fire service fee will not be charged. (Revised 1/08) 1 -24 4-1-180C IL Storm Water System Development Charges: Type of Land Use 4-Storm Water Fee Amount New single family residence(including mobile/manufactured $1,012.00 per dwelling unit homes) Addition to existing single family residence greater than 500 $0.405 per square foot of new impervious square feet (including mobile/manufactured homes) surface but not more than $1,012.00 All other uses $0.405 per square foot of new impervious surface, but not less than $1,012.00 c. Examples: Example 2:A property owner is plan- ning to redevelop a half acre parcel Example 1:A redevelopment project that includes a single family home that involves a single family home on with a five-eighths inch by three- a ten thousand (10,000) square foot quarter inch meter(5/8"x 3/4"), a lot with a five-eighths inch by three- connection to the city sanitary sewer quarter inch meter(5/8"x 3/4") that system and has never connected to has been previously connected to the storm water system or paid the the City's sanitary sewer system and 'per unit' system development to the storm water system being charge.The new development will be changed to a commercial usage with an eight(8) unit multi-family dwelling a one and one-half-inch (1-1/2") with a two inch (2") meter, a three- domestic meter,three-quarter inch quarter inch (3/4") irrigation meter, (3/4") irrigation meter, and two inch and a four inch (4") fire service for (2")fire service. The completed sprinklers.The completed develop- development will have a total of nine ment will have a total of seventeen thousand (9,000) square feet of thousand (17,000) square feet of im- impervious surface. The property pervious surface.The property owner will pay the following charges: owner will pay the following charges: For water: For water: 1-1/2" Domestic $11,179 2" Domestic $17,886 3/4" Irrigation $2,236 3/4" Irrigation $2,236 2" Fire Service $2,332 4" Fire Service $7,288 Credit for existing 3/4" —$2,236 Credit for existing 3/4" —$2,236 Total $13,511 Total $25,174 For sanitary sewer: For sanitary sewer: 1-1/2" Domestic $7,954 2" Domestic $12,726 Credit for existing 3/4" —$1,591 Credit for existing 3/4" —$1,591 Total $6,363 Total $11,135 For storm water: For storm water: 9,000 square feet x 17,000 square feet x $0.405= $3,645 $0.405 = $6,885 Credit for single family —$1,012 Credit for single family —$0 Total $2,633 Total $6,885 1 -25 (Revised 1/08) 4-1-180C Example 3:A property owner is plan- inch meter(5/8"x 3/4"), one house ping to redevelop a half acre parcel connected to the city sanitary sewer that includes an existing commercial system, and the other house on sep- use with a one inch (1")domestic tic. One house has previously con- meter, a three-quarter inch (3/4") irri- nected to the storm water system, gation meter, a one inch (1")fire ser- the other has not connected or paid vice,a connection to the city sanitary the 'per unit' system development sewer system, and five thousand charge.The completed development (5,000) square feet of impervious will be six (6) single family homes surface.The new development will with each home having a one-inch be commercial with a two inch (2") (1") domestic meter, a fire sprinkler meter, a three-quarter inch (3/4") irri- system served through the domestic gation meter, and a four inch (4")fire meter, and a connection to the City service for sprinklers.The completed sewer system.The property owner development will have a total of nine- will pay the following charges: teen thousand (19,000) square feet of impervious surface. The property For water: owner will pay the following charges: 6—1"domestic meters For water: x 5,589= $33,534 Credit for 2 exist 3/4" 2" Domestic $17,886 domestic x 2,236= —$4,472 3/4" Irrigation $2,236 Fire Service (included 4" Fire Service $7,288 in meters, no separate Credit for existing 1" service) $0 domestic —$5,589 Total $29,062 Credit for existing 3/4" irrigation —$2,236 For sanitary sewer: • Credit for 1"fire service —$729 Total $18,856 6—1"domestic meters x 3,977= $23,862 For sanitary sewer Credit for 1 exist 3/4" domestic —$1,591 2" Domestic $12,726 Total $22,271 Credit for existing 1" domestic —$3,977 For storm water: Total $8,749 6 single family x 1,012= $6,072 For storm water: Credit for 1 single family —$1,012 Total $5,060 19,000 square feet x $0.405= $7,695 d. Exemptions to System Develop- Credit for 5,000 square —$2,025 ment Charge: feet x$0.405= Total $5,670 i. Installation of an Irrigation Meter Solely for the Purpose of Providing Irrigation Water to City Example 4:A redevelopment project Right-of-Way: Installation of a water that involves two (2) single family meter solely for the purpose of pro- homes on two (2) lots totaling thirty- viding irrigation water to City right-of- eight thousand five hundred(38,500) way is exempted from the system de- square feet with each house having a velopment charge. five-eighths inch by three-quarter (Revised 1/08) 1 -26 4-1-180C ii. Exemption for City-Owned and water quality treatment stan- Property: No system development dards at the time the development charge will be collected on City- converts from one hundred percent owned properties.The benefits to the (100%) infiltration to use of the City utility from the use of other City prop- storm system. When a development erties such as utility easements, lift is converted from one hundred per- stations and other benefits offset the cent(100%) infiltration to use of the amount of the system development City storm system,the storm water charge. management standards used shall consider the existing conditions prior iii. Storm Water Exemption for to the property being developed un- Infiltration Facility: Developments der the one hundred percent(100%) that infiltrate or contain on site one infiltration exemption and the devel- hundred percent(100%) of the on- oped conditions at the time the con- site storm water runoff volume from a version is made. one hundred(100)year storm are ex- empt from the storm water system There may be certain areas within development charge. For the appli- the City that partially or completely cation of this credit,the owner/devel- prohibit the use of infiltration facili- oper must use the current design ties. If a current or future code or criteria to show that the infiltration fa- standard prohibits or limits the use of cility will infiltrate all of the volume of infiltration facilities to any level below runoff produced from the site during the one hundred (100) year storm, the one hundred (100) year storm. the development will not qualify for this exemption. For purposes of this code, "on-site" includes all land within the boundary iv. Storm Water Exemption for of the development. If the develop- Direct Discharge to Lake Washing- ment benefits from the City storm wa- ton: Developments with property di- ter system because the city system rectly abutting the Lake Washington provides drainage for any of the lots, shoreline that direct discharges one tracts, roadways, etc., within the de- hundred percent (100%) of the en- velopment, it will not qualify for this site storm water runoff to the lake exemption. through their own private storm sys- tern located solely on the develop- If a development that is granted an ment property(ies) are exempt from exemption under this Section dis- the storm water system development charges water off-site during a one charge. If the development benefits hundred(100)year storm or less,the from the City storm water system be- development shall be required to cause the city system provides drain- make corrections or improvements to age for any of the lots, tracts, the on-site system such that it will in- roadways, etc., within the develop- filtrate up to the one hundred (100) ment, it will not qualify for this exemp- year storm. If, in the future,the devel- tion. Any direct discharge to waters opment can no longer infiltrate one or natural drainage courses other hundred percent(100%) of the on- than Lake Washington will not qualify site storm water runoff from a one for this exemption. hundred (100)year storm, the sys- tem development charge shall be 3. Segregation Criteria and Rules: Ex- due and payable as a condition of the cept for parcels being developed for single connection to or utilization of the family use,the ability exists for the segrega- City's storm water system. tion of special assessment district, and/or latecomer's charges (if permitted by the late- Nothing in this Section shall relieve corner's agreement) if there is partial devel- the property owner(s) from comply- opment of a large parcel of property. This ing with the City's current flow control 1 -27 (Revised.1/08) 4-1-180C segregation shall be based on the following charge(s)shall be two(2)acres.The criteria and rules: segregated area shall include, but not be limited to,all contiguous exist- a. Segregation by Plat or Short Plat: ing developed land for which the spe- Charges shall be determined on the ba- cial assessment district, and/or sis of the specific platted properties being latecomer's charge(s)have not been developed regardless of the parcel size. paid; all proposed buildings; drive- Unplatted or large-platted parcels may be ways and sidewalks; parking areas; platted or short-platted prior to develop- grass and landscape areas; public ment, in which case the special assess- access areas; storm water systems; ment district, and/or latecomer's charge and improvements required for miti- will be applied to the specific platted lots gation of environmental impacts un- being developed. der the State Environmental Policy Act(SEPA).The boundary line for b. Segregation by Administrative the segregation of special assess- Determination: For the partial develop- ment district, and/or latecomer's ment of a large tract of property,the charge shall be established by sur- owner may apply for a segregation of the vey and legal description and shall special assessment district, and/or late- not be closer than fifteen feet(15')to corner's charge(s)for the specific portion any structure. of the property to be developed.The bur- den of establishing the segregation by le- iv. Remnant Parcel:Minimum size gal description,number of units,and map of the remnant parcel of undeveloped would be on the party owing the fee and property for which the special as- not the City.The following criteria shall sessment district,and/or latecomer's determine the segregation of fees: charge is deferred shall be two (2) acres. Should the property partially i. Provisions: This provision shall paid for under this Section later de- apply to all developments with the velop, then that property shall pay exception of single family residential the special assessment district, and/ home developments. or latecomer's charge fee in place at the time of development. Should the ii. Segregation of Fees: The seg- property partially paid for under this regation of fees shall be by formal, Section later be subdivided,then the written agreement, including a legal partial payment credit shall run with description approved by the City, the subdivided lots. The burden of which shall be recorded as a restric- establishing that the partial payment tive covenant running with the land. has been made would be on the The restrictive covenant shall list the party owing the fee and not on the percentage of the special assess- City. ment district, and/or latecomer's charge fee that has been paid for the v. Determination of Charge:The property.The applicant shall also in- special assessment district, and/or clude a detailed plan, drafted to cur- latecomer's charge shall be deter- rent adopted City standards, of the mined on the basis of the percentage proposed development, which shall of a property that is developed (exist- include the proposed boundary line, ing development plus proposed de- as described in the legal description, velopment). When a proposed for the special assessment district, development takes a parcel over the and/or latecomer's charge determi- threshold of full development, as de- nation. scribed in this Section, one hundred percent (100%) of the special as- iii. Segregated Areas: Minimum sessment district,and/or latecomer's size of area segregated for determi- charge(s)is owed and any balance is nation and payment of special as- due and payable. sessment district,and/or latecomer's • (Revised 1/08) 1 -28 4-1-180D vi. Full Development: For the pur- c. Segregation by Latecomer's pose of this Code,"full development" Agreement: Segregation, if segregation is considered to be sixty percent is permitted by the latecomer's agree- (60%) property coverage for multi- ment,will be governed by the terms of the family development and eighty per- latecomer's agreement. Subsections cent(80%) property coverage for (3).(a)and(b)of this Section shalt govern commercial, industrial, mixed use, segregation insofar as they are not incon- and all other development."Property sistent with the latecomer's agreement. coverage"is defined as the portion of (Ord. 4205, 2-20-1989; Ord.4415, the property supporting buildings, 8-16-1993; Ord.4444, 3-28-1994; Ord. driveways and sidewalks, parking ar- 4505, 4-10-1995; Ord.4506,4-10-1995; eas, grass and landscape areas, Ord. 4508; Ord. 4525; Ord. 4526, public access areas, storm water 6-12-1995;Amd.Ord.4872, 11-20-2000; systems,and improvements required Ord. 4875, 12-4-2000; Ord. 5000, for mitigation of environmental im- 1-13-2003; Ord. 5040, 11-24-03; Ord. pacts under the State Environmental 5153, 9-26-2005; Ord. 5169, 12-5-05; Policy Act (SEPA). Ord. 5326, 12-10-07) vii. Developed Area: The"devel- D. PUBLIC WORKS CONSTRUCTION oped area"shall include, but not be PERMIT FEES: limited to, all contiguous existing de- The following public works construction permit veloped land for which the system fees, utility permit fees, and miscellaneous development charges have not been charges are payable at or prior to the time of con- paid: all existing and proposed build- struction permit issuance. ings, driveways and sidewalks, park- ing areas, grass and landscape 1. WATER CONSTRUCTION PERMIT areas, public access areas, storm FEES: water systems, and improvements required for mitigation of environ- Type of Water Service Fee. mental impacts. and Repairs viii. Administrative Fees: The ap Water meter tests for $50.00 plicant shall pay the City's adminis- trative costs for the preparation, Water meter tests for Time and materials processing and recording of the par- meters greater than 2" cost ($60.00 deposit) tial payment of the fee(s).At the time Open and close fire Time and materials of application for special assessment hydrants for fire flow district, and/or latecomer's charge tests conducted by partial payment the applicant shall others pay the administrative fee of seven Water service discon- $250.00 hundred fifty dollars ($750.00) for nection (cut at main) each segregation.If the same segre- Meter resets $95.00 gation is used for more than one util- ity's special assessment district, and/ Repair of damage to $225.00 or latecomer's charge,then only one service administrative fee is collected. Water main connections $535.00 Water main cut and cap $1,000.00 ix. Interpretation: The Administra- tor of the Planning/Building/Public Water quality/inspection/ $65.00 each Works Department shall make the fi- purity tests nal decision on interpretation of the Specialty water tests Cost of test plus partial payment of system develop- (lead, copper, etc.) $70.00 processing fee ment charges. Water turn ons/offs after $185.00 hours 1 -29 (Revised 1/08) 4-1-180D Type of Water Svice Fee: , • and Re er pairs; Installation of isolation Time and materials valve $2,000.00 deposit New water line $250.00 plus$0.15 chlorination fee per lineal foot for any footage after the first two hundred fifty(250) lineal feet Miscellaneous water Time and materials installation fees 2. WATER METER INSTALLATION FEES—CITY INSTALLED:The following fees are payable at the time of application for water meter installation(s). Water Meter"Size x` Fee 3/4" meter installed by City within City limits $2,260.00 (full installation of stub service and meter) $240.00 (meter drop in) 3/4" meter installed by City outside City limits $2,430.00 (full installation of stub service and meter) $240.00 (meter drop in) 1" meter installed by City $2,430.00 (full installation of stub service and meter) $250.00 (meter drop in) 1-1/2" meter installed by City $3,600.00 (full installation of stub service and meter) $435.00 (meter drop in) 2" meter installed by City $4,030.00 (full installation of stub service and meter) $550.00 (meter drop in) 3. WATER METER PROCESSING FEES—APPLICANT INSTALLED: For meters larger than two inches (2"), the applicant must provide materials and installs.The City charges a two hundred twenty dollar($220.00) processing fee at the time of meter application. 4. WASTEWATER AND SURFACE WATER CONSTRUCTION PERMIT FEES: Type of New Service, Wastewater Permit Fee Surface Water Permit Fee Residential $150.00 each connection $150.00 each connection Commercial $175.00 each connection $175.00 each connection Industrial $200.00 each connection $200.00 each connection Repair of any of the above $50.00 each service $50.00 each connection Cut and Cap/Demolition Permit $120.00 each service $120.00 each service Ground Water Discharge (temporary $170.00 N/A connection to wastewater system for one-time discharge of contaminated ground water to 50,000 gallons) Ground Water Discharge (temporary $170.00+ Billed for current N/A connection to wastewater system for dis- Renton and King County sewer charge of contaminated ground water rate on discharged amount(meter over 50,000 gallons) provided by property owner) (Revised 1/08) 1 -30 4-1-180F 5. WORK IN RIGHT-OF-WAY—CON- STREET AND UTILITY PLAN REVIEWAND . STRUCTION PERMIT: (Utility and Street/ INSPECTION FEES r t Sidewalk Improvements):A bond is required, Estimated Construction Cost: Fee Amount:. I as stipulated in RMC 9-10-5, Street Excava tion Bond. The.applicant;mustsubmit sepa rate,itemized cost estimates for Total Frontage Length of each item of improvement sub- ject to the approval by the Public Improvement(sidewalks, Works Plan Review Section curbs,excavations, improve; Permit Fee' •• ' ments)—Except•Franchises°; .` Amount ..; $150,000.00 or less 6% of cost Less than 35 feet in length $30.00 Over$150,000.00 but less than $9,000.00,plus 35 to 100 feet in length $60.00 $300,000.00 5%of cost over $150,000.00 Greater than 100 feet in length $90.00 $300,000.00 and over $16,500.00, plus 4%of cost Exception: No permit fee shall be charged $300,000.00 for individual homeowners for work in street and over rights-of-way for street tree or parking strip ir- rigation systems. Construction cost, also known as the Engineer's Estimate or the Contractor's Bid,shall mean cost 6. STREET LIGHT SYSTEM FEE: All new estimate for all project related improvements out- installations of street lighting facilities shall side of the building envelopes, including, but not incur a fee of five hundred dollars ($500.00) limited to, all costs required to construct the fol- per connection to the power system,payable lowing: paved parking lots, private sidewalks or at or prior to the time of construction permit walkways; private and public stormwater man- issuance. agement facilities; temporary erosion and sedi- mentation control facilities;water quality facilities; (Ord. 3205, 3-20-1978; Ord. 3832, 8-13-1984; public and private streets; public and private sari- Ord. 4287, 8-13-1990; Ord. 4552, 9-18-1995; itary sewers;public water main improvements; re- Amd. Ord. 4764, 2-22-1999; Ord. 4993, quired off-site street, bike and pedestrian 12-16-2002; Ord. 5000, 1-3-2003; Ord. 5013, improvements; street lighting improvements;.re- 6-23-03; Ord. 5017, 8-18-03; Ord. 5153, quired landscaping and street tree improvements; 9-26-2005; Ord. 5240, 11-27-06) and site grading and mobilization costs. (Ord. 4287, 8-13-1990; Ord. 4345, 2-17-1992; Amd. E. PUBLIC WORKS PLAN REVIEW AND Ord. 4993, 12-16-2002; Ord. 5000, 1-13-2003; INSPECTION FEES: Ord. 5153, 9-26-2005; Ord. 5279, 5-7-2007) All developers, municipal or quasi municipal enti F. RELEASE OF EASEMENT FEES: ties, or utility corporations or companies, except those specifically exempted,shall pay fees under The imposition, collection, payment and other this Section. Exempted entities include City-fran specifics concerning this charge are detailed in chised cable TV, cable modem, natural gas, tele— communications,and electrical power.Half of this fee must be paid upon application and the re- Type of Fee' Fee Amount ' mainder when the permit(s) is issued. There are Filing fee $250.00 payable at time additional construction permit fees which are also of application payable upon issuance.The fee will be based Processing fee (paid $250.00 payable upon upon percentages of the estimated cost of im- once Council approves Council approval of the provements using the following formula: the release) release of easement (Ord. 4443, 3-28-1994;Amd. Ord.4993, 12-16-2002; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) 1 -31 (Revised 1/08) 4-1-180G G. RIGHT-OF-WAY USE PERMIT FEES — Exception for Public Agencies:A no fee permit REVOCABLE PERMITS FOR THE USE OF may be issued only when the applicant is a public EXCESS PUBLIC RIGHT-OF-WAY: agency and when the proposed use of the right- These fees are payable at the time of application. of-way provides a direct service to the public The imposition, collection, payment and other (e.g.,METRO applications for right-of-way for bus specifics concerning this charge are detailed in shelters). (Ord.4053, 4-6-1987; Ord. 4087, chapter 9-2 RMC, Excess Right-of-Way Use. 10-12-1987; Ord. 4443, 3-28-1994; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; Ord. 5279, Type'of Use Fee Amount 5-7-2007) Single family $10.00 annually, plus H. STREET AND ALLEY VACATION and two family leasehold excise taxi, if FEES: uses applicable The imposition, collection, payment and other All uses without 0.5% per month of property specifics concerning this charge are detailed in public benefit value2 of land to be utilized, chapter 9-14 RMC, Vacations. plus leasehold excise taxi, if applicable. Payable yearly in Type„offee ' Fee advance - Amount Uses with public 0.5%per year of assessed Filing fee, payable at time of $500.00 benefit value of land adjoining the application property,plus leasehold excise taxi, if applicable. In no case Processing and completion fee, less than ten dollars ($10.00). payable upon Council approval of the Payable yearly in advance vacation and upon administrative 1There is hereby levied and shall be collected a leasehold ex- determination of appraised value of cise tax on that act or privilege of occupying or using public vacated right-of-way owned real or personal property through a leasehold interest Appraised value of vacated right- at the rate established by the State of Washington. of-way 2Right-of-way value shall be based on the assessed value of Less than$25,000 $750.00 the land adjoining the property as established by the King County Assessor. $25,000 to$75,000 $1,250.00 Over$75,000 $2,000.00 Insurance Required: Public liability and property damage insurance is also required pursuant to (Ord. 4266, 4-16-1990; Ord. 5000, 1-13-2003; RMC 9-2-5B, Minimum Permit Requirements for Ord. 5153, 9-26-2005; Ord. 5279, 5-7-2007) Excess Right-of-Way Use. I. TEMPORARY UTILITY CONNECTION FEES: Temporary Connections Storm Water Fee , Wastewater Fee _,' Water Fee Temporary connections to Annual fee equal to ten Annual fee equal to ten Annual fee equal to ten a City utility system may be percent (10%) of the percent (10%) of the percent (10%) of the granted for a one-time, current system current system current system temporary, short-term use development charge development charge development charge of a portion of the property applicable to that portion applicable to the.size of applicable to the size of for a period not to exceed of the property.* the temporary domestic the temporary water three (3) consecutive water meter(s).* meter(s).* years. *Said fee shall be paid annually(nonprorated),and shall be nonrefundable,nontransferable(from one portion of the property to another)and shall not constitute a credit to the system development charge due at the time of permanent use of the utility system. The application for temporary connection shall consist of a detailed plan and a boundary line of the proposed development service area for use in the fee determination. (Ord. 4506,4-10-1995; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-05; Ord. 5326, 12-10-07) (Revised 1/08) 1 -32 4-1-190B 4-1-190 MITIGATION FEES: B. DOWNTOWN OWNER-OCCUPIED Refer to City of Renton Resolution#3100 Traffic HOUSING INCENTIVE: Mitigation Fees, Resolution#3082 Park Mitiga 1. Purpose:To encourage owner-occupied tion Fees, and Resolution#2913 Fire Mitigation housing in the CD,RM-U,and RM-T zones of Fees. the Urban Center Comprehensive Plan des- ignation within the City of Renton,certain de- 4-1-200 EXTRA FEES: velopment and mitigation fees for"For Sale" housing may be waived for eligible projects, Whenever any application is to be handled under subject to City Council approval. the terms of any portion of the City's land use codes, adopted codes, or the Uniform Building 2. Eligibility Criteria:To qualify for waived Code, and that application is so large, compli- fees, projects must meet the following crite- cated or technically complex that it cannot be ria: handled with existing City staff,then an additional fee can be charged which is equivalent to the ex- a. The project is new construction; and tra costs incurred by the City of Renton to pay: b. All of the housing units will be platted A. Overtime costs, or condominium "For Sale" housing; and B. The pro rata costs of additional employees c. The project will be a minimum of ten necessary to handle the application, (10) units if in the RM-T; or C. The costs expended to retain the qualified d. The project will be a minimum of consultants to handle the project, and thirty(30)units if in the CD zone or RM-U zone. D. Any general administrative costs when di- rectly attributable to the project. 3. Applicable Fees: Fees which may be waived are: Such fees shall be charged only to the extent in- curred beyond that normally incurred for process- a. Building permit fees; ing an application. (Ord. 4596, 4-8-1996) b. Building permit plan review fees; When the application or development plans are modified so as to require additional review by the c. Water, surface water, and waste- City beyond the review normally required for like water system development charges; projects, at the discretion of the Development Services Director, an additional fee may be d. Public Works plan review and in- charged at seventy five dollars($75.00)per hour. spection fees; and (Ord. 4491, 12-19-1994, Amd. Ord.4560, 11-13-1995, Ord. 4613, 6-17-1996) e. Fire, transportation, and parks im- pact mitigation fees. 4-1-210 WAIVED FEES: 4. Application Process: Persons who in- tend to apply for the downtown owner-occu- A. GENERAL: pied housing incentive waived fees shall The Renton City Council shall, upon stating an disclose their intent to apply for waived fees equitable or legal reason for waiver, have the au- at the administrative site plan review.The ap- thority to waive any and all fees authorized under plication for waived fees must be made to the this Chapter of Title 4. (Ord. 5153, 9-26-2005) Development Services Director at the time of the land use application, unless otherwise approved by City Council. • 5. Restrictive Covenant: All residential units for which waived fees are granted shall be covered by a restrictive covenant that de- 1 -33 (Revised 1/08) 4-1-190B dares the units will be platted or condomin- ium housing.After approval of the waiver by the City,the covenant, in a form to be pro- vided by the City, shall be executed and re- corded, at the applicant's expense, not later than the issuance of the building permit for the project, unless otherwise approved by City Council.Applicants who fail to execute and record the covenant in a timely manner will be required to pay all applicable fees with interest. 6. Cancellation of Covenant:After the ap- plication has been approved and/or the re- strictive covenant is recorded, if the type of housing to be offered is altered from owner- occupied"For Sale"new housing, all applica- ble fees must be paid with interest. 7. Effective Date and Sunset: These fee waivers are effective for building permits is- sued after August 13, 2001, and will sunset on December 31, 2009, unless extended by City Council action. (Ord.4913, 8-27-2001; Amd. Ord. 5095, 9-13-2004; Ord. 5153, 9-26-2005; Ord. 5309, 10-8-2007) (Revised 1/08) 1 -34/36.2 4-1-220C 4-1-220 PROPERTY TAX the King County median income,adjusted for EXEMPTION FOR MULTI-FAMILY household size. HOUSING IN RESIDENTIAL TARGETED AREAS: 6. "Mixed-use"means a multi-family hous- ing residential project with at least one other nonresidential use in one or more multi-family A. PURPOSE: housing buildings in the project, such as re- As provided for in chapter 84.14 RCW, the pur- tail, office, entertainment, schools, confer- pose of this Section is to provide limited,eight(8), ence centers or a use approved in writing by ten (10), or twelve (12)year exemptions from ad the (CED) Administrator. The purpose of the valorem property taxation for qualified new multi- mixed-use requirement is to implement the family housing located in designated residential intent of the land use district, maximize the ef- targeted areas. ficient use of land, support transit use, and encourage the development of well-bal- B. DEFINITIONS: anced, attractive, convenient, and vibrant ur- In construing the provisions of this Section, the ban residential neighborhoods.The following definitions shall be applied: additional use excludes any accessory func- tions related to the residential use. Unless 1. "Administrator"means the Administrator otherwise modified or waived in writing by the of the Renton Department of Community and Administrator,the nonresidential mixed-use Economic Development, or any other City of- shall occupy at a minimum the ground floor fice,department or agency that shall succeed along the street frontage with a depth of at to its functions with respect to this Section, or least thirty feet (30')for any building in the his or her authorized designee. project. 2. "Affordable housing" means residential 7. "Moderate-income household" means a housing that is rented by a low-income single person, family, or unrelated persons household whose monthly housing costs, in- living together whose adjusted income is at or cluding rent and utilities other than telephone, below one hundred twenty percent(120%)of do not exceed thirty percent (30%) of the the median income, as further defined in sub- household's monthly income. For the pur- section (C)(1)(b)(ii)(b) of this Section. poses of housing intended for owner occu- pancy, "affordable housing"means 8. "Multi-family housing" means one or residential housing that is within the means of more new buildings designed for permanent and purchased by low-or moderate-income residential occupancy, each with four (4) or households. more dwelling units. 3. "Household"means a single person, 9. "Permanent residential occupancy" family, or unrelated persons living together. means multi-family housing that provides ei- ther owner occupancy or rental accommoda- 4. "Low-income household"means a single tion on a nontransient basis. This definition person, family, or unrelated persons living to- includes rental accommodation that is leased gether whose adjusted income is at or below for a period of at least one month but ex- eighty percent(80%) of the median income, cludes, for example, hotels and motels that as further defined in subsection predominantly offer rental accommodation on (C)(1)(b)(ii)(a) of this Section. a daily or weekly basis. 5. "Median income"means the median fam- C. TAX EXEMPTION: ily income adjusted for family size for King County, as reported by the United States De- 1. Duration of Exemption: The value of partment of Housing and Urban Development improvements qualifying under RMC (HUD). In the event that HUD no longer pub- 4-1-220D is exempt from ad valorem property lishes median income figures for King taxation as follows: County, the City may use or determine such other method as it may choose to determine a. For properties for which applications are submitted before July 22, 2007, the 1 -37 (Revised 8/08) 4-1-220D value is exempt for ten (10) successive d. If, in calculating the minimum twenty years beginning January 1st of the year percent(20%)of the multi-family housing immediately following the calendar year units in the project for affordable housing of issuance of the final certificate of tax in subsection (C)(1)(b)(ii) of this Section, exemption. the number contains a fraction, then the minimum number of multi-family housing b. For properties for which applications units for affordable housing shall be are submitted on or after July 22, 2007, rounded up to the next whole number. the value is exempt: e. When the project includes more than i. For eight (8) successive years one building with multi-family housing beginning January 1st of the year im- units, all of the affordable housing units mediately following the calendar year required in subsection (C)(1)(b)(ii) of this of issuance of the final certificate of Section may not be located in the same tax exemption; or building. ii. For twelve(12)successive years 2. Limits on Exemption: The exemption beginning January 1st of the year im- does not apply to the value of land or to the mediately following the calendar year value of nonhousing-related improvements of issuance of the final certificate of not qualifying under RMC 4-1-220D,nor does tax exemption, if the property other- the exemption apply to increases in assessed wise qualifies for the exemption and valuation of land and nonqualifying improve- the applicant/owner rents or sells at ments.This Section also does not apply to in- least twenty percent (20%) of the creases in assessed valuation made by the multi-family housing units as afford- County Assessor on nonqualifying portions of able housing to low and moderate in- building and value of land, nor to increases come households as further defined made by lawful order of a County Board of in subsections (C)(1)(b)(ii)(a) and Equalization,the Department of Revenue, or (C)(1)(b)(ii)(b) of this Section. a county,to a class of property throughout the county or specific area of the county to (a) For rental projects, at least achieve the uniformity of assessment or ap- twenty percent (20%) of the praisal required by law. multi-family housing units in the project must be rented through- D. PROJECT ELIGIBILITY: out the duration of the twelve To qualify for exemption from property taxation (12)year exemption period as af- under this Section, the project must satisfy all of fordable housing to low-income the following requirements: households at eighty percent (80%) or less of median income. 1. Location: The property must be located in one of the designated"residential targeted (b) For ownership projects, at areas"listed below in subsection (D)(1)(a) or least twenty percent(20%)of the (D)(1)(b) of this Section which are targeted multi-family housing units in the for low-income housing serving households project must be sold as afford- at or below eighty percent (80%) of the me- able housing to low or moderate dian income. If a part of any legal lot is within income households at one hun- a residential targeted area,then the entire lot dred twenty percent (120%) or shall be deemed to lie within the residential less of median income. targeted area. c. The owner may use any combination a. Highlands:Within the Center Village of studio, one (1) bedroom,two (2) bed- Comprehensive Plan designation and in room, and/or three (3) bedroom units to one of the following: the Center Village comply with the minimum twenty percent (CV)Zone, the Residential Multi-Family (20%) requirement in subsections (RM-F) Zone, or the Residential 14 (C)(1)(b)(ii)(a) and (C)(1)(b)(ii)(b) of this Dwelling Units/Acre (R-14)Zone; or Section. (Revised 8/08) 1 -38 4-1-220E b. Downtown:In the Center Downtown minimum of four(4) additional dwell- (CD)Zone, Residential Multi-Family Ur- ing units in the new multi-family ban Center(RM-U) Zone, or Residential housing project; or Multi-Family Traditional (RM-T)Zone. b. Provide the number of dwelling 2. Size and Structure: units otherwise required in subsec- tion (D)(2) of this Section. a. If the project is located in the Resi- dential Multi-Family Traditional (RM-T) 4. Completion Deadline: The project Zone or within the Center Village Com- must be completed within three(3)years prehensive Plan designation and in either from the date of approval of the contract the Residential Multi-Family(RM-F)Zone by the City Council as provided in RMC or the Residential 14 Dwelling Units/Acre 4-1-220F2 or by any extended deadline (R-14) Zone, the project must (i) consist granted by the Administrator as provided of a minimum total of ten (10) new dwell- in RMC 4-1-2201. ing units of multi-family housing, and (ii) be located within a new residential struc- E. APPLICATION PROCEDURE: ture(s)or a new mixed-use development as allowed by the RMC for the specific 1. Form:The owner of property applying for zone. At least fifty percent(50%) of the exemption under this Section shall submit an space within the project shall be intended application to the Administrator on a form es- for permanent residential occupancy. tablished by the Administrator. The owner shall verify the correctness of the information b. If the project is located in the Resi- contained in the application by his/her signa- dential Multi-Family Urban Center (RM- ture and affirmation made under penalty of U) Zone, the Center Downtown (CD) perjury under the laws of the State of Wash- Zone or is within the Center Village Corn- ington.The application shall contain such in- prehensive Plan designation and in the formation as the Administrator may deem Center Village (CV) Zone, the project necessary or useful,which at a minimum must (i) consist of a minimum total of shall include: thirty (30) new dwelling units of multi- family housing and (ii) be located in a a. A completed City application form, new mixed-use development, unless oth- including information setting forth the erwise waived by the Administrator. If the grounds for tax exemption and whether Administrator waives the mixed-use de- the owner elects to rent or sell at least velopment requirement, the multi-family twenty percent (20%) of the multi-family housing must be located in a new resi- housing units as affordable housing to dential structure(s). At least fifty percent low-and moderate-income households (50%)of the space within the project shall to qualify for the twelve (12)year exemp- be intended for permanent residential oc- tion defined in subsection (C)(1)(b)(ii) of cuparicy. this Section; 3. Exception for Existing Residential b. A brief written description of the Structure: In the case of an existing oc- project, and schematic site and floor cupied residential structure that is pro- plans of the multi-family dwelling units posed for demolition and redevelopment and the structure(s) in which they are as new multi-family housing,the project proposed to be located; must provide as a minimum number of dwelling units in the new multi-family c. Floor and site plans of the proposed housing project, the greater of: project, which plans may be revised by the owner provided such revisions are a. Replace the existing number of made and presented to the Administrator dwelling units and, unless the exist- prior to the City's final action on the ex- ing residential rental structure was emption application; vacant for twelve (12) months or more prior to demolition,provide for a 1 -39 (Revised 8/08) 4-1-220F d. A statement from the owner acknowl- are not met. The Administrator shall state in edging the potential tax liability when the writing the reasons for the denial and send property ceases to be eligible for exemp- notice of denial to the owner's last known ad- tion under this Section. dress within ten (10) days of the denial. 2. Fee: At the time of initial application un- 2. Appeal: An owner may appeal a denial der this Section, the owner shall pay to the of a tax exemption application to the City City an initial application fee of one thousand Council by filing a notice of appeal with the dollars ($1,000.00). City Clerk within thirty(30) calendar days of receipt of notice of the denial.The appeal be- 3. Deadline: The application shall be sub- fore the City Council shall be based upon the miffed prior to the issuance of the building record before the Administrator, and the Ad- permit for the project.The Administrator shall ministrator's decision will be upheld unless approve or deny an exemption application the owner can show that there is no substan- within ninety (90) days of receipt of a com- tial evidence on the record to support the Ad- plete application. ministrator's decision.The City Council's decision on appeal is final. F. APPLICATION APPROVAL: H. AMENDMENT OF CONTRACT: 1. Approval: The Administrator may ap- An owner may request an amendment(s) to the prove an application if he or she finds that: contract by submitting a request in writing to the Administrator,together with a fee of five hundred a. The owner has complied with all of dollars ($500.00), at any time within three (3) the requirements of this Section, includ- years of the date of the approval of the contract as ing but not limited to the project eligibility provided for in RMC 4-1-220G2. The date for ex- requirements contained in RMC piration of the conditional certificate shall not be 4-1-220D and the application require- extended by contract amendment unless all the ments contained in RMC 4-1-220E; and conditions for extension set forth in RMC 4-1-2201 are met. b.. The proposed project is, or will be at the time of completion, in conformance I. EXTENSION OF CONDITIONAL with all approved plans, and all applica- CERTIFICATE: ble requirements of the Renton Municipal Code or other applicable requirements or 1. Application: The conditional certificate regulations in effect at the time the appli- may be extended by the Administrator for a cation is approved. period not to exceed twenty four(24)consec- utive months. The owner shall submit a writ- 2. Contract Required: If the application is ten request stating the grounds for the approved, the owner shall enter into a con- extension together with a fee of two hundred tract with the City,approved by the City Coun- fifty dollars ($250.00). cil, regarding the terms and conditions of the project under this Section. 2. Approval: The Administrator may grant an extension if the Administrator finds that: 3. Issuance of Conditional Certificate: Following Council approval of the contract, a. The anticipated failure to complete the Administrator shall issue a conditional construction within the required time pe- certificate of acceptance of tax exemption. riod is due to circumstances beyond the The conditional certificate shall expire three control of the owner; (3)years from the date of Council approval of the contract unless an extension is granted b. The owner has been acting, and as provided in RMC 4-1-2201. could reasonably be expected to con- tinue to act, in good faith and with due dil- G. APPLICATION DENIAL: igence; and 1. Denial: The Administrator shall deny an application if the criteria in RMC 4-1-220F1 (Revised 8/08) 1 -40 4-1-220J c. All the conditions of the original con- purchaser of owner-occupied multi-fam- tract between the owner and the City will ily housing units to date at the time of pur- be satisfied upon completion of the chase; project. e. If applicable, a statement that the 3. Denial—Appeal: If an extension is de- project meets the affordable housing re- nied, the Administrator shall state in writing quirements in subsection (C)(1)(b)(ii) of the reason for denial and shall send notice to this Section,along with the number,type, the owner's last known address within ten and specific multi-family housing unite (10) calendar days of the denial. An owner rented or sold to date, as applicable, to may appeal the denial of an extension to the meet the affordable housing require- Hearing Examiner by filing a notice of appeal ments; with the City Clerk within fourteen (14) calen- dar days after issuance of the notice of the f. Any additional information requested denial.The appeal before the Hearing Exam- by the City pursuant to meeting any re- iner shall follow the provisions of RMC porting requirements under Chapter 4-8-110E.The owner may appeal the Hearing 84.14 RCW; and Examiner's decision to the King County Su- perior Court according to the procedures con- g. A statement that the work was corn- tained in RCW 34.05.510 through 34.05.598, pleted within the required three (3)year as provided in RCW 84.14.090(6), within period or any approved extension. thirty(30) days of notification by the City to the owner of the decision. 2. Determination:Within thirty(30)days of receipt of all materials required for a final cer- J. FINAL CERTIFICATE: tificate,the Administrator shall determine whether the completed work is consistent 1. Application: Upon completion of the with the contract between the City and owner, construction as provided in the contract be- whether all or a portion of the completed work tween the owner and the City, and upon issu- is qualified for exemption under this Section ance of a temporary certificate of occupancy, and, if so, which specific improvements sat- or a permanent certificate of occupancy if no isfy the requirements of this Section. temporary certificate is issued, the owner may request a final certificate of tax exemp- 3. Filing with County Assessor: For tion.The owner shall pay a fee of one thou- projects that comply with the requirements of sand dollars ($1,000.00) and file with the RMC 4-1-220J1, the City shall file a final cer- Administrator such information as the Admin- tificate of tax exemption with the County As- istrator may deem necessary or useful to sessor within ten (10) days of the expiration evaluate eligibility for the final certificate, of the thirty (30) day period provided in the which shall at a minimum include: prior subsection. a. A statement of expenditures made 4. Recording:The Administrator is autho- with respect to each multi-family housing rized to cause to be recorded, at the owner's unit and the total expenditures made with expense, in the real property records of the respect to the entire property; King County Department of Records and Elections,the contract with the City required b. A description of the completed work under RMC 4-1-220F2, as amended under and a statement of qualification for the RMC 4-1-220H, if applicable, and/or such exemption; other document(s)as will identify such terms and conditions of eligibility for exemption un- c. The total monthly rent or total sale der this Section as the Administrator deems amount of each multi-family housing unit appropriate for recording. rented or sold to date; 5. Denial:The Administrator shall notify the d. The income of each renter house- owner in writing that the City will not file a final hold to date at the time of initial occu- certificate if: (a)the Administrator determines pancy and the income of each initial that the project was not completed within the 1 -41 (Revised 8/08) 4-1-220K required three (3) year period or any ap- 3. A description of any improvements or proved extension, or was not completed in changes to the property made after the City accordance with the contract between the issued the final certificate of tax exemption; owner and the City and the requirements of this Section, or the owner's property is other- 4. The total monthly rent of each multi-fam- wise not qualified for the limited exemption ily housing unit rented or the total sale under this Section; or(b) the owner and Ad- amount of each multi-family housing unit sold ministrator cannot come to an agreement on to an initial purchaser during the twelve (12) the allocation of the value of the improve- months ending with the anniversary date; ments allocated to the exempt portion of the project. 5. The income of each renter household at the time of initial occupancy and the income 6. Appeal: The owner may appeal the Ad- of each initial purchaser of owner-occupied ministrator's decision to the Hearing Exam- multi-family housing units at the time of pur- iner by filing a notice of appeal with the City chase during the twelve (12) months ending Clerk within fourteen (14)calendar days after with the anniversary date; issuance of the notice of the denial. The ap- peal before the Hearing Examiner shall follow 6. If applicable,a breakdown of the number, the provisions for appeal contained in RMC type, and specific multi-family housing units 4-8-110E.The owner may appeal the Hearing rented or sold during the twelve (12) months Examiner's decision to the King County Su- ending with the anniversary date, as applica- perior Court according to the procedures con- ble, to meet the affordable housing require- tained in RCW 34.05.510 through 34.05.598, ments in subsection (C)(1)(b)(ii) of this as provided in RCW 84.14.090(6), within Section; and thirty(30) days of notification by the City to the owner of the decision. 7. Any additional information requested by the City pursuant to meeting any reporting re- K. ANNUAL CERTIFICATION AND quirements under Chapter 84.14 RCW. REPORT: Within thirty(30)days after the first anniversary of L. CANCELLATION OF TAX the date the City issued the final certificate of tax EXEMPTION: exemption and each year thereafter for the dura- tion of the tax exemption period, the property 1. Cancellation: If at any time the Adminis- owner shall file an annual report with the Admin- trator determines that: (a) the property no istrator. Failure to submit the annual report may longer complies with the terms of the contract result in cancellation of the tax exemption. The or with the requirements of this Section; (b) certification shall contain such information as re- the use of the property is changed or will be quired by Chapter 84.14 RCW and as the Admin- changed to a use that is other than residen- istrator may deem necessary or useful, and shall tial; (c)the project violates applicable zoning at a minimum include the following information: requirements, land use regulations or build- ing code requirements;or(d)the property for 1. A statement of occupancy and vacancy any reason no longer qualifies for the tax ex- of the multi-family dwelling units during the emption,the tax exemption shall be canceled twelve (12) months ending with the anniver- and additional taxes, interest and penalties sary date; imposed pursuant to State law. Upon deter- mining that a tax exemption shall be can- 2. A certification that the property has not celed, the Administrator shall notify the changed use and, if applicable,that the prop- property owner by certified mail, return re- erty has been in compliance with the afford- ceipt requested. able housing requirements as described in subsection (C)(1)(b)(ii) of this Section since 2. Appeal:The property owner may appeal the date the City issued the final certificate of the determination by filing a notice of appeal tax exemption and that the project continues with the City Clerk,within thirty(30)days after to be in compliance with the contract with the issuance of the decision by the Administrator, City and the requirements of this Section; specifying the factual and legal basis for the appeal. The appeal before the Hearing Ex- (Revised 8/08) 1 -42 4-1-230C aminer shall follow the procedures set forth in 4-1-230 SURETIES AND BONDS: RMC 4-8-110E. At the appeal hearing, all af- fected parties may be heard and all compe- A. CITY APPROVAL REQUIRED: tent evidence received.The Hearing All sureties posted with the City shall be approved Examiner shall affirm, modify, or repeal the as to form by the City Attorney and approved by decision to cancel the exemption based on the Administrator as to amount and adequacy. the evidence received. The Hearing Exam- The City's decision as to the acceptability of the iner shall give substantial weight to the Ad- security shall be conclusive. ministrator's decision to cancel the exemption, and the burden of proof and the B. TYPES OF SECURITY ACCEPTED burden of overcoming the weight accorded to FOR PUBLIC WORKS CONSTRUCTION the Administrator's decision shall be upon the PERMITS AND FUTURE PUBLIC WORKS appellant.An aggrieved party may appeal the STREET/UTILITY MAINTENANCE Hearing Examiner's decision to the King REQUIREMENTS: County Superior Court in accordance with the procedures in RCW 34.05.510 through In order to ensure protection of City-owned facili- 34.05.598,as provided in RCW 84.14.110(2), ties and ensure completion of required improve- within thirty(30) days after issuance of the ments to City standards,the City requires one of decision of the Hearing Examiner. the following types of security in consideration of issuance of a public works construction permit: 3. Change of Use: If the owner intends to convert the multi-family housing to another 1. Cash; use, the owner must notify the Administrator 2. Letter of credit; and the County Assessor within sixty (60) days of the change in use.Upon such change in use, the tax exemption shall be canceled 3. Set aside letter; provided, that the funds and additional taxes, interest and penalties cannot be withdrawn, spent, or committed to imposed pursuant to State law. any third party; M. SUNSET OF EXEMPTION FOR 4. Savings account assigned to the City and APPLICATIONS FOR CONDITIONAL blocked as to withdrawal by the secured party CERTIFICATES: without the City's approval; or The City shall not accept new applications for 5. Performance or maintenance bond. conditional certificates as provided in RMC 4-1-220E after December 31, 2009, unless ex-C. TYPES OF SECURITY ACCEPTED tended by City Council action. Incomplete appli FOR ALL OTHER PURPOSES: cations for conditional certificates as of December 31,2009,shall be returned to owners. The following security devices are acceptable for Notwithstanding the above,the City shall process the purposes of deferral requests, occupancy (1) pending complete applications for a condi- permit requests in advance of installation of re- tional certificate as of December 31, 2009, and quired landscaping or other improvements, criti- (2)applications for an extension of the conditional cal areas mitigation performance, and critical certificate and/or a final certificate received after areas monitoring/maintenance: December 31, 2009, as provided in this Section under RMC 4-1-220D through 4-1-220J. RMC 1. Cash; 4-1-220C and 4-1-220J through 4-1-220L shall 2. Letter of credit; continue to apply to all properties that have been or are issued a final certificate of tax exemption under this Section until expiration,termination or 3. Set aside letter; provided, that the funds cancellation of the tax exemption. (Ord. 5061, cannot be withdrawn, spent, or committed to 12-22-2003; Ord. 5151, 8-1-2005; Ord. 5192, any third party; or 1-23-2006; Ord. 5249, 12-11-2006; Ord. 5400,7-14-2008) 4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City's approval. 1 -43 (Revised 8/08) 4-1-230D D. SECURITY REQUIREMENTS: Official feels that the new owner does not pro- vide sufficient security to the City that the im- 1. Payable to City: Any security device provements will be installed when required. must be payable to the City upon demand by the City and not conditioned upon approval or 8. Default: In the event that improvements other process involving the applicant. are not completed as required or mainte- nance is not performed satisfactorily,the Ad- 2. Security Requirement Binding:The re- ministrator shall notify the applicant/ quirement of the posting of any security shall developer, property owner and guarantor in be binding on the applicant and the appli- writing.The notice must state the specific de- cant's heirs, successors and assigns. fects that must be remedied and the date the work shall be completed. 3. Purpose of Security: Security must be unequivocally committed to the project being 9. Proceeding Against Security: In the secured, and cannot be available for any event the applicant, developer, property other purpose. owner, and/or guarantor fails to complete all improvement work required in compliance 4. Agreement Required: In case of any with this Title, and the City shall have to com- suit or action to enforce any provisions of this plete the improvements,the City reserves the code, the developer shall pay the City all right, in addition to all other remedies avail- costs incidental to such litigation including able to it by law,to proceed against the secu- reasonable attorney's fees.The applicant rity for funds necessary to complete the shall enter into an agreement with the City re- improvements. If the amount of security shall quiring payment of such attorney's fees and be less than the expense incurred by the City, litigation costs. the applicant, developer, and/or property owner shall be liable to City for the difference. 5. Effect of Lapse of Security: Any secu- rity that,according to its terms,lapses upon a 10. Release of Sureties for Private/On- date certain, will cause the associated city Site Improvements: Sureties for completed approval (e.g., deferral, temporary occu- or partially completed private/on-site im- pancy permit,etc.)to lapse on that same date provements shall not be released except unless adequate substitute security has been upon written approval of the Administrator. posted prior to the termination date of the prior security. 11. Release of Sureties for Public Im- provements: Sureties for completed or par- 6. Transfer of Responsibility: Whenever tially completed public improvements shall security has been accepted by the City, then not be released except under the following no release of the owner or developer upon conditions: that security shall be granted unless a new party has been obligated to perform the work a. The developer has submitted a as agreed in writing to be responsible under schedule of improvements,the sequence the security,and has provided security. In the for completion,and the value of each part instance where security would be provided by of the public improvement for which a re- a condominium owners association or prop- lease of surety shall be sought. erty owners association, then it shall be nec- essary for the owners association to have b. Each segment of the public improve- voted to assume the obligation before the ment shall be useable by itself without the City may accept the security, and a duly cer- completion of the remainder of the im- tified copy of the minutes of the owners asso- provement. ciation shall be filed with the City along with the security to the City. c. Each segment of the public improve- ment shall receive final inspection and 7. City Approval Required Prior to Trans- approval of the City before release of the fer of Responsibility: The City shall not be surety for that part of the improvement. required to permit a substitution of one party for another on any security if the Reviewing (Revised 8/08) 1 -44 4-1-230D 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) 1 -45 (Revised 8/08). 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. 5403, July 21, 2008. 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 du/acre (R-1) 3 D. Residential-4 du/acre (R-4) 3 E. Residential-8 du/acre (R-8) 3 F. Residential Manufactured Home Park Zone (RMH) 3 G. Residential-10 du/acre (R-10) 4 H. Residential-14 du/acre (R-14) 4 I. Residential Multi-Family (RM) 4 1. Purpose 4 2. Classifications 4 a. "F" (Multi-Family) 4 b. 'T" (Traditional) 4 c. "U" (Urban Center) 5 J. Commercial Neighborhood Zone (CN) 5 K. Center Village Zone (CV) 5 1. Purpose 5 2. Scale and Character 5 L. Commercial Arterial Zone (CA) 5 M. Center Downtown (CD) 6 N. Commercial Office Zone (CO) 6 O. Commercial/Office/Residential Zone (COR) 6 P. Light Industrial Zone (IL) 6 Q. Medium Industrial Zone (IM) 7 2- i (Revised 8/08) SECTION PAGE NUMBER NUMBER R. Heavy Industrial Zone (IH) 7 S. Urban Center— North Zones (UC-N1 and UC-N2) 7 1. Purpose 7 2. Classifications 8 a. Urban Center— North 1 (UC-N1) 8 b. Urban Center— North 2 (UC-N2) 8 4-2-030 ZONING MAP INTERPRETATION 8 A. Boundaries 8 B. Differences in Street Layout 8 C. Conflict Between Zoning Map and Chapter Text 8 D. Conflict Between Zoning Map and Legal Description of Rezone Ordinance 8 E. Designation of Special Zoning Categories and Time Limitations 8 F. Annual Map Update 8.1 4-2-040 ZONING REGULATION INTERPRETATION 8.1 A. Wireless Communication Facilities 8.1 1. Entire Lot Considered 8 1 2. Installation Not Considered an Expansion of Nonconformity 8 1 4-2-050 PERMITTED LAND USES ESTABLISHED 8.1 A. Categories of Uses Established 8.1 B. Zoning Use Tables Established 8.1 C. Interpretation of Zoning Use Tables 8.2 1. Legend 8 2 2. Other Requirements Applicable 8 2 3. Additional Use-Related Conditions 8 2 4. Accessory Use Interpretations 8 2 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 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 12 I. Retail 13 J. Entertainment and Recreation 13 K. Services 14 L. Vehicle Related Activities 15 M. Storage 16 N. Industrial 16 O. Utilities 17 (Revised 8/08) 2- II SECTION PAGE NUMBER NUMBER P. Wireless Communication Facilities 17 Q. General Accessory Uses 17 R. Temporary Uses 18 4-2-070 (Reserved) 18 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES 19 A. Subject to the Following Conditions 19 B. Employment Area Valley 66.2a C. (Deleted) 66.2a D. Downtown Pedestrian District 66.3 E. Arterial Street Plan 66.4 F. Automall 67 4-2-090 (Reserved) 68/72 4-2-100 ZONING STANDARDS TABLES 68/72 A. Standards Established 68/72 B. Tables 68/72 C. Interpretation of Tables 68/72 4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS 73 A. Single Family Residential Zoning Designations (Primary and Attached Accessory Structures) 73 B. Single Family Residential Zoning Designations (Detached Accessory Structures) 74.4a C. Residential Manufactured Home Park Zoning Designation 75 D. Conditions for Single Family Residential Zoning Designations 81 E. Illustrations 83 F. Residential Zoning Designations (Primary and Attached Accessory Structures) 87 G. Multi-Family Residential Zoning Designations (Detached Accessory Structures) 102 H. Conditions for Multi-Family Residential Zoning Designations 103 I. Illustrations 106 4-2-120 COMMERCIAL DEVELOPMENT STANDARDS 107 A. Commercial Zoning Designations (CN, CV, CA) 107 B. Commercial Zoning.Designations (CD, CO, COR) 115 C. Conditions for Commercial Zoning Designations 127 D. (Repealed) 130 E. Commercial Zoning Designations (UC-N1, UC-N2) 130.1 F. Conditions for Commercial Zoning Designations 130.5 4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS 131 A. Industrial Zoning Designations 131 B. Conditions for Industrial Zoning Designations 135 4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES 136 2 - III (Revised 8/08) • 4-2-010D 4-2-010 ZONES AND MAP MAP DESIGNATIONS ESTABLISHED: ZONE SYMBOL Center Downtown (CD) A. COMPREHENSIVE PLAN Center Village (CV) DESIGNATIONS: Commercial Arterial (CA) The City has been divided into comprehensive Commercial Neighborhood (CN) land use designations: Commercial Office (CO) Commercial/Office/Residential (COR) • COMPREHENSIVE PLAN MAP Urban Center—North 1 (UC-N1) DESIGNATION SYMBOL Urban Center—North 2 (UC-N2) Residential Low Density (RLD) Residential Single Family (RS) D. ZONES IMPLEMENTING Residential Medium Density (RMD) COMPREHENSIVE PLAN: Residential Multi-Family (RM) The Comprehensive Plan Designations are im- Urban Center North (UC-N) plemented by certain zones: Urban Center Downtown (UC-D) Commercial/Office/Residential (COR) COMPREHENSIVE Center Village (CV) PLAN DESIGNATION IMPLEMENTING ZONES Commercial Corridor (CC) Resource Conservation(RC) Employment Area Industrial (EAI) Residential Low Residential—1 DU/AC (R-1) Employment Area Valley (EAV) Density(RLD) Residential—4 DU/AC(R-4) Residential Manufactured Commercial Neighborhood (CN) Home Park(RMH) Residential Single Residential—8 DU/AC (R-8) B. ZONING MAP: Residential Manufactured This Chapter shall consist of this text as well as Family(RS) Home Park(RMH) that certain map on file in the Office of the City Residential—10 DU/AC Clerk designated as the Zoning Map of the City. (R-10) The boundaries of the various districts shall be Residential Medium Residential Manufactured shown on the Zoning Map and are hereby made Density(RMD) Home Park(RMH) - a part of the Renton Municipal Code (RMC).This Residential—14 DU/AC Chapter is to be read and interpreted in light of the (R-14) contents of the Zoning Map. Residential Multi- Residential Multi-Family Family(RM) (RM-U, RM-T, RM-F) C. ZONING DISTRICTS: Center Downtown(CD) The City is hereby divided into the following types Residential Multi-Family of zoning districts and the following map symbols Urban Center Urban Center(RM-U) are established: Downtown(UC-D) Residential Multi-Family Traditional (RM-T) MAP Commercial Office(CO) ZONE SYMBOL Urban Center—North 1 Resource Conservation (RC) Urban Center North (UC-N1) Residential-1 Dwelling Unit Per Net Acre (R-1) (UC-N) Urban Center—North 2 (UC-N2) Residential-4 Dwelling Units Per Net Acre (R-4) Commercial/Office/ Commercial/Office/ Residential-8 Dwelling Units Per Net Acre (R-8) Residential (COR) Residential(COR) Residential Manufactured Home (RMH) Residential Multi-Family Residential-10 Dwelling Units Per Net Acre (R-10) Zones(RM-F, RM-T, Residential-14 Dwelling Units Per Net Acre (R-14) RM-U) Residential Multi-Family Urban (RM-U) Center Village(CV) Center Village(CV) Residential Multi-Family Traditional (RM-T) Residential—14 DU/AC Residential Multi-Family (RM-F) (R-14) Light Industrial (IL) Commercial Corridor Commercial Arterial (CA) Medium Industrial (IM) (CC) Commercial Office(CO) Light Industrial (IL) ' Heavy Industrial (IH) • 2- 1 (Revised 5/08) 4-2-010E COMPREHENSIVE 4-2-020 PURPOSE AND INTENT OF PLAN DESIGNATION IMPLEMENTING ZONES ZONING DISTRICTS: Employment Area Light Industrial(IL) Industrial(EAI) Medium Industrial (IM) A. GENERAL: Heavy Industrial (IH) Reviewing Official approval of projects in the Commercial Arterial(CA) zones is contingent upon the determination that Commercial Office (CO) the proposed developments are consistent with Employment Area Light Industrial(IL) the purpose of the zone and the purpose and in- Valley(EAV) Medium Industrial (IM) tent of the land use designations and guiding pol- Heavy Industrial (IH) Resource Conservation(RC) icies of the Comprehensive Plan. Commercial Commercial Neighborhood The Comprehensive Plan Land Use Element pol- Neighborhood(CN) (CN) icies for each corresponding zone classification (Ord.5286, 5-14-2007; Ord. 5332, 12-10-2007; and the Community Design Element, Housing El- Ord. 5355, 2-25-2008) ement, Environmental Element, and Utilities Ele- ment shall be used together with the purpose E. ADDITIONAL RESTRICTIONS ON statements for each zone and map designation USE: set forth in the following sections to guide inter- LANDpretation and application of land use regulations TYPE OF LAND USE ZONING MAP within the zones and designations and any RESTRICTION SYMBOL changes to the range of permitted uses within each zone through amendments to the code. Automall Restrictions Dot Pattern Public Use Designation "P" B. RESOURCE CONSERVATION ZONE TYPE OF LAND USE REFERENCE OR (RC): RESTRICTION CODE SECTION The Resource Conservation Zone (RC) is estab- NO. fished to provide a very low-density residential Airport-Compatible Land Use zone that endeavors to provide some residential Restrictions RMC 4-3-020 use of lands characterized by extensive critical Aquifer Protection Area RMC 4-3-050 areas or lands with agricultural uses. It is in- Automall Improvement District RMC 4-3-040 tended to implement the Low Density Residential RMC 4-2-070L and Comprehensive Plan designation. This zone pro- Downtown Pedestrian District 4-2-080D motes uses that are compatible with the functions Northeast Fourth Street and values of designated critical areas and allows Business District RMC 4-3-040 for continued production of food and agricultural products. No minimum density is required. "P"Suffix Procedures RMC 4-3-080 Planned Unit Development RMC 4-9-150 The Resource Conservation Zone is also in- Rainier Avenue Business RMC 4 3 040 tended to provide separation between areas of District more intense urban uses;encourage or preserve Restrictive Covenants See Property Title very low-density residential uses; reduce the in- Report tensity of uses in accordance with the extent of Sunset Blvd. Business District RMC 4-3-040 environmentally sensitive areas such as flood- Urban Design Regulation(Areas plains, wetlands and streams, aquifers, wildlife "A,""B,""C; "D;'and"E") RMC 4-3-100 habitat, steep slopes, and other geologically haz- ardous areas; allow for small-scale farming to (Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977; commence or continue; and provide viable uses Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995; within urban separators. Ord.4851,8-7-2000;Amd.Ord.4963,5 13 2002; Interpretation of uses and project review in this Ord. 4971, 6 10 2002; Ord. 5100, 11 1 2004; zone shall be based on the purpose statement, • Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008) objectives and policy direction in the Residential Low Density land use designation, Objective LU-DD, Policies LU-133 through LU-142,and the (Revised 5/08) 2 -2 4-2-020F Community Design Element of the Comprehen- Interpretation of uses and project review in this sive Plan. zone shall be based on the purpose statement, objectives and policy direction established in the C. RESIDENTIAL-1 DU/ACRE (R-1): Residential Low Density land use designation, The Residential-1 Dwelling Unit Per Net Acre Objectives LU-DD and LU-EE, Policies LU-133 Zone (R-1) is established to provide and protect through LU-146, and the Community Design Ele- suitable environments for residential develop- ment of the Comprehensive Plan. (Ord. 5355, ment of lands characterized by pervasive critical 2-25-2008) areas where limited residential development will not compromise critical areas. It is intended to im- E. RESIDENTIAL-8 DU/ACRE (R-8): plement the Low Density Residential Compre- The Residential-8 Dwelling Units Per Net Acre hensive Plan designation. The zone provides for Zone (R-8) is established for single family resi- suburban estate single family and clustered sin- dential dwellings allowing a range of four(4)to gle family residential dwellings, at a maximum eight(8) dwelling units per net acre. It is intended density of one dwelling unit per net acre and al- to implement the Single Family Land Use Corn- lows for small scale farming associated with resi- prehensive Plan designation.Development in the dential use. It is further intended to protect critical R-8 Zone is intended to create opportunities for areas, provide separation between neighboring new single family residential neighborhoods and jurisdictions through designation of urban separa- to facilitate high-quality infill development that tors as adopted by the Countywide Policies, and promotes reinvestment in existing single family prohibit the development of incompatible uses neighborhoods. It is intended to accommodate that may be detrimental to the residential or natu- uses that are compatible with and support a high- ral environment. No minimum density is required. quality residential environment and add to a sense of community. Interpretation of uses and project review in this zone shall be based on the objectives and policy Interpretation of uses and project review in this direction established in the Residential Low Den- zone shall be based on the purpose statement, sity land use designation, Objective LU-DD, Poli- objectives and policy direction established in the cies LU-133 through LU-142,and the Community Residential Single Family land use designation, Design Element of the Comprehensive Plan. Objective LU-FF, Policies LU-147 through LU- 156, and the Community Design Element of the D. RESIDENTIAL-4 DU/ACRE (R-4): Comprehensive Plan. The Residential-4 Dwelling Units Per Net Acre Zone(R-4)is established to promote urban single F. RESIDENTIAL MANUFACTURED family residential neighborhoods serviceable by HOME PARK ZONE (RMH): urban utilities and containing amenity open The Residential Manufactured Home Park Zone spaces. It is intended to implement the Residen- (RMH) is established to promote development tial Low Density Comprehensive Plan designa- that is single family in character and developed to tion. The Residential-4 Dwelling Units Per Net offer a choice in land tenancy. Standards provide Acre Zone (R-4) will allow a maximum density of for safe and high-quality manufactured home four(4) dwelling units per net acre.The R-4 des- neighborhoods. It is intended to implement the ignation serves as a transition between rural des- Low Density, Single Family and Medium Density ignation zones and higher density residential Land Use Comprehensive Plan designation.The zones. It is intended as an intermediate lower RMH Zone is intended to protect established density residential zone; applied to Residential manufactured home parks and to expand the va- Low Density Comprehensive Plan land use des- riety of affordable housing types available within ignation on the Land Use Map. the City. Larger lot subdivisions are preferred; however, Interpretation of uses and project review in this "small lot clusters"are allowed on sites where zone shall be based on the purpose statement, open space amenities are created. Resulting de- objectives and policy direction established in the velopment is intended to be superior in design Residential Low Density land use designation, and siting than that which would normally other- Objectives LU-DD through LU-EE, Policies LU- wise occur. Small lot clusters may also meet ob- 133 through LU-146, Residential Single Family jectives such as the provision of efficient sewer land use designation, Objective LU-FF, Policies services. • 2 -3 (Revised 5/08) 4-2-020G LU-147 through LU-156, or the Residential Me- couraged,such as yards for private use,common dium Density land use designation, Objectives open spaces, and landscaped areas that en- LU-GG through LU-II, Policies LU-157 through hence-a neighborhood and foster a sense of com- LU-181 and the Community Design Element of munity.Civic and limited commercial uses may be the Comprehensive Plan. (Ord. 5332, allowed when they support the purpose of the 12-10-2007) designation. a RESIDENTIAL-10 DU/ACRE (R-10): Interpretation of uses and project review in this The Residential-10 Dwelling Units Per Net Acre zone shall be based on the purpose established Zone (R-10) is established for medium-density in the Residential Medium Density land use des- residential development that will provide a mix of ignation, Objectives LU-GG through LU-II, Poli- residential styles including detached dwellings or cies LU-157 through LU-181, or the Center semi-attached dwellings on small lots, attached Village land use designation, Objective LU-CCC, townhouses, and small-scale attached flats. It is Policies LU-317 through LU-332, and the Com- intended to implement the Medium Density Land munity Design Element of the Comprehensive Use Comprehensive Plan designation. Develop- Plan. (Ord. 5286, 5-14-2007) ment promoted in the zone is intended to in- crease opportunities for detached and semi- I. RESIDENTIAL MULTI-FAMILY (RM): attached single family dwellings as a percent of the housing stock, as well as allow some small- 1. Purpose: The Residential Multi-Family scale attached housing choices and to create Zone (RM) is established to implement the high-quality infill development that increases den- multi-family policies of the Land Use Element sity while maintaining the single family character of the Comprehensive Plan. The RM Zone of the existing neighborhood.Allowable base provides suitable environments for.multi-fam- densities range from four(4) to ten (10) dwelling ily dwellings. It is further intended to condi- units per net acre.The zone serves as a transition tionally allow uses that are compatible with to higher density multi-family zones. and support a multi-family environment. Interpretation of uses and project review in this 2. Classifications:The density allowed un- zone shall be based on the purpose statement, der this zone will be identified by the suffix objectives and policy direction established in the that is applied. This zone will normally be ap- Residential Medium Density land use designa- plied with one of three (3) suffixes: tion, Objectives LU-GG through LU-II, Policies LU-157 through LU-181, and the Community De- a. "F"(Multi-Family):The RM-F suffix sign Element of the Comprehensive Plan. (Ord. allows for the development of both infill 5286, 5-14-2007) parcels in existing multi-family districts with compatible projects and other multi- H. RESIDENTIAL-14 DU/ACRE (R-14): family development. It is intended to im- The purpose of the Residential-14 Dwelling Units plement the Multi-Family or Center Vil- Per Net Acre Zone (R-14) is to encourage devel- lage Land Use Comprehensive Plan opment, and redevelopment,of residential neigh- designation.Density ranges from ten(10) borhoods that provide a mix of detached, semi- to twenty (20) du/acre. attached, and attached dwelling structures orga- nized and designed to combine characteristics of Interpretation of uses and project review both typical detached single family and small- in this suffix shall be based on the pur- scale multi-family developments. It is intended to pose statement objectives and policy di- implement the Residential Medium Density or the rection established in the Residential Center Village Land Use Comprehensive Plan Multi-Family land use designation, Ob- designations. Densities range from ten (10) to jectives LU-JJ through LU-LL, Policies fourteen(14) units per net acre with opportunities LU-182 through LU-192, or the Center for bonuses up to eighteen (18)dwelling units per Village land use designation, Objective net acre.Structure size is intended to be limited in LU-CCC, Policies LU-317 through terms of bulk and scale so that the various unit LU-332. types allowed in the zone are compatible with one another and can be integrated together into a b. "T"(Traditional): The RM-T suffix quality neighborhood. Project features are en- occurs in areas where compact, tradi- (Revised 5/08) 2-4 4-2-020L tional residential neighborhood develop- Commercial Neighborhood land use designation, ment already exists, or in Comprehen- Objective LU-WWW, Policies LU-422 through sive Plan designations where traditional LU-430, and the Community Design Element of residential neighborhoods are planned in the Comprehensive Plan. the future. It is intended to implement the Urban Center—Downtown designation or K. CENTER VILLAGE ZONE (CV): Center Village Land Use Comprehensive Plan designation in the Land Use Ele- 1. Purpose: The purpose of the Center Vil- ment of the Comprehensive Plan. Den- lage Zone (CV) is to provide an opportunity sity ranges from fourteen (14)to thirty for concentrated mixed-use residential and five (35) du/acre. commercial redevelopment designed to ur- ban rather than suburban development stan- c. "U" (Urban Center): The RM-U suf- dards that supports transit-oriented fix provides for high-density,urban-scale, development and pedestrian activity. Use al- multi-family choices. Development stan- lowances promote commercial and retail de- dards promote a pedestrian-scale envi- velopment opportunities for residents to shop ronment and amenities. Density ranges locally. Uses and standards allow comple- from twenty five (25)to seventy five (75) mentary, high-density residential develop- du/acre.This zone, combined with the ment, and discourage garden-style, multi- CD and RM-T Zones, is intended to im- family development. plement the Urban Center—Downtown Land Use Comprehensive Plan designa- 2. Scale and Character:The Center Vil- tion or Center Village Land Use Compre- lage Zone(CV)is intended to provide suitable hensive Plan designation. environments for district-scaled retail and commercial development serving more than Interpretation of uses and project review one neighborhood, but not providing City- in suffix RM-U and RM-T shall be based wide services. on the purpose statement objectives and policies of the Urban Center—Downtown Interpretation of uses and project review in • land use designation, Objectives LU-OO this zone shall be based on the purpose through LU-XX, Policies LU-216 through statement, objectives and policy direction es- LU-264, or the Center Village land use tablished in the Center Village land use des- designation,Objective LU-CCC, Policies ignation,Objective LU-CCC, Policies LU-317 LU-317 through LU-332 and the Commu- through LU-332,Residential Medium-Density nity Design Element of the Comprehen- land use designation, Objectives LU-GG sive Plan. (Amd. Ord. 4971, 6-10-2002; through LU-II, Policies LU-157 through LU- Ord. 5286, 5-14-2007) 181, or the Residential Multi-Family land use designation, Objectives LU-JJ through LU- J. COMMERCIAL NEIGHBORHOOD LL, Policies LU-182 through LU-192,and the ZONE (CN): Community Design Element of the Compre- The purpose of the Commercial Neighborhood hensive Plan. (Ord. 5286, 5-14-2007) Zone (CN) is to provide for small-scale conve- nience retail/commercial areas offering incidental L. COMMERCIAL ARTERIAL ZONE (CA): retail and service needs for the adjacent area. It The purpose of the Commercial Arterial Zone implements the Commercial Neighborhood Land (CA) is to evolve from "strip commercial" linear Use Comprehensive Plan designation. Uses business districts to business areas character- serving a larger area may be appropriate if they ized by enhanced site planning, incorporating ef- also serve the residents of the immediate area ficient parking lot design, coordinated access, and are compatible with the scale and character amenities and boulevard treatment.The CA Zone of the neighborhood.This designation is the provides for a wide variety of indoor and outdoor smallest and least intensive of the City's commer- retail sales and services along high-volume traffic cial zones. corridors. Limited residential uses may be inte- grated into the zone if there are permanent phys- Interpretation of uses and project review in this ical connections to commercial uses. The zone zone shall be based on the purpose statement, includes five designated business districts along objectives and policy direction established in the mapped corridors designed to encourage con- • 2 -5 (Revised 5/08) 4-2-020M centrated commercial activity, a focal point of pe- light industrial activities, which can effectively destrian activity along the corridor, and visual blend in with an office environment, are allowed, interest. Designated business districts include: as are medical institutions and related uses. Automall, Sunset Boulevard, Northeast Fourth, Puget Drive,and Rainier Avenue.The CA Zone is Interpretation of uses and project review in this intended to implement the Commercial Corridor zone shall be based on the purpose statement, and Employment Area Valley land use designa- objectives and policy direction established in the tions. Commercial Corridor land use designation, Ob- jective LU-DDD,Policies LU-333 through LU-335, Interpretation of uses and project review in this Objective LU-FFF, Policies LU-339 through zone shall be based on the objectives and policy LU-345, Objectives LU-HHH and LU-Ill, Policies direction established in the Commercial Corridor LU-357 through LU-370,or the Employment Area- land use designation, Objectives LU-DDD Valley land use designation,Objectives LU-AAAA through LU-UUU, Policies LU-333 through and LU-BBBB, Policies LU-444 through LU-459, LU-405 or the Employment Area-Valley land use and the Community Design Element of the Com- designation, Objectives LU-ZZZ through prehensive Plan. (Ord. 5355, 2-25-2008) LU-BBBB, Policies LU-445 through LU-460, and the Community Design Element of the Compre- O. COMMERCIAUOFFICE/RESIDENTIAL hensive Plan.(Ord.5191,12-12-2005;Ord.5355, ZONE (COR): 2-25-2008) The purpose of the Commercial/Office/Residen- tial Zone(COR)is to provide for a mix of intensive M. CENTER DOWNTOWN (CD): office, hotel, convention center, and residential The purpose of the Center Downtown Zone (CD) activity in a high-quality,master-planned develop- is to provide a mixed-use urban commercial cen- ment that is integrated with the natural environ- ter serving a regional market as well as high-den- ment. It is intended to implement the Commercial/ sity residential development. Uses include a wide Office/Residential Land Use Comprehensive variety of retail sales, services, multi-family resi- Plan designation. Commercial retail and service dential dwellings, and recreation and entertain- uses that are architecturally and functionally inte- ment uses. This zone, combined with the RM-U, grated are permitted.Also,commercial uses that is intended to implement the Urban Center— provide high economic value may be allowed if • Downtown Land Use Comprehensive Plan desig- designed with the scale and intensity envisioned nation. for the COR Zone. Policies governing these uses are contained in the Land Use Element, Commer- Interpretation of uses and project review in this cial/Office/Residential section of the City's Corn- zone shall be based on the purpose statement, prehensive Plan.The scale and location of these objectives and policy direction established in the sites will typically denote a gateway into the City Urban Center—Downtown land use designation, and should be designed accordingly. Objectives LU-OO through LU-XX, Policies LU-216 through LU-264 or the Residential Multi- Interpretation of uses and project review in this Family land use designation, Objectives LU-JJ zone shall be based on the purpose statement, through LU-LL, Policies LU-182 through LU-192, objectives and policy direction established in the and the Community Design Element of the Corn- Commercial/Office/Residential land use designa- prehensive Plan. tion, Objective LU-VVV, Policies LU-406 through LU-421, and the Community Design Element of N. COMMERCIAL OFFICE ZONE (CO): the Comprehensive Plan. (Amd. Ord. 5001, The Commercial Office Zone (CO) is established 2-10-2003; Ord. 5369, 4-14-2008) to provide areas appropriate for professional, ad- ministrative, and business offices and related P. LIGHT INDUSTRIAL ZONE (IL): uses,offering high-quality and amenity work envi- • The purpose of the Light Industrial Zone (IL) is to ronments. It is intended to implement the Employ- provide areas for low-intensity manufacturing, in- ment Area Valley land use designation and the dustrial services,distribution,storage,and techni- office policies of the Commercial Corridor Land cal schools. It is intended to implement the Use Comprehensive Plan designation. In addi- Employment Area Industrial, Employment Area tion, a mix of limited retail and service uses may Valley, and Commercial Corridor designation of be allowed to primarily support other uses within the Comprehensive Plan.Uses allowed in this the zone, subject to special conditions. Limited (Revised 5/08) 2- 6 4-2-020S zone are generally contained within buildings. outdoor areas in which to conduct operations. En- Material and/or equipment used in production are vironmental impacts may be produced that affect not stored outside.Activities in this zone do not off-site areas requiring isolation of the industrial generate external emissions such as smoke, activity from more sensitive land uses. Compati- odor,noise,vibrations,or other nuisances outside ble uses that directly serve the needs of other the building. Compatible uses that directly serve uses permitted within the district are also allowed. the needs of other uses in the zone are also al- lowed. Interpretation of uses and project review in this zone shall be based on the purpose statement Interpretation of uses and project review in this objectives and policy direction established in the zone shall be based on the purpose statement, Employment Area Industrial land use designa- objectives and policy direction established in the tion, Objective LU-ZZZ, Policies LU-437 through Employment Area Industrial land use designa- LU-443 or the Employment Area Valley land use tion, Objective LU-ZZZ, Policies LU-436 through designation,Objectives LU-AAAA and LU-BBBB, LU-443, Commercial Corridor land use designa- Policies LU-444 through LU-459, and the Com- tion, Objectives LU-DDD through LU-UUU, Poli- munity Design Element of the Comprehensive cies LU-333 through LU-405,or the Employment Plan. (Ord. 5355,2-25-2008) Area Valley land use designation, Objectives LU-AAAA and LU-BBBB, Policies LU-444 S. URBAN CENTER — NORTH ZONES through LU-459, and the Community Design Ele- (UC-N1 AND UC-N2): ment of the Comprehensive Plan. 1. Purpose: The Urban Center—North Q. MEDIUM INDUSTRIAL ZONE (IM): Zones are established to provide an area for The purpose of the Medium Industrial Zone (IM) pedestrian-scale mixed-use development is to provide areas for medium-intensity industrial that supports the residential and employment activities involving manufacturing, processing, goals of Renton's Urban Center—North.The assembly and warehousing. It is intended to im- UC-N1 and UC-N2 Zones are intended to at- plement the Employment Area Valley and Em- tract a wide range of office, technology, corn- ployment Area Industrial Comprehensive Plan mercial,and residential uses.The overall mix designation. Uses in this zone may require some and intensity of uses within both zones will outdoor storage and may create some external develop over time. Consequently, decisions emissions of noise,odor,glare,vibration,etc.,but made in early phases of redevelopment will these are largely contained on-site. Compatible need to take into consideration the potential uses that directly serve the needs of other uses for further inf ill and intensification of uses. permitted within the district are also allowed. The overall mix and intensity of uses is in- tended to create an urban rather than subur- Interpretation of uses and project review in this ban character. The form of development is zone shall be based on the purpose statement, expected to use urban development stan- objectives and policy direction established in the dards and therefore, setbacks, heights, land- Employment Area Industrial land use designa- scaping,parking,and design standards are to tion, Objective LU-YYY, Policies LU-437 through be urban in scale and configured in a layout LU-443 or the Employment Area Valley land use utilizing the street system to create a human- designation, Objectives LU-ZZZ through LU- scale, pedestrian-oriented new center. Uses BBBB, Policies LU-444 through LU-459, and the that support urban center development are Community Design Element of the Comprehen- allowed. Development is expected to include sive Plan. amenities such as gateways, water access, and open space. High-quality development is R. HEAVY INDUSTRIAL ZONE (IH): anticipated, encompassing a mix of residen- The purpose of the Heavy Industrial Zone (IH) is tial neighborhoods, shopping, and employ- to provide areas for high-intensity industrial activ- ment districts and public facilities.The ities involving heavy fabrication, processing of designation is also intended to allow continu- raw materials, bulk handling and storage, con- ation of airplane manufacturing and acces- struction, and heavy transportation. It is intended sory airplane manufacturing uses, as land to implement the Employment Area Valley and area formerly occupied by those uses is Employment Area Industrial Comprehensive Plan transformed to combinations of retail, ser- designation. Uses in this zone may require large vice, office, residential, and civic uses. 2 -7 (Revised 5/08) 4-2-030A 2. Classifications: The Urban Center 4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord. North is divided into two zones: 4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord. 4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord. a. Urban Center—North 1 (UC-N1): 4802, 10-25-1999; Amd. Ord.4963, 5-13-2002; This zone is anticipated to be the first to Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004) redevelop from airplane manufacturing and its accessory uses. The district is in- tended to attract new retail, office, and 4-2-030 ZONING MAP technology-related uses that co-exist INTERPRETATION: with continued airplane manufacturing in the short run, but provide a standard of A. BOUNDARIES: development that stimulates further in- The district boundaries are, unless otherwise in- vestment and transition of uses in the dicated, the centerlines of streets, centerlines of longer term. Large-scale retail uses are alleys or lot lines as shown on the maps. allowed as anchors, which,when com- bined with smaller pedestrian-oriented B. DIFFERENCES IN STREET LAYOUT: development, create a quality regional Where the street layout actually on the ground retail area. Residential uses are allowed varies from that shown on the Zoning District in a mixed-use format to support the of- Maps, the designations shown on the maps shall fice/commercial mixed-use center.The be applied to the street as actually laid out so as UC-N1 Zone establishes a gateway to to carry out the intent and purpose of the zoning the overall UC-N designation and pro- plan of that district. vides transition to industrial uses located to the east and low-intensity residential C. CONFLICT BETWEEN ZONING MAP and commercial areas to the south. AND CHAPTER TEXT: b. Urban Center—North 2(UC-N2): If any conflict exists between the Zoning District Map and the text of this Chapter, the text of the This zone allows continued airplane manufacturing and its accessory func- tions. Upon redevelopment, the UC-N2 D. CONFLICT BETWEEN ZONING MAP zone is anticipated to become the core of AND LEGAL DESCRIPTION OF REZONE the Urban Center—North. New develop- ment in the zone is anticipated to create ORDINANCE: distinctive urban neighborhoods, mixed If any conflict exists between the adopting Zoning use employment centers, and significant Map of the City and the text of any rezone ordi- public open space and amenities. The nance for any particular parcel of property, the UC-N2 Zone is distinguished by redevel- adopted Zoning Map will govern. Once any con- opment that will be sensitive to and take flict is shown to exist, the City Council shall ask advantage of proximity to the urban the Administration to determine the source of the shorelines along Lake Washington and conflict and to make a recommendation for any the Cedar River. future action by the Council.The Council will hold a public hearing to determine if it wishes to take Interpretation of uses and project review any action to resolve the conflict. Notification of in these zones shall be based on the.ob the public hearing will be given to the property jectives and policy direction established owners and parties of record to the rezone. in the Urban Center—North land use des- ignation, Objectives LU-YY and LU-ZZ, E. DESIGNATION OF SPECIAL ZONING Policies LU-297 through LU-313 (Urban CATEGORIES AND TIME LIMITATIONS: Center-North 1 Zone) or Objectives LU- Properties having a zoning category subject to a AAA and LU-BBB, Policies LU-314 time limitation, such as a Planned Urban Devel- through LU-316 (Urban Center—North 2 opment approval or reversionary zoning, and Zone), and the Community Design Ele- those properties under contract rezone shall be ment of the Comprehensive Plan. specially designated on the Zoning Map to indi- cate their special nature and give notice to the (Ord.3722,4-25-1983;Ord.4404,6-7-1993;Ord. public that further inquiry into their zoning status 4473, 9-12-1994; Ord. 4502, 3-13-1995; Ord. is necessary. (Ord. 5153, 9-26-2005) (Revised 5/08) 2 -8 4-2-050B F. ANNUAL MAP UPDATE: CONDITIONAL USES(ADMINISTRATIVE): The Zoning Map of the City of Renton shall be up- Land uses which may be permitted within a dated and presented to the Council on an annual zoning district following review by the Devel- basis for adoption by the Council as the formal opment Services Division Director to estab- and legal zoning classification for the properties lish conditions mitigating impacts of the use within the corporate limits of the City. and to assure compatibility with other uses in the district. (Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977; Ord. 4302, 12-17-1990; Amd. Ord. 4963, CONDITIONAL USES(HEARING EXAM- 5-13-2002) INER): Uses with special characteristics that may not generally be appropriate within a • zoning district, but may be permitted subject 4-2-040 ZONING REGULATION to review by the Hearing Examiner to estab- INTERPRETATION: lish conditions to protect public health,safety and welfare. A. WIRELESS COMMUNICATION FACILITIES: ACCESSORY USES: Uses customarily inci- dental and subordinate to the principal use 1. Entire Lot Considered: For purposes of and located upon the same lot occupied by determining whether the installation of a the principal use or on an abutting/adjacent tower or antenna complies with zoning devel lot that is under the same ownership as the opment regulations, including but not limited principal lot. Some accessory uses are spe- to setback requirements, lot coverage re- cifically listed, particularly where a use is only quirements and other such requirements,the allowed in an accessory form,whereas other dimensions of the entire lot shall control,even accessory uses are determined by the Devel- though antennas or towers may be located on opment Services Division on a case-by-case leased parcels within such lots. basis per RMC 4-2-050C4 and C6, Acces- sory Use Interpretations and Unclassified 2. Installation Not Considered an Expan- Uses. sion of Nonconformity:Towers constructed and antennas installed in accordance with the PROHIBITED USES: Any use which is not provisions of this Chapter shall not be specifically enumerated or interpreted by the deemed to constitute the expansion of a non- City as allowable in that district. Any use not conforming use or structure.A different exist- specifically listed as a permitted, conditional, ing use of an existing structure on the same or accessory use is prohibited, except those lot shall not preclude the installation of an an- uses determined to be unclassified and per tenna or tower on such lot. miffed by the Development Services Division Director pursuant to RMC 4-2-04006.Any (Ord. 4689, 11-24-1997; Amd. Ord. 4963, prohibited use is illegal and is a misdemeanor 5-13-2002) punishable under RMC 1-3-1. UNCLASSIFIED USE:A use which does not 4-2-050 PERMITTED LAND USES appear in a list of permitted,conditionally per- ESTABLISHED: mitted, or accessory uses, but which is inter- preted by the Development Services Division A. CATEGORIES OF USES Director as similar to a listed permitted, con- ESTABLISHED: ditionally permitted or accessory use,and not otherwise prohibited, pursuant to RMC This Section establishes permitted, conditional, 4-2-05006, Unclassified Uses. (Ord. 5159, accessory and prohibited uses, by zone,for all 10-17-2005; Ord. 5356, 2-25-2008) properties within the Renton City Limits. All uses in a given zone are one of six(6)types: B. ZONING USE TABLES ESTABLISHED: PERMITTED USES: Land uses allowed out- The following tables establish whether a specific right within a zone. 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- 2-8.1 (Revised 5/08) 4-2-050C zontal row and the specific use is located on the sory or with the permit type applied to a use, vertical column of these tables. appeal may be made pursuant to RMC 4-8-110. Interpretations made by the Devel- C. INTERPRETATION OF ZONING USE opment Services Division Director shall be TABLES: documented, and updates to Title 4, when consistent with the title format and level of de- l. Legend: The following letters have the tail, shall incorporate"accessory use"inter- following meanings when they appear in the pretations upon approval by the legislative box at the intersection of the column and the authority. row: P Permitted Use AD Conditional Use—Administrative H Conditional Use—Hearing Examiner AC Accessory Use 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- (Revised 5/08) 2-8.2 4-2-050C a. Rules of Interpretation for Acces- Development Services Division Director's in- sory Uses: To determine whether a use terpretation indicates that an unlisted use is is permitted as accessory, the Develop- not consistent with the permitted,conditional ment Services Division Director shall uti- or accessory uses in any district, or if a party lize the following rules of interpretation: does not concur with the permit type applied to a use, appeal may be made pursuant to i. If a use is allowed or conditionally RMC 4-8-110. Interpretations made by the allowed in a zone as a"permitted" Development Services Division Director shall use,accessory uses associated with be documented,and updates to Title 4,when the primary use that are determined consistent with the title format and level of de- to be incidental, necessary and corn- tail, shall incorporate "unclassified use" inter- monly found with the permitted use pretations upon approval by the legislative may be allowed with the same permit authority. type as the primary use, unless spe- cifically stated otherwise. a. Criteria for Unclassified Uses: In order to make a determination that an un- ii. If a use is permitted or condition- classified use is permitted, conditionally ally permitted as a primary use, sub- permitted or accessory,the Development ject to location restrictions,the listed Services Division Director must find that use, even as an accessory use, is the use is: also subject to the same location re- strictions as the primary use, unless i. In keeping with the purpose and specifically stated otherwise. For ex- intent of the zone, and consistent ample, if a use is restricted to a loca- with the Renton Comprehensive tion within the Employment Area Plan policies; and Valley (EAV) land use designation, then the accessory form of the use is ii. Similar in nature to, and no more only permitted in the EAV, unless intense than, a specifically listed per- specifically stated otherwise. mitted,conditional or accessory use; and iii. Required parking, required site utilities/facilities, and other develop- iii. Consistent with subsection C4 of ment standards required in order to this Section, if determined to be per- establish or operate a use on a site missible as an accessory use. according to the RMC are consid- ered accessory. 7. Use Table Conflicts: In the event of a conflict between RMC 4-2-060, the Master 5. Prohibited Uses: If no symbol appears Zoning Use Table and any other individual in the box at the intersection of the column zoning use tables, RMC 4-2-070A through and the row, the use is prohibited in that dis- 4-2-070S,the provisions of RMC 4-2-060 trict unless otherwise determined by the De- shall have priority. velopment Services Division Director, pursuant to this subsection C6 of this Section, 8. Existing Legal Uses: Where the term Unclassified Uses, or subsection C4, Acces- "existing" or"existing legal"follows a listed sory Use Interpretations. use type within the table(s) (e.g., flats or townhouses, existing legal),then those uses 6. Unclassified Uses: Upon inquiry by an that can document their legal status, are con- applicant, an administrative interpretation sidered to be a permitted use given all the shall be made by the Development Services rights of other permitted uses within the dis- Division Director to determine if a proposed trict. In addition,these uses may be rebuilt use not specifically listed is allowed utilizing "as is, where is"should they suffer damage. the criteria in subsection C6a of this Section. These uses may be remodeled without limita- Should interpretation be made that a pro- tion on value and may be enlarged subject to posed, unlisted use not be allowed in a spe- current code requirements(e.g.,height limits, cific zoning district,the Director shall indicate lot coverage, density limits, setbacks, park- which zones, if any, do permit the use. If the 2-9 (Revised 12/05) 4-2-060 ZONING USE TABLE — USES ALLOWED IN ZONING DESIGNATIONS: ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 A �AGRICULTUREAND NATURAL.RESOURCES �� �° �> Agriculture P P Natural resource extraction/recovery HHHHHHHHH H59 H H H H H H H B.r>ANIMALS SAND°RELATED JSES n. ` ; ; +a: z„ Beekeeping P35 P35 P35 P35 Kennels AD37 P37 P37 P37 Stables,commercial AD37 AD37 (Amd. Ord. 5305, 9-17-2007; Ord. 5356, 2-25-2008) G:. RESIDENTIAL Detached dwelling P19 P19 P19 P19 P19 P19 Detached dwelling (existing legal) P P P Semi-attached dwelling P19 P19 Attached dwellings P50 P50 P19 P19 P73 P18 P16 P19 P74 P87 Flats or townhouses (existing legal) P P P73 m Flats or townhouses,no greater than P P P P P P 2 units total per building (existing legal) Manufactured Homes - Manufactured homes P19 Manufactured homes, designated P19 P19 P19 P19 P19 P19 P19 Mobile homes P19 (Amd. Ord. 5018, 9-22-2003; Ord. 5191, 12-12-2005) D " `OTHER R SIDENTIAL, LODGING AND,HOME OCCUPATIONS Accessory dwelling unit AD7 Adult family home P PP P P PPP P P3 Assisted living H AD P P P P3 P39 P P75 P88 Caretaker's residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I H H3 Group homes II for 6 or less AD P P P P P PP P P3 P Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s) ry a Uses may be further restricted by:RMC 4-3-020,Airport Related Height and Use Restrictions;RMC 4-3-040C,Uses Permitted in the Automall Improvement District;RMC 4-3-050,Critical Areas rn oRegulations;RMC 4-3-090,Shoreline Master Program Regulations o 0 sT ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS s _ USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 rn D„ OTHER RESIDENTIAL, LODGINGEAND HOME OCCUPATIONS(Cot tinued) = a9 y o Group homes II for 7 or more H . H H H H H H P H H3 AD Home occupations AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC AC (Amd. Ord. 5355, 2-25-2008; Ord. 5387, 6-9-2008) K-12 educational institution(public or r H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H76 H89 private) K-12 educational institution(public or P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 private), existing Other higher education institution P38 P38 P38 P P P P21 P H88 Schools/studios, arts and crafts P P38 P38 P P P P Trade or vocational school P P H H H77 Parks, neighborhood P PPP P P P PPP P P PPPP P P P Parks, regional/community, existing P PPP P P PP PP P PPPP PP P P Parks, regional/community, new AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P G ';,BOTHER COMMUNITY AND�P.UBLIC;FACILITIES . . �' r' „ ,a� Community Facilities Cemetery H _ H H_ H H H H H H H H HHHH Religious institutions HHHHHHHHHHHHHHHHH H H90 Service and social organizations H H H H H H H H H H H H H H H12 H21 H78 H90 Public Facilities City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD90 City government facilities HHHHHHHHHHHHHHHHH H H90 Jails, existing municipal P Secure community transition facilities H71 H71 Other government offices and HHHHHHHHHHHHHHHHH H H90 facilities H.`. .OFFICEANDCONFERENCEA. Conference centers P38 P38 P38 H P38 P P P21 P P91 Medical and dental offices P42 P38 P38 P38 AD17 P112 P P P P P P92 Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condltion(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 Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 H. OFFICE AND CONFERENCE(Continued) ° Offices,general P42 P13 P13 P13 AD17 P112 P P p P P P93 Veterinary offices/clinics P P42 P38 P38 P38 P112 P P P38 P P78 (Amd. Ord. 5392, 6-23-2008) I:= RETAIL ,,Adult retail use P43 P43 P43 P43 P43 P43 P43 Big-box retail P72 P72 P72 P72 P79 Drive-in/drive-through, retail AC AC AC AC AC28 AC AC28 AC78 AC80 Eating and drinking establishments P1 P1 P1 P1 P1 P1 H33 P42 P P P P22 P P22 P P12 P27 P81 P94 Fast food restaurants P38 P112 P22 P113 P81 Horticultural nurseries, existing HHHHHHHHHHHH HHHH I-I Horticultural nurseries, new H AD38 Retail sales H33 AD P34 P34 P34 P60 P P68 P P54 P21 P82 P95 Retail sales, outdoor P30 P30 P30 P15 P15 P15 P15 Taverns AD P20 AD P21 P82 P99 ro Vehicle sales, large P P P P41 Vehicle sales,small P P P P20 `.; (Amd. Ord. 5001, 2-10-2003; Ord.5124, 2-7-2005; Ord. 5392, 6-23-2008) J.• ENTERTAINMENT AND RECREATION Entertainment ° Adult entertainment business P43 P43 P43 P43 P43 P43 Card room P52 P52 P52 P52 Cultural facilities H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD90 Dance clubs P38 P38 P38 AD P20 H P38 H Dance halls P38 P38 P38 AD P20 H P38 H Gaming/gambling facilities, not-for- H38 H29 H38 H2O H38 profit Movie theaters P38 P38 P38 AD P20 P P12 P83 P94 Sports arenas, auditoriums, P38 P38 P38 P20 P H84 H96 exhibition halls, indoor Sports arenas, auditoriums, P P38 P38 AD20 H84 H96 exhibition halls, outdoor 0 - Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use A co a P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition() p co o Uses may be further restricted by:RMC 4-3-020,Airport Related Height and Use Restrictions;RMC 4-3-040C,Uses Permitted in the Automall Improvement District;RMC 4-3-050,Critical Areas p Regulations;RMC 4-3-090,Shoreline Master Program Regulations ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS N P. USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 rn 6 J. ENTERTAINMENT AND RECREATION(Continued) o Recreation Golf courses (existing) P P P P P Golf courses, new HP H H H H Marinas P P21 H97 Recreational facilities, indoor, P33 P38 P38 P38 P P P P65 P21 P78 P94 existing Recreational facilities, indoor, new H H33 P Recreational facilities, outdoor 1 P33 P32 P32 P32 H2O H38 K. ;SERVICES . , Services,General Bed and breakfast house, accessory AD AD AD AD ' AD AD AD AD P Bed and breakfast house, H AD AD5 AD P professional Hotel P38 P38 P38 P P20 P P38 P P P98 N Motel P38 P38 P38 P P20 Off-site services P42 P38 P38 P38 P38 a On-site services H33 P42 P38 P38 P38 P63 P P69 P P54 P21 P78 P99 Drive-in/drive-through service AC62 AC62 AC62 AC AC28 AC AC70 AC61 AC61 AC78 AC80 Vehicle rental, small P P P AD P20 Vehicle and equipment rental, large P38 P29 P29 Day Care Services Adult day care I AC AC AC AC AC AC AC AC P55 P55 P55 P22 P P22 P P P P78 P100 Adult day care II H H H H H33 H AD AD H P22 P P22 P P12 P21 P78 P100 • Day care centers H25 H25 H25 H25 H33 H25 P54 P54 P54 P22 P P22 P P P21 P78 P100 Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Healthcare Services Convalescent centers H H H H P H P3 P39 AD AD85 AD101 Medical institutions H H H H H H H H56 H56 H56 H H H H P40 H H H93 Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condltion(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 Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 L. VEHICLE RELATED ACTIVITIES .,. Body shops P31 P31 P31 H31 Car washes P P P AD2 P22 Express transportation services AD P AD20 Fuel dealers H59 P Industrial engine or transmission P31 P31 P31 rebuild Parking garage, structured, P P P P P20 P3 P P P P102 commercial or public Parking, surface, commercial or P38 P38 P38 P20 P3 AD public Park and ride, dedicated P105 P105 P105 P106 P105 P107 P105 P107 Park and ride, shared-use P108 P108 P108 P108 P108 P108 P P P P106 P109 P107 P P107 Railroad yards P Taxi stand _ P AD AD Tow truck operation/auto H59 P ro impoundment yard Transit centers H38 H38 H38 P H2O P H38 P P103 Truck terminals P Vehicle fueling stations P P P P P P38 Vehicle fueling stations,existing legal P P P AD110 P P P38 Vehicle service and repair, large AD P P Vehicle service and repair, small P P P AD2 AD2 P Wrecking yard, auto H59 H Air Transportation Uses Airplane manufacturing H59• P Airplane manufacturing, accessory AC AC functions Airplane sales and repair P Airport, municipal P Airport-related uses AC z Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use <, P=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 Automall Improvement District;RMC 4-3-050,Critical Areas °O Regulations;RMC 4-3-090,Shoreline Master Program Regulations a)a 0 ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 rn L. VEHICLE RELATED ACTIVITIES(Continued) .'' �� Aviation-related uses AC Helipads, accessory to primary use P111 H H38 H38 H2O H H H97 Helipads, commercial H H97 (Amd. Ord. 5403, 7-21-2008) M. STORAGE, Hazardous material storage, on-site H24 H24 H24 or off-site, including treatment Indoor storage P P P AC11 AC11 AC11 AC11 AC11 AC11 Outdoor storage P57 P57 P57 P64 Self-service storage P8 P58 P59 P H26 H26 Vehicle storage AD38 Warehousing P P P N "INDUSTRIAL 3 Industrial, General Assembly and/or packaging P P P P86 P104 operations rn Commercial laundries, existing P38 P38 P38 P4 Commercial laundries, new P38 P38 P38 Construction/contractor's office P14 P P Laboratories: light manufacturing P38 P38 P38 AD P20 P3 AD54 P P104 Laboratories:research,development P31 P P H P20 AD3 AD H P P104 and testing Manufacturing and fabrication,heavy H59 P67 P23 Manufacturing and fabrication, P67 Phi P23 medium Manufacturing and fabrication, light P P P P Solid Waste/Recycling Recycling collection and processing P14 P38 P38 P38 center Recycling collection station P P P P PPP P P Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Conditlon(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 Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 N. INDUSTRIAL(Continued) Sewage disposal and treatment H59 H plants Waste recycling and transfer facilities H59 P 0. UTILITIES Communication broadcast and relay H H H H H H H H H38 H29 H38 H H H H H H towers Electrical power generation and H H66 H66 H66 H66 H66 H66 H66 H66 H66 cogeneration Utilities, small PP P P PP P P PP P P P P P P P P P Utilities, medium AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Utilities, large H H H H H H H H H H H H H H H H H H H P. WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 Macro facility antennas AD46 AD46 AD46 AD46 AD46 AD46 AD46 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 H H Micro facility antennas PPP P PPP P PPP P P P P P P P P Mini facility antennas P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 AD AD ZAL Minor modifications to existing P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P P wireless communication facilities Monopole I support structures on AD45 AD45 AD45 AD45 AD45 AD45 AD45 AD46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46 private property Monopole I support structures on AD45 AD45 AD45 AD45 AD45 AD45 AD45 AD45 P44 P44 P44 P46 P44 P44 AD46 P44 AD46 public right-of-way Monopole II support structures H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 Parabolic antennas—Large AD45 AD45 AD45 AD45 AD45 AD45 AD45 H46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46 Q. GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC and as defined in chapter 4-11 RMC,where not otherwise listed in Use Table Blank=Not Allowed P#=Permitted AD=AdminIstrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use e=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 Automall Improvement District;RMC 4-3-050,Critical Areas .1.. Regulations;RMC 4-3-090,Shoreline Master Program Regulations 0.66 co 8 ie ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS s a USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC-N1 UC-N2 rn R TEMPORARY USES, - — 0 '; ;< •� ¢ i . i � " ,��k i' :: a r,.' i �s. .: ar; „ �'i•: Model homes in an approved P53 P10 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 residential development: one model home on an existing lot Sales/marketing trailers, on-site P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 P10 Temporary or manufactured P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 ' P10 buildings used for construction Temporary uses P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=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 Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations (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.5027, 11-24-2003;Ord.5080,6-14-2004;Ord.5100, 11-1-2004;Ord.5190, 12-12-2005;Ord.5191, 12-12-2005;Ord.5201,4-17-2006; N3 Ord. 5241, 11-27-2006; Ord.5286, 5-14-2007; Ord. 5381, 5-12-2008) 4-2-070 (Reserved) (Ord. 5387, 6-9-2008) 4-2-080A 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING from any leasable spaces. No outdoor stor- CONDITIONS: age,including vehicle or trailer storage lots. Self-service storage uses in this zone are 1. Limited to locations within an existing or subject to the following special develop- new golf course or regional park. ment standards:Temporary customer mov- 2. In addition to the criteria of RMC 4-9-030, ing van/truck parking, if provided, must be Conditional Use Permits,the use must be clearly marked with signage or paint. Side sited in conjunction with a gas station.Size and rear setbacks subject to the Commer- restrictions apply per use in RMC cial Arterial Zone standards of RMC 4-2-120A.In the CN Zone,the use is limited 4-2-120A, Development Standards for to operations enclosed within a building, Commercial Zoning Designations,in lieu of and sited in conjunction with an existing the RM-I development standards. gas station. 9. Development consistent with an approved 3. These uses shall not be located on the "Master Plan" is considered to be a permit- ground floor along street frontage in the ted use. Other activities which are outright "Downtown Pedestrian District."See permitted include the addition of up to four Downtown Pedestrian District Map in RMC (4) new portables, or changes in facilities 4-2-080D. not exceeding ten percent (10%) of gross 4. Existing commercial laundry uses may be floor area.Other proposed activities require a Hearing Examiner conditional use permit. continued and may be re-established for purposes of rebuilding upon unintentional 10. Permitted when approved by the Develop- destruction of property. Existing commer- ment Services Division and associated with cial laundry uses may not expand beyond an active building or construction permit, their existing building footprint plus abutting for a period not to exceed the duration of easements, loading,or parking areas. Ren- construction. ovations or alterations within the existing 11. Limited to storage of products in conjunc- building footprint are permitted. Existing tion with retail,service,or office uses.Shall commercial laundry uses may add to the not be located along the building street height of buildings provided that the height frontage or in areas visible to the public. of the building not exceed forty two feet (42'),and that additional height be used for 12. Shall be developed as part of larger office accessory office to support the commercial structures. Shall not stand alone and shall laundry uses. Existing offsite warehousing not occupy more than twenty five percent uses accessory to existing commercial (25%) per building whose primary use is laundry uses may be continued but may not office. be expanded beyond their existing building 13. a. Administrative Headquarters footprint. Office: These offices shall be associ- 5. Professional bed and breakfast houses are ated with a permitted industrial use only allowed in the RM-U Zone. listed in RMC 4-2-0601. The office uses may be developed in conjunction 6. Subject to the requirements of RMC with, or subsequent to,the industrial 4-9-090, Home Occupations,with the writ- use. ten approval of the property owner,if tenant occupied. b. General Offices: Excluding adminis- trative headquarters offices,which are 7. Subject to the development standards permitted consistent with subsection applicable to primary structures. (13)(a) of this Section, general offices 8. Allowed only in the Residential Multi-Family are only allowed in the Employment suffix. Twenty four(24) hour on-site man- Area Valley(EAV) land use designa- agement required.The manager's unit is tion; provided that general offices that not subject to minimum density require- are accessory to a primary use are ments. No estate, garage or other sales permitted outside the EAV. See EAV Map in RMC 4-2-080B. 2 - 19 (Revised 8/08) 4-2-080A 14. Except that when operations are predomi- b. Employment Area Valley: Residen- nantly conducted out-of-doors rather than tial uses are not permitted in the completely enclosed within an enclosed Employment Area Valley (EAV) land structure,an administrative conditional use use designation. See EAV Map in permit is required. RMC 4-2-080B. 15. Use is limited to building, hardware, and c. Commercial Business Districts: garden. Except in the CD Zone,size restric- Townhouse units are allowed without tions apply per RMC 4-2-120A. ground floor retail within the building if 16. Subject to the density limitations located in located more than one hundred fifty the development standards for this zone. feet (150')from an arterial in the NE 4th Residential uses shall not be located along Dis Business District,Sunset Business the street frontage on the ground floor in District, and Puget Business District the "Downtown Pedestrian District." with an administrative conditional use permit, subject to the criteria in RMC 17. a. General Office and Medical/Dental 4-9-030K. Residential units developed Offices: Size restrictions apply per as part of a same building mixed-use RMC 4-2-120A.Additionally, the use project are allowed at a maximum of may only be permitted via administra- sixty (60) du/acre if the requirements tive conditional use permit subject to for mixed use development in the the following criteria in addition to con- Business District Overlay are met. ditional use criteria: (i) activities with a 19. Subject to the density limitations located in limited need for walk-in clientele and the development standards for this zone. (ii) activities for which a reduction in CN Zone—Additional:only permitted within parking standards to one space per a structure containing retail and/or on-site five hundred (500) square feet of service uses on the ground floor. gross floor space could be justified. b. Administrative Headquarters 20. Not allowed in locations within the Sunset Office: New administrative headquar Business District, the NE 4th Business Dis- ters offices are not permitted. For trict,and within the Puget Business District. existing, legal administrative head- 21. a. General Requirements:Allowed only quarters offices greater than three in conjunction with offices,residences, thousand (3,000) square feet in size, hotels, and convention centers, or and in existence prior to January 1, research and development facilities. 1999,the following expansions may be allowed: (i) parking expansion may b. Integration of Uses:The use shall be be allowed; (ii) a one-time expansion architecturally and functionally inte- be into the development. of building square footage, not exceeding three thousand five hun- Except for marinas, the use must be dred (3,500) square feet, may be per- housed in a structure containing one or mitted subject to site development more of the uses listed in subsection plan review.This provision allowing (21)(a)of this Section.The requirements in expansion of building square footage subsection (21)(b) may be adjusted shall expire on December 1, 2006, through the Master Plan process. consistent with any approved develop- 22. Size restrictions apply per use in RMC ment agreements or covenants. pp y 4-2-120A. 18. a. General Requirements: Subject to 23. Limited to existing uses. Only those modifi- the density limits of the development cations or expansions which do not standards for this zone and only per- increase production levels are permitted in mitted within a structure containing the COR Zone. Major modifications, pro- retail and/or on-site service uses on the ground floor except in the Employ- ment Area Valley or Commercial Busi- ness Districts, as described below. (Revised 8/08) 2 -20 4-2-080A uction increases,or expansions of existing excluded from the area south of 1-405 use require a Hearing Examiner conditional and north of SW 16th Street.See EAV use permit in the COR Zone. Map in RMC 4-2-080B. 24. Use requires a Hearing Examiner condi- ii. Lumberyards are only allowed in tional use permit, unless accessory in the IM and IH Zones. However,they which case it is outright permitted. Use is are excluded from the area south of not permissible in the area south of 1-405 1-405 and north of SW 16th Street. and north of SW 16th Street, unless acces- 31. Operations must be conducted entirely sory, in which case it is outright permitted. within an enclosed structure. Explosives and natural gas storage are not permissible in the IL Zone. 32. Outdoor recreation facilities are permitted 25. A preschool or day care center, when only in the Employment Area Valley (EAV) accessory to a public or community facility land use designation. (See EAV map in listed in RMC 4-2-060G, is considered a RMC 4 2 080B.) However, amusement parks require a Hearing Examiner condi- permitted use. tional use permit. 26. Size restrictions apply per use in RMC 33. Project size limitations of RMC 4-2-110F 4 2 120A. Must be part of a mixed use apply.A preschool or day care center,when development. accessory to public or community facilities 27. Shall be architecturally and functionally listed in RMC 4-2-060G, is considered a integrated into the overall development. permitted use and not a conditional use. Freestanding establishments may be per Additional Restrictions within the CV mitted only if they are five thousand(5,000) Land Use Designation: Retail uses, eat- square feet or larger per establishment. These requirements may be adjusted ing/drinking establishments, and on-site through the Master Plan review process. service uses are prohibited in R-14 areas within the Center Village land use designa- 28. Accessory drive-through service is permit- tion unless they are accessory to a school, ted only in association with multi-story park,or entertainment and recreational use buildings.The accessory drive-through ser- as allowed in RMC 4-2-060E, F and J. vice shall be located to the side and/or rear 34. a. Accessory retail uses are permitted of the building, and integrated into the exte- rior wall. Drive-through lanes shall not be where ordinarily incidental to the per- located between the street and the main miffed principal use. pedestrian access to the buildings. These b. Principal retail sales uses are only per- requirements may be adjusted through the miffed in the Employment Area Valley Site Plan review process. (EAV) land use designation. See EAV 29. Only allowed in the Employment Area Val Map in RMC 4 2 0806. ley (EAV) land use designation. See EAV 35. Provided hives are established on lots a Map in RMC 4-2-080B. Provided that the minimum of one acre in size. Setbacks and use is excluded within the area south of other limitations apply per RMC 4-4-010, 1-405 and north of SW 16th Street. Standards and Review Criteria for Keeping 30. a. Uses are limited to: Sales of mobile Animals. or manufactured homes, building/ 36. (Repealed by Ord. 5356, 2-25-2008) hardware/garden materials, lumber 37. a. General Requirements: Subject to yards, and monuments/tombstones/ requirements of RMC 4-4-010, Stan gravestones. dards for Animal Keeping Accessory b. Location Restrictions: to Residential/Commercial Uses. i. Building/hardware/garden sales Additional animals require an Addi- and monuments/tombstones/grave tional Animals Permit per RMC stones sales are only allowed in the 4 9 100. Employment Area Valley (EAV) land b. IL Zone—Kennels: In the IL Zone, use designation. However, they are when operations are predominantly 2 -21 (Revised 8/08) 4-2-080A conducted out of doors rather than Examiner conditional use permit is completely enclosed within an required. enclosed structure, an administrative For Monopoles Proposed on Public conditional use permit is required. Right-of-Way: May be allowed via an c. IM Zone—Kennels: Within the area administrative conditional use permit pur- south of 1-405 and north of SW 16th suant to RMC 4-9-030J decision criteria, Street only indoor kennels are permit- and right-of-way use permit, provided, the ted. facility is located on a principal, minor, or collector arterial and has minimum set- 38. Only allowed in the Employment Area Val- backs of one hundred feet (100')from any ley (EAV) land use designation. See EAV adjacent residentially zoned parcel; if the Map in RMC 4 2 080B. setback is less than one hundred feet(100') 39. Requirements for uses not associated with a Hearing Examiner conditional use permit a medical institution: Use must be located is required. within the Commercial Corridor Compre- 46. Eligible for an administrative conditional hensive Plan land use designation bor use permit pursuant to RMC 4-9-030J deci- dered by S. 37th St., Talbot Rd., Carr Rd., sion criteria;provided,that the facility has a 89th Ave. SE, and the Valley Freeway. minimum setback of one hundred feet 40. Permitted when located within the Corn- (100')from any adjacent residentially mercial Corridor(CC)Comprehensive Plan zoned parcel;if the setback is less than one land use designation. hundred feet (100') a Hearing Examiner 41. Limited to the area south of 1-405 and west conditional use permit is required. of SR-167/Rainier Avenue S. 47. May be allowed by an administrative condi- 42. Permitted only on the ground-floor level as tional use permit pursuant to RMC part of a residential project on RM-U zoned 4-9-030J decision criteria, if the monopole properties fronting on South 7th Street. II facility is to be constructed on property (Amd. Ord. 4971, 6 10 2002) where wireless communication support structures presently operate, and the new 43. Subject to the provisions of RMC 4-3-010, monopole II facility will not exceed the Adult Retail and Entertainment Regula- height of the existing support structures. tions, and chapter 5-12 RMC, Adult Enter- Prohibited if located within three hundred tainment Standards. In the CO zone, uses feet(300')of an RC,R-1,R-4, R-8,R-10,or shall be developed as part of larger office R-14 zone unless the Reviewing Official structures, shall not stand alone, and shall determines that all residentially zoned not occupy more than twenty five percent property within three hundred feet(300') of (25%) per building whose primary use is the proposed facility is undevelopable due office. to critical areas regulations(RMC 4-3-050); 44. Permitted; provided, that the facility has a then the administrative conditional use pro- minimum setback of one hundred feet cess shall apply. (100') from any adjacent residentially 48. A Hearing Examiner conditional use permit zoned parcel; if the setback is less than pursuant to RMC 4-9-030J decision criteria 100' an administrative conditional use per- is required.This use is prohibited if located mit is required pursuant to RMC 4-9-030J within three hundred feet (300') of an RC, decision criteria. R-1, R-4, R-8, R-10, or R-14 zone, unless 45. For Monopoles Proposed on Private the Reviewing Official determines that all Property: May be allowed via an adminis- residentially zoned property within three trative conditional use permit pursuant to hundred feet (300') of the proposed facility RMC 4-9-030J decision criteria; provided, is undevelopable due to critical areas regu- that the site is over one-half acre in size lations (RMC 4-3-050), in which case the and the facility has minimum setbacks of new wireless support structure can be one hundred feet (100') from any adjacent reviewed as a Hearing Examiner condi residentially zoned parcel; if the setback is tional use permit. less than one hundred feet(100')a Hearing (Revised 8/08) 2 -22 4-2-080A 49. Emergency or routine modifications are ' permitted when there is minimal or no change in the visual appearance, as deter- mined by the Reviewing Official. 50. a. General Requirements: Permitted subject to the applicable density limita- tions,building length,and dwelling unit type mix requirements of the develop- ment standards for this zone. b. R-10 Zone: Limited to no more than four(4) attached dwellings per build- ing. c. R-14 Zone:Buildings shall not exceed six (6) dwelling units per structure 2 -23 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 2 -24/62 4-2-080A except as provided in RMC 4-9-065D, use is allowed as an administrative condi- Bonuses. tional use. 51. (Repealed by Ord. 5356, 2-25-2008) 59. Excluded within the area south of 1-405 and north of SW 16th Street. 52. Permitted when ancillary to a permitted use where food and beverages are served on 60. Subject to the size restrictions of RMC the premises and located in an area with an 4-2-120A. Retail sales uses are limited to: Employment Area Valley (EAV) land use flowers/plants and floral supplies; mini- designation as shown on the City's Corn- marts; crafts, including supplies and f in- prehensive Plan Land Use Map, and ished products, gift shops, and specialty located south of 1-405. In the case of the IM markets. Zone, the location is further limited to IM 61. No drive-through service shall be permit- zoned areas south of SW 16th Street. ted, except for financial institutions which Should any court of competent jurisdiction are permitted three (3) accessory drive-up find that the City zoning for card rooms is windows that shall be part of the exterior unconstitutional or illegal,then the City wall of the financial institution structure. elects to permit the existing card rooms to. continue operation as nonconforming legal .. 62. Outside the Employment Area Valley(EAV) uses and otherwise bans card rooms. land use designation (see EAV Map in 53. Provided a temporary use permit is RMC 4-2-080B),drive through is permitted obtained consistent with the provisions of only when accessory to a financial institu RMC 4-9-240,Temporary Use Permits. tion. Financial institutions are permitted three (3) accessory drive-up windows that 54. Allowed outright in the Employment Area shall be part of the exterior wall of the finan- Valley (EAV) land use designation. (See cial institution structure. Within the EAV, EAV Map in RMC 4-2-080B.) Outside the drive-through service is permitted. EAV, the use shall be developed as part of 63. Subject to the size restrictions of RMC larger office structures.Such uses shall not 4-2-120A. On-site services excluding dry stand alone and shall not occupy more than cleaning, real estate offices, and fitness twenty five percent (25%) per building whose primary use is office. centers. 55. a. Adult day care I on a property with a 64. Limited to storage in association with rental nonresidential facility is only allowed services. In the CV Zone and within one outright in the Employment Area Val thousand two hundred feet (1,200') of NE ley (EAV). See EAV Map in RMC 4th Street within the NE 4th Corridor, an 4-2-080B. Outside of the EAV, an administrative conditional use permit is administrative conditional use permit required. Not allowed within one thousand is required. two hundred feet (1,200') of Sunset Boule- vard within the Sunset Corridor. Size b. Adult day care Ion a property contain- restrictions apply per RMC 4-2-120A. ing a residential use requires an 65. Allowed outright in the Employment Area administrative conditional use permit Valley (EAV) land use designation. (See in any location. EAV Map in RMC 4-2-080B.) Outside the 56. Except not permissible within the Employ- EAV, the use is limited to health clubs/fit- ment Area Valley (EAV). (See EAV Map in ness centers/sports clubs, which shall be RMC 4-2-080B.) developed as part of larger office struc- 57. Only allowed in the Employment Area Val- shall Such uses shall not stand alone and ley(EAV) land use designation, unless the shall not occupy more than twenty five per- use is accessory in which case it is allowed cent (25%) of any one floor of a building outside the EAV. See EAV Map in RMC whose primary use is office. 4-2-080B. 66. Requires a Hearing Examiner conditional 58. Only allowed in the Employment Area Val- use permit, except that electrical power ley(EAV) land use designation. See EAV generation and co generation is permitted Map in RMC 4-2-080B.Outside of the EAV, as an accessory use when located more than one hundred feet(100')from any prop- 2-63 (Revised 5/08) 4-2-080A erty zoned for residential use, i.e. RC, R-1, a. House more than six persons, exclud- R-4, R-8, R-10, R-14, RM, and producing ing resident staff. Any increase in the less than ten (10) megawatts of electricity. number of resident beds shall require In the CO Zone,the use must be accessory an entirely new application. to a medical institution. b. Be allowed within three hundred thirty 67. Chemical and allied products manufactur- feet (330') of any residential zone ing operations, or operations which are located within or outside the City limits. conducted predominantly out of doors, c. Be allowed adjacent to, abutting, require a Hearing Examiner conditional use permit in the IM Zone, and an administra- across a parking lot from,or within the tive conditional use permit in the IH Zone, "line of sight"from a"risk potential except that these uses are not permissible activity as defined in RCW 71.09.020, in the area south of 1-405 and north of SW now or as hereafter amended, or risk 16th Street. potential facilities in existence at the time a site is listed for consideration. 68. Within the NE 4th Business District, within For the purposes of granting a Condi- the Sunset Business District and within the tional Use Permit for siting an SCTF, • Puget Drive Business District: the Reviewing Official shall consider a a. Uses are subject to the size restric permanent, unobstructed visual dis tions of RMC 4-2-120A, and tance of six hundred feet (600')to be within "line of sight."The Reviewing b. Within Puget and Sunset Business Official may reduce the distance to Districts, department stores are not less than six hundred feet (600') permitted. through the Conditional Use Permit 69. Within the NE 4th Business District, within process, if the applicant can demon the Sunset Business District and within the strate that a visual barrier exists or can Puget Drive Business District, uses are be created that would reduce the line subject to the size restrictions of RMC of sight to less than six hundred feet 4-2-120A. Within the Sunset and Puget (600').Risk potential facilities currently Business Districts, only the following on- include, but are not limited to: on- site services are permitted: entertainment • Community and recreation cen- media rental, financial and real estate ser- ters, vices, and repair services (excluding auto • Churches,synagogues,temples repair). Rental services require an adminis- and mosques, trative conditional use permit. 70. No drive-through service shall be permit- ted, • Licensed day care, except for multi-story financial institu- • Licensed preschool facilities, tions which are permitted three (3) • Public libraries, accessory drive-up windows. The acces- sory drive-through service shall be located • Public parks, to the side and/or rear of the building, and • Public and private schools, the windows shall be part of the exterior wall. Drive-through lanes shall not be • School bus stops, located between the street and the main • pedestrian access to the buildings. These Sports fields, or requirements may be adjusted through the • Publicly dedicated trails. Site Plan review process. d. Be located within one mile from any 71. Only allowed in the Employment Area Val- SCTF, work release, prerelease, or ley (EAV) land use designation south of similar facility. 1-405 subject to a Hearing Examiner Condi- tional Use Permit. See EAV Map in RMC "Distance" referenced in paragraphs b, c, 4 2-080B. and d of this section is measured by follow- ing a straight line from the nearest point of No secure community transition facility the building in which the secure community (SCTF) shall: treatment facility is to be located, to the (Revised 5/08) 2 -64 4-2-080A nearest point of the zoning boundary line or 77. a. Only permitted north of N. 8th Street property line of the lot on which the buffered and as part of a mixed use structure. use is located. b. Limited to training related to research The City may impose conditions to mitigate and development, arts, computer sci- any potential adverse impact of the SCTF ences, business, culinary arts, medi- on.surrounding uses, except that the Con- cal-related fields and/or other ditional Use Permit conditions may not knowledge-based industries. impose restrictions on the SCTF greater 78. No freestanding structures permitted than those set forth in RCW 71.09.285 unless architecturally and functionally inte- through 71.09.340 inclusive. grated into an overall shopping center or 72. Big-box retail uses are subject to compli- mixed use development. ance with design regulations applicable to 79. a. Must function as an anchor to larger District'C' as detailed in RMC 4-3-100, retail developments that are planned except in the Employment Area—.Valley south of Interstate 405. as part of an integrated and cohesive center. Big-box retail uses are not permitted in the NE 4th Street Commercial Corridor, Puget b. Big box use must be connected to Commercial Corridor, and NE Sunset Bou additional structures within a shopping levard Commercial Corridor within the center with supporting retail or service Commercial Arterial (CA) Zone. uses structures with common walls,or plazas, or other similar features, 73. Within the Center Village Zone, garden excluding pushcarts/kiosks. style apartments are prohibited. Ground c. Buildings oriented along Park Avenue floor commercial development at a mini- mum of seventy five percent (75%) of the must have one or more pedestrian frontage of the building is required for all entries on Park Avenue. residential projects on parcels abutting NE 80. Drive-through windows must abut a build- Sunset Boulevard east of Harrington Ave- ing facade or wall and must be located nue NE. within the building footprint. 74. a. Flats permitted only north of N. 8th 81. No stand-alone structures smaller than five Street unless part of a mixed use thousand (5,000) square feet, except for structure with ground-floor commer- pushcarts/kiosks, unless architecturally cial. Flats are permitted with a maxi- and functionally integrated into a shopping mum density of eighty five (85) d.u./ center or mixed use development. net acre.All residential parking except 82. a. Multi-story,stand-alone retail buildings that intended for guests is required togreater than seventy five thousand be located in structured parking. A (75,000) square feet are allowed only bonus of up to one hundred fifty(150) with structured parking and a maxi- d.u./net acre permitted for flats in a mixed use structure with ground-floor mum building footprint of sixty five commercial uses within them. thousand (65,000) square feet. b. No freestanding structures smaller b. Townhouses: Parking is required to than five thousand(5,000)square feet be provided under a structure.A max are permitted, unless architecturally imum height of three stories is allowed and functionally integrated into overall for townhouses. Minimum density of shopping center or mixed use Bevel twenty (20) d.u./net acre permitted pp g and maximum of twenty five (25) d.u./ opment. net acre permitted. c. Buildings oriented along Park Avenue 75. Only permitted west of Park Ave.and south must have one or more pedestrian of N. 8th Street. entries on Park Avenue. 76. Only Grades 9 through 12 permitted. 83. a. Movie facilities with more than four(4) screens must be architecturally and functionally integrated into overall 2 - 65 (Revised 5/08) 4-2-080A shopping center or mixed use devel- 88. a. Not permitted within one thousand feet opment. (1,000') of the centerline of Renton b. Buildings oriented along Park Avenue Municipal Airport runway. must have one or more pedestrian b. Structured parking is required north of entries on Park Avenue. N. 8th Street. 84. Permitted subject to the conditional use cri- c. Buildings oriented to pedestrian teria regarding airport compatibility located streets must have ground-floor corn- in RMC 4-3-020. mercial uses within them. 85. Only permitted south of N. 8th Street. 89. Not permitted within one thousand feet 86. Limited to airplane manufacturing, biotech- (1,000') of the centerline of Renton Munici nology,life science,information technology pal Airport runway. (i.e.,hardware, software, computer compo- 90. Structured parking required north of N. 8th nents), or other high technology industry. Street. 87. a. Attached Dwelling Units, General: 91. a. Not permitted within one thousand feet Not allowed within one thousand feet (1,000') of the centerline of Renton (1,000') of the centerline of Renton Municipal Airport runway. Municipal Airport runway.Permitted as b. Structured parking required north of N. mixed use structures with ground-floor 8th Street. commercial except that parcels may be developed exclusively for attached c. If located north of N. 8th Street, then dwelling units if: must be located in a mixed use struc- i. The entire frontage of the block is ture. residential, d. Buildings oriented to pedestrian ii. Support facilities such as exer streets, must have ground-floor com- cise facilities, lobbies, etc., face mercial uses within them. the street frontage and living 92. a. Structured parking required north of N. areas are in the rear, or 8th Street. iii. Entries to attached dwelling units b. Buildings oriented to pedestrian are slightly elevated above the streets must have ground-floor corn- sidewalk level. mercial uses within them. b. Stacked Flats: In addition to required c. Must be located within a mixed use provisions of attached dwelling units, structure. general, above, the following provi 93. a. Structured parking required north of N. sions are required: 8th Street. i. Structured parking is required north of N. 8th Street. b. Buildings oriented to pedestrian streets must have ground-floor corn- ii. South of N. 8th Street,only guest mercial uses within them. parking may be provided as sur 94. a. Must be located within a mixed use face parking. structure. iii. A minimum of twenty (20) dwell b. Structured parking required north of N. ing units per net acre are required. 8th Street. c. Townhouses: In addition to required 95. a. Multi story,stand-alone retail buildings greater than seventy five thousand provisions of attached dwelling units, (75,000) square feet are allowed only general, above, a minimum density of with structured parking and a maxi- twenty(20)dwelling units per net acre is required. mum building footprint of sixty five thousand (65,000) square feet. (Revised 5/08) 2- 66 4-2-080A b. Structured parking required north of N. computer components), or other high 8th Street. technology industry. 96. a. Not permitted within one thousand feet b. For uses other than airplane manufac- (1,000') of the centerline of Renton turing and related accessory uses, Municipal Airport runway.Beyond one structured parking required north of N. thousand feet(1,000')of the centerline 8th Street. of the Renton Municipal Airport run c. For uses other than airplane manufac- way,this use is allowed subject to the turing and related accessory uses, conditional use criteria regarding air buildings oriented to pedestrian port compatibility located at RMC streets must have ground-floor corn- 4 3 020. mercial uses within them. b. Structured parking required north of N. 105. Not permitted when west or north of 1-405. 8th Street. c. Buildings oriented to pedestrian 106. Only structured park and rides are permit- streets must have ground floor corn ted in the Center Village Comprehensive mercial uses within them. Plan designation. 97. The use shall be architecturally and func 107. Only structured park and rides are permit- tionally integrated into a larger mixed use ted. development. 108. Permitted on existing parking required as 98. a. Not permitted within one thousand feet accessory parking for a nonresidential use. (1,000') of the centerline of Renton 109. Not permitted in the area bounded by SW Municipal Airport runway. 7th Street, Shattuck Avenue, Airport Way b. Structured parking is required. and Hardie Avenue except when part of a mixed-use transit oriented development c. Buildings oriented to pedestrian with structured parking. streets must have ground floor com 110. Limited to existing fueling stations in the mercial uses within them. Commercial Neighborhood (CN) Zone. 99. Must be located within a mixed use struc- 111. Only permitted if the use and operation of ture. the helipad is accessory to the primary res- 100. a. Not permitted within one thousand feet idential use and it must comply with all of (1,000') of the centerline of Renton the following conditions: Municipal Airport runway. a. There shall be only one aircraft use b. Must be located within a mixed use per single family residence. structure. b. The use shall be limited to properties 101. a. Not permitted within one thousand feet abutting Lake Washington with a mini- (1,000') of the centerline of Renton mum lake frontage of seventy five feet Municipal Airport runway. (75')as measured at the ordinary high b. Permitted only south of N. 8th Street. water mark. c. Buildings oriented to pedestrian c. The weight of the aircraft in use on the streets must have ground-floor com- site shall not exceed six thousand mercial uses within them. (6,000) pounds. 102. Buildings oriented to pedestrian streets d. The helipad shall be approved by the Federal Aviation Administration(FAA), must have ground-floor commercial uses documented with a letter stating "no within them. objection" or"no objection if certain 103. Structured parking is required. conditions are met"for the establish- 104. a. Limited to airplane manufacturing and ment of the helipad site as the result of related accessory uses, biotechnol an FAA Aeronautical Study. If the FAA ogy, life science, information technol- approval states"no objection if certain conditions are met,"the property ogy (i.e., hardware, software, 2- 66.1 (Revised 8/08) 4-2-080A 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; and fast food restaurants are prohib- ited from accommodating drive-throughs. 113. Fast food restaurants are prohibited from accommodating drive-throughs. (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. 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) (Revised 8/08) 2-66.2 4-2-080C B. 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(4 9 1 1 ux..�"rt ,JI -.{{S"li ) {'�`C.>'',.- ` i ` *1*4,j i� r i. — -'I•—.xi Ic .T.""r.�1 bN 1'Hlt it__., L 54YL. 4 ,y�y Azt3+_� 1 ;;,,,i t — <- t. i--�i- —, 1...- —, , 1 , i ill 1 I i = ' C is�1. zl-,-...A rtif ( I`-i3 vA it ,i w� 1 '1. _.._� _ PI Vi f, I�..- '.. j I ,t J i ry 47; i I _ ,jl �m se1—'1 ra 9LL 1 1 (i i __1 ...- 1.-_i' 11 :- ice{ 51;-i t ----.._,� c si i i ^v.„L'ri~( p,t 1 y ; • ... �� t tr S Lin— 1 { r rt :qt,-,,1 i..47-1a I _- 'J C! I z �_). =stt+JL� scwt�; �! If 11-1 b:i Ir i rc7 7 1- 1 i , . ,^...-1.-�.3-`0�.......,,�: .K-1-1" i(t f'.'..."-'-""'.m:'' J �L...� ` ;h"-`�.�. "i ,`�i ,: ^-I r i _.. (Ord. 4722, 5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5355, 2-25-2008) C. (Deleted by Ord. 5357, 2-25-2008) (Ord. 4963, 5-13-2002) 2 -66.2a (Revised 8/08) 4-2-080D D. DOWNTOWN PEDESTRIAN DISTRICT: _ __1 t _ gam- uwq ..71Id 4: - iu,,,, _ fEj iEa ,1 --- -7,),//4:1Y' Aij''',i- _,_5_ raag a-e.+ ea ♦ei eeeear e+-, 2a..i ' „ ' j ad' �',,+. �. �R: ' j " JAOie•ee••••••�•{e ♦r � o` _, ttd ree. •e �`" ». �:. _ I .174 ♦+ IM enton T- 1 . �♦� L,��i to,;e+ Eo• �d- -�e; - / :�r---.Y ems; -0,,,,,.., (-( C lei -.. ►•i' ��+ ♦� .....to: `•� tr"-' , ✓ ..,� 'a.. ,, -r- (J9,-.-.a/v oe ytee o•eve•�O.14.:o:'i i e 'ee.is a <.+•+ / l { t JJ t �(�fLl..-., 77 1II.IJ!rr'rr + •.•.1e / �tji i �\ I . i 1.1.,Hp ! 1 x � � y. € irkI= F,� t � )-- i ( ) 1 f---/ �)^ I "" --d i ' d.-y.�iL,m i_i4 , i 'rii "v I -4 I _ sZia✓"�1 t• 7 m } - 3 r1r _H_, -1 ,r• f v � i (--c ,- Economic Development, Downtown Pedestrian District Overlay NtfiQ o Neighborhoods and Legend Strategic Planning . Parcels Fel:mm pW N nrt AlexPiHsdt.Ad!unseabr. re•••ei' Pedestrian District Adrian Johnson.Planning TeChelean ��•� 0 255 510 7,020 -1 ♦ _FC27 ....... c-es. xr ay Lm?Y.4vPxn(G ai . :xis oI 7:6,600 Nm;e.t.r�y.:, .+.urw:nc 1S .ra+4 Um:.xu: r!.:7',;n3 i,::In'''1.:udb"'''''lu».xx H t[DNSP\GISJarre.Gtayieama rnth0rnxds t:,:Knnn411V;V Cr..nnn[r 1.4. „U F.e srran_dstcict_pveriaYnizf (Amd. Ord. 4963, 5-13-2002; Ord.5357, 2-25-2008) 2- 66.3 (Revised 5/08) 4-2-080E • E. ARTERIAL STREET PLAN: . Le, .. J.-4:-.t7t�^•Y1I • t2c::'4 4ao s al 1 I.NY/.IW71•r1Y.r.43sb law 48 14 1'.,•4n'-�i1aiV L Isa..11r4/.M•s NI N14.1.rM32N1la w1NLN _. L LN7a.4I. 1v7d.AwCM4N.rM7rK7bNihlt F-Y.°'6°'1 N••; L EY4sirt G•d7W%b1oK71 R:ti 1.'.7 S. 2. ' L N.Ir1Nb774. .. 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"'"T` �/`w��pu- ...r 1 , 0 r npr111. 1 .• tit �.- p ' l Lipr aim 1 IIII `,.. a _ m a)� ; � III1IV.: 1L kl \ o rSL r 03l an I \ I-MTii [� &i v \ 4.. ` -- •N‘NIN AIN 'U .■ �IIiffin_rrv�Y � t EC11 NAIIILIalllF \\\\` , _ 11. 8 U : . o -.2. _ quzi.k,..\\\NN,k11:6, ,*, . • ill ,, g _____) ‘W%\ .cr 5..\ 11111Z.Z.q4 ,s.,\‘‘., NN kN,\.‘t §:&\1 i \.1., 2 2 0'�ei V S.e,3 v U. `eS ` , E?el fall ,,,,,,,29\' ' ' \_k.'",lv.•34. tt, in ..-., i ' . , : � N Wes. • . , .'• rN,._„., 1_, i LI tA *Awt • .' -.*5 wig ff ^ --,'• V ) • - L_. ._ N '.. „,,,,./, 2 :—I\0.1N,.,..,.,:,,,,,,.;T--,%:‘„:-....'..4 4 r JL\ kl . 5 MS any sowoyl t \\,. ,\,..„,,,, ... i ., __. , ' ) ..... '131 wr r 'f MS Co, '1 t c 1 4. f I _ — E I- c. (Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005) • 2 -67 (Revised 3/06) 4-2-100A 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 five(5)separate tables dealing with the following general land use categories and zones: RESIDENTIAL SINGLE FAMILY(RC, R-1, R-4, R-8) RESIDENTIAL MULTI-FAMILY(R-10, R-14, RM) COMMERCIAL (CN, CV, CA) COMMERCIAL (CD, CO, COR) INDUSTRIAL (IL, IM, IH) C. INTERPRETATION OF TABLES: Development standards are listed down the left side of the tables and the zones are listed at the top.The table cells contain the minimum and, in some cases, maximum dimensional require- ments of the zone.The small numbers(subscript) in a cell indicate additional requirements or de- tailed information which is not able to fit in the ta- ble format.A blank cell indicates there are no specific requirements. (Revised 3/06) 2 -68/72 4-2-110A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) 11c a' '4 .iR=1 R 4: k A.89 DENSITY.(Net.Density.in Dwelling Units per Net Acre),. Minimum Housing None None None 4 dwelling units per net acre.),2 Density for proposed short plats or subdivisions Maximum Housing 1 dwelling unit per 10 net acres.5 1 dwelling unit per 1 net acre 4 dwelling units per 1 net 8 dwelling units per 1 net acre. Density2,14 except that in designated acre.13 Urban Separators,density of up to 1 unit per gross acre may be permitted subject to conditions in RMC 4-3-110, N Urban Separator Overlay. coAssisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. NUMBER OF DWELLING UNITS PER LOT, Maximum Number 1 dwelling with 1 accessory unit. 1 dwelling unit. 1 dwelling unit. 1 dwelling unit. per legal lot 2 • < A rn N W � � O Conflicts:See RMC 4-1-080. 5 DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS N r (Primary and Attached Accessory Structures) o w a� r 3 r€ . , R• �/' 1 n �, 5 e �, � i t to t ., '. ..., , I µ ...� v. ," , ,8' e r � r � � � .aka w a 3- � r,:,, k�„t � 3 t� ,,�+� � oc`..4°s. � +E4n.� L, LOT DIMENSIONS Minimum Lot Size 10 acres. 1 acre. 8,000 sq.ft.11,13 except for 4,500 sq.ft.for parcels greater for lots created after 10,000 sq.ft. for cluster small lot clusters10 where R-8 than 1 acre. November 10,2004 development 3 standards shall apply. 5,000 sq.ft.for parcels 1 acre or less. Minimum Lot Width 150 ft.for interior lots. 75 ft.for interior lots. 70 ft.for interior lots. 50 ft.for interior lots. for lots created after 175 ft.for corner lots. 85 ft.for corner lots. 80 ft.for corner lots.11,13 60 ft.for corner lots. November 10,2004 Except for clustered develop- Except for small lot clusters10 ment within designated where R-8 standards shall Urban Separators, R-4 stan- apply. dards shall apply for both iv interior and corner lots. A Minimum Lot 200 ft. 85 ft. 80 ft.11,13 except for small lot 65 ft. - - Depth for lots clusters70 where R-8 stan- created after dards shall apply. November 10,2004 SETBACKS4 Minimum Front 30 ft.6 30 ft.6 30 ft.6,12,13 except for small lot 15 ft.6 for primary structure. Yard clusters10 where R-8 stan- 20 ft.for attached garages dards shall apply. accessed from front or side yard Unit with Alley Access street. Garage:The front yard set- Unit with Alley Access Garage: back of the primary structure The front yard setback of the pri- may be reduced to 20 ft. if all mary structure may be reduced parking is provided in the rear to 10 ft. if all parking is provided yard of the lot with access in the rear yard of the lot with from a public right-of-way or access from a public right-of-way alley. or alley. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) RC R-1 R-4 R-8 SETBACKS4(Continued) Minimum Side Yard 30 ft.7 20 ft.7 20 ft.12,13 15 ft.7 for the primary structure Along a Street 15 ft. is allowed in small lot and 20 ft.for attached garages clusters.10 which access from the front or side yard along a street. Minimum Side Yard 25 ft. 15 ft. 15 combined ft.12,13 is allowed 5 ft. with a minimum of 5 ft.for any side yard. 5 ft. is allowed in small lot clusters.10 Minimum Rear 35 ft. 25 ft. 25 ft.13 20 ft. ro Yard 20 ft. is allowed in small lot clusters.10 Clear Vision Area In no case shall a structure over In no case shall a structure In no case shall a structure In no case shall a structure over 42 in.in height intrude into the 20 over 42 in. in height intrude over 42 in. in height intrude 42 in.in height intrude into the 20 ft. clear vision area defined in into the 20 ft. clear vision into the 20 ft.clear vision area ft. clear vision area defined in RMC 4-11-030. area defined in RMC defined in RMC 4-11-030. RMC 4-11-030. 4-11-030. Minimum Freeway 10-ft. landscaped setback from 10 ft. landscaped setback 10 ft. landscaped setback 10 ft. landscaped setback from Frontage Setback the street property line. from the street property line. from the street property line. the street property line. BUILDING STANDARDS Maximum Building 2 stories and 30 ft. 2 stories and 30 ft. 2 stories and 30 ft.for stan- 2 stories and 30 ft. Height and Number dard roof. of Stories, except 2 stories and 35 ft.for roofs for uses having a having a pitch greater than "Public Suffix"(P) 3/12 designation and public water system facilities9 ry N 0. � 1 o Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS Q• (Primary and Attached Accessory Structures) o RC R-1 R '4 BUILDING STANDARDS (Continued) Maximum Height See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. for Wireless Communication Facilities Maximum Building Lots 5 acres or more: 2%.An 35%. For public utility facili- Lots greater than 5,000 sq. Lots 5,000 sq.ft. or greater: Coverage additional 5% of the total area ties the Reviewing Official ft.: 35% or 2,500 sq.ft., 35%or 2,500 sq.ft.,whichever is (Including primary may be used for agricultural may modify the building coy- whichever is greater. greater. and accessory buildings. erage allowance. Lots 5,000 sq.ft. or less: Lots less than 5,000 sq.ft.: buildings) Lots 10,000 sq.ft.to 5 acres: 50%. 50%. 15%.On lots greater than 1 acre, For public utility facilities the For public utility facilities the ro an additional 5%of the total area Reviewing Official may modify Reviewing Official may modify may be used for agricultural the building coverage allow- the building coverage allowance. buildings. ance. Lots 10,000 sq.ft.or less:35%. Vertical Facade All dwelling units shall provide Modulation vertical facade modulation at least every twenty horizontal feet(20'), including front,side and rear facades when visible from a street. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) -RC E R-1. R-4 R-8 LANDSCAPING AND OPEN SPACE Minimum Off-Site 5 ft. wide irrigated or drought 5 ft.wide irrigated or drought Landscaping resistant landscape strip; pro- resistant landscape strip; pro- Abutting Non- vided,that if there is additional vided,that if there is additional Arterial Public undeveloped right-of-way in undeveloped right-of-way in Streets for Plats and excess of 5 ft., this shall also excess of 5 ft.,this shall also be Short Plats be landscaped. landscaped. Submitted on or after November 10, 2004 Minimum Off-Site 10 ft.wide irrigated or drought 10 ft.wide irrigated or drought Landscaping resistantlandscape IV sca p stri p; pro- resistant landscape strip; pro- Abutting Principal, vided,that if there is additional vided,that if there is additional Minor and undeveloped right-of-way in undeveloped right-of-way in is Collector Arterial excess of 10 ft.,this shall also excess of 10 ft.,this shall also be Streets for Plats and be landscaped, unless other- landscaped, unless otherwise Short Plats wise determined by the determined by the reviewing offi- Submitted on or reviewing official during the cial during the subdivision pro- after November 10, subdivision process. cess. 2004 Minimum On-or At least two(2)trees of a City- At least two (2)trees of a City- Off-Site Tree approved species with a mini- approved species with a mini- Requirements for mum caliper of 1 1/2'per tree mum caliper of 1 1/2' per tree Plats and Short shall be planted in the front shall be planted in the front yard Plats Submitted on yard or planting strip of every or planting strip of every lot prior or after November lot prior to occupancy. to occupancy. 10,2004 y A a N 00 1 c _. co0 v D Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS 0. (Primary and Attached Accessory Structures) RC R-1 R-4 R-8' r EXCEPTIONS .. Pre-Existing Legal Nothing herein shall be deter- Nothing herein shall be Nothing herein shall be deter- Nothing herein shall be deter- Lots mined to prohibit the construction determined to prohibit the mined to prohibit the con- mined to prohibit the construction of a single family dwelling and its construction of a single fam- struction of a single family of a single family dwelling and its accessory buildings on a pre- ily dwelling and its accessory dwelling and its accessory accessory buildings on a pre- existing legal lot provided that all buildings on a pre-existing buildings on a pre-existing existing legal lot provided that all setbacks, lot coverage, height legal lot provided that all set- legal lot provided that all set- setbacks, lot coverage, height limits, infrastructure,and parking backs, lot coverage, height backs, lot coverage, height limits,infrastructure,and parking requirements for this zone can be limits, infrastructure, and limits, infrastructure, and requirements for this zone can be satisfied and provisions of RMC parking requirements for this parking requirements for this satisfied and provisions of RMC 4-3-050, Critical Areas, can be zone can be satisfied and zone can be satisfied and pro- 4-3-050, Critical Areas,can be met. provisions of RMC 4-3-050, visions of RMC 4-3-050, Criti- met. ro Critical Areas, can be met. cal Areas, can be met. CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and See RMC 4-3-050 and See RMC 4-3-050 and 4-3-090. 4-3-090. 4-3-090. PARKING AND LOADING Required Location For lots abutting an alley with for Parking paved and/or crushed rock surfacing:All parking areas and/or attached or detached garages may not occur in front of the building and/or in the area between the front lot line and the front building line; parking areas and garages must occur at the rear or side of the property, and vehicular access shall be taken from the alley. (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) Conflicts:See RMC 4-1-080. 4-2-110B DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached Accessory Structures)5 MAXIMUM,NUMBER AND SIZE General 2 structures—max.720 sq.ft. 2 structures—max. 720 sq.ft. 2 structures—max.720 sq. 2 structures—max.720 sq. per structure, or per structure, or ft. per structure, or ft. per structure, or 1 structure—max. 1,000 sq. 1 structure—max. 1,000 sq.ft. 1 structure—max. 1,000 sq. 1 structure—max. 1,000 sq. ft. In addition, 1 barn or stable— ft• ft. In addition, 1 barn or stable— max.2,000 sq.ft.;provided the Accessory structures shall Accessory structures shall max.2,000 sq.ft.; provided lot is 5 acres or more. only be allowed on lots in only be allowed on lots in the lot is 5 acres or more. Accessory structures shall only conjunction with a primary conjunction with a primary Accessory structures shall be allowed on lots in conjunc residential use. residential use. only be allowed on lots in tion with a primary residential ro conjunction with a primary use. residential use. MAXIMUM FLOOR AREA General The total floor area of all The total floor area of all acces- The total floor area of all ac- The total floor area of all accessory buildings shall not sory buildings shall not be cessory buildings shall not accessory buildings shall not be greater than the floor area greater than the floor area of be greater than the floor area be greater than the floor area of the primary residential use. the primary residential use. of the primary residential of the primary residential The lot coverage of the pri- The lot coverage of the primary use.The lot coverage of the uses.The lot coverage of the mary residential structure residential structure along with primary residential structure primary residential structure along with all accessory all accessory buildings shall along with all accessory along with all accessory buildings shall not exceed the not exceed the maximum lot buildings shall not exceed buildings shall not exceed maximum lot coverage of this coverage of this Zoning Dis- the maximum lot coverage of the maximum lot coverage of Zoning District. trict. this Zoning District. this Zoning District. HEIGHT Maximum Building Accessory structures—15 ft. Accessory structures—15 ft. Accessory structures—15 ft. Accessory structures—15 ft. Height and Number Animal husbandry or agricul- Animal husbandry or agricul and 1 story. and 1 story. of Stories except for tural related structures—2 tural related structures—2 sto- Animal husbandry related Animal husbandry related s Public uses having a stories and 30 ft. ries and 30 ft. structures—2 stories and 30 structures—2 stories and 30 1' 0. "Public Suffix" (P) N ft. ft. designatione.9 Conflicts:See RMC 4-1-080. This page left intentionally blank. (Revised 8/08) 2 -74.4b DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached Accessory Structures)5 ta'4�L`S l yx @+e€4 wdrP w>� `S " " P µt r rMa" r V fi` x x s- t; Y+. i 4 o- xn } � lrt;; v,j,g^',U xi fek T- ;MINIMUM SETBACKS ,..General 6 ft. from any residential 6 ft.from any residential struc- 6 ft. from any residential 6 ft. from any residential structure. If sited closer than ture. If sited closer than 6 ft., structure. If sited closer than structure. If sited closer than 6 ft.,the structure will be con- the structure will be considered 6 ft., the structure will be 6 ft.,the structure will be con- sidered to be attached. to be attached. considered to be attached. sidered to be attached. Stables, and other animal Stables, and other animal hus- Stables, and other animal Stables, and other animal husbandry related structures bandry related structures see husbandry related struc- husbandry related structures see RMC 4-4-010. Agricul- RMC 4-4-010. Agricultural tures see RMC 4-4-010. see RMC 4-4-010. tural related structures-50 ft. related structures—50 ft. from from any property line. any property line. Side Yards 5 ft. unless located between 3 ft. unless located between 3 ft. unless located between 3 ft. unless located between ro the rear of the house and the the rear of the house and the the rear of the house and the rear of the house and the rear property line, then 0 ft. rear property line, then 0 ft. the rear property line,then 0 rear property line, then 0 ft. side yard is allowed. side yard is allowed. ft. side yard is allowed. side yard is allowed. Rear Yards 5 ft.,except that garages,car- 3 ft. unless located between 3 ft. unless located between 3 ft. unless located between ports,and parking areas must the rear of the house and the the rear of the house and the rear of the house and the be set back from the rear rear property line, then 0 ft. the rear property line,then 0 rear property line, then 0 ft. property lines a sufficient dis- rear yard is allowed. Garages, ft. rear yard is allowed. rear yard is allowed. tance to provide a minimum carports and parking areas Garages, carports and park- Garages, carports and park- of 24 ft. of back-out room, must be set back from the rear ing areas must be set back ing areas must be set back either on-site or on improved property line a sufficient dis- from the rear property line a from the rear property line a rights-of-way, where parking tance to provide a minimum of sufficient distance to provide sufficient distance to provide is accessed from the rear of 24 ft. of back-out room, either a minimum of 24 ft. of back- a minimum of 24 ft. of back- the lot. on-site or on improved rights- out room, either on-site or out room,either on-site or on of-way, where parking is on improved rights-of-way, improved rights-of-way, accessed from the rear of the where parking is accessed where parking is accessed lot. from the rear of the lot. from the rear of the lot. Front Yard/Side Accessory structures are not Accessory structures are not Accessory structures are Accessory structures are not Yard Along Streets permitted within required permitted within required front not permitted within required permitted within required 4. " front yards or side yards yards or side yards along front yards or side yards front yards or side yards along streets. streets. along streets. along streets. ^' Q. o Conflicts: See RMC 4-1-080. W DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS a (Detached Accessory Structures)5 r ii� a� Y � ..�,s �k#S ,;§¢'Lr".�,° ' E 2te �. .,h-x,�"' "ate p.-. !#J-�^ a a^"Y'. -# h�2'* Jnx T 'Xi" i*# v E?,"r ,r.+ x a'%k' x iP s_ ,Z u i 'r`taaC N c: pxt � �+r�* *�,4� �i �'Y'� e,..' $.�,a r' p" ,�`^}",� .«ir`� � �,p.�'':�..i � '.y"��e,.,v �re rb"z' � �Rr' � .��`¢ -r , ti!. r . '�61604���pp °t Y`ys a,�y itk,, y M1 ,n �i , etc,<t •5;EV:% 5a�:�'fgtlr'J'bh`z"*`lt v ,.A¢ w ? x .��,Y'.�m � :*^7. 3�'m�"y.�v'.+e, s�,N,r�,,,H"N .-S'.;.a�5`*r3i� ;wr"J'�"�w ,� ^u'n.n���iia'.J'%:42�d'��.a�_� `.:saf!�Y,im'�:,`�`+�,rah. ,�.c,��"i•:,.T'�?e;�s��`t?�����i MINIMUM:SETBACKS (Continued)a T ;b; r r A° Clear Vision Area In no case shall a structure In no case shall a structure In no case shall a structure In no case shall a structure over 42 in. in height intrude over 42 in.in height intrude into over 42 in. in height intrude over 42 in. in height intrude into the 20 ft.clear vision area the 20 ft. clear vision area into the 20 ft. clear vision into the 20 ft. clear vision defined in RMC 4-11-030. defined in RMC 4-11-030. area defined in RMC area defined in RMC 4-11-030. 4-11-030. PARKING4 , ., r � �t General See RMC 4-4-080. See RMC 4-4-080. See RMC 4-4-080. See RMC 4-4-080. •CRITICAL;AREAS General See RMC 4-3-050 and See RMC 4-3-050 and See RMC 4-3-050 and See RMC 4-3-050 and 4-3-090. . 4-3-090. 4-3-090. 4-3-090. 4, (Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004) in Conflicts:See RMC 4-1-080. 4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION " INDI"VIDFUAL MANUFACTURED' 4 HOME SPACES 0. x NEW PARK Primary and Attached Accessory DETACHED'ACGESSORY Development or"Redevelopment Structures STRU,CTURSSB PARK AREA AND"DENSITY' (Net.DensityPin Dwelling,.Units Per_Net-Acre) _ , ., Minimum Park Site Area 2 net acres? NA NA Minimum Housing Density 5 units per net acre.2 NA NA Maximum Housing Density 10 units per net acre.2 N NA NUMBER OF RESIDENTIAL`;STRUCTURES` „N.], .f; Maximum Number The only permanent dwelling allowed No more than 1 primary residential dwelling On parcels at least 3,000 sq. ft. in on the mobile home park shall be the is allowed on each approved manufactured size, only 1 detached building or ro single family dwelling of the owner or home space. structure is allowed; provided, the manager. lot coverage requirement is not exceeded. LOT DIMENSIONS Minimum "Lot" Size for lots 3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft. created after July 11, 1993 Minimum "Lot"Width for lots 40 ft. for interior lots. NA NA created after July 11, 1993 50 ft. for corner lots. Minimum "Lot" Depth for lots 75 ft. NA NA created after July 11, 1993 General Design Each lot shall be laid out so as to opti- It shall be illegal to allow or permit any NA mize view, privacy and other ameni- mobile home to remain in the mobile home ties. Each lot shall be clearly defined. park unless a proper space is available for it. SETBACKS' Minimum Front Yard NA 10 ft. 10 ft. z Minimum Side Yard Along a NA 10 ft. 10 ft. Street ..A W O n Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION N INDIVIDUAL MANUFACTURED . 0 -HOME SPACES ti' t § C � �, .NEW PARK Prfmary�and ttach C $p( y m • ti PA @d Accessory DETACHED AC ES 4 ,r Developmerit or Redevelopment w= Structures e ,STRUCTURES5 SETBACKS4(Continued) ` Minimum Side Yard NA 5 ft.for interior lots. 5 ft. for interior lots provided, that garages and carports shall be set back from the property"line"a suffi- cient distance to provide a minimum of 24 ft. of backout room either on- site or counting the accessway. Minimum Rear Yard NA 5 ft. 5 ft. provided,that garages and car- ports shall be set back from the ro 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 10 ft. landscaped setback from the 10 ft. landscaped setback from the street 10 ft. landscaped setback from the Setback street property line. property line. street property line. Setbacks for Mobile Home NA Yard abutting a public street: 20 ft. Yard abutting a public street:20 ft. Parks Constructed Before Any yard abutting an exterior property Any yard abutting an exterior 12-3-1969 (Highlands) boundary of the mobile home park: 5 ft. property boundary of the mobile Minimum distance between mobile home park: 5 ft. homes: 15 ft. Setbacks from all other"lot Minimum distance between canopy and lines": 0 ft. mobile home on an abutting lot: 5 ft. Setbacks from all other"lot lines": 0 ft. Setbacks for Other Uses To be determined through the land NA NA use review process. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION � INDIVIDUAL MANUFACTURED HOME NI W PARK '.r Primary and Attached Accessory ==DETACH D ACCESSORY a V• � Development oqr Redevelopment Structures � r" "4ssSTRUCTURES� ,} �., �..3 h} B y.q N T'.y, .."�" w a x4..,a. „ `�a b,.uc .�n':+ § �'Ai,... �,i�. .�3 SETBACKS4(Continued) ° Clear Vision Area In no case shall a structure over 42 in. In no case shall a structure over 42 in. in In no case shall a structure over 42 in height intrude into the 20 ft. clear height intrude into the 20 ft. clear vision in. in height intrude into the 20 ft. vision area defined in RMC 4-11-030. area defined in RMC 4-11-030. clear vision area defined in RMC 4-11-030. PRIVATE-STREET IMPROVEMENTS' • On-Site Private Streets, Asphaltic or concrete streets and con- NA NA Curbs and Sidewalks crete curbings shall be provided to each lot.The minimum width of streets ro 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. Illumination: The Reviewing Official NA NA shall approve a street lighting plan providing sufficient illumination between sunset and sunrise to illumi- nate adequately the roadways and walkways within a mobile home park. BUILDING STANDARDS = u Maximum Building Height 30 ft. and 2 stories 30 ft. and 2 stories 15 ft. and Maximum Number of Stories Maximum Height for See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. a, Wireless Communication ry Facilities o 0 0 Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION N L`h> ii }l A,Y �F '�b� .•�S•L Z,�y 3SU 1 }`1Y 0 4` INDIVIpUALGMANIIFACTUREl7 . kj � r I OMEFSPACES ew NEW,gPARK k "$ Primary and Attached Accesso yr a ':AtDETACHED:ACCESSORY . Development or Re(evelopment 'Strtlf tures r ' ","a ST UCTUR Sgr a bF 'a•J —}C L BUILDING STANDARDS (Continued) Maximum Building Coverage I NA 60%. The building coverage of the pri- (Including the primary manu- mary residential structure along with factured home and all - all accessory buildings shall not enclosed accessory struc- exceed the maximum building cov- tures and required deck or erage of this Zoning District. patio) LANDSCAPING AND.SCREENING General Landscaping shall be provided on Each lot shall be landscaped. NA ^) both the individual lots and the remainder of the mobile home park co site according to a landscape plan approved by the Reviewing Official. A solid wall or view-obscuring fence, hedge or equivalent barrier not less than 5 ft.in height shall be established and maintained around the entire perimeter of the park except for the openings for driveway and walkway purposes. RECREATION AREA General A minimum of 10%of the total area of NA NA the park shall be reserved and shall be used solely and exclusively for a play- ground-recreation area. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION INDIVIDUAL MANUFACTURED , HOME SPACES xx = s NEW'PARK Primary and'AttachedAccessoi s DETACHED`ACCESSORY° Development or Redevelopment `} Structures a r ' ' $ STRUCTURESS PARKING Minimum Requirements See RMC 4-4-080. Each mobile home lot shall have a minimum Each mobile home lot shall have a of 2 off-street automobile parking spaces. minimum of 2 off-street automobile Attached and detached garages and car- parking spaces. ports shall be set back from the property Attached and detached garages and "line"a sufficient distance to provide a mini- carports shall be set back from the mum of 24 ft. of backout room either on-site property"line"a sufficient distance or counting the accessway. to provide a minimum of 24 ft. of backout room either on-site or ro counting the accessway. PATIOOR DECK ,: . General NA A concrete patio or deck of not less than 125 A concrete patio or deck of not less sq. ft. with a minimum width of 8 ft. shall be than 125 sq. ft. with a minimum provided for each mobile home park lot cre- width of 8 ft. shall be provided for ated after the effective date of this Section each mobile home park lot created (9-19-1983). These structures will be after the effective date of this Sec- counted toward the maximum lot coverage. tion (9-19-1983). These structures will be counted toward the maximum lot coverage. SIGNS' General See RMC 4-4-100. NA NA 0.io Co 1 nO Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION N J • INDIVIDUAL MANUFACTURED 0 HOME SPACES NEW PARK Primiry and,"AttachedeAccessory DETACHED ACCESSORY Development or Redevelopment Structures ° - STRUCTURES EXCEPTIONS. Pre-Existing "Lots" NA Nothing herein shall be determined to pro- Nothing herein shall be determined hibit the construction of single family dwell- to prohibit the construction of single ing or manufactured home and its accessory family dwelling or manufactured building on a previously approved manufac- home and its accessory building on tured home"lot"provided that all setback,lot a previously approved manufac- coverage, height limits, infrastructure, and tured home"lot"provided that all parking requirements for this zone can be setback, lot coverage, height limits, satisfied and provisions of RMC 4-3-050, infrastructure, and parking require- Critical Areas, can be met. ments for this zone can be satisfied n' and provisions of RMC 4-3-050, 0o Critical Areas, can be met. 0 CRITICAL AREAS "`' r ,: General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. (Ord. 3902, 4-22-1985; Ord. 4404, 6-7-1993;Amd. Ord. 4963, 5-13-2002) Conflicts:See RMC 4-1-080. 4-2-110D 4-2-110D CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. a. Phasing, shadow platting, or land action, including both the reserves may be used to satisfy the area within and outside the minimum density requirements if the open space corridor, with applicant can demonstrate that the either existing or new vegeta- current development would not pre- tive cover, and at least one of clude the provision of adequate the following additional crite- access and infrastructure to future ria: development and would allow for the eventual satisfaction of minimum den- (A) Enhancement of wetlands is sity requirements through future provided at a ratio of one-half development. (1/2) acre enhanced for one acre delineated within the b. In the event the applicant can show urban separator pursuant to that minimum density cannot be RMC 4-3-050M12b, Evalua- achieved due to lot configuration, lack tion Criteria, and RMC of access, environmental or physical 4-3-050M12c,Wetlands Cho- constraints, minimum density require- sen for Enhancement. ments may be waived by the Review- Enhancement proposed for a ing Official. density bonus may not also 2. Use-related provisions are not variable. be used for a mitigation for other wetland alterations. Use-related provisions that are not eligible for a variance include: building size, units (B) Legal nonconforming uses per structure/lot, or densities. Unless are removed from the site bonus size or density provisions are spe- and/or brought into conform- cifically authorized, the modification of ance with Renton standards. building size, units per structure, or densi- ties requires a legislative change in the (C) Natural surface pedestrian code provisions and/or a Comprehensive trails, with public access, are Plan amendment/rezone. provided as part of an adopted trail system or, 3. Clustering is allowed to meet objectives where there is no planned such as preserving significant natural fea- trail system, in a configuration tures,providing neighborhood open space, approved by the Reviewing or facilitating the provision of sewer ser- Official. vice. Within designated urban separators, clustering is required, consistent with the (D) In the absence of either wet provision of RMC 4-3-110, Urban Separa lands or legal nonconforming tor Overlay Regulations. uses on the site, public access and trails shall be a. The maximum net density require- required to the satisfaction of ment shall not be exceeded except the Reviewing Official. that within urban separators a density bonus may be granted allowing the (ii) Parcels within the urban nto total density to achieve one dwelling arator may be combined into unit per gross contiguous acre for larger contiguous holdings to projects that meet the following crite allow platting to achieve bonus density; however, ria: existing legal lots shall not be (I) Provision of native vegeta- reduced in land area for the tion cover on sixty-five per- purpose of transferring den- cent (65%) of the gross area sity unless such lots are of all parcels in the land use included in a proposed plat. 2 -81 (Revised 8/08) 4-2-110D b. The area of individual lots shall not be MINIMUM SIDE YARD less than ten thousand (10,000) WIDTH OF EXISTING, WIDTH ALONG A square feet. LEGAL LOT STREET 4. Allowed Projections into Setbacks: R-1 ZONE Less than or equal to 50 ft. 10 ft. a. Fireplace Structures, Windows: 50.1 to 51 ft. 11 ft. Fireplace structures, bay or garden 51.1 to 52 ft. 12 ft. windows,enclosed stair landings,and 52.1 to 53 ft. 13 ft. similar structures as determined by 53.1 to 54 ft. 14 ft. the Zoning Administrator may project 54.1 to 55 ft. 15 ft. twenty four inches (24") into any set- 55.1 to 56 ft. 16 ft. back; provided, such projections are: 56.1 to 57 ft. 17 ft. (i) Limited to two (2) per facade. 57.1 to 58 ft. 18 ft. 58.1 to 59 ft. 19 ft. (ii) Not wider than 10'. 59.1 and greater 20 ft. b. Fences: See RMC 4-4-040. R-4 or R-8 ZONE Less than or equal to 50 ft. 10 ft. c. Steps and Decks: Uncovered steps 50.1 to 52 ft. 11 ft. and decks not exceeding eighteen 52.1 to 54 ft. 12 ft. inches (18") above the finished grade 54.1 to 56 ft. 13 ft. may project to any property line. 56.1 to 58 ft. 14 ft. Uncovered steps and decks having no 58.1 or greater 15 ft. roof covering and not exceeding forty However, in no case shall a structure over two inches (42") high may be built forty two inches (42") in height intrude into within the front yard setback. the twenty-foot (20') clear vision area d. Eaves: Eaves and cornices may defined in RMC 4-11-030. project up to twenty four inches (24") 8. In no case shall building height exceed the into any required setback. maximum allowed by the Airport Related 5. In order to be considered detached, a Height and Use Restrictions, for uses structure must be sited a minimum of six located within the Federal Aviation Admin- feet (6') from any residential structure. istration Airport Zones designated under 6. A front yard setback of less than typically RMC 4 3 020. allowed is permitted if equal to or greater 9. Public facilities are allowed the following than the average of the front yard setback height bonus: of the existing,abutting primary structures; however, in no case shall a minimum set- a. Water towers/reservoirs are permit- back of less than twenty feet (20') be ted up to a maximum height of one allowed for garages which access from the hundred seventy-five feet(175')to the front yard street(s). highest point of the reservoir. 7. For pre-existing legal lots having less than b. Water treatment facilities and pump the minimum lot width required by this Sec- stations are allowed up to fifty feet tion, the following chart shall apply for (50') subject to site plan review.The determining the required minimum side Reviewing Official may modify set- yard width along a street: back standards to increase setbacks as part of the site plan review MINIMUM SIDE YARD approval. WIDTH OF EXISTING, WIDTH ALONG A c. Public utility facilities exceeding 50 LEGAL LOT STREET RC ZONE feet (50') in height shall be treated 150 feet or less 25 ft. with public art consistent with RMC 4-9-160. Such public art shall be eligi- ble for one percent (1%)for art fund- ing and shall be reviewed by the Renton Municipal Arts Commission. (Revised 8/08) 2 -82 4-2-110D d. Structures on Public Suffix (P) proper- area for tree replacement requirements in ties are permitted an additional fifteen accordance with RMC 4-4-130H. feet(15') in height above that other- , Such tracts shall be shown and recorded wise permitted in the zone if"pitched roofs,"as defined herein, are used for on the face of the plat to be preserved in at least sixty percent(60%)or more of perpetuity. the roof surface of both primary and Such tracts may be included in contiguous accessory structures. open space for the purposes of qualifying In addition, the height of a publicly for small lot clustered development. owned structure may be increased as Where trees are removed, they shall be follows: replaced in accordance with RMC When abutting a public street, 4 4 130H. one additional foot of height 11. Lot size,width, and depth may be reduced for each additional one and by the Reviewing Official when, due to lot one-half feet (1-1/2') of perim- configuration or access, four(4) dwelling eter building setback beyond units per net acre cannot be achieved.The the minimum street setback reduction shall be the minimum needed to required; or allow four(4) dwelling units per net acre ii. When abutting a common and shall be limited to the following mini- property line, one additional mum dimensions: foot (1') of height for each Lot size—seven thousand two hundred additional two feet (2') of (7,200) sq. ft. perimeter building setback Lot width—sixty feet(60'). beyond the minimum required along a common property Lot depth—seventy feet (70'). line. 12. When lot size is reduced for the purpose of 10. Small lot clusters of up to a maximum of achieving maximum density,setbacks may fifty (50) lots shall be allowed within the also be reduced by the Reviewing Official. R-4 zone,when at least thirty percent Setback reductions shall be limited to the (30%) of the site is permanently set aside following: as"significant open space." Such open Front—twenty feet (20'). space shall be situated to act as a visual buffer between small lot clusters and other Side yard along a street—fifteen feet (15') development in the zone. The percentage primary structure, twenty feet (20') of open space required may be reduced by attached garage with access from the side the reviewing official to twenty percent yard. (20%) of the site when: Side—Minimum side yard combined set- a. Public access is provided to open back—fifteen feet (15'). space; and Minimum for one yard—five feet (5'). b. Soft surface trails are provided within 13. For properties vested with a complete plat wetland buffers; and application prior to November 10, 2004, c. Storm water ponds are designed to and for the Mosier II, Maplewood East and eliminate engineered slopes requiring Anthone, the following standards apply. fencing and enhanced to allow pas- Vested plats must be developed within five sive and/or active recreation. (5) years of preliminary plat approval All portions of a site that are not dedicated and/or annexation. to platted single family lots or a dedicated Maximum density—five (5) dwelling units right-of-way shall be set in a separate tract per net acre. and/or tracts to preserve existing viable stands of trees or other native vegetation. Minimum lot size—seven thousand two The tract may also be used as a receiving hundred (7,200) sq.ft. 2 -82.1 (Revised 8/08) 4-2-110D Minimum lot width—sixty feet(60')for inte- rior lots, seventy feet (70') for corner lots. • Minimum lot depth—seventy feet (70'). Minimum front yard—fifteen feet (15') for the primary structure, twenty feet (20') for an attached or detached garage. For a unit with alley access garage, the front yard setback for the primary structure may be reduced to ten feet (10') if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. Minimum side yard along a street—fifteen feet(15'). Minimum side yard—five feet (5'). Minimum rear yard—twenty five feet (25'). 14. Covenants filed as part of any final plat shall establish that future division of land within the plat must be consistent with the maximum density requirements as mea- sured within the plat as a whole as of the time of future division. (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) (Revised 8/08) 2 -82.2 4-2-110E ILLUSTRATIONS: 'ES O" CE. CO\SE VA IO\ DETACHED ACCESSORY BUILDINGS: SIZE AND NUMBER: LOT SIZE 10 ACRE MINIMUM LOT UNLESS CLUSTERED MAX.OF 2 . 720 SIFT.OR 1 ALLOWED UP T( 4500 SOFT.MINIMUM.IF CLUSTERED(6 LOT MAX.) IN ADDITION, 1 LOTS StABLE R T( MAXIMUM 1 DWELLING UNIT PER LOT 2000 SQFT.ON LOTS 5 ACRES OR MORE • LOT COVERAGE: SETBACKS: >5 ACRES-2% 5'SIDE AND REAR >10,000 SQFT.TO 5 ACRES- 15% 50'FOR BARNS/STABLES • BUILDING HEIGHT: <10,000 SQFT-3570 pp� AA�, 15'MAXIMUM >1 ACRE AN ADDITIONAL 5%MAYBE 1000111 �11•• t`O>ji'iai�aikf' lalPIO BARN/SILOS 50' USED FOR BOGS.RELATED TO AGRICULTURAL I�I '1'1�] ® Sill PURPOSES ,', �® �t �✓DENSITY: I tc',�i 1 DWELLING UNIT PER 10 ACRES REAR SETBACK: / 1qc MIN.35' SIDE SETBAGK:M SLOG.HEIGHT: � I'A r.r#�� \ .,•• 0o MIN. 25' 2 STORIES AND- .•r ANIMAL HUSBAI�RY BLDG. r r rP,� ./ 30'MAXIMUM ..4I' .)( // c ,••�r SEE ANIMAL CODE SECTION r it �� htliliffl,,1 1I1r BMW.41 ✓ y� • 10 1111j1 /0rl w IIIU r % ifir.-9, -I/X/so, X. 20 . 7)s 4110, l� SIDE SETBACK: W i/A7, ,y ♦ /MIN. 25' Vp4 o�S Xc FROM SETBACK: . \\',F� MIN.30' A • rn N 6 1 oo O 8 N ITl Exceptions and additional standards are located in RMC 4-2-080. .p < IV N 1 o 'ESIENTIAL 1 DU/ACE DEtAG EDACIFSSORYBUItDINGS: m ND SIZE ANC NUMBER: 2@ 270 SOFT.EACH OR 1 @ 1000 SOFT LOT SIZE: SE1 BACKS: 1 DWELLING UNIT PER ACRE EXCEPT WHERE CLUSTERED 3'MINIMUM SIDE YARD SETBACK 4,500 SOFT.MINIMUM AND, R-8 STANDARDS APPLY MINIMUM 15'DISTANCE FROM RESIDENTIAL BOGS. MAXIMUM 6 DWELLING UNITS PER CLUSTER BUILDING HEIGHT: MAXIMUM 1 DWELLING UNIT PER LOT 15'MA)IMUM LOT COVERAGE: '01414 35%MMMUM 0 DENSITY: 1 DWELLING UNIT PER ACRE INCLUDING Z.ifr COMMON OPEN SPACE SIDE SETBACK: 1 REAR SETBACK MIN.15' „ / MIN.25% :. N t• `��.,,,,,,,'��' SLOG.HEIGHT: 0o / :��� :\ ;. 2 STORIES Af l�30' ::Ns MAXIMUM gO(forci.--i Ati 4, ,,,.‘-'' 01 '''.....................'....N. 1((j ' MIN.15< --.I. •pi 1../...". — % /4 / Ol i� . MIN.30' FRONTSETBACK: ' /• AFT ,. • Exceptions and additional standards are located in RMC 4-2-080. RESIDENTIAL 8 DU/ACRE DETPAIF-D ACLTSSORY BUILDINGS: NUM SIZE AND BLDG.I-Fl ur: D) BER: LOT SIZE: 2 STORIES AND 30 MAX OF 2 0 720 SIFT.OR I A I O00 SOFT. 4500 SOFT.MINIMUM MA I:'viL A'1 SETBACKS MAXIMUM 1 PWELING UNIT FER LOT 3'MIN.SIDE YAK BETWEEN E EXCEPT BETWEEN �1R OF HOUSE LOT COVERAGE: AND FROPEP.TI`LINE 35%1v(MlMUM EXCEPT 50% 50%FOR LOTS 5000 SOFT.OR LESS 11kNIL : :' 5 DWELLING UNITS I'ER PARE MINIMUM S P ''ELLING UNITS PER A MA,VmUM 9.7 DWELLING UNITS FER ACRE MAXIMUM FOR LOTS 112P OF LESS- i yy .. , 4 i$ 51DE SETBACK MIN 5' �, . -L.. ," \ / 4 T. n .r Z4 l5, � \ \\�1 .. G' Na> a j1 4 \ 4 ° �� REAR 5ET8ACK cn n �' 2O MINI co via � � , N., :'.";,=7"- ...T4:,'!.' ' ,,, 1 1" filartmlyga,,i „t. i...f. t„titir •. IRONr 5E11 Mi N 20'' ' \ PI .20' ST � �\ �uMr58 : NO • RAFT ° A y N�m a � 1 O M Exceptions and additional standards are located In RMC 4-2-080. o N S y j a ...0 O a m UI RESIDENTIAL-MANUEAC URED HOMES DETACFEDAnF9SORYBUILDINGS: SIZE AND NUMBER: LOT SIZE: 1 FOR LOTS>3,000 SOFT.' 3.000 SOFT. 1 ADDITIONAL FOR LOTS>6.000 SOFT.' LOT COVERAGE: ('PROVIDED LOT COVERAGE IS NOT EMEEDED) 50%MAX TOTAL OF ENCLOSED STRUCTURES SETBACKS 10%ADDITIONAL FOR STRUCTURE WITH<30% BLDy-. - �y� 5'SIDDREAR WAIL ENCLOSURE 2 STORIES AND 30' / 6'MINIMUM DISTANCE TO RESIDENITAL BLDG. DENSITY: MAX �� 10 DWELLING UNITS PER �—� ACRE w.�v 1 DWE.UNG UNIT PER Ffu . LOT .1,Sri. �G�-i REQUIRED PATIO/PECK MIN 125' : SQFT&5''WIDTH(INCLUDED IN �,:�`"g11-440 ...••••\ ,,�-' LOT COVERAGE) ....ii1011 if ,111' OrN.7144* NY ,z*,:.14"4" * ...010"‘ 0-.--op;,\-- .14, ' SIDE SETBACK: '� �'1`� ,1�%p____. .IA0,, W INTERIOR LOTS:5' rr 1 `�.. fE : CORNER LOTS: 10' Y°' "'` Yy REAR'SETBACK: '•...,. 0/1' 4f k "s, .>X' ' 5'MIN _ 1114 0 9 FRONT SETBACK: `'�+ .° � '1 O'MIN. C. "", �; '/�. �`" SIDE SETBACK: ,p INTERIOR LOTS:5' sr'\�� �y /,./• CORNER LOTS: 10' T (Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004) Exceptions and additional standards are located in RMC 4-2-080. 4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R=10 R-14 _ RIHI DENSITY (Net Density in Dwelling Units Per Net Acre) Minimum For parcels over 1/2 gross acre: 4 10 units per net acre.413 For any subdivision,and/or develop- Housing units per net acre for any subdivision or Minimum density requirements shall not apply ment:4,13 Density4,13 development 4,13 to the renovation of an existing structure. "U" suffix:10 25 units per net acre. Minimum density requirements shall "T"suffix:10 14 units per net acre. not apply to:a)the renovation or con- version of an existing structure,orb)the "F"suffix: 10 units per net acre. subdivision, and/or development of a Minimum density requirements shall not legal lot 1/2 gross acre or less in size as apply to the renovation or conversion of an of March 1, 1995. existing structure. Maximum For developments or subdivisions For developments or subdivisions: 14 dwell- For any subdivision and/or develop- Housing including attached or semi-attached ing units per net acre, except that density of up ment:4 Density dwellings: 10 dwelling units per net to 18 dwelling units per acre may be permitted "U" suffix: 75 units per net acre.f°,24 acre.4 subject to conditions in RMC 4-9-065, Density Assisted living bonus: 1.5 times the Bonus Review.4 "T"suffix: 35 units per net acre.10 maximum density may be allowed sub- Assisted living bonus: 1.5 times the maxi- "F"suffix: 20 units per net acre. ject to conditions of RMC 4-9-065. mum density may be allowed subject to condi- Assisted living bonus: 1.5 times the tions of RMC 4-9-065. maximum density may be allowed subject Affordable housing bonus: Up to 30 dwelling to conditions of RMC 4 9 065. units per acre may be permitted on parcels a minimum of two acres in size if 50%or more of the proposed dwelling units are affordable to low income households with incomes at or below 50% of the area median income. 0 W 1 W -n Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) E � Ali" , , g c �n s. i x 'i'� +,it + �"� s. xsa, ," .�.ie `r. r� �.I� �s�'.,3° h Y�,, RM , Lail M1 � , PLATS OR SHADOW PLATS General Uses shall be developed on a"legal lot." All Uses: NA For the purposes of this subsection, Uses may be developed on either:a)properties "legal lot"means: which are platted through the subdivision pro- • a lot created through the subdivision cess; or b) properties which are to remain process, or unplatted. • created through another mechanism For properties which are to remain unplatted, which creates individual title for the the development application shall be accompa- residential building and any associ- nied by a shadow plat and, if applicable, phas- ated private yards. ing or land reserve plan. For purposes of this zone, "lot"shall mean legal platted lot and/or If title is created through another mech- equivalent shadow platted land area.18 ro anism other than a subdivision, the development application shall be Covenants shall be filed as part of a final plat in co accompanied by a shadow plat and, if order to address the density and unit mix applicable, phasing or land reserve requirements of the zone. plan.18 Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) ^ a ` RM ?,A 1 t0i k DWELLING UNIT MIX' General Existing development: None required. A minimum of 50%to a maximum of 100% of NA For parcels which are a maximum size permitted units shall consist of detached, semi- of 1/2 acre as of the effective date attached or up to 3 consecutively attached town- hereof(March 1, 1995): None required. houses. Up to 4 townhouse units may be con secutively attached if provisions of RMC Full subdivisions and/or development 4-9-065, Density Bonus Review, are met. on parcels greater than 1/2 acre, excluding short plats: A minimum of A maximum of 50% of the permitted units in a 50%to a maximum of 100%of detached project may consist of: or semi-attached dwelling units.A mini- • 4 to 6 consecutively attached townhouses; mum of one detached or semi-attached • Flats; ro dwelling unit must be provided for each attached dwelling unit (e.g., townhouse Townhouses/flats in one structure. CO m or flat) created within a proposed devel- Provided that buildings shall not exceed 6 dwell- opment. A maximum of 4 units may be ing units per structure, except as provided in consecutively attached!' RMC 4-9-065, Density Bonus Review. NUMBER'OF DWELLING UNITS PER,LOTi General Only 1 residential building (e.g., 1 residential structure and associated accessory NA detached dwelling, semi-attached dwell- buildings for that structure shall be permitted per ing, townhouse, flat, etc.) with a maxi- lot, except for residential buildings legally exist- mum of 4 residential units and associated ing at the date of adoption of this Section. accessory structures for that building shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, "legal lot" means a lot created through the subdivision process, or through another mechanism which creates individual title for the residential s building and any associated private yards 0. (e.g., condominium). 0 0 Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (4, (Primary and Attached Accessory Structures) ,R-10 R-14 RM LOT DIMENSIONS conumi()Nps Minimum Lot Density requirements shall take prece- Residential Uses: None Size for lots dence over the following minimum lot Detached or semi-attached units: 5,000 sq. ft. created after July size standards. Up to 3 Townhouse Units Consecutively 11, 1993 For parcels which exceed 1/2 acre in Attached: size: Attached exterior/end unit: 2,500 sq.ft. Detached and semi-attached dwell- Attached interior/middle unit:2,000 sq. ft. ing units:3,000 sq.ft.per dwelling unit. Attached townhouse dwelling units: Greater than 3 Townhouse Units Consecu- 2,000 sq. ft. per dwelling unit. tively Attached; Flats;Townhouse/Flat Com- binations: 2 flats: 5,000 sq. ft. per structure. 3 flats: 7,500 sq. ft. per structure. Attached exterior/end townhouse unit:2,000 4 flats: 10,000 sq. ft. per structure. sq. ft. For parcels that are 1/2 acre or less in Attached interior/middle townhouse unit or 0 size as of March 1, 1995: No minimum flats: 1,800 sq. ft. lot size requirement when they are sub- Commercial or Civic Uses: None. sequently subdivided. Density require- ments shall apply. Minimum Lot Detached or semi-attached dwellings: Residential Uses: "T" suffix: 14 ft. Width for lots Interior lots: 30 ft. Detached or semi-attached: 30 ft. All other suffixes: 50 ft. created after July Corner lots: 40 ft.11, 1993 Up to 3 Townhouse Units Consecutively Townhouses: 20 ft.19 Attached: Flats: 50 ft. Attached exterior/end townhouse unit:25 ft. Attached interior/middle townhouse unit: 20 ft. Greater than 3 Townhouse Units Consecu- tively Attached; Flats;Townhouse/Flat Com- binations: Attached exterior/interior townhouse unit: 20 ft. Flats: 50 ft. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) `11-1 0w ,R14 RMt Q LOT DIMENSIONS (Continued) Minimum Lot 55 ft.19 Residential Uses: 65 It. Depth for lots Detached or semi-attached: 50 ft. created after July 11, 1993 Up to 3 Townhouse Units Consecutively Attached: Attached exterior/interior townhouse unit: 45 ft. Greater than 3 Townhouse Units Consecu- tively Attached; Flats; Townhouse/Flat Com- binations: Attached exterior/interior townhouse unit: 40 ft. Flats: 35 ft. N c N Q �l J ...1 O O Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) -n R-10- R-14 - RM SETBACKS8 Minimum Front Along streets existing as of March 1, Residential Uses: "U"suffix: 5 ft.1,2 Yard 1995: 20 ft.9.2° Detached and semi-attached units with "T"suffix: 5 ft. Along streets created after March 1, parking access provided from the front: 10 "F" suffix: 20 ft. 1995: 10 ft.for the primary structure and ft. for the primary structure and 20 ft. for 20 ft.for attached garages which access attached or detached garage unit.20 from the front yard street(s).2° Detached and semi-attached units with parking access provided from the rear via street or alley: 10 ft.2° Attached units,and their accessory struc- tures with parking provided from the front: 10 ft. for the primary structure and 20 ft. for r.) attached or detached garage unit.20 CO Attached units and their accessory struc- tures with parking provided from the rear via street or alley: 10 ft.20 Commercial or Civic Uses: 10 ft.—except when abutting15 or adjacent"to residential development then 15 ft.2° Minimum Side 10 ft.for a primary structure,and 20 ft.for Residential Uses: "U"and "T" suffixes and on all previ- Yard Along a attached garages which access from the 10 ft.for a primary structure, and 18 ft. for ously existing platted lots which are 50 Street side yard street.20 attached garages which access from the side ft. or less in width: 10 ft. yard street.20 All other suffixes with lots over 50 ft. in width: 20 ft. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) ' 4,2 'R ' 'c C' "' s Fri �u= R* ,''N' i M YaK ,r SETBACKS8(Continued) Minimum Side Detached dwellings: 5 ft 320 Residential Uses: "T"suffix—Attached Units:A minimum of Yard Semi-Attached and Attached Units: 5 Detached and semi-attached primary struc- 3 ft.for the unattached side(s) of the struc- ft. for the unattached side(s) of the struc- tures: 5 ft.20 ture. 0 ft. for the attached side(s). ture. 0 ft.for the attached side(s). 0 Attached townhouses,flats over 3 units and Standard Minimum Setbacks for all other Abutting RC, R-1, R-4 or R-8:15 25 ft. their accessory structures: 5 ft. on both suffixes: Minimum setbacks for side interior side yard setback for all struc- sides. 10 ft.when the lot is adjacent14 to a lower yards:22 tures containing 3 or more attached intensity residentially zoned property.2° Lot width:less than or equal to 50 ft.—Yard dwelling units on a lot.20 Attached accessory structures: None setback: 5 ft. required2° Lot width:50.1 to 60 ft.—Yard setback:6 ft. Commercial or Civic Uses: Lot width:60.1 to 70 ft.—Yard setback:7 ft. None—except when abutting15 or adjacent14 to Lot width:70.1 to 80 ft.—Yard setback:8 ft. residential development— 15 ft.2° Lot width:80.1 to 90 ft.—Yard setback:9 ft. Lot width 90.1 to 100 ft.—Yard setback: 10 co ft. Lot width 100.1 to 110 ft. —Yard setback: 11 ft. Lot width: 110.1+ft.—Yard setback: 12 ft. Additional Setbacks for Structures Greater than 2 Stories: The entire struc- ture shall be set back an additional 1 ft. for each story in excess of 2 up to a maximum cumulative setback of 20 ft. Special side yard setback for lots abut- ting Single Family Residential Zones RC, R-1, R-4, R-8, and R-10:15 25 ft. along the abutting side(s) of the property. C A 5 ' C, N 0. 1 J 1 O m Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS P. (Primary and Attached Accessory Structures) o � R `y �. �:r M F r a SETBACKS8(Continued) Minimum Rear Unit with Attached Street Access Residential Uses with Street Access Garage: "U"suffix: 5 ft.,1,2 unless lot abuts an RC, Yard Garage: 15 ft. However, if the lot abuts a 15 ft.20 R-1, R-4, R-8, or R-10 zone, then 25 ft. lot zoned RC, R-1, R 4, or R 8, a 25 ft. Residential Uses with Attached Alley Access "T" suffix: 5 ft. setback shall be required of all attached Garage: 3 ft. provided that the garage must be dwelling units.20 "F" suffix: 15 ft. set back a sufficient distance to provide a mini- Unit with Attached Alley Access mum of 24 ft. of back-out room, counting alley Garage: 3 ft. provided that the garage surface. If there is occupiable space above an must be set back a sufficient distance to attached garage with alley access,the minimum provide a minimum of 24 ft. of back-out setback for the occupiable space shall be the room, counting alley surface. If there is same as the minimum setback for the unit with occupiable space above an attached attached alley access garage.20 ro garage with alley access, the minimum Commercial or Civic Uses: None—except setback for the occupiable space shall be when abutting15 or adjacent14 to residential the same as the minimum setback for the development then 15 ft.2° unit with attached alley access garage2° Clear Vision In no case shall a structure over 42 in. in In no case shall a structure over 42 in. in height In no case shall a structure over 42 in. in Area height intrude into the 20 ft. clear vision intrude into the 20 ft.clear vision area defined in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. RMC 4-11-030. area defined in RMC 4-11-030. Minimum 10 ft. landscaped setback from the street 10 ft. landscaped setback from the street prop- 10 ft. landscaped setback from the street Freeway property line. erty line. property line. Frontage Setback Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) J. BUILDING STANDARDS Maximum 2 stories and 30 ft. in height. Residential Uses: "U" suffix: 50 ft./5 stories. Number of 2 stories and 30 ft. See RMC 4-9-065, Density "T" suffix: 35 ft./3 stories. Stories and Bonus Review. suffix: 35 ft./3 stories.s,s Maximum Commercial Uses: Building Height, 1 story and 20 ft. except for Public uses having a Civic Uses: "Public Suffix"(P) 2 stories. designation 7'21 Maximum See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Height for ro Wireless Communication 01 Facilities Building NA Residential Uses: NA Location Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commer- cial development within an overall development shall be connected through organization of roads;blocks, yards, central places, pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing: —a landscaped pedestrian connection; and —an entry feature facing the front yard. Additional Requirements for Uses in the Cen- ter Village Comprehensive Plan Land Use Designation: See urban design regulations in j RMC 4-3-100. 0 0 T Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS g.c. (Primary and Attached Accessory Structures) Zi BUILDING STANDARDS (Continued) Building Design NA Residential Uses: "U" suffix: Architectural design shall incorporate: Modulation of vertical and horizontal a)Variation in vertical and horizontal modulation facades is required at a minimum of 2 ft. at of structural facades and roof lines among indi- an interval of a minimum offset of 40 ft. on vidual attached dwelling units (e.g., angular each building face. design,modulation,multiple roof planes),and b) "U" and "T" suffixes: private entry features which are designed to pro- vide individual ground-floor connection to the See RMC 4-3-100 for Urban Center Design outside for detached, semi-attached, and town Overlay Regulations. house units. Commercial or Civic Uses: Structures shall be: a) Designed to serve as a focal point for the res- idential community;and b)compatible with archi- tectural character and site features of surrounding residential development and char- acteristics;and c)designed to include a common motif or theme; and d) pedestrian oriented through such measures as: pedestrian walk- ways, pedestrian amenities and improvements which support a variety of modes of transporta- tion (e.g., bicycle racks). Additional Requirements for Uses in the Cen- ter Village Comprehensive Plan Land Use Designation: See urban design regulations in RMC 4-3-100. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) , g+ y , i ,4 a` w., i/� fv w.. .'Y Daf3" RM "" m '('-a• ,i .�'. y^S.- s M F 33 e n R t x BUILDING STANDARDS,(Continued) Project Size NA Civic Uses:The maximum lot area dedicated for NA Limitations civic uses shall be limited to 10%of the net developable area of a property. Building size shall be limited to 3,000 sq.ft.of gross floor area, except that by Hearing Examiner conditional use permit civic uses may be allowed to be a maxi- mum of 5,000 sq. ft.for all uses.4 Commercial Uses:The maximum area dedi- cated for all commercial uses shall be limited to 10%of the net developable portion of a property. Building size shall be limited to 3,000 sq.ft. of ro gross floor area.4 Additional Requirements for Uses in the Cen- ter Village Comprehensive Plan Land Use Designation: See urban design regulations in RMC 4-3-100. Maximum NA Up to 3 Consecutively Attached Town- NA Building Length houses: Building length shall not exceed 85 ft., unless otherwise granted per RMC 4-9-065, Density Bonus Review. Over 3 Consecutively Attached Townhouses; Flats; Townhouses/Flats in One Structure: Shall not exceed 115 ft. in length, unless other- wise granted per RMC 4-9-065, Density Bonus Review. ,P N a J -n Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS N (Primary and Attached Accessory Structures) -51 ' n u .... e _ a s♦ N e 4 e r k Y F e�SP I i 1 BUILDING STANDARDS (Continued) Maximum Detached or semi-attached units: 70%. 50%. "U"suffix: 75%. Building Flats or townhouses: 50%. "T" suffix: 75%. Coverage "F"suffix: 35%. A maximum coverage of 45% may be obtained through the Hearing Examiner site development plan review process. Maximum Detached or semi-attached units: 75%. NA "U" and "T"suffixes: 85%. Impervious Flats or townhouses: 60%. All other suffixes: 75%. Surface Area LANDSCAPING ` ' N.' General Setback areas shall be landscaped, Residential Uses: Setback areas shall be landscaped, unless co m excluding driveways and walkways The entire front setback, excluding driveways otherwise determined through the site except for detached, semi-attached, or 2 and an entry walkway, shall be landscaped. development plan review process.23 attached residential units. Commercial or Civic Uses: For RM-U,the landscape requirement does Lots abutting public streets shall be improved not apply in the Downtown Core (see RMC with a minimum 10 ft. wide landscaping strip.16 4-2-080C), or if setbacks are reduced.1 Lots abutting15 residential property(ies) zoned If abutting15 a lot zoned RC, R-1, R-4, R-8, RC, R-1, R-4, R-8, R-10 or R-14 shall be or R-10,then a 15 ft. landscape strip shall improved along the common boundary with a be required along the abutting portions of minimum 15 ft.wide landscaped setback and a the lot.17 sight-obscuring solid barrier wall.17 Additional Requirements for Uses in the Cen- ter Village Comprehensive Plan Land Use Designation: See urban design regulations in RMC 4-3-100. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) „111-1i 5 4 µR 1`U p.,ac e j Y t - y' !ry 4- ryp rc ax'^ i fg ■� lM# ' 2 W `X 3g:. r+ >. SCREENING Surface See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Mounted or Roof Top Equipment, or Outdoor Storage Recyclables and See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Refuse DUMPSTER/RECYCLING COLLECTION AREA Minimum Size See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. and Location Requirements co PARKING AND LOADING General See RMC 4-4-080. See RMC 4-4-080. All suffixes: See RMC 4-4-080. Commercial/Civic: Parking areas abutting resi- dential development shall be screened with a solid barrier fence and/or landscaping. s {' y N C. 0 -n 1 Exceptions and additional standards are located In RMC 4-2-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL.ZONING DESIGNATIONS (Primary and Attached Accessory Structures) v La.]: ` 'a e ,.i t a �R � r f� 5 ` ARM � .`Faro ri'4tia ap -n r } d s'�s b i+ T PARKING AND.LOADING (Continued) Required For any unit, required parking shall be For any unit, required parking shall be provided "U" and "T" suffixes: Location for provided in the rear yard area when alley in the rear yard area when alley access is For lots abutting an alley:all parking shall Parking access is available. For flats, when alley available. When alley access is not available, be provided in the rear portion of the yard, access is not available,parking should be parking shall be located in the rear yard, side and access shall be taken from the alley. located in the rear yard,side yard or yard or underground, unless it is determined underground, unless it is determined through the modification process for site For lots not abutting an alley: no portion through the modification process for site development plan exempt proposals or the site of covered or uncovered parking shall be development plan exempt proposals or development plan review process for non- located between the primary structure and the site development plan review process exempt proposals, that front access under the front property line. Parking structures for non-exempt proposals, that parking building parking (ground level of a residential shall be recessed from the front facade of may be allowed in the front yard or that structure) should be permitted. the primary structure a minimum of 2 ft. under building parking (ground level of a Additional Requirements for Uses in the Cen- "F"suffixes: Surface parking is permitted residential structure)should be permitted. ter Village Comprehensive Plan Land Use in the side and rear yard areas only. Designation: See urban design regulations in RMC 4-3-100. SIGNS x" General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. CRITICAL'AREAS r . General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) t R-14 RM SPECIAL DESIGN STANDARDS Nonmeandering street Additional Requirements for Usesin the Properties abutting15 aleys intense resi- patterns Street Patterns: - patterns and the provision of alleys(con- Center Village Comprehensive Plan Land dential zone may be required to incorpo- fined to side yard or rear yard frontages) Use Designation: See urban design regula- rate special design standards (e.g., shall be the predominant street pattern tions in RMC 4-3-100. additional landscaping, larger setbacks, in any subdivision permitted within this facade articulation, solar access,fencing) zone; provided,that this does not cause through the site development plan review the need for lots with front and rear process. street frontages or dead-end streets. Properties abutting15 a designated"focal Cul-de-sacs shall be allowed when center,"as defined in the City's Compre- required to provide public access to lots hensive Plan, may be required to provide where a through street cannot be pro- special design features similar to those ro vided or where topography or sensitive listed above through the site development areas necessitate them. plan review process. EXCEPTIONS Pre-Existing Nothing herein shall be determined to Nothing herein shall be determined to prohibit Nothing herein shall be determined to pro- Legal Lots prohibit the construction of a single fam- the construction of a single family dwelling and hibit the construction of attached dwellings Hy dwelling and its accessory buildings its accessory buildings on a pre-existing legal having no more than two units in the struc- or the existence of a single family dwell- lot; provided,that all density,setback, lot cover- ture, and its accessory buildings on a pre- ing or two attached dwellings, existing age, height limits, infrastructure, and parking existing legal lot;provided,that all setback, as of March 1, 1995, on a pre-existing requirements for this zone can be satisfied,and lot coverage, height limits, infrastructure, legal lot; provided, that all setback, lot provisions of RMC 4-3-050, Critical Areas, and and parking requirements for this zone can coverage, height limits, infrastructure, other provisions of the Renton Municipal Code be satisfied, and provisions of RMC and parking requirements for this zone can be met. 4-3-050, Critical Areas, and other provi- can be satisfied,and provisions of RMC sions of the Renton Municipal Code can be 4-3-050, Critical Areas, and other provi- met. sions of the Renton Municipal Code can be met. (Ord. 4736, 8-24-1998; Ord.4773, 3-22-1999; Ord.4788, 7-19-1999; Amd. Ord.4963, 5-13-2002; Ord.4971, 6-10-2002; Ord.4985, 10-14-2002; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5286, 5-14-2007; Ord. 5387, 6-9-2008) 0. W 1 1 T Conflicts:See RMC 4-1-080. 4-2-110G A DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) 0 R-10N 'y R14 E�, t MAXIMUM NUMBER;AND'SIZE General 2 structures,up to a maximum of 720 sq.ft. 1 per residential unit. The lot coverage of the primary residen- for each building, or 1 structure up to a Maximum of 400 sq.ft. and less than tial structure along with all accessory maximum of 1,000 sq. ft. the floor area of the principal unit. buildings shall not exceed the maximum The total floor area of all accessory build- lot coverage of this Zoning District. The lot coverage of the primary resi- ings shall not be greater than the floor area dential structure along with all acces Accessory structures shall only be of the residential uses. sory buildings shall not exceed the allowed on lots in conjunction with a pri- The lot coverage of the primary residential maximum lot coverage of this Zoning mary use. structure along with all accessory buildings District. shall not exceed the maximum lot cover- Accessory structures shall only be ro age of this Zoning District. allowed on lots in conjunction with a Accessory structures shall only be allowed primary use. N on lots in conjunction with a primary resi- dential use. LOCATION General NA Garages and carports shall only have "U"suffixes: access from the alley when lots abut Garages and carports shall only have an alley.When lots do not abut an access from the alley when lots abut an alley, garages and carports shall be alley. When lots do not abut an alley, located in the rear yard or side yard garages and carports shall be located in and set back from the front of the the rear yard or side yard. primary structure by a minimum of 10 feet. HEIGHT. Maximum Number of 1 story and 15 ft. 15 ft. 25 ft. except in the RM-U District where Stories and Maximum the maximum height shall be determined Building Height21 through the site plan review process. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached12 Accessory Structures) �k 3 mot'. SETBACKS$ Minimum Front Yard Not allowed within the required front yards Not allowed within the required front Not allowed within the required front or side yards along streets. yards or side yards along streets. yards or side yards along streets. Minimum Side Yard 3 ft. unless located between the rear of the Side Yard: None required. 3 ft. unless located between the rear of house and the rear property line,then 0 ft. the house and the rear property line,then side yard is allowed. Garages, carports 0 ft. side yard is allowed. Garages, car- and parking areas must be set back from ports and parking areas must be set back the rear property line asufficient distance from the rear property line a sufficient dis- to provide a minimum of 24 ft. of back-out tance to provide a minimum of 24 ft. of room, either on-site or counting improved back-out room,either on-site or counting alley surface or other improved right-of- improved alley surface or other improved ro way surface.11 right-of-way surface.11 1 Minimum Rear Yard 3 ft.unless located between the rear of the 3 ft. unless located between the rear 3 ft. unless located between the rear of house and the rear property line, then 0 ft. of the house and the rear property the house and the rear property line,then rear yard is allowed.Garages,carports and line, then 0 ft. rear yard is allowed. 0 ft. rear yard is allowed. Garages, car- parking areas must beset back from the Garages and carports must provide a ports and parking areas must be set back rear property line a sufficient distance to minimum of 24 ft. of back-out room, from the rear property lines a sufficient provide a minimum of 24 ft. of back-out either on-site or counting improved distance to provide a minimum of 24 ft.of room, either on-site or counting improved alley surface or other improved right- back-out room,either on-site or counting alley surface or other improved right-of- of-way surface. improved alley surface or other improved way surface.11 right-of-way surface.22 Special Setbacks for See RMC 4-4-010. NA NA Animal Husbandry Related Structures Clear Vision Area In no case shall a structure over 42 in. in In no case shall a structure over 42 in. In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision in height intrude into the 20 ft. clear height intrude into the 20 ft. clear vision area defined in RMC 4-11-030: vision area defined in RMC 4-11-030. area defined in RMC 4-11-030. CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. (Ord. 4736, 8-24-1998; Ord. 4788, 7-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4999, 1-13-2003; Ord. 5286, 5-14-2007) N. �l 1 O Conflicts:See RMC 4.1-080. This page left intentionally blank. (Revised 7/07) 2- 102.2 4-2-110H 4-2-110H CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. Front and rear setbacks in the RM-U Zone 6. In the"F" District, additional height for a may be reduced to zero feet(0') by the residential dwelling structure may be Reviewing Official during the site develop- obtained through the site development ment plan review process provided the plan review process depending on the applicant demonstrates that the project will compatibility of the proposed buildings with provide a compensatory amenity such as adjacent existing residential development. an entryway courtyard, private balconies In no case shall the height of a residential or enhanced landscaping. structure exceed forty five feet (45'). 2. If the structure located in the RM-U Zone 7. In no case shall building height exceed the exceeds four(4) stories in height, a fifteen maximum allowed by the Airport Compati- foot (15')front setback from the property ble Land Use Restrictions,for uses located line shall be required of all portions of the within the Federal Aviation Administration structure which exceed four(4) stories. Airport Zones designated under RMC This requirement may be modified by the 4-3-020. Reviewing Official during the site develop- 8. Allowed projection into setbacks: ment plan review process to a uniform five foot (5') front setback for the entire struc- a. Fireplace structures, bay or garden ture;provided,that the structure provides a windows,enclosed stair landings,and textured or varied facade (e.g., multiple similar structures as determined by setbacks, brickwork and/or ornamenta- the Zoning Administrator may project tion) and consideration of the pedestrian twenty four inches (24") into any set- environment (e.g., extra sidewalk width, back in the R-10, R-14 and RM Zones canopies, enhanced landscaping). and may project thirty inches (30") 3. Minimum side yard setbacks for detached into a street setback in the R-14 Zone, dwellings on lots with zero lot line on one provided, such projections are: side: ten feet (10') on side with side yard. (i) Limited to two (2) per facade. Five feet (5') maintenance/no build ease- (ii) Not wider than ten feet(10'). ments on lots adjoining the zero lot line shall be required. b. Fences, rockeries, and retaining walls with a height of forty eight inches 4. Use-related provisions are not variable. (48") or less may be constructed Use-related provisions that are not eligible within any required setback;provided, for a variance include: building size, units that they are located outside of the per structure/lot, or densities. Unless bonus size or density provisions are spe twenty foot (20) clear vision area cifically authorized, the modification of specified in RMC 4-11-030, definition building size, units per structure, or densi of clear vision area. ties requires a legislative change in the c. Uncovered steps and decks not code provisions and/or a Comprehensive exceeding eighteen inches (18") Plan amendment/rezone. above the finished grade may project 5. In all districts except the"U"and "T," more to the property line. stories and an additional ten feet (10') in d. Steps and decks having no roof cov- height may be obtained through the provi- ering and being not over forty two sion of additional amenities such as inches (42") high may be built within , pitched roofs, additional recreation facili- the front yard setback. ties, underground parking, and/or addl- e. In the R-14 Zone only, uncovered tional landscaped open space areas, as decks eighteen inches (18") or higher determined through the site development above grade at any point along outer plan review process. edge of structure may project twenty 2 - 103 (Revised 1/05) 4-2-110H four inches (24") into an interior set- with an opening directly to a public back. entrance. f. Eaves and cornices may project up to 17. The Reviewing Official may permit, twenty four inches (24") into any through the site development plan review required setback. process, the substitution for the fifteen foot 9. A front yard setback of less than twenty (15') wide landscaping strip, of a ten foot feet (20') may be allowed by the Develop- (10')wide landscaped setback and a sight- ment Services Division if the average front obscuring solid barrier wall (e.g., landvide r a- setback of existing primary structures on ing or solid fence), in order to provide ea lots abutting the side yards is less than sonable access to the property. twenty feet (20'). In such case, the front The solid barrier wall shall be designed in yard setback shall not be less than the accord with the site development plan average of the front setback of the abutting review section and shall be located a mini- primary structures; however, in no case mum of five feet (5') from abutting prop- shall a minimum setback of less than erty(ies) zoned and or designated for twenty feet (20') be allowed for garages "residential" use. The Reviewing Official which access from the front yard street(s). may also modify the sight-obscuring land- 10. See RMC 4-3-100, Urban Center Design scaping provision, through the site devel Overlay Regulations. opment plan review process, if necessary to provide reasonable access to the prop- 11. Except animal husbandry related struc- erty. tures. A secured maintenance agreement or 12. In order to be considered detached, a easement for the landscape strip is structure must be sited a minimum of six required. feet (6')from any residential structure. 18. The applicant must demonstrate to the 13. In the event the applicant shows that mini- Reviewing Official that the proposed devel- mum density cannot be achieved due to lot opment will: configuration, lack of access, or physical a. Be developed to standards equivalent constraints,minimum density requirements to those requirements established in may be reduced by the Reviewing Official. this chapter for yards, land areas, Phasing,shadow platting, or land reserves widths, setbacks and frontages, and may be used to satisfy the minimum den- b. Provide access and infrastructure to sity requirements if the applicant can dem serve the development, equivalent to onstrate that the current development would not preclude the provision of ade those requirements established in the quate access and infrastructure to future subdivision regulations. development and would allow for the even- 19. For existing parcels which are a maximum tual satisfaction of minimum density size of one half(1/2) acre, as of the effec- requirements through future development. tive date hereof, and which are proposed Within the Urban Center, surface parking to be developed with townhouse develop- may be considered a land reserve. ment, an exemption from lot width or depth 14. Adjacent is defined as"lots located across requirements may be permitted if the a street, railroad or right-of-way, except Reviewing Official determines that pro- limited access roads" posed alternative width standards are con- sistent with site development plan review 15. Abutting is defined as"lots sharing corn- section criteria. mon property lines." 20. Setbacks shall be measured consistent 16. The Reviewing Official may modify this with the"yard requirement"in chapter 4-11 provision, through the site development RMC, except in the case of"shadow lots," plan review process, where it is deter- setbacks shall be measured from the mined that specific portions of the required "shadow lot lines"in the same manner as a landscaping strip may be developed and conventionally subdivided lot. maintained as a usable public open space (Revised 1/05) 2 - 104 4-2-110H 21. "Public Suffix" (P) properties are allowed general and additional review criteria of the following height bonus: Publicly owned RMC 4-9-200E1 and F1, F2, and F7. In no structures shall be permitted an additional case shall living plant material comprise fifteen feet(15') in height above that other- less than thirty percent (30%) of the wise permitted in the zone if"pitched required perimeter landscape strip. roofs," as defined herein, are used for at 24. Density bonus may allow up to one hun- least sixty percent (60%) or more of the dred (100) dwelling units per acre within roof surface of both primary and accessory the RM-U Zone located within the Urban structures. In addition, in zones where the Center Design Overlay and north of South maximum permitted building height is less 2nd Street pursuant to requirements in the than seventy five feet (75'),the maximum height of a publicly owned structure may RMC 4 9 065. be increased as follows, up to a maximum (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; height of seventy five feet (75')to the high- Amd. Ord. 4963, 5-13-2002; Ord.4971, est point of the building: 6-10-2002; Ord. 4985, 10-14-2002; Ord. 5028, a. When abutting a public street, one 11-24-2003; Ord. 5100, 11 1 2004) 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 (e.g., inside the Downtown Core Area in the CD Zone); b. When abutting a common property line, one additional foot of height for each additional two feet (2') of Perim- eter 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. 22. For self storage uses, rear and side yard setbacks shall comply with the Commer- cial Arterial Zone (CA) development regu- lations in RMC 4-2-120A, Development Standards for Commercial Zoning Desig- nations. 23. For RM-U properties, perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone,textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees, to provide a transition between the public streetscape and the private development, subject to site plan review, RMC 4-9-200B1, and the 2- 105 (Revised 1/05) 4-2-1101 ILLUSTRATIONS: ? N N "ESIDENTIAL MULTI-FAMILY LOT 51ZE: 000 SOFT. LOT COVERAGE: 35%MAXIMUM 45%BY HEARING EXAMINER QETACFED KcLSSORY 6UIWUINGS: DENS'IY: SETRAr 5: 20 WILING a UNITS IviA}(MUM PER A 6'MINIMUM DISTANCE E FROM PESVEN:VAL 13UX. 10 CA,VP I IN.3 UNt5 ML'i7MUNI FER ACRE IMPERVIOUS SURFACES.: 3'IvIINN iU�i 4 O E YA,s SETI3A.0:EXarr 6ET EEN FEAR E::DG.AND PROPERTY LINE 75%CQMII'EOTOTAL SLIDING IE]GFfT: PARKING: 25'MAX SURFACE PARKING ALLOWED IN SIDE AN9 PEAR YARDS • ' - 1p,-------:_ , 2.5.91-CRE5 AID 35' '-' ,, fi;;L:... 4:"....1\---100/7- 10.—" 20%OF ?7 rvoTl, -- , 4.4 11-4 ° I 6�alk- : REAR5t1�A�K: �{� I/1��i I `. 15'MIN. q ev 4 room.. �. , 00%40. STr.s 20M1 (Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004) , Exceptions and additional standards are located In RMC 4-2-080. 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CV"'. CAS✓ .. is LOT DIMENSIONS Minimum Lot Size for lots 5,000 sq. ft. 25,000 sq.ft. None,except: 1,200 sq.ft. in the Sun- created after Nov. 10,2004 set, NE Fourth, and Puget Business Districts. See maps in RMC 4-3-040. Minimum Lot Width/Depth for None None None lots created after Nov. 10,2004 LOT COVERAGE Maximum Lot Coverage for 65% of total lot area or 75% if parking 65% of total lot area or 75% if parking 65% of total lot area or 75% if parking Buildings is provided within the building or within is provided within the building or within is provided within the building or within an on-site parking garage. an on-site parking garage. an on-site parking garage. N O ?y < A rn N 00 1 co N oho 0 " D Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS N , �ii .A ff `5 P , t �j , ®a a4 s t- 9; E 00 DENSITY (Net Density in Dwelling,Units per Net Acre) Minimum Net Residential None 20 dwelling units per net acre. None,except in the NE Fourth, Puget, Density9 Rainier,and Sunset Business Districts (see maps in RMC 4-3-040): 10 dwell- ing units per net acre. Maximum Net Residential 4 dwelling units per structure. 80 dwelling units per net acre. 20 dwelling units per net acre. Density9 Assisted living bonus: 1.5 times the Assisted living bonus: 1.5 times the Assisted living bonus: 1.5 times the maximum density may be allowed sub- maximum density may be allowed sub- maximum density may be allowed sub- ject to conditions of RMC 4-9-065. ject to conditions of RMC 4-9-065. ject to conditions of RMC 4-9-065. 60 dwelling units per acre within the NE Fourth, Puget,Rainier,and Sunset Business Districts for buildings with mixed commercial and residential use in the same building.The 60 dwelling units per acre only applies to the parcel co and/or parcels that contain the mixed use building. See maps in RMC 4-3-040. Assisted living bonus: 1.5 times the maximum density may be allowed sub- ject to conditions of RMC 4-9-065. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV CA SETBACKS Minimum Front Yard18 10 ft.The minimum setback may be 10 ft.The minimum setback may be 10 ft.The minimum setback may be reduced to 0 ft. through the site plan reduced to 0 ft.through the site plan reduced to 0 ft.through the site plan development review process provided development review process provided development review process provided blank walls are not located within the blank walls are not located within the blank walls are not located within the reduced setback. reduced setback. reduced setback. Maximum Front Yard18 15 ft.15 15 ft.15 None, except 15 ft. in the Rainier Ave- nue, Sunset, NE Fourth and Puget Business Districts. See maps and standards in RMC 4-3-040. Minimum Side Yard Along a 10 ft.The minimum setback may be 10 ft.The minimum setback may be 10 ft.The minimum setback may be Street18 reduced to 0 ft. through the site plan reduced to 0 ft.through the site plan reduced to 0 ft.through the site plan NZdevelopment review process provided development review process provided development review process provided blank walls are not located within the blank walls are not located within the blank walls are not located within the reduced setback. reduced setback. reduced setback. Minimum Freeway Frontage 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the Setback property line. property line. property line. Minimum Rear Yard18 None, except 15 ft. if lot abuts or is None, except 15 ft. if lot abuts or is None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, adjacent to a residential zone, RC, adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-F. R-1, R-4, R-8, R-10, R-14, or RM-F. R-1, R-4, R-8, R-10, R-14, or RM-F. Minimum Side Yard18 None, except 15 ft. if lot abuts or is None, except 15 ft. if lot abuts or is None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, adjacent to a residential zone, RC, adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-F. R-1, R-4, R-8, R-10, R-14, or RM-F. R-1, R-4, R-8, R-10, R-14, or RM-F. Clear Vision Area In no case shall a structure over 42 in. In no case shall a structure over 42 in. In no case shall a structure over 42 in. in height intrude into the 20 ft.clear in height intrude into the 20 ft.clear in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. vision area defined in RMC 4-11-030. vision area defined in RMC 4-11-030. � N c 1 w 8 O " D Conflicts:See RMC 4-1-080. This page left intentionally blank. (Revised 8/08) 2 - 108.2 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS rY 5, , `r a a .fi!�"��' �°� BUILDING LIMITATIONS Maximum Gross Floor Area 5,000 gross sq. ft.The maximum size None None, except: of Any Single Commercial shall not be exceeded except by condi- a. In the NE Fourth Business District: Use on a Site tional use permit.2.9 These restrictions 65,000 gross sq. ft. do not apply to residential uses subject to net density limitations. b. In the Puget and Sunset Business. Districts: 35,000 sq.ft. Restrictions do not apply to uses sub- ject to net density limitations and gro- • cery stores (see maps in RMC 4-3-040). Maximum Gross Floor Area 3,000 gross sq. ft.The maximum size None None, except: of Any Single Office Use on a shall not be exceeded except by condi- a. In the NE Fourth Business District: Site2.9 tional use permit.2.9 These restrictions 65,000 s gross ft. do not apply to residential uses subject q to riet density limitations. b. In the Puget and Sunset Business Districts: 35,000 sq. ft. The total gross square footage of these uses shall not exceed 50%of the gross square footage of the site.2.9 These restrictions do not apply to resi- dential uses, which are subject to net density limitations. (See maps in RMC 4-3-040.) • C A � N N D Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS » ? S � a a r;o a ': �' 6 �a (, � 'i 4. Y a � C.k •+�',�'. w S N 0�0 'l •• «h „i 4 �. mr Aµ`', ,�.� .§'<' :.i uwi i rt E i txt4E � -.,»� �,a= p3-v i BUILDING LIMITATIONS (Continued) Building Orientation All commercial uses shall have their See urban design regulations in RMC N/A except in the NE Fourth, Puget, primary entrance and shop display 4-3-100. Rainier,and Sunset Business Districts. window oriented toward the street Commercial and civic uses shall See RMC 4-3-040 for standards. frontage. provide entry features on all sides of a building facing a public right-of-way or parking lot. The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. LANDSCAPING ' ry Minimum On-site Landscape 10 ft., except where reduced through 10 ft., except where reduced through 10 ft., except where reduced through Width Required Along the the site plan development review pro- the site plan development review pro- the site plan development review pro- Street Frontage cess. cess. cess.There are additional landscaping standards for pedestrian connections in the NE Fourth, Puget, Rainier and Sunset Business Districts. See maps and standards at RMC 4-3-040. Minimum On-site Landscape 15 ft. wide sight-obscuring landscape 15 ft. wide landscape buffer is 15 ft. wide sight-obscuring landscape Width Along the Street strip.3,5 required3 unless otherwise determined strip.3,5 Frontage Required When a If the street is a designated principal by the Reviewing Official through the If the street is a designated principal Commercial Lot is Adjacent3 arterial,1 non-sight-obscuring land- site plan development review process. arterial' non-sight-obscuring land- to Property Zoned scaping shall be provided unless oth. scaping shall be provided unless oth- Residential,RC,R-1,R-4,R-8, erwise determined by the Reviewing erwise determined by the Reviewing R-10, R-14, or RM Official through the site plan develop- Official through the site plan develop- ment review process. ment review process. There are addi- tional landscaping standards for pedestrian connections in the NE Fourth, Puget, Rainier and Sunset Business Districts. See maps and standards at RMC 4-3-040. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS § i q ,CN R� N ae CV K a 5"�N' P ...., e .a h, r4i r _ "4 a:.. 4 d P LANDSCAPING (Continued) Minimum Landscape Width 15 ft.wide landscaped visual barrier 15 ft.wide landscaped visual barrier 15 ft. wide landscaped visual barrier Required When a consistent with the definition in RMC consistent with the definition in RMC consistent with the definition in RMC Commercial Lot Is Abutting' 4-11-120.A 10 ft.sight-obscuring land- 4-11-120.A 10 ft.sight-obscuring land- 4-11-120.A 10 ft.sight-obscuring land- Property Zoned Residential, scape strip may be allowed through scape strip may be allowed through scape strip may be allowed through RC, R-1, R-4, R-8, R-10, R-14, the site plan development review pro- the site plan development review pro- the site plan development review pro- or RM cess.3,4 cess3,4 cess.There are additional landscaping standards for pedestrian connections in the NE Fourth,.Puget, Rainier and Sunset Business Districts. See maps and standards at RMC 4-3-0403,4 HEIGHT __ Maximum Building 35 ft. 50 ft.,except 60 ft.if the ground floor of 50 ft., except 35 ft.for residential use Height,14.16 except for Public In no case shall height exceed the Urn- the building is in commercial use. only buildings in the Sunset and NE 1 uses with a"Public Suffix" (P) its specified in RMC 4-3-020. Fourth Business Districts.See maps in designation20 RMC 4-3-040. Heights may exceed the maximum height with a Conditional Use Permit.16 In no case shall height exceed the lim- its specified in RMC 4-3-020. Maximum Height for Wireless See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Communication Facilities SCREENING Outdoor, Loading, Repair, See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Maintenance,Work, or Stor- age Areas; Surface-Mounted Utility and Mechanical Equip- ment; Roof Top Equipment (Except for Telecommunica- tion Equipment) +� a Refuse or Recyclables See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. ro N m D Conflicts:See RMC 4-1-080. o DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS N o N 1 � ti CA 00 PARKING General See RMC 10-10-13 and RMC See RMC 10-10-13 and RMC See RMC 10-10-13 and RMC 4-4-080.- 4-4-080. 4-4-080. For the NE Fourth, Sunset, Puget, and Rainier Avenue Business Districts, see RMC 4-3-040. Required Location for Businesses Located in Single Family Residential Uses: Required parking N/A Parking Dwellings or Duplexes: Parking may shall be located underground or under not occur in front of the building and/or building (on the first floor of the in the area between the front lot line structure), or in an attached or and the front building line; parking detached structure. Any additional must occur at the side or rear of the parking may not be located between property. Parking may be the building and public street unless accommodated off site in accordance located within a structured parking with RMC 4-4-080E(2) or at joint use garage. facilities in accordance with Commercial Uses: Parking may not ro 4 4 080E(3). be located between the building and the public street unless located within a structured parking garage. Mixed Use: Joint parking is required subject to RMC 4-4-080E(3). PEDESTRIAN ACCESSj General A pedestrian connection shall be pro- See urban design regulations in RMC A pedestrian connection shall be pro- vided from a public entrance to the 4-3-100. vided from a public entrance to the street, in order to provide direct, clear street, in order to provide direct,clear and separate pedestrian walks from and separate pedestrian walks from sidewalks to building entries and inter- sidewalks to building entries and inter- nally from buildings to abutting retail nally from buildings to abutting retail properties. properties.There are additional stan- dards for the Rainier Avenue, NE Fourth, Sunset, and Puget Business Districts. See RMC 4-3-040 for maps and standards. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CN CV SIGNS General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100.There are addi- tional standards for the Rainier Avenue Business District at RMC 4-3-040. LOADING DOCKS Location within Site See RMC 4-4-080. See RMC 4-4-080. See RMC 4-4-080. Shall not be permitted on the side of Shall not be permitted on the side of Shall not be permitted on the side of the lot adjacent to or abutting a resi- the lot adjacent to or abutting a resi- the lot adjacent to or abutting a resi- dential zone, RC, R-1, R-4, R-8, R-10, dential zone, RC, R-1, R-4, R-8, R-10, dential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM.3 R-14, or RM.3 R-14, or RM.3 DUMPSTER/RECYCLING COLLECTION AREA Size and Location of Refuse See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. ro or Recycling Areas CRITICAL AREAS General See RMC 4-3-050. See RMC 4-3-050. See RMC 4-3-050. DESIGN REGULATIONS General N/A See urban design regulations in RMC For the NE Fourth,Sunset, Puget,and 4-3-100. Rainier Avenue Business Districts,see RMC 4-3-040. (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) z N co Q j 0 c Conflicts:See RMC 4-1-080. This page left intentionally blank. (Revised 8/08) 2 - 114 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS •CD CO COR LOT DIMENSIONS Minimum Lot Size for lots None 25,000 sq.ft. None created after July 11, 1993 Minimum Lot None None None Width/Depth for lots created after July 11, 1993 LOT COVERAGE " Maximum Lot Coverage None 65%19of total lot area or 75%19 ifpark- 65%i of total ded ov within area the building lot rd 5g if parking is for Buildings ing provided rovided within the building or within a parking garage. parking garage. DENSITY (Net Density in Dwelling Units per Net Acre) " Minimum Net Residential 25 dwelling units per net acre.9 NA Where a development involves residential, Density The minimum density requirements the minimum density shall be 30 dwelling shall not apply to the subdivision and/or units per net acre.9 development of a legal lot 1/2 acre or The same area used for commercial and less in size as of March 1, 1995. office development can also be used to calculate residential density.Where com- mercial and/or office areas are utilized in the calculation of density,the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. D. r) Cim 1 W 0 Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS N ? :a a . , m c i �t a N CD DENSITY (Net Density in Dwelling Units per Net Acre) (Continued) Maximum Net Residential 100 dwelling units per net acre.9 NA 50 dwelling units per net acre.9 Density Density may be increased to 150 dwell- Assisted living bonus: 1.5 times the ing units per net acre subject to Admin- maximum density may be allowed subject istrative Conditional Use approval. to conditions of RMC 4-9-065. Assisted living bonus: 1.5 times the The same area used for commercial and maximum density may be allowed sub- office development can also be used to ject to conditions of RMC 4-9-065. calculate residential density. Where com- mercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another ^' manner made available for separate lease or conveyance. °' SETBACKS. Minimum Front Yard18 None Buildings less than 25 ft. in height: Determined through site development 15 ft.19 plan review. Buildings 25 ft.to 80 ft.in height:20 ft.13,19 Buildings over 80 ft. in height: 30 ft.13,19 Maximum Front Yard18 15 ft.—for buildings 25 ft. or less in None Determined through site development height. plan review. None—for that portion of a building over 25 ft. in height. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CO COR SETBACKS (Continued) Minimum Side Yard None 15 ft.19—for buildings less than 25 ft.in Determined through site development Along A Street18 height. plan review. 20 ft.13.19—for buildings 25 ft.to 80 ft. in height. 30 ft.13.19—for buildings over 80 ft. in height. N N oo 1 o N w 03 Conflicts:See RMC 4-1-080. (. This page left intentionally blank. (Revised 8/08) 2 - 118/120 DEVELOPMENT STANDARDS_FOR COMMERCIAL ZONING DESIGNATIONS � u r :`' ° 7''7"u t P b�2 a, COx d x x:v 5��� -, M �§:x^'i 3 ci '+ xf ,,,COR9�;fir sc," v'Gg g 35 SETBACKS (Continued) . Maximum Side Yard 15 ft.—for buildings 25 ft. or less in None Determined through site development Along A Street18 height. plan review. None-for that portion of a building over 25 ft. in height. Minimum Freeway 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the prop- Frontage Setback property line. property line. erty line. Minimum Rear Yard18 None, unless the CD lot abuts a resi- None required, except, 15 ft. if abut- Determined through site development dental zone, RC, R-1, R-4, R-8, R-10, ting a residential zone. plan review. R-14,or RM-T,then there shall be a 15 ft. landscaped strip or a 5 ft.wide sight- obscuring landscaped strip and a solid ro 6 ft. high barrier used along the com- mon boundary. Minimum Side Yard18 None None required,except 15 ft.if abutting Determined through site development or adjacent to a residential zone. plan review. Clear Vision Area NA In no case shall a structure over 42.in. In no case shall a structure over 42 in. in in height intrude into the 20 ft.clear height intrude into the 20 ft. clear vision vision area defined in RMC 4-11-030. area defined in RMC 4-11-030. N L. 1 N w O W Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS 'a "�D .rim' �' 'Y a # P3 �� rV 03 00 ON-SITE LANDSCAPING. Minimum On-Site None 10 ft., except where reduced through Determined through site development Landscape Width—Along the site development plan review pro- plan review. the Street Frontage cess. Minimum On-Site None 15 ft. sight-obscuring landscaping. If Determined through site development Landscape Width the street is a designated arterial,1 plan review. Required Along the non-sight-obscuring landscaping shall Street Frontage When a be provided unless otherwise deter- Commercial Lot is mined by the Reviewing Official Adjacent8 to Property through the site development plan Zoned R-1,R-4,R-8,R-10, review process3,5 R-14, or RM Minimum Landscape 15 ft. landscaped strip consistent with 15 ft. wide landscaped visual barrier Determined through site development ro Width Required When a the definition of landscaped visual bar- consistent with the definition in RMC plan review. Commercial Lot Is rier in RMC 4-11-120; or 5 ft.wide sight- 4-11-120,when abutting a residen- N Abutting?Property Zoned obscuring landscaped strip and a solid tially zoned property. Residential 6 ft. high barrier used along the corn- A 10 ft.sight-obscuring landscape mon boundary of residentially zoned strip may be allowed through the site property. development plan review process3,4 Minimum On-Site NA 15 ft. wide sight-obscuring landscape Determined through site development Landscape Width strip. plan review. Required Along the Street Frontage When a Commercial Zoned Lot is Adjacent8 to Property Zoned Commercial, Office or Public/Quasi, i.e., CN, CV, CA, CD, CO, or COR Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS $ CD � '� ▪ CO ' ' " � COR 3 { t e N tY .. o- 1 x M £ e"* "s '9. S+g a. ,i s; �..S E w F x . ` .>. � E } n.tii� e▪e,.b. . ."Y.L • ,d... ... zd � fleet t. 2.P x m�� _d HEIGHT Maximum Building 95 ft 6•10 250 ft6•12 10 stories and/or 125 ft 6 Height Maximum Building 20 ft. more than the maximum height 20 ft. more than the maximum height Determined through site development Height When a Building allowed in the abutting residential allowed in the abutting residential plan review. Is Abutting7 a Lot zone.6, 17 zones Designated as - Residential Maximum Height for See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Wireless Communication Facilities SCREENING: Minimum Required for See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Outdoor Loading, Repair, Maintenance, Storage or Work Areas; Surface- Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment) Refuse or Recycling See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. in N O 07 Conflicts:See RMC 4-1-080. s DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS - 1 p s h,W a J .rY y * F r -„i m ...)R� � 4.++R^# k � d ✓ � K� t >a�jO a ;� qry s... w . . w y ;PARKING AND LOADING General See RMC 4-4-080 and RMC 10-10-13. See RMC 4-4-080 and RMC See RMC 4-4-080 and RMC 10-10-13. 10-10-13. Direct arterial access to individual struc- tures shall occur only when alternative access to local or collector streets or con- solidated access with adjacent uses is not feasible. Required Location for All parking shall be provided in the rear NA NA Parking 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 park- ing requirement. PEDESTRIAN ACCESS • General NA A pedestrian connection shall be Determined through site development provided from a public entrance to the plan review. street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. SIGNS �' General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. LOADING'DOCKS..., Location For permitted manufacturing and fabri- Not permitted on the side of the lot Determined through site development cation uses, parking, docking and load- adjacent or abutting to a residential plan review. ing areas for truck traffic shall be off- zone, R-1, R-4, R-8, R-10, R-14, or street and screened from view of abut- RM-I 3 ting public streets. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD COR LO t b t CEO .3 COR µ v DUMPSTER/RECYCLING COLLECTION AREA Size and Location of See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Refuse or Recycling Areas CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. SPECIAL DEVELOPMENT STANDARDS Design Regulations See RMC 4-3-100 for Urban Center NA See RMC 4-3-100, Urban Design Regula- Design Overlay regulations applicable tions. to residential buildings. Upper Story Setbacks NA NA Buildings or portions of buildings which exceed fifty feet (50') in height shall include upper story setbacks as follows: The minimum setback for a fifth story and Q1 succeeding stories shall be ten feet (10') minimum from the preceding story, appli- cable to each story. Roofline and Facade NA NA Buildings shall provide vertical and hori- Modulation zontal modulation of roof lines and facades of a minimum of two feet(2')at an interval of a minimum of forty feet(40') on a building face or an equivalent standard which adds interest and quality to the project. (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) co \o 00 07 Conflicts:See RMC 4-1-080. This page left intentionally blank. (Revised 8/08) 2 - 126 4-2-120C 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. Includes principal arterials as defined by 5. The Reviewing Official may modify the the Arterial Street Plan and depicted in sight-obscuring provision in order to pro- RMC 4-2-080E. vide reasonable access to the property 2. The following table indicates the maximum through the site development plan review requested size/standard change that may process. be allowed by conditional use permit. 6. In no case shall building height exceed the Increases above these levels may not be maximum allowed by the Airport Compati- achieved by a variance or the conditional ble Land Use Restrictions,for uses located use permit process. within the Federal Aviation Administration CONDITIONAL Airport Zones designated under RMC APPLICABLE STANDARD CHANGE USE PERMIT 4 3 020. ZONE REQUEST TYPE 7. Abutting is defined as"Lots sharing corn- CN Uses restricted to 3,000 mon property lines." gross s.f.—increases: Between 3,000—5,000 8. Adjacent is defined as"Lots located across s.f.max. H a street, railroad or right-of-way, except CN Uses restricted to 5,000 limited access roads." gross s.f.—increases up 9. Use-related provisions are not variable. to: Use-related provisions that are not eligible 10%or 500 gross s.f. AD for a variance include: building size, units 20%or 1,000 gross s.f. H per structure/lot, or densities. Unless Puget and Uses restricted to bonus size or density provisions are spe- Sunset 35,000 gross s.f.— cifically authorized, the modification of Business increases up to: building size, units per structure, or densi- Districts in the 20%or 7,000 gross s.f. AD ties requires a legislative change in the CA Zone 40%or 14,000 gross s.f. H code provisions and/or a Comprehensive All of the CV Uses restricted to Plan amendment/rezone. Zone and NE 65,000 gross s.f.— 4th Business increases up to: 10. Heights may exceed the maximum height District in the 20%or 13,000 gross s.f. under Hearing Examiner conditional use CA Zone AD permit. 40%or26,000 gross s.f. H In consideration of a request for condi- H=Hearing Examiner Conditional Use AD=Administrative Conditional Use tional use permit for a building height in excess of ninety five feet (95')the Hearing 3. These provisions may be modified by the Examiner shall consider the following fac- Reviewing Official through the site devel- tors in addition to the criteria in RMC opment plan review process where the 4-9-030, Conditional Use Permits, among applicant can show that the same or better all other relevant information: result will occur because of creative design solutions, unique aspects or use, etc., that a. Location Criteria: Proximity of arte cannot be fully anticipated at this time. rial streets which have sufficient capacity to accommodate traffic gen- 4. Provided that a solid six foot (6') barrier erated by the development. Develop- wall is provided within the landscape strip ments are encouraged to locate in and a maintenance agreement or ease- areas served by transit. ment for the landscape strip is recorded.A solid barrier wall shall not be located closer b. Comprehensive Plan:The pro than five feet(5') to an abutting lot zoned posed use shall be compatible with R-1, R-4, R-8, R 10, R 14, or RM I. the general purpose,goals,objectives and standards of the Comprehensive 2 - 127 (Revised 908) 4-2-120C Plan, the zoning regulations and any trian amenities and supporting other plan, program, map or regula- alternatives to single occupant vehicle tion of the City. (SOV)transportation; and c. Effect on Adjacent Properties: b. Creates a low scale streetscape Buildings in excess of ninety five feet through such measures as fostering (95') in height at the proposed loca- distinctive architecture and mitigating tion shall not result in substantial or the visual dominance of extensive undue adverse effects on adjacent and unbroken parking along the street property.When a building in excess of front; and ninety five feet (95') in height is adja- c. Promotes safety and visibility through cent to a lot designated residential on such measures as discouraging the the City Comprehensive Plan, then setbacks shall be equivalent to the creation of hidden spaces, minimizing requirements of the adjacent residen- conflict between pedestrian and traffic tial zone. and ensuring adequate setbacks to accommodate required parking and/or d. Bulk: Buildings near public open access that could not be provided oth- spaces should permit public access erwise. and, where feasible, physical access to the public open space. Whenever Alternatively, the Reviewing Official practicable, buildings should be on may also modify the maximum set- ented to minimize the shadows they back requirement if the applicant can cause on publicly accessible open demonstrate that the preceding crite- space. ria cannot be met; however, those cri- teria which can be met shall be e. Light and Glare: Due consideration addressed in the site development shall be given to mitigation of light and plan; glare impacts upon streets, major d. Due to factors including but not limited public facilities and major,public open to the unique site design requirements spaces. or physical site constraints such as 11. Reserved. critical areas or utility easements the 12. Heights may exceed the maximum height maximum setback cannot be met; or by up to fifty feet(50')with bonuses for pla- e. One or more of the above criteria zas and other amenities,subject to a Hear- would not be furthered or would be ing Examiner's conditional use permit. impaired by compliance with the max- 13. A reduced minimum setback of no less imum setback; or than fifteen feet(15') may be allowed for f. Any function of the use which serves structures in excess of twenty five feet the public health, safety or welfare (25') in height through the site develop- would be materially impaired by the ment plan review process. required setback. 14. Reserved. 15. The maximum setback may be modified by the Reviewing Official through the site development plan review process if the applicant can demonstrate that the site development plan meets the following cri- teria: a. Orients development to the pedes- trian through such measures as pro- viding pedestrian walkways beyond those required by the Renton Munici- pal Code (RMC), encouraging pedes- • (Revised 5/08) 2 - 128 4-2-120C 16. The following height requests may be 18. Allowed Projections into Setbacks: made: a. Steps, and decks having no roof and CONDITIONAL being not over forty two inches (42") _ APPLICABLE HEIGHT CHANGE USE PERMIT high may be built within a front yard ZONE REQUEST TYPE setback. Puget and Exceed height by AD Sunset less than 20 feet b. Eaves and cornices may project up to Business twenty four inches (24") into any Districts in the required setback. CA Zone All of the CV Exceed height of 50 c. Accessory buildings when erected so Zone and NE feet AD that the entire building is within a dis- 4th Business Exceed height of 45 tance of thirty feet (30')from the rear District in the feet when abutting lot line may also occupy the side yard CA Zone R-8 or R-10 Zone H setback of an inside lot line. CA Exceed height of 50 d. Where below-grade structures are feet H permitted to have zero front H=Hearing Examiner yard/street setbacks, structural foot- AD=Administrative Conditional Use ings may minimally encroach into the In consideration of a request for condi- public right-of-way, subject to tional use permit for additional building approval of the Planning/Build- height, the Reviewing Official shall con- ing/Public Works Administrator or sider the following factors in addition to the his/her designee. criteria in RMC 4-9-030, Conditional Use 19. Except with approved Master Plan review. Permits, among all other relevant informa- tion. 20. "Public Suffix" (P) properties are allowed a. Location Criteria: Proximity of arte- the following height bonus: Publicly owned rial streets which have sufficient structures shall be permitted an additional fifteen feet(15') in height above that other- capacity to accommodate traffic gen- wise permitted in the zone if"pitched erated by the development. Develop- roofs,"as defined herein, are used for at ments are encouraged to locate in least sixty percent (60%) or more of the areas served by transit. . roof surface of both primary and accessory b. Comprehensive Plan: The pro- structures. In addition, in zones where the posed use shall be compatible with maximum permitted building height is less the general purpose,goals,objectives than seventy five feet(75'),the maximum and standards of the Comprehensive height of a publicly owned structure may Plan,the zoning regulations and any be increased as follows, up to a maximum other plan, program, map or regula- height of seventy five feet (75') to the high- tion of the City. est point of the building: c. Effect on Adjacent Properties: a. When abutting a public street, one Building heights shall not result in additional foot of height for each addi- substantial or undue adverse effects tional one and one-half feet(1-1/2') of on adjacent property.When a building perimeter building setback beyond the in excess of the maximum height is minimum street setback required at proposed adjacent to or abuts a lot street level unless such setbacks are designated R-1, R-4, R-8, R-10, R-14 otherwise discouraged; and or RM-F, then the setbacks shall be b. When abutting a common property equivalent to the requirements of the line, one (1) additional foot of height adjacent residential zone if the set- for each additional two feet(2') of back standards exceed the require- perimeter building setback beyond the ments of the Commercial Zone. minimum required along a common 17. Heights may exceed the maximum height property line; and under Hearing Examiner Conditional Use Permit. 2 - 129 (Revised 5/08) 4-2-120D 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. Except for existing, legal administrative headquarters offices, pursuant to RMC 4-2-080A17. 22. Reserved. 23. Within the CD Zone, perimeter street land- scape strips may utilize a mix of hard sur- faces, brick, stone, textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees,to provide a transition between the public streetscape and the private development, subject to • Site Plan review, RMC 4-9-200B1, and the general and additional review criteria of RMC 4-9-200E1 and F1, F2, and F7. In no case shall living plant material comprise less than thirty percent(30%) of the required perimeter landscape strip. 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) 4-2-120D(Repealed by Ord. 5355, 2-25-2008) (Revised 5/08) _ 2 - 130 4-2-120E DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS UC N1 � e UCN2 LOT DIMENSIONS Minimum Lot Size for lots 25 acres 25 acres created after July 11, 1993 Minimum lot size can be amended through Site Develop- Minimum lot size can be amended through Site Develop- ment Plan Review RMC 4-9-200. ment Plan Review RMC 4-9-200. LOT COVERAGE Maximum Lot Coverage for 90%of total area or 100%if parking is provided within the 90%of total area or 100%if parking is provided within the Buildings building or within a parking garage. building or within a parking garage. DENSITY (Net Density in Dwelling Units per Net Acre) Minimum Net Residential 20 dwelling units per net acre4 20 except for mixed use dwelling units per net acre4 except for mixed use Density development. development. Maximum Net Residential 85 dwelling units per net acre.4 South of North 8th Street: 150 dwelling units per net wDensity Assisted living bonus: 1.5 times the maximum density acre.4 may be allowed subject to conditions of RMC 4-9-065. Assisted living bonus: 1.5 times the maximum density Density for flats may be increased up to 150 dwelling units may be allowed subject to conditions of RMC 4 9 065. per net acre provided that ground-floor commercial uses North of North 8th Street: 250 dwelling units per net are incorporated into the structure. acre.4 Assisted living bonus: 1.5 times the maximum density Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. may be allowed subject to conditions of RMC 4-9-065. SETBACKS . . . Minimum Front Yard 5,1° 0 ft. 0 ft,6,8,9 Maximum Front Yard 50° 5 ft. 5 ft 6,8,9 Minimum Side Yard Along a 0 ft. 0 ft 6,8,9 Street5,10 Maximum Side Yard Along a 5 ft. 5 ft 6,8,9 Street5,10 s Minimum Rear Yard 5,1° 0 ft. 0 ft s,e,s Minimum Side Yard5,10 0 ft. 0 ft 6,8,9 ^' � N oho O m Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS N 1 3 e U N1b r t r ' ia t C ° ' E eo SETBACKS (Continued) Clear Vision Area In no case shall a structure over 42 in. in height intrude 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. into the 20 ft. clear vision area defined in RMC 4-11-030. Minimum On-Site Landscape All setback from the public right-of-way shall be land- All setback from the public right-of-way shall be land- Width—Along the Street scaped.7 scaped.7 Frontage Minimum On-Site Landscape 15 ft. landscaped strip consistent with the definitions of 15 ft. landscaped strip consistent with the definitions of Width Required Along the landscaped visual barrier in RMC 4-11-120. landscaped visual barrier in RMC 4-11-120. Street Frontage When a Commercial Lot is Adjacent3 to Property Zoned R-1, R-4, R-8, R- 10, R-14 or RM N HEIGHT;.. Maximum Building Height 10 stories along primary and secondary arterials.) 10 stories along primary and secondary arterials.) 0 6 stories along residential/minor collectors.) 6 stories along residential/minor collectors.) IV Maximum Height for Wireless See RMC 4-4-140G. See RMC 4-4-140G. Communication Facilities SCREENING '. Minimum Required for Outdoor See RMC 4-4-095. See RMC 4-4-095. Loading, Repair, Maintenance, Storage or Work Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment(Except for Telecommunication Equipment) Refuse or Recycling See RMC 4-4-090. See RMC 4-4-090. Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS oUC N1 ,UC-N2 PARKING AND LOADING General See RMC 4-4-080 and 10-10-13. See RMC 4-4-080 and 10-10-13. Required Location for On a Pedestrian-Oriented Street: Parking may not be On a Pedestrian-Oriented Street: Parking may not be Accessory or Existing Parking located between proposed building associated with park- located between proposed building associated with park- ing and pedestrian-oriented public streets unless located ing and the public street unless located within structured within structured parking garage. parking garage. On Other Arterials,Local Streets,and Internal Streets: On Other Arterials,Local Streets,and Internal Streets: Parking shall be located consistent with RMC 4-3-100E1, Parking shall be located consistent with RMC 4-3-100E1, Urban Center Design Overlay Regulations. Urban Center Design Overlay Regulations. Site planning must demonstrate feasible future location of Site planning must demonstrate feasible future location of structured parking to accommodate infill development. structured parking to accommodate infill development. PEDESTRIAN ACCESS General Must conform to pedestrian regulations located in Urban Must conform to pedestrian regulations located in Urban wo Center Design Overlay regulations (RMC 4-3-100). Center Design Overlay regulations (RMC 4-3-100). w SIGNS General Pole signs and roof signs are prohibited. Signs subject to Pole signs and roof signs are prohibited.Signs subject to Urban Center Design Overlay regulations(RMC 4-3-100). Urban Center Design Overlay regulations(RMC 4-3-100). LOADING DOCKS Location Parking, docking and loading areas for truck traffic shall Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public be off-street and screened from view of abutting public streets. streets. DUMPSTER/RECYCLING COLLECTION AREA Size and Location of Refuse or See RMC 4-4-090. See RMC 4-4-090. Recycling Areas CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. � A rn IV a ; °O N O m Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS as. •SPECIAL DEVELOPMENT STANDARDS Design Guidelines See RMC 4-3-100 for Urban Center Design Overlay reg- See RMC 4-3-100 for Urban Center Design Overlay reg- ulations applicable to UC-N1. ulations applicable to UC-N2. (Ord. 5027, 11-24-2003; Ord. 5387, 6-9-2008) N O Conflicts:See RMC 4-1-080. 4-2-120F 4-2-120F CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. In no case shall building height exceed the line shall include upper story setbacks for maximum allowed by the Airport Related the facade facing the shoreline and for Height and Use Restrictions,for uses facades facing publicly accessible plazas located within the Federal Aviation Admin- as follows:The minimum setback for a fifth istration Airport Zones designated under story and succeeding stories shall be ten RMC 4-3-020. feet (10') minimum from the preceding 2. Abutting is defined as"lots sharing corn- meetingstory,applicable to each story. Projects not mon property lines." the upper story setbacks defined above may be approved through the modi- 3. Adjacent is defined as"lots located across fication process when superior design is a street, railroad or right-of-way, except demonstrated pursuant to RMC 4-9-250D. limited access roads." For a modification to be granted, the 4. Use-related provisions are not variable. project must also comply with the decision Use-related provisions that are not eligible and design criteria stipulated in RMC for a variance include: building size, units 4 9 250D2. per structure/lot, or densities. Unless 7. CD Zone: Perimeter street landscape bonus size or density provisions are spe- strips may utilize a mix of hard surfaces, cifically authorized, the modification of brick, stone, textured/colored concrete, building size, units per structure, or densi- and natural landscape elements, ground- ties requires a legislative change in the cover, shrubs and trees, to provide a tran- code provisions and/or a Comprehensive sition between the public streetscape and Plan Amendment/Rezone. the private development, subject to Site 5. Allowed Projections into Setbacks: Plan Review, RMC 4 9 200B1, and the general and additional review criteria of a. Steps, and decks having no roof and RMC 4-9-200E1 and F1, F2, and F7. In no being not over forty two inches (42") case shall living plant material comprise high may be built within a front yard less than thirty percent (30%) of the setback. required perimeter landscape strip in the b. Eaves and cornices may project up to CD Zone, or fifteen percent(15%) in the twenty four inches (24") into any UC N1 and UC-N2 Zones. required setback. 8. Shoreline Master Plan Setbacks in the c. Accessory buildings when erected so UC-N2 Zone: In the UC-N2 Zone, where that the entire building is within a dis the applicable Shoreline Master Program tance of thirty inches (30")from the setback is less than fifty feet (50'),the City rear lot line may also occupy the side may increase the setback up to one hun- yard setback of an inside lot line. dred percent(100%) if the City determines additional setback area is needed to d. Where below-grade structures are assure adequate public access, emer- permitted to have zero front gency access or other site planning or yard/street setbacks, structural foot- environmental considerations. ings may minimally encroach into the 9. UC-N2 Zone Modulation/Articulation public right-of-way, subject to Requirement: Buildings that are immedi- approval of the Planning/Build ately adjacent to or abutting a public park, ing/Public Works Administrator or his/her designee. open space, or trail shall incorporate at least one of the features in items a. 6. UC-N2 Zone Upper Story Setback: Build- through c. and shall provide item d.: ings or portions of buildings which exceed fifty feet(50') in height which are located within one hundred feet (100') of a shore- 2 - 130.5 (Revised 5/08) 4-2-120F 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 a minimum of two feet (2') at an interval of a minimum of forty feet (40') on a building face or an equivalent stan- dard which adds interest and quality to the project; and d. Provide building articulation and tex- tural variety. 10. For residential plats minimum lot size, min- imum lot width/depth, maximum lot width/depth, minimum and maximum front, side, and rear yards shall use the develop- ment standards for the RM-T Zone found in RMC 4-2-110F. (Ord. 5027, 11-24-2003; Ord. 5156, 9-26-2005; Ord. 5369, 4-14-2008) (Revised 5/08) 2 - 130.6 4-2-130A DEVELOPMENTS T9`A-v N.��D-ks A lR.R. D.y`,WtSTa'st� F�JOR z INDUSTRIAL NDUSTRIAL ZONING ONING*8`1 DESIGNATIONS ESIGNATIONS ^ S --WA M.:44I:L t M i$J 4:0 :is. {, M1 $ t : ° 1h1 r'� r .y LOT DIMENSIONS Minimum Lot Size for lots 35,000 sq. ft. 35,000 sq. ft. 35,000 sq. ft. created after September 1, 1985 Minimum Lot Width/Depth for None None None lots created after September 1, 1985 LOT COVERAGE Maximum Lot Coverage for 65% None None Buildings HEIGHT,' Maximum Building Height, 50 ft.4.5.13 None None except for Public uses having a "Public Suffix" (P) designation Maximum Height for Wireless See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Communication Facilities :SETBACKSa 11 Minimum Front Yard Principal Arterial streets:12 20 ft. Principal Arterial streets:12 20 ft. Principal Arterial streets:12 20 ft. Other streets: 15 ft. provided that 20 Other streets: 15 ft. Except 50 ft. is Other streets: 15 ft. ft. is required if a lot is adjacent to a lot required if a lot is adjacent to a lot zoned R-1, R-4, R-8, RMH, R-10, zoned R-1, R-4, R-8, RMH, R-10, R-14, or RM. R-14, or RM. Minimum Side Yard Along A Principal Arterial streets:12 20 ft. Principal Arterial streets:12 20 ft. Principal Arterial streets:12 20 ft. Street Other streets: 15 ft. provided that 20 Other streets: 15 ft. Except 50 ft. is Other streets: 15 ft. ft. is required if a lot is adjacent to a lot required if a lot is adjacent to a lot zoned R-1, R-4, R-8, R-10, R-14, or zoned R-1, R-4, R-8, R-10, or RM. 53 RM. Minimum Freeway Frontage 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the Setback property line. property line. property line. Conflicts:See RMC 4-1-080. 53 DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS N '.*`frOnzO K:*n a's...x".ivy , :sx+s 5_ ''e w� ,w Pe il'g t `'�4 E :"W.a%Y- r ' ''e, k ' _` .fie 3$i. . 5 h1 �* -e,;� �t N ,, >s k� tr "� " �z t' * x ka s. '.r'i-�rn,i '+iko- ;..s a .�°: Imo =IMF ' �H � 3Y'r' '�$�'k°r.. 19. t" �!n y �F`sID �n fi'^ � � �EySv, '"''4 p�`'"'i v`1�cisk''iT.r' `�i. .=�� v`�..n�:e'�C�s;�:,,.r 3cx.`.�..t,..K:.: v,,mre-.-.-�`s5m.�� ..,sr .j;E%tit�.;�v5..—xr<. ^a.;'-.d',r;n'a '"'i�sw���#.r�'w'T�.t'..,. ^' ..a..fitr^,•x 3..srv,N,�''s"Tee tli = SETBACKS8'11 (Continued) Minimum Rear and Side11 None, except 20 ft. if lot abuts or is None, except 50 ft. if lot abuts or is None, except, 50 ft. if lot abuts a lot Yards adjacent to a residential zone, R-1, adjacent to a residential zone, R-1, zoned R-1, R-4, R-8, R-10, R-14, or R-4, R-8, RMH, R-10, R-14, or RM. R-4, R-8, RMH, R-10, R-14, or RM. RM-I. 20 ft. if lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or P-Suffix. Clear Vision Area In no case shall a structure over 42 in. In no case shall a structure over 42 in. In no case shall a structure over 42 in. I in height intrude into the 20 ft. clear in height intrude into the 20 ft. clear in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. vision area defined in RMC 4-11-030. vision area defined in RMC 4-11-030. .LANDSCAPING ' ;, General Except for critical areas, all portions of Except for critical areas, all portions of Except for critical areas, all portions of the site not covered by structures, the site not covered by structures, the site not covered by structures, ro required parking,access,circulation or required parking,access,circulation or required parking,access,circulation or service areas shall be maintained as service areas shall be maintained as service areas shall be maintained as permeable areas and improved with permeable areas and improved with permeable areas and improved with native, drought-resistant vegetative native, drought-resistant vegetative native, drought-resistant vegetative cover.7 cover.7 cover.7 Minimum On-site Landscape 10%of lot depth or 20 ft., whichever is 10%of lot depth or 20 ft., whichever is 20 ft. minimum landscape setback. Width Required Along less, but in no case less than 10 ft. less, but in no case less than 10 ft. Principal Arterial Streets12 Minimum On-site Landscape 10%of lot depth or 15 ft., whichever is 10%of lot depth or 15 ft., whichever is 15 ft. minimum landscape setback. Width Required Along Non- less, but in no case less than 10 ft. less, but in no case less than 10 ft. Principal Arterial Streets.' Minimum On-site Landscape 15 ft. wide landscaped visual barrier 15 ft. wide landscaped visual barrier 10 ft.wide sight-obscuring landscaping Width Along the Street consistent with the definition in RMC consistent with the definition in RMC strip and 6 ft.high fence along common Frontage Required When an 4-11-110 when abutting property 4-11-110 when abutting property property line of property zoned RC, Industrial Lot is Abutting9 zoned R-1, R-4, R-8, RMH, R-10, zoned R-1, R-4, R-8, RMH, R-10, R-1, R-4, R-8, R-10, R-14, or RM. Property Zoned Residential R-14, or RM. A 10 ft. sight-obscuring R-14, or RM. A 10 ft. sight-obscuring landscape strip may be allowed landscape strip may be allowed through the site plan review process.2,3 through the site plan review process.2,3 Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS i'S' i #�^s3 ,b i a as s qa, w✓5 a ° a'i 2 a ✓ s'n °,' 'f $ w Jr'A I a IM Irg r E i � y LANDSCAPING (Continued) Minimum Landscape Width Along Non-Arterial Street: 15 ft.wide Along Non-Arterial Street: 15 ft.wide None Required When an Industrial sight-obscuring landscape strip,unless sight-obscuring landscape strip,unless Lot is Adjacent'°to Property otherwise determined by the Review- otherwise determined by the Review- Zoned Residential, R-1, R-4, ing Official.2,6 ing Official.2,6 R-8, R-10, R-14, or RM Along Arterial Street: If the street is a Along Arterial Street: If the street is a designated arterial,' non-sight-obscur- designated arterial,' non-sight-obscur- ing landscaping shall be provided ing landscaping shall be provided unless otherwise determined by the unless otherwise determined by the Reviewing Official through the site plan Reviewing Official through the site plan review process. review process. Minimum Landscape Width None None 5 ft. wide landscaping strip and solid 6 Required When an Industrial ft. high barrier along common property Zoned Lot Abuts Property line. Zoned CN, CV, CA, CD, CO, COR, or P-Suffix • a N D Conflicts:See RMC 4-1-080. DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS N y 1 ii ryy���,� '. [ c s i s ,� j j co f� -ai" t ^'^9"S 4{ s,^ a b I M i b t "., ll} '' .e'*.� t :2.1;',A.n.:tin:.. _ s . _ - _y „,.n x... ` r, �..,..�4a.�,....} SCREENING Minimum Required for See RMC 4-4-095. See RMC 4-4-095. See RMC 4 4 095. Outdoor Loading, Repair, Maintenance or Work Areas; Outdoor Storage, Refuse or Dumpster Areas Special Screening NA 6 to 10 ft. high solid wall or sight- 6 to 10 ft. high solid wall or sight- Requirements for Tow Truck obscuring fence required. obscuring fence required. Operations and Impoundment Yards I OADIN7G DOCKS ,, ,; Location Not permitted on the side of the lot that Not permitted on the side of the lot that NA is adjacent to or abutting a residential is adjacent to or abutting a residential iv. zone, R-1, R-4, R-8, R-10, R-14, or zone, R-1, R-4, R-8, R-10, R-14, or w RM-I.2 RM-l.2 A DUMPSTER/RECYCLINGCOLLECTION;STATION,OR CENTER" , ` rt ` °" Location of Refuse or See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Recycling Areas PARKING 3` � Q- ti 4 General Also see RMC 4 4 080 and RMC Also see RMC 4-4-080 and RMC See RMC 4-4-080 and RMC 10-10-13. 10-10-13. 10-10-13. SIGNS apu g F.,`K i#:L ,ir General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. GRIT IGAL AREAS y� General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. (Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005) Conflicts: See RMC 4-1-080. 4-2-130B 4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR INDUSTRIAL ZONING DESIGNATIONS 1. As designated by the Transportation Ele- 11. Allowed Projections into Setbacks: ment of the Comprehensive Plan. a. Eaves and cornices may extend over 2. These provisions may be modified by the the required setback for a distance of Reviewing Official through the site plan up to 24". review process where the applicant can b. Accessory buildings when erected so show that the same or better result will that the entire building is within a dis- occur because of creative design solu- tions, unique aspects or use, etc., have not tance of 30'from the rear lot line may been fully planned at the time of site plan also occupy the side yard setback of an inside lot line. review. 3. Provided that a solid 6' high barrier wall is c. Steps and decks having no roof and provided within the landscape strip and a not exceeding 42 high may be built maintenance agreement or easement for within a front setback. the landscape strip is secured. A solid bar- 12. Includes principal arterials as defined in rier wall shall not be located closer than 5' the Arterial Street Plan and depicted in to an abutting lot zoned R-1, R-4, R-8, RMC 4-2-080E. Principal arterial streets R-10, R-14 or RM-F. within the Downtown Core Area as 4. To construct a building or structure in depicted by RMC 4-2-080C shall be excess of 50'requires a Hearing Examiner exempt from this setback requirement. Conditional Use Permit, unless located in 13. "Public Suffix" (P) properties are allowed the Employment Area Valley (see RMC the following height bonus: Publicly owned 4-2-080B) where an administrative condi- structures shall be permitted an additional tional use permit process is allowed. 15'in height above that otherwise permit- ted in the Zone if"pitched roofs," as 5. For uses located within the Federal Avia- defined herein, are used for at least 60°70 tion Administration Airport Zones desig or more of the roof surface of both primary nated under RMC 4-3-020,Airport Related Height and Use Restrictions, in no case and accessory structures. In addition, in shall building height exceed the maximum zones where the maximum permitted allowed by that Section. building height is less than 75', the maxi- mum height of a publicly owned structure 6. The Reviewing Official may waive the may be increased as follows, up to a maxi- sight-obscuring provision in order to pro- mum height of 75'to the highest point of vide reasonable access to the property the building: through the site plan review process. a. When abutting a public street, 1 addi- 7. Areas set aside for future development on tional foot of height for each additional a lot may be hydroseeded.An adequate 1-1/2'of perimeter building setback means of irrigation shall be provided. beyond the minimum street setback 8. Except by approval by Administrative Con- required at street level unless such ditional Use Permit in the Employment setbacks are otherwise discouraged Area Valley(see RMC 4-2-080B),or by the (e.g., inside the Downtown Core Area Hearing Examiner Conditional Use Permit in the CD Zone); outside the Employment Area Valley. b. When abutting a common property 9. Abutting is defined as"Lots sharing corn- line, 1 additional foot of height for mon property lines." each additional 2'of perimeter build- ing setback beyond the minimum 10. Adjacent is defined as"Lots located across required along a common property a street, railroad or right-of-way, except line; and limited access roads." 2- 135 (Revised 12/05) 4-2-140 c. On lots 4 acres or greater,5 additional feet of height for every 1% reduction below a 20% maximum lot area cov- erage by buildings for public ameni- ties such as recreational facilities, and/or landscaped open space areas, etc., when these are open and acces- sible to the public during the day or week. (Amd. Ord. 4963, 5-13-2002) • 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) (Revised 12/05) 2 - 136 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. 5369, April 14, 2008. SECTION PAGE NUMBER NUMBER 4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS 1 A. Prohibited in Certain Areas 1 B. Measurement Procedure 1 C. Liability 1 D. Violations of This Chapter and Penalties 1 E. Nonconforming Uses 1 1. Amortization Schedule 1 2. Extension Requests 1 a. Timing 1 b. Decision Criteria 1 c. Process 1 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 E. Safety Verification and Notification 2 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 COMMERCIAL CORRIDOR BUSINESS DESIGNATIONS 7 A. Purpose 7 B. Applicability 7 1. Renton Automall District 7 a. Automall Area A 7 b. Automall Area B 7 2. N.E. Sunset Boulevard Business District 8 3. Northeast Fourth Business District 8 3- I (Revised 5/08) SECTION PAGE NUMBER NUMBER 4. Rainier Ave. Business District 8 5. Puget Drive Business District 8 C. Uses Permitted in the Renton Automall Improvement District 8 D. Development Standards for Uses Located within the Renton Automall —Areas A and B 9 E. Potential Waiver of Street Vacation Fees for Dealerships Located within the Renton Automall Area A 10 F. Development Standards for Uses Located Within the Northeast Fourth Street, Puget Drive, Rainier Avenue, and Sunset Boulevard Business Districts 10 1. Northeast Fourth, Puget, Rainier and Sunset Business Districts 10 a. Maximum Front Yard Setback 10 b. Public Plazas 10.1 c. Future Commercial Development Pads 11 d. Parking 11 e. Pedestrian Connections 11 f. Additional Standards for Stand Alone Residential Uses 12 g. Additional Standards for Mixed Use (Within the Same Building) Commercial and Residential Uses 12.1 2. Rainier Avenue Business District 12.1 G. Maps of Automall Overlay Districts 12.2 H. NE Sunset Boulevard Corridor Business District 12.3 I. NE 4th Street Corridor Business District 12.4 J. Rainier Corridor Business District 12.5 K. Puget Drive Business District 12.6 4-3-050 CRITICAL AREAS REGULATIONS 12.7 A. Purpose 12.7 1. General 12.7 2. Aquifer Protection 12.7 3. Flood Hazards 12.7 4. Geologic Hazards 12.7 5. Habitat Conservation 13 6. Streams and Lakes 13 7. Wetlands 13 B. Applicability—Critical Areas Designations/Mapping 13 1. Lands to Which These Regulations Apply 13 2. Mapping-General 14 3. Reports and Submittal Requirements 14 a. General Submittal Requirements —All Critical Areas 14 b. Exempt Activities, Study Requirements 14 c. Aquifer Protection Area Permit Submittal Requirements 14 d. Flood Hazard Data 14 e. Geologic Hazards Special Studies Required - 14 f. Habitat Conservation Assessment Required 14 g. Streams and Lake Studies Required 14 h. Wetland Studies Required 14 (Revised 5/08) 3 - ii SECTION PAGE NUMBER NUMBER C. Applicability— Exempt, Prohibited and Nonconforming Activities 14 1. Applicability 14 a. Aquifer Protection Areas —Compliance with Regulations 15 2. Permit Required 16 a. Permit Required — Development or Alteration 16 b. Aquifer Protection Area— Operating and Closure Permits 17 3. Finding of Conformance Required 17 a. General 17 b. Aquifer Protection Areas 17 4. Letter of Exemption 17 • 3- ii.1 (Revised 3/06) This page left intentionally blank. (Revised 3/06) 3 - ii.2 SECTION PAGE NUMBER NUMBER a. Aquifer Protection, Flood Hazards, Geologic Hazards, Habitat Conservation, Streams and Lakes, Wetlands 17 b. Applicability of Section Requirements to Exempt Activities 17 c. Reports and Mitigation Plans Required 17 d. Administrator Findings 17 5. Specific Exemptions-Critical Areas and Buffers 18 6. Limited Exemptions 18.7 7. Exemptions in Buffers 18.10 8. Prohibited Activities 18.12 a. General-All Critical Areas 18.12 b. Prohibited Activities-Floodways 18.12 c. Prohibited Activities-Streams/Lakes and Wetlands 18.12 d. Prohibited Changes in Land Use and Types of New Facilities-Aquifer Protection Areas 18.12 9. Temporary Emergency Exemption Procedure 18.12 a. Temporary Emergency Exemption Purpose 18.12 b. Temporary Emergency Exemption Review Authority and Decision Criteria 18.13 c. Temporary Emergency Exemption Letter Process and Timing 18.13 10. Nonconforming Activities or Structures 18.13 D. Administration and Interpretation 18.13 1. General Provisions -All Critical Areas 18.13 a. Duties of Administrator 18.13 b. Interpretation 18.13 c. Compliance 18.14 d. Reviewing Official 18.14 2. Aquifer Protection 18.14 a. Inspections Authorized 18.14 b. Potential to Degrade Groundwater-Zone 2 18.14 3. Flood Hazards 18.14 a. Duties and Responsibilities of the Department Administrator or Designee 18.14 b. Information to Be Obtained and Maintained 18.15 c. Alteration of Watercourses 18.15 d. Interpretation of FIRM Boundaries 18.15 e. Record Required 18.15 4. Review Authority 18.16 a. Review Authority-General 18.16 b. Review Authority-Geologic Hazards, Habitat Conservation, Shorelines, Streams and Lakes, and Wetlands 18.16 c. Review Authority-Aquifer Protection Areas 18.17 5. Authority to Approve, Condition, or Deny-General 18.17 6. Relationship to Other Agencies and Regulations 18.17 E. General Performance Standards, and Allowed Alterations 18.17 1. Performance Standards 18.17 2. Protection of Critical Areas 18.17 3. Allowed Alterations 18.17 3- Ill (Revised 6/05) SECTION PAGE NUMBER NUMBER 4. Native Growth Protection Areas 18.17 a. Applicability 18.17 b. Standards 18.18 c. Method of Creation 18.18 d. Marking During Construction 18.18 e. Fencing 18.18 f. Signage Required 18.19 g. Responsibility for Maintenance 18.19 h. Maintenance Covenant and Note Required 18.19 5. Discretionary- Building or Development Setbacks 18.19 F. Submittal Requirements and Fees 18.19 1. Applicability 18.19 2. Preapplication Consultation 18.19 3. Plans and Studies Required 18.19 4. Submittal Requirements 18.19 5. Fees 18.19 6. Waiver of Submittal or Procedural Requirements 18.19 7. Independent Secondary Review 18.19 a. Aquifer Protection Areas, Flood Hazards, Habitat Conservation, Streams and Lakes, Wetlands 18.19 b. Geologic Hazards 18.20 8. Mitigation Plan Required 18.20 a. Criteria 18.20 b. Timing of Mitigation Plan - Final Submittal and Commencement 18.21 G. Surety Devices 18.21 1. Required for Mitigation Plans 18.21 2. Time Period -Wetlands, Streams, and Lakes 18.21 H. Aquifer Protection 18.21 1. Applicability 18.21 a. Aquifer Protection Area (APA) 18.21 b. Aquifer Protection Zones 18.21 c. Mapping 18.22 d. Performance Standards 18.22 e. Authority to Require Hydrogeologic Assessment 18.22 2. Facilities 18.22 a. Removal of Existing Facilities-Zone 1 18.22 b. Existing Facilities Change in Quantities -Zone 1 18.23 c. Existing Facilities -Allowances in Zone 2 18.23 d. Requirements for Facilities-Zones 1 and 2 18.23 3. Use of Pesticides and Nitrates -APA Zones 1 and 2 19 a. Use of Pesticides 19 b. Nitrate-Containing Materials 19 4. Wastewater Disposal Requirements-Zones 1 and 2 19 5. Surface Water Requirements -Zones 1 and 2 19 6. Pipeline Requirements 20 a. Pipeline Requirements-Zone 1 20 b. Pipeline Requirements-Zone 2 20 (Revised 6/05) 3- iv SECTION PAGE NUMBER NUMBER 7. Construction Activity Standards-Zones 1 and 2 20 8. Fill Material Requirements-Zones 1 and 2 20 9. Regulations for Existing Solid Waste Landfills-Zones 1 and 2 20.1 a. Materials 20.1 b. Groundwater Monitoring 20.1 10. Hazardous Materials- Release Restrictions-Zones 1 and 2 20.1 I. Flood Hazards 20.1 1. Applicability 20.1 a. Areas of Special Flood Hazard 20.1 b. Mapping and Documentation 20.1 c. Performance Standards 20.2 2. General Standards 20.2 a. Anchoring-All New Construction 20.2 b. Anchoring - Manufactured Homes 20.2 c. Construction Materials and Methods 20.2 d. Utilities 20.2 e. Subdivision Proposals 20.2 f. Project Review 20.3 3. Specific Standards 20.3 a. Residential Construction 20.3 b. Manufactured Homes 20.3 c. Nonresidential Construction 20.4 d. Recreational Vehicles 20.4 4. Additional Restrictions within Floodways 20.4 a. Increase in Flood Levels Prohibited 20.5 b. Residential Construction in Floodways 20.5 c. Compliance Requirements 20.5 5. Critical Facility 20.5 6. Compensatory Storage 20.5 a. Compensatory Storage Required 20.5 b. Additional Requirements-Springbrook Creek 20.5 c. Determining Finished Floor Elevations According to FEMA 20.6 J. Geologic Hazards 20.6 1. Applicability 20.6 a. Steep Slopes 20.6 b. Landslide Hazards 20.6 c. Erosion Hazards 20.6 d. Seismic Hazards 20.7 e. Coal Mine Hazards 20.7 f. Volcanic Hazards 20.7 g. Mapping 20.7 h. Performance Standards 20.7 2. Special Studies Required . 20.7 3. Independent Secondary Review 20.8 4. Conditions of Approval 20.8 5. Protected Slopes 20.8 a. Prohibited Development 20.8 3-V (Revised 6/05) SECTION PAGE NUMBER NUMBER b. Exceptions through Modification 20.8 c. Exceptions through Variance 20.8 d. Exceptions through Waiver 20.8 e. Native Growth Protection Areas - Protected Slopes 20.9 f. Conditions of Approval 20.9 g. Coordination with Stream and Lake Buffers 20.9 6. Sensitive Slopes-Medium, High and Very High Landslide Hazards-High Erosion Hazards 20.9 a. Erosion Control Plans 20.9 b. Conditions of Approval 20.9 c. On-Site Inspections 20.9 7. Very High Landslide Hazards 20.9 a. Prohibited Development 20.9 b. Buffer Requirement 20.9 c. Native Growth Protection Area-Very High Landslide Hazards . . . 20.10 8. Coal Mine Hazards 20.10 a. Medium Hazard - Report Required 20.10 b. High Hazard - Report Required 20.10 c. Conditions of Approval 20.10 d. Hazards Found during Construction 20.10 e. Construction in Areas with Combustion 20.10 9. Volcanic Hazards 20.10 K. Habitat Conservation 20.11 1. Applicability 20.11 a. Critical Habitat 20.11 b. Mapping 20.11 c. Performance Standards 20.11 2. Habitat Assessment Required 20.11 3. Bald Eagle Habitat 20.11 4. Native Growth Protection Areas 20.11 5. Alterations Require Mitigation 20.12 6. Mitigation Options 20.12 a. On-Site Mitigation 20.12 b. Off-Site Mitigation 20.12 c. In-Kind Mitigation 20.12 7. Mitigation Plan 20.12 L. Streams and Lakes • 20.12 1. Applicability/Lands to Which These Regulations Apply 20.12 a. Classification System 20.12 b. Measurement 20.13 c. Maps and Inventory 20.13 2. Applicability-Activities to Which This Section Applies 20.14 3. Studies Required 20.14 a. When Standard Stream or Lake Study is Required 20.14 b. When Supplemental Stream or Lake Study is Required 20.14 c. When Stream or Lake Mitigation Plan is Required 20.15 • d. Studies Waived 20.17 (Revised 6/05) 3-vi SECTION PAGE NUMBER NUMBER e. Period of Validity for Studies Associated with This Section 20.17 4. General Standards for Class 2 to 4 Waters 20.17 a. Disturbance Prohibited 20.17 b. No Net Loss 20.17 5. Stream/Lake Buffer Width Requirements 20.17 a. Buffers and Setbacks 20.17 b. Increased Buffer Width 20.18 c. Reduction of Buffer Width 20.18 d. Averaging of Buffer Width 20.20 6. Stream or Lake Buffer Use Restrictions and Maintenance 20.20 a. Preservation of Native Vegetation 20.20 b. Revegetation Required 20.20 c. Use of Native Species 20.20 d. Removal of Noxious Species 20.20 e. Impervious Surface Restrictions 20.21 7. Criteria for Permit Approval -Class 2 to 4 20.21 8. Alterations Within Streams and Lakes or Associated Buffers 20.21 a. Transportation Crossings 20.21 b. Alterations of Streams and Lakes or Associated Buffers- Utilities 20.22 c. Alterations of Streams and Lakes or Associated Buffers- In-Water Structures and In-Water Work 20.22 d. Alterations of Streams and Lakes or Associated Buffers- Dredging 20.22 e. Alterations of Streams and Lakes or Associated Buffers- Stream Relocation 20.23 f. Alterations- Single Family Home- Existing Legal Lot 20.23 g. Alterations-Other 20.24 h. When Variance is Required 20.24 9. Incentives for Restoration of Streams Located in an Underground Pipe or Culvert 20.24 M. Wetlands 20.24 1. Applicability 20.24 a. Classification System 20.24 b. Maps and Inventory 20.25 c. Delineation of Wetland Edge 20.25 d. Regulated and Nonregulated Wetlands 20.25 e. Performance Standards 20.26 2. General Standards for Permit Approval 20.26 3. Study Required 20.26 a. When Study Is Required 20.26 b. Study Waived 20.26 4. Delineation of Regulatory Edge of Wetlands 20.27 a. Methodology 20.27 b. Delineations -Open Water 20.27 c. Adjustments to Delineation by City 20.27 d. Period of Validity for Wetland Delineation 20.27 5. Determination of Wetland Classification 20.27 6. Wetland Buffers 20.27 3 -vii (Revised 6/05) SECTION PAGE NUMBER NUMBER a. Buffers Required 20.27 b. Measurement of Buffers 20.28 c. Standard Buffer Zone Widths 20.28 d. Increased Wetland Buffer Zone Width 20.28 e. Reduction of Buffer Width 20.29 f. Averaging of Buffer Width 20.30 7. Wetlands-Native Growth Protection Areas 20.30 8. Wetland Changes-Alternative Methods of Development 20.30 9. Compensating for Wetlands Impacts 20.31 a. Goal 20.31 b. Plan Requirements 20.31 c. Plan Performance Standards 20.31 d. Acceptable Mitigation - Permanent Wetland Impacts 20.31 e. Restoration, Creation, or Combined Enhancement Required - Compensation for Permanent Wetland Impacts 20.31 f. Compensating for Temporary Wetland Impacts 20.31 g. Mitigation Bank Agreement-Glacier Park Company 20.31 10. Wetland Compensation - Restoration, Creation, and Enhancement 20.31 11. Wetlands Creation and Restoration 20.31 a. Creation or Restoration Proposals 20.31 b. Compliance with Goals 20.32 c. Category 20.32 d. Design Criteria 20.32 e. Acreage Replacement Ratio 20.32 f. Increased Creation/Restoration/Replacement Ratios 20.33 g. Decreased Creation/Restoration/Replacement Ratios 20.33 h. Category 3 Replacement Option 20.33 i. Minimum Restoration/Creation Ratio 20.33 12. Wetland Enhancement 20.34 a. Enhancement Proposals-Combined with Restoration and Creation 20.34 b. Evaluation Criteria 20.34 c. Wetlands Chosen for Enhancement 20.34 d. Mitigation Ratios 20.34 e. Ratio Modification and Minimum Restoration/Creation Ratio 20.35 13. Out-of-Kind Replacement 20.35 14. Off-Site Compensation 20.35 a. When Permitted 20.35 b. Locations 20.35 c. Siting Recommendations 20.36 d. Timing 20.36 15. Cooperative Wetland Compensation: Mitigation Banks or Special Area Management Programs (SAMP) 20.36 a. Applicability 20.36 b. Process 20.36 c. Mitigation Banks 20.36 d. Special Area Management Programs 20.36 (Revised 6/05) 3-viii SECTION PAGE NUMBER NUMBER e. Compensation Payments to Mitigation Bank 20.37 16. Mitigation Plans 20.37 a. Required for Restoration, Creation and Enhancement Projects 20.37 b. Timing for Mitigation Plan Submittal and Commencement of any Work 20.37 c. Content of Mitigation Plan 20.37 d. Performance Surety 20.37 N. Alternates, Modifications and Variances 20.37 1. Alternates 20.37 a. Applicability 20.37 2. Modifications 20.37 a. Applicability 20.37 3. Variances 20.39 a. Aquifer Protection -Variance 20.39 b. Flood Hazards -Variances 20.39 c. Geologic Hazards, Habitat Conservation, Streams and Lakes- Classes 2 to 4, and Wetlands-Variance 20.39 O. Appeals 20.40 1. General 20.40 2. Record Required- Flood Hazards 20.40 P. Assessment Relief-Wetlands 20.40 1. City Assessments 20.40 Q. Maps 20.40 1. Aquifer Protection 20.40 2. Flood Hazards 20.40 3. Geologic Hazards 20.40 a. Coal Mine Hazards 20.40 b. Erosion Hazards 20.40 c. Landslide Hazards 20.40 d. Seismic 20.41 e. Steep Slopes 20.41 f. Volcanic Hazards 20.42 4. Streams and Lakes 20.42 5. Wetlands 20.42 6. Drainage Basins 20.42 R. Generic Hazardous Materials List 20.54 S. Pipeline Material 20.55 4-3-060 (Reserved) 20.57 4-3-070 (Reserved) 20.57 4-3-080 PUBLIC USE/"P" SUFFIX NOTIFICATION PROCEDURES 20.57 A. Notice Required 20.57 B. Notice Content 20.57 C. Meeting Summary 20.57 D. Special Height Allowances for Publicly Owned Structures 20.57 4-3-090 SHORELINE MASTER PROGRAM REGULATIONS 20.57 A. Program Adopted 20.57 B. Authentication, Record of Program 20.57 3 - ix (Revised 6/05) SECTION PAGE NUMBER NUMBER C. Amendments 20.58 D. Purposes and Priorities 20.58 E. Regulated Water Bodies 20.58 F. State of Washington Classification of Water Bodies 20.58 1. Shorelines of Statewide Significance 20.58 2. Shorelines of the State 21 G. Three (3) Environments Designated by City 21 1. Names of Environments 21 2. Basis for Designation 21 3. Map of Environments 21 H. Natural Environment 24 1. Objective 24 2. Areas to Be Designated as a Natural Environment 24 3. Extent of the Natural Environment 24 4. Acceptable Activities and Uses 24 5. Dedication for Flood Storage 24 I. Conservancy Environment 24 1. Objective 24 2. Areas to Be Designated as a Conservancy Environment 24 3. Extent of the Conservancy Environment 24 4. Acceptable Activities and Uses 24 5. Use Regulations in the Conservancy Environment 24 a. Commercial Uses 24 b. Fish and Game Reserve and Breeding Operations 24 c. Industrial Uses 25 d. Recreation Use 25 e. Residential Uses 25 f. Utilities 25 g. Roads 25 J. Urban Environment 25 1. Objective 25 2. Areas to Be Designated as Urban Environment 25 a. Areas of High Intensity Land Use 25 3. Extent of the Urban Environment 25 4. Acceptable Use and Activities 25 5. Use Regulations in the Urban Environment 25 a. Water-Oriented Activities 25 b. Public Access 25 K. General Use Regulations for All Shoreline Uses 26 1. Applicability 26 2. Environmental Effects 26 a. Pollution and Ecological Disruption 26 b. Burden on Applicant 26 c. Erosion 26 d. Geology 26 3. Use Compatibility and Aesthetic Effects 26 • 4. Public Access 26 (Revised 6/05) 3-x SECTION PAGE NUMBER NUMBER 5. Facility Arrangement—Shoreline Orientation 26 6. Landscaping 27 7. Unique and Fragile Areas 27 L. Specific Use Regulations 27 1. Airports and Seaplane Bases 27 a. Airport Location 27 b. Location of Seaplane Bases 27 c. Airport Facilities 27 d. Seaplane Bases (Commercial) 27 e. Landscaping 27 f. Services 27 2. Aquaculture 27 a. Location 27 b. Time 27 c. Design and Construction 27 3. Boat-Launching Ramps 28 a. Site Appropriateness—Water Characteristics 28 b. Site Appropriateness—Topography 28 c. Dimensions and Location 28 d. Ramp Surface Material 28 e. Review Required 28 4. Bulkheads 28 a. Applicability and Exemption 28 b. When Permitted 28 c. Associated Fill 28 d. General Design Requirements 28 5. Commercial Developments 29 a. Location of Developments 29 b. Incorporation of Public Recreational Opportunities 29 c. View Impacts 29 d. Setback 29 6. Dredging 29 a. Definition 29 b. Permitted Dredging 29 c. Prohibited Dredging 30 d. Regulations on Permitted Dredging 30 7. Industrial Development 30 a. When Permitted 30 b. Setbacks 31 8. Landfills 31 a. When Permitted 31 9. Marinas 31 a. When Permitted 31 b. Design Requirements 31 c. Location of Marinas 32 10. Mining 32 11. Parking 32 3-Xi (Revised 7/07) SECTION PAGE NUMBER NUMBER a. Public Parking 32 b. Private Parking 32 12. Piers and Docks 32 a. Purpose 32 b. Fees Prohibited 32 c. General Design Requirements 32 d. Allowable Types of Piers and Docks 33 e. Design Criteria for Single Family Docks and Piers 33 f. Design Criteria for Multi-Family Residence Docks 34 g. Design Criteria for Recreational, Commercial and Industrial Docks 34 h. Use of Buoys and Floats 35 i. Variance to Dock and Pier Dimensions 35 13. Recreation 35 a. Definition 35 b. Public Recreation 35 c. Private Recreation 36 14. Residential Development 36 15. Roads and Railroads 36 a. Scenic Boulevards 36 b. Sensitive Design 36 c. Debris Disposal 36 d. Road Locations 36 16. Stream Alteration 36 a. Definition 36 b. Permitted Stream Alteration 36 c. Prohibited Stream Alteration 36 d. Regulations on Stream Alteration 37 17.Trails 37 a. Definition 37 b. Permitted Uses 37 18. Utilities 37 a. Native Vegetation 37 b. Landscaping 37 c. Screening of Public Utilities 37 d. Special Considerations for Pipelines 38 e. Major Utilities=Specifications 38 f. Local Service Utilities, Specifications 39 g. All-Inclusive Utility Tunnels 39 M. Variances and Conditional Uses 39 N. Amendments to Shoreline Master Program 40 1. Time 40 2. Review Process 40 O. Violations and Penalties 40 P. Appeals 40 4-3-095 (Deleted by Ord. 5286, 5-14-2007) 40 4-3-100 URBAN DESIGN REGULATIONS 40 A. Purpose 40 (Revised 7/07) 3 -xii SECTION PAGE NUMBER NUMBER I B. Applicability 41 C. Exemptions 43 1. Interior Remodels 43 2. Aircraft Manufacturing 43 D. Administration 43 1. Review Process 43 2. Authority 43 E. Site Design and Building Location 43 1. Site Design and Street Pattern 43 a. Minimum Standard for Districts 'A' and 'B' 43 b. Minimum Standards for Districts 'C' and `D' 43 2. Building Location and Orientation 44 a. Minimum Standards for Districts 'A', 'B' and 'D' 44 b. Minimum Standards for District `C' 44 c. Guideline Applicable to District 'C' 44 d. Guideline Applicable to Districts 'C' and 'D' 44 3. Building Entries 44 a. Minimum Standards for Districts 'A', 'B', 'D' and 'E' 44 b. Minimum Standards for District 'C' 45 c. Guideline Applicable to Districts 'A', 'B' and 'C' 45 d. Guidelines Applicable to Districts 'A' and 'D' 45 e. Guideline Applicable to Districts 'B' and `E' 46 f. Guideline Applicable to District 'C' 46 4. Transition to Surrounding Development 46 a. Minimum Standards for Districts 'A' and 'D' 46 b. Minimum Standards for Districts 'B' and 'E' 46 c. Minimum Standards for District 'C' 46 5. Service Element Location and Design 47 a. Minimum Standards for All Districts 47 b. Guideline Applicable to All Districts 47 6. Gateways 47 a. Minimum Standards for Districts 'C' and 'D' 47 7. Illustrations 48 F. Parking and Vehicular Access 52 1. Location of Parking 52 a. Minimum Standard for Districts 'A', 'B' and 'D' 52 b. Minimum Standards for District 'C' 52 c. Minimum Standards for District 'E' 52 d. Guideline Applicable to Districts 'A', 'B', 'C' and `D' 52 e. Guidelines Applicable to District 'C' 52 2. Design of Surface Parking 53 a. Minimum Standards for Districts 'A', 'C' and 'D' 53 b. Guidelines Applicable to Districts 'A', 'C' and 'D' 53 3. Structured Parking Garages 53 a. Minimum Standards for Districts 'C' and 'D' 53 b. Minimum Standards for District 'D' 54 c. Guidelines Applicable to Districts 'A', 'C' and 'D' 54 3-Xiii (Revised 7/07) SECTION PAGE NUMBER NUMBER d. Guidelines Applicable to Districts 'B' and 'E' 54 4. Vehicular Access 55 a. Minimum Standard for Districts 'B' and 'E' 55 b. Minimum Standards for District 'C' 55 c. Guidelines Applicable to Districts 'A' and 'D' 55 d. Guidelines Applicable to Districts 'B' and 'E' 55 5. Illustrations 56 G. Pedestrian Environment 58 1. Pathways through Parking Lots 58 a. Minimum Standards for Districts 'C' and `D' 58 2. Pedestrian Circulation 58 a. Minimum Standards for Districts 'A', 'C' and 'D' 58 b. Guidelines Applicable to All Districts 59 c. Guidelines Applicable to District `C' Only 59 3. Pedestrian Amenities 60 a. Minimum Standards for District 'C' 60 b. Minimum Standards for District 'D' 60 c. Minimum Standards for District 'E' Only 60 d. Guidelines Applicable to Districts 'C', 'D' and 'E' 60 4. Illustrations 61 H. Landscaping/Recreation Areas/Common Open Space 63 1. Landscaping 63 a. Minimum Standards for All Districts 64 b. Guidelines Applicable to All Districts 65 c. Guidelines Applicable to Districts `B' and 'E' 65 2. Recreation Areas and Common Open Space 65 a. Minimum Standards for Districts 'A', `C' and `D' 65 b. Minimum Standard for Districts 'B' and 'E' 67 c. Minimum Standard for District 'C' 67 d. Guidelines Applicable to Districts 'A', `C' and 'D' 67 e. Guideline Applicable to District 'C' 67 3. Illustrations 68 I. Building Architectural Design 70 1. Building Character and Massing 70 a. Minimum Standard for Districts 'A' and `D' 70 b. Minimum Standard for Districts `B' and 'E' 71 c. Minimum Standards for District 'C' 71 d. Guidelines Applicable to Districts 'A', 'B', 'D' and `E' 71 e. Guideline Applicable to Districts 'B' and `E' 71 f. Guidelines Applicable to Districts 'A' and 'D' 71 g. Guidelines Applicable to District 'C' 71 2. Ground-Level Details 72 a. Minimum Standards for All Districts 72 b. Guidelines Applicable to Districts 'A', 'C' and 'D' 73 c. Guideline Applicable to Districts 'B' and 'E' 73 3. Building Roof Lines 73 a. Minimum Standards for Districts 'A', 'C' and 'D' 73 (Revised 7/07) 3 -Xiv SECTION PAGE NUMBER NUMBER b. Guidelines Applicable to Districts 'B' and 'E' 74 c. Guideline Applicable to District 'C' 74 4. Building Materials 74 a. Minimum Standards for All Districts 74 b. Minimum Standard for Districts 'A', 'C' and 'D' 74 c. Guidelines Applicable to All Districts 74 d. Guideline Applicable to Districts 'B' and 'E' 74 5. Illustrations 75 J. Signage 78 1. Minimum Standards for Districts 'C' and 'D' 78 2. Guidelines Applicable to Districts 'C' and 'D' 78 3. Illustrations 79 K. Lighting 79 1. Minimum Standards for Districts 'A', 'C' and 'D' 79 2. Guidelines Applicable to Districts 'C' and 'D' 79 L. Modification of Minimum Standards 80 M. Variance (Reserved) 80 N. Appeals 80 4-3-105 (Deleted by Ord. 4992, 12-9-2002) 80 4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS 80 A. Purpose 80 B. Applicability 80 C. Urban Separators Maps 81 1. May Valley Urban Separator 81 2. Talbot Urban Separator 85 D. Administration 86 1. Review Process 86 2. Authority 86 E. Urban Separator Overlay Regulations 86 1. Contiguous Open Space Corridor Established 86 2. Dedication of Open Space Required 86 3. Uses Allowed in Contiguous Open Space 86 4. Uses in Portions of the Urban Separator Outside the Established Contiguous Open Space Corridor 87 5. Standards Within Entire Urban Separator 87 6. Modification of Mapped Contiguous Open Space 88 4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES 88 A. Enforcement Officer 88 B. Violations of This Chapter and Penalties 88 C. Tests 88 3-XV (Revised 7/07) 4-3-010E 4-3-010 ADULT RETAIL AND sexual conduct, lewdness or obscene or harmful ENTERTAINMENT REGULATIONS: matter or the exhibition or public display thereof. (Amd. Ord. 4827, 1-24-2000) D. VIOLATIONS OF THIS CHAPTER AND A. PROHIBITED IN CERTAIN AREAS: PENALTIES: Adult motion picture theaters, peep shows, pano Violation of this Section on adult retail and enter rams, adult retail uses, and places of adult enter tainment regulations is declared to be a public tainment are prohibited: nuisance per se,which may be abated by the City by way of civil abatement procedures, RMC 1. Within one thousand feet(1,000') of any 1-3-3, or RMC 1-3-2, Civil Penalties,or both,and residential zone (RC, R-1, R-4, R-8, R-10, not by criminal prosecution. (Ord. 4261, RM, COR or RMH) or any single family or 2 26 1990; Ord. 5159, 10 17 2005) multiple family residential use. (Amd. Ord. E. NONCONFORMING USES: 4773, 3-22-1999) 2. Within one thousand feet(1,000') of any 1. Amortization Schedule: Any adult en public or private elementary or secondary tertainment,activity, use,or retail use located school. within the City limits on the effective date of Ordinance No.4827(February 27,2000)that 3. Within one thousand feet (1,000') of any is made nonconforming by this Section shall family day care, day care center for children, be terminated within one year. nursery, or preschool. 2. Extension Requests. 4. Within one thousand feet (1,000') of any church or other facility or institution used pri a. Timing: Such termination date may madly for religious purposes. be extended upon the approval of an ap- plication filed with the City within one 5. Within one thousand feet (1,000') of any hundred twenty (120) days of the effec- public park or P-1 zone. (Amd. Ord. 4828, tive date of the ordinance codified in this 1-24-2000) Section requesting an extension to such one-year amortization period. EXCEPT: Adult retail uses and adult entertain- ment businesses, as defined herein, shall be per- mitted within those zones within the Employment tive decision on whether or not to ap Area Valley (EAV) land use designation of the prove any extension period and the comprehensive plan and south of 1-405, and are length of such period shall be based not subject to the distance requirements set out upon the applicant demonstrating a sig- herein. (Ord. 4828, 1-24-2000) nificant economic hardship that is based on an irreversible financial investment or B. MEASUREMENT PROCEDURE: commitment unique to that location made The distances provided in this Section shall be priorto the effective date of the ordinance measured by following a straight line, without re- . codified in this Section including, but not gard to intervening buildings, from the nearest limited to,fixed assets and tenant im- point of the property parcel upon which the pro- provements. A determination of signifi- posed use is to be located,to the nearest point of cant economic hardship shall be based the parcel of property or the land use district upon the degree to which the require- boundary line from which the proposed land use ments of this Section diminish the viabil is to be separated. ity of the business or precludes reasonable alternative uses of the sub- C. LIABILITY: ject property. Nothing in this Section is intended to authorize, c. Process: The extension request legalize or permit the establishment, operation or shall be processed as a Type V proce maintenance of any business, building or use dure pursuant to RMC 4-8 080G. which violates any City regulation or statute of the State of Washington regarding public nuisances, 3- 1 (Revised 12/05) 4-3-020A d. Maximum Extension Period: No 4. Nonresidential uses may be conditioned extension period shall be greater than in relation to intensity of use in the Airport (n- one year. fluence Area,as shown in subsection F of this Section. e. Appeals: Rights to appeal the deci- sion are governed by the provisions of 5. Bird attractants, such as uncovered RMC 4-8-110E8 and F6. (Ord. 4828, refuse dumpsters, and uses that produce 1-24-2000) smoke, dust, glare, vapor, gasses or other emissions may be restricted in the Airport In- fluence Area,as shown in subsection F of this 4-3-020 AIRPORT RELATED HEIGHT Section. AND USE RESTRICTIONS: 6. Noise-sensitive uses shall be prohibited A. AIRPORT INFLUENCE AREA from locating within the 65 DNL (or higher) ESTABLISHED: noise contour of the Renton Municipal Air- In order to regulate the use of property in the vi- port, as shown in subsection H of this Sec- cinity of the airport, all of the land within Safety tion. (Ord. 5029, 11-24-03) Zones 1 through 6 of the Renton Municipal Airport shall be known as the Airport Influence Area, as D. HAZARD MARKING AND LIGHTING: shown in subsection F of this Section. (Ord.5029, Any permit or variance granted as provided in this 11-24-03) Section and affecting Airport Safety Zones 1 through 4, as shown in subsection F of this Sec- B. HEIGHT LIMITS: tion, shall be so conditioned as to require the Except as otherwise provided in this Code, no owner of the structure or tree in question to install, structure or tree shall penetrate the Federal Avia- operate and maintain thereon,at the owner's own tion Regulation Part 77 Objects Affecting Naviga- expense,such markers and lights as may be nec- ble Airspace, as shown in subsection G of this essary to give adequate notice to aircraft of the Section. (Ord. 1542, 4-17-1956; Ord. 1829, presence of such airport hazard. 5-17-1960; Amd. Ord. 5029, 11-24-03) E. SAFETY VERIFICATION AND C. USE RESTRICTIONS: NOTIFICATION: 1. Notwithstanding any other provisions of 1. Land Use Permit Master Applications for this Code,no use may be made of land within proposed projects to be located within the Air- Airport Safety Zones 1 through 4,as shown in port Influence Area shall require one of the subsection F of this Section, in such a man- following: ner as to create electrical interference with ra- dio communication between the airport and a. A certificate from an engineer or land aircraft, making it difficult for fliers to distin- surveyor, that clearly states that the pro- guish between airport lights and others,result posed use will not penetrate the Federal in glare in the eyes of fliers using the airport, Aviation Administration Regulation Part impair visibility in the vicinity thereof,or other- 77 Objects Affecting Navigable Airspace wise endanger the landing, taking off, or ma- (subsection G of this Section); or neuvering of aircraft. b. The maximum elevation of proposed 2. Places of public assembly in the Airport buildings or structures based on the es- Influence Area, as shown in subsection F of tablished airport elevation reference da- this Section, may be conditioned in terms of turn will not penetrate the Federal frequency of use,time of use,and number of Aviation Administration Regulation Part people assembled. 77 Objects Affecting Navigable Airspace (subsection G of this Section).Elevations 3. Residential uses may be conditioned in shall be determined by an engineer or relation to residential density in the Airport In- land surveyor. fluence Area,as shown in subsection F of this Section. (Revised 12/05) 3-2 4-3-020E 2. Within the Airport Influence Area, as shown in subsection F of this Section, disclo- sure notice shall be placed on land title when 3-2.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 3-2.2 4-3-020E 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) 3- 3 (Revised I/05) 4-3-020 F F. AIRPORT INFLUENCE AREA MAP: VIC tfi rr,1 ,._^-77:7:2::- _ - -__ 113 1---2J`50 n S 1�O --- -- C (�(-�''�'�� r�� r9 �'s IRi �s�U [1.AS t_ ]1 as+'�A w1 e1I Itto i$3 S zED :ITS .: i s.a s9:7 i104 ( iii rii-A-=,1- 0115-qJ, l,, ,u n ,r I,� ; I t,IXAA e p 9 ���11-�1(/((\ li ram,''. 6 mE: :,:r, - t 1 x Ol %�J 1'I.S'afl iJ2LLh.. © ©: 6 t 5 '9 kT: 1:\TF.)-ti;1111 (���I������St �� ��. t44=--__ii L_.i.- 4) -I au 1 ' D� LL!I!JL! !Jt �9 ,ill _ �jaxm Vi! /�,c,s u u s •!. �� f_� 1 �. ���, afil h _ S lssu u 't(te nq 1\ }1'r3j i�:.//(//� 1 P IN i4 77� 411b_ ( [J� ‘-\\c—,r,..._,/_, wi go A :fir or, i vd r I1- III 2600Rt ._/ fl ,, ik • \ — /. 1 'h lir A , I f+° r �` i ' ts�2m lR 11 �jilliii417 �IIt■'J �I k ex IpY9. 9. • ,� 'n d "r"--^' � ss 4� 914m -• ' 4 �,•itlh It J r ` f 44,„ti . , '1\1 -- Ito g ma NPR , sM \ L. 1i II i i \. t sW IS95t"`LSIi14 n LA ., Mal Airport Influence Area and Safety Compatibility Zones — aS Weed law=heal Safety Compatibility Zones Mb ,994 ®Runway Protection Zone T. Outer Approach/Departure Zone ifet mns.ea,Coma Moto.amua httied (2)Inner ApproacwDeparture Zone©Sideline ApproachlDeparture Zone 11.,Fnm smma u werdcmmae.a roan ()Inner Turning Zone ®Traffic Pattern Zone (60 degree sector) (Ord. 5029, 11-24-03; Ord. 5100, 11-1-04) (Revised 1/05) 3-4 0 trl 0 • 0 (V O c? Plan View d' W J a co ( Note: Regulation Surfaces sli Q z �—i 1 t ,� z � U u. W rm Q Not to Scale cri H Transitional Surface -- U LLI _ Precision Instrument OApproach Surface Horizontal Surface U� Visual or Non-Precision ---I co CC �11II ► Approach Surface Z �11�� 4 �.II�I�,�4511 ).. Conical Surface O_ hgp , �I� Primary Surface Q ry 1-- 0 Isometric View 0 LLI CC gt* from:Denver Regional Coundll of Governments' ZO _.__ _ Airport Compatible Land Use Design Handbook a Federal Aviation Regulation Part 77, Objects Affecting Navigable Airspace 'Q ("Imaginary Surfaces") o J 7 Q Note: This diagram Is used to determine If proposed projects may affect airspace. In order to use this diagram,the latitude and longitude coordinates of the project must be determined, T X W as well as the proposed height above ground level(AGL),site elevation above mean sea level(AMSL),total height(AMSL),and the location of the proposed project in relation to the WQ Q Renton Municipal Airport. 00 LU N If analysis of the above information,in relation to the Part 77 diagram indicates that an obstnrction to airspace may be created by the project,the Federal Aviation Admininbestiwr(FM) � cr must be notified by means of FAA Form 7460-1,Notice of Proposed Construction or Alteration(available from the Federal Aviation Administration). •p (I Q O 4-3-020H H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP: Tj�'f'f�''jj��� T°Ltr.7:`ho EWieC• _;`e4.-, . e•wa- ('"}-�T-rt`I Ina e M I2 Ice G itaP.aONm Old.V. ii at NOrLI!ti+am. '^'.l.(i ' yjjJ / Ina err"; •tx G:yvay�Fv2om fi4S /---\ 7 Pox I'EEO Ic—rl • Ill" ____/. 11111'I WA mear lii/un 11811*R , -�r1 iurain BIEL I-m 65 DNL . 7S. , 1\ iinii 'mu = " "' ' 70 DNL raj uiiiin'tliniii far \ 75 DNL ri'?i}IiV ' 1 I i mom r 11i9 LE _� NUM all Ina In,man Egg IEIMMIMNI 1111111 a m \ \ rnrerl ��(� pnr Mein v n inn* lag _• r . _ i �.'1' RI umn 4 ,r-+ 11an 1I — . ?nun Aim 'Will r j lv. 1 110 ', 1 - Oi. lit 04 X LT E AVIPil 1 1— #4. , NiP Mr \ MB Ma i E - -1 , , 1.1 - t "" ' 1&1Ü ! rnla<tde�t. r>r� -I h r r �r Renton Municipal Airport Day/Night Average Sound Level (Expected Annual Average Noise Exposure for Year 2015) Notes; The Day/Night Average Sound Level(DNL)takes into consideration the fact that noise is generally more significant at night when background,or ambient,noise levels are lower. DNL averages all sounds and their duration,looks at a 24-hourperiod,typically on.an average day over the course of a year. A factor is assigned for flights between 10 pm and 7 am. The nighttime noise factor means that one night take-off or landing Is equlvaientto 10 daytime operations generating the same level of noise. The Federal Aviation Administration uses the threshold of 65 DNL as the point at which sound turns Into noise. Below 65 DNL,background noise tends to obscure aircraft noise. The noise contours Indicated In this illustration have been projected for the Renton Municipal Airport for the year2015,based on anticipated growth in aviation activity between 1997(date of Airport Master Plan)and 2015. (Ord. 5029, 11-24-03; Ord. 5100, 11-1-04) (Revised 1/05) 3- 6 4-3-040B 4-3-030 (Reserved) bounded by S.W. Grady Way on the south, Oakesdale Avenue S.W. on the west, S.W. 10th Street on the north, and ( 4-3-040 COMMERCIAL CORRIDOR Lind Avenue S.W. on the east; BUSINESS DESIGNATIONS: That area along the north side of S.W. A. PURPOSE: Grady Way between Lind Avenue to the These regulations establish development stan west and Rainier Avenue S. on the east. dards to implement the Commercial Corridor Beginning at a point approximately four Comprehensive Plan designation and establish hundred feet (400') north of S.W. Grady "business districts."These regulations guide the Way along the east side of Lind Avenue redevelopment of strip commercial urban forms S.W.on the west,then east for a distance into more concentrated urban forms, provide for of approximately three hundred twenty design guidelines for residential development five feet (325'),then south to a point ap within the district, enhance the pedestrian envi- proximately one hundred eighty feet ronment, make the commercial environment (180')north of S.W.Grady Way,then east more attractive, improve the City's tax base, and from this point parallel to S.W. Grady result in a more successful business district.(Ord. Way to a point approximately ninety feet 5191, 12-12-2005) (90') west of Rainier Avenue S.., then north from this point approximately sixty B. APPLICABILITY: feet (60'),then west approximately fifty feet (50'), and then north approximately 1. Renton Automall District. two hundred fifteen feet (215') and then east approximately one hundred sixty a. Automall Area A: That area feet (160')to Rainier Avenue S. on the bounded by Grady Way S. on the north, east, Rainier Avenue S. (SR-167) on the east, That area north of South 7th Street and 1-405 on the south, and Seneca Avenue S. on the west; and west of Hardie Avenue generally de- scribed as the area beginning at the That area bounded by S.W. Grady Way northwest corner of South 7th Street and on the north, Raymond Avenue S.W. on Hardie Avenue S. and then proceeding the west, Seneca Avenue S.W. on the west approximately four hundred twenty east,and the alley midway between S.W. five feet(425'), then north approximately Grady and S.W. 12th Street, on the four hundred fifty feet (450')to the south- south. ern edge of the Burlington Northern Rail- road right-of-way, then east along the b. Automall Area B: That area along railroad right-of-way approximately two the south side of S.W. Grady defined by hundred thirty five feet (235')to Hardie the alley between S.W. Grady Way and Avenue and then south along Hardie Av- S.W. 12th Street on the north, Seneca enue to the beginning point; Avenue S.W. on the east, Raymond Ave That area north of South 7th Street Be nue.S.W. on the west, and 1-405 on the tween Hardie Avenue on the west, the south; Burlington Northern Railroad right-of-way That area along the south side of S.W. on the north, and Rainier Avenue on the Grady Way west of Raymond Avenue S. east; between S.W. Grady Way on the north, Raymond Avenue S. on the east, a north/ That area north of South 7th Street be south line approximately four hundred tween Rainier Avenue S. on the west, a feet(400')west of Raymond Avenue line approximately one hundred ninety S.W.on the west,and 1-405 on the south; feet(190') north of and parallel to South 7th Street on the north, and Shattuck Av- That area along the north side of S.W. enue S. on the east; ( Grady Way west of Lind Avenue S. 3-7 (Revised 5/08) 4-3-040C The triangular area on the south side of That area along the south side of S. South 7th Street between Hardie Avenue Grady Way east of Talbot Road bounded on the west and Rainier Avenue on the by Talbot Road on the west, S. Grady east; Way on the northwest, Renton City Hall on the north/northeast, Benson Road S. The larger area north of S. Grady Way on the east/southeast, and the 1-405 between Rainier Avenue on the west and right-of-way on the south. Shattuck Avenue S. on the east between South 7th Street on the north and S. 2. N.E. Sunset Boulevard Business Dis- Grady Way on the south; trict: That area (RMC 4-3-040H) along NE Sunset Blvd. from east of Duvall Ave. NE to That area north of S.Grady Way between west of Union Ave. NE. Shattuck Avenue S. on the west, the northern edge of the former railroad right- 3. Northeast Fourth Business District: of-way approximately one hundred fifty That area (RMC 4-3-0401) along NE 3rd and feet (150') north of S. Grady Way, and 4th Streets between Queen Ave. NE on the Talbot Road/Smithers Avenue S. on the west and Field Ave. NE on the east. east; 4. Rainier Ave. Business District: The That area along the south side of S. area (RMC 4-3-040J) north of South 2nd Grady Way between SR-167/Rainier Av- Street on the north and the Houser railroad enue S. on the west and a north/south trestle on the south to the Renton Automall line approximately one thousand six hun- District. (Amd. Ord. 4839, 5-8-2000; Ord. dred thirty feet(1,630')east of SR-167 on 5100, 11-1-2004; Ord. 5331, 12-10-2007) the east, S. Grady Way on the north,and on the south, west along S. Renton Vil- 5. Puget Drive Business District: The lage Place approximately one hundred area (RMC 4-3-040K) along Benson Road seventy five feet (175')to the 1998 zon- South and Puget Drive South that is south of ing boundary between the CA Zone and Interstate 405 and north of the intersection of the CO Zone on the south; and Puget Drive South and Benson Road South. (Ord. 5191, 12-12-2005; Ord. 5355, 2-25-2008) C. USES PERMITTED IN THE RENTON AUTOMALL IMPROVEMENT DISTRICT: The following use provisions take precedence over the underlying zoning: USES ALLOWED;IN AREA A USES ALLOWED Only the'following uses are permitted within Automall Area A IN AREA B Within the CA Zone: Auto, motorcycle, snowmobile, lawn and garden All uses permitted by the equipment, and passenger truck sales; underlying zoning Secondary uses including: Licensing bureaus, car rentals, public parking, and other uses determined by the Zoning Administrator to directly support dealerships; Within the IM Zone: Auto, motorcycle, snowmobile, lawn and garden equipment, passenger truck 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 Zoning Administrator to directly support dealerships. (Revised 5/08) 3 -8 4-3-040O D. DEVELOPMENT STANDARDS FOR USE S LOCATED WITHIN THE RENTON AUTOMALL —AREAS A AND B: All permitted uses.in Area A and all auto sales and related uses in Area B of the Renton Automall shall com- plyvvithUlefo|lowingdeVmnpmwntstandardw: ALL USES IN AREk Ai:: -NON DEALERSHIPS Alqm��:..: RELATED USES INAREA Bl' RELATED. USESIN AREA B SERVICE AREA Service areas shall not face public Service areas shall not face public ORIENTATION street frontage. street frontage. LANDSCAPING— A15^fwot+wide landscape strip along Pursuant tm landscaping requirements STREET FRONTAGE these street frontages.This frontage listed in chapter$^2RK8C LANDSCAPING requirement iwin lieu of the frontage (requirements for the underlying zone) REQUIREMENTS requirement listed for the zone |n and RK8C4^4'O7O. for lots which abut Lind chapter 4~2RK8C. AvgnumGVV� � ��� ' � . Unimproved portions of the rigkt^nf^vvay Grady Way,Talbot may ba used in combination with Road S S. ( '�R'�1�) and abutting private property tV meet the Rainier Avenue S S. required 15^fmot landscape strip width. The landscaping shall include a minimum 38^|nok^high berm and red maples (AcerruUrum) planted 25feet on center. LANDSCAPING— Minimum 2.5Y6uf the gross site area Pursuant tm landscaping requirements MINIMUM AMOUNT shall he provided aaon-site listed in chapter 4^2RK8C AND LOCATION landscaping. Landscaping shall ba (requirements for the underlying zone) consolidated and located at site entries, and RK8C4^4'O7D. building fronts, ur other visually prominent locations anapproved through the site plan development review process. WHEELSTOPS |f frontage landscaping inrelocated, |f frontage landscaping inrelocated, then permanent wheel stops Vr . then permanent wheel stops or continuous curbs must bm installed a continuous curbs must be installed a minimum of2.5 feet from sidewalks tw minimum of2.5 feet from sidewalks tn prevent bumper overhang nfsidewalks. prevent bumper overhang ofsidewalks. Where these requirements differ from Where these requirements differ from the requirements of the parking,loading the requirements of the parking,loading and driveway regulations of chapter 4^4 and driveway regulations ofchmptm[4'4 RMC, these requirements shall govern. RK8C.these requirements shall govern. CUSTOMER PARKING Customer parking shall bedesignated Customer parking shall bedesignated and striped near entry drives and visible and striped near entry drives and visible from public streets. Where possible, from public streets. Where possible, customer parking shall becombined customer parking shall bmcombined with adjacent dealership customer with adjacent dealership customer parking and shared access. Where parking and shared access.Where these requirements differ from the these requirements differ from the requirements of the parking, loading requirements of the parking, loading and driveway regulations of chapter 4~4 and driveway regulations of chapter 4~4 RK0C,these requirements shall govern. RK8C,these requirements shall govern. � 3 _ 9 (Revised 5/08) 4-3-040E ALL USES IN AREA A, NON-DEALERSHIPS AND DEALERSHIPS AND RELATEDUSES'1N AREA Id RELATED USES IN AREA B AUTOMALL Once completed,all development shall Once completed, all development shall RIGHT-OF-WAY coordinate with a right-of-way coordinate with a right-of-way IMPROVEMENT PLAN improvement plan. A right-of-way improvement plan. A right-of-way COORDINATION improvement plan shall be completed improvement plan shall be completed by the City in coordination with adjacent by the City in coordination with adjacent property owners, and shall address property owners, and shall address gateways, signage, landscaping, and gateways, signage, landscaping, and shared access. shared access. AUTOMALL All development shall coordinate with All development shall coordinate with IMPROVEMENT PLAN the Automall Improvement Plan the Automall Improvement Plan COMPLIANCE adopted by Resolution No. 3457. The adopted by Resolution No. 3457. The plan addresses potential street plan addresses potential street vacations, right-of-way improvements, vacations, right-of-way improvements, area gateways, signage, landscaping, area gateways, signage, landscaping, circulation, and shared access. circulation, and shared access. MODIFICATIONS Where full compliance with these provisions would create a hardship for existing uses undergoing major modifications,the Zoning Administrator may modify them. Hardship for existing uses may result from existing lot coverage, existing siting of buildings, etc., which preclude full compliance. (Amd. Ord. 5355, 2-25-2008) E. POTENTIAL WAIVER OF STREET F. DEVELOPMENT STANDARDS FOR VACATION FEES FOR DEALERSHIPS USES LOCATED WITHIN THE LOCATED WITHIN THE RENTON NORTHEAST FOURTH STREET, PUGET AUTOMALL AREA A: DRIVE, RAINIER AVENUE, AND SUNSET All street vacation fees and compensation for the BOULEVARD BUSINESS DISTRICTS: right-of-way may be waived by the Council for de- veloping properties in Area A, provided: 1. Northeast Fourth, Puget, Rainier, and Sunset Business Districts: 1. The properties are designated to be va- cated on the Automall Improvement Plan a. Maximum Front Yard Setback: Map, Maximum front setback of fifteen feet (15') from the property line. In the NE 2. The application for street vacation con- Fourth Business District, the fifteen-foot forms to RMC 9-14-10,Administrative Proce- (15') setback may be modified to accom- dure for Right-of-Way Vacations, and modate the Boulevard Improvement Plan. When the fifteen-foot (15') setback 3. The uses proposed conform to subsec- is modified, a fifteen-foot (15') land- tion C of this Section. (Amd. Ord. 4749, scaped buffer shall be required within the 10-19-1998) enlarged setback. Required parking shall not be located within a modified setback. (Revised 5/08) 3 - 10 4-3-040F b. Public Plazas:There shall be provi- sion of a public plaza of no less than one thousand (1,000) square feet with a min- imum dimension of twenty feet (20') on one side abutting the sidewalk. The pub- 3 - 10.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 3 - 10.2 4-3-040F lic plaza must be landscaped consistent (b) A minimum of one pedes- with RMC 4-4-070, including at minimum trian connection shall be pro- street trees, decorative paving, pedes- vided from each parking field trian-scaled lighting, and seating. These located on the back and/or side public plazas are to be provided at all in- of a building to the entry or en- tersections in the business districts at the tries. intersections identified: (c) A minimum of one pedes- i. In the NE 4th Business District, trian connection shall be pro- any intersection with NE 4th Street. vided from each side of a property or development abut- ii. In the Sunset Business District, ting or adjacent to commercial any intersection with Sunset Boule- and/or residential uses. yard. (d) Space for the minimum re- iii. In the Puget Business District,at quired pedestrian connections the intersection of Benson Road and above shall be reserved for fu- Puget Drive. ture pad development and when the proposed development is iv. In the Rainier Avenue Business abutting or adjacent to an un- District, at the intersections of Rain- used parcel. ier Avenue and South 3rd,as well as Rainier Avenue and Airport Way. ii. Design Standard for Internal Pedestrian Connections: c. Future Commercial Development Pads: For parcels that are not fully devel- (a) Pedestrian connections oped, designate appropriate areas for fu- shall be ADA accessible and a ture pad development to occur in later minimum of five feet(5') in width. phases. (b) At least one of the following d. Parking:The maximum number of materials shall be used to define parking spaces provided for uses within the walkway: pavers,changes in the corridor designation is limited to the texture, or changes in the corn- minimum requirement in RMC position of the paving. 4-4-080F10, Number of Required Park- ing Spaces. Garage structures shall not (c) The entry and exit of the open directly onto a principal arterial or walkway shall be defined with a street. Parking lots shall be oriented to trellis,special railing,bollards,or minimize their visual impact on the site. other architectural features, as No more than six (6) stalls may be con- approved by the Reviewing Offi- secutively clustered without an interven- cial. ing landscaped area a minimum of five feet (5') in width and the length of the (d) Planting strips required in stall. RMC 4-6-060F shall be located between the road and the re- e. Pedestrian Connections: quired sidewalk. Trees, shrubs, ground covers, and perennial i. Location of Pedestrian Con- planting are required compo- nections: nents of landscaping. Landscap- ing is subject to the requirements (a) A minimum of one pedes- of RMC 4-4-070. trian connection shall be pro- vided to connect the entry or (e) Bollards or other decorative entries of each detached building features may be provided at the to the street in addition to side- pedestrian access points be- walks required in RMC 4-6-060F. tween commercial and residen- 3- 11 (Revised 1/08) 4-3-040F tial uses. Chains across RMC 4-3-100. Distinctive building vehicular or pedestrian access design shall be provided with a supe- points are prohibited. rior level of quality for materials, de- tails, and window placement.A f. Additional Standards for Stand consistent visual identity shall be ap- Alone Residential Uses: Site design plied to all sides of building that can shall include design elements that sup- be seen by the general public. Build- port a quality mixed use business district. ings should integrate pitched roofs, The following minimum standards shall dormer windows, etc., to illustrate be met; however, the Reviewing Official residential massing. Variation of may require additional elements consis- modulation of vertical and horizontal tent with site plan review criteria when facades of a minimum of six feet (6') determined necessary to integrate corn- depth and twenty feet (20') length is mercial and residential uses within this required at a minimum of a forty-foot district. (40') interval to reduce overall bulk and add interest and quality. Fa- i. Street Grid:The project shall use cades may be articulated with bays, a modified street grid system where terraces,balconies,awnings,stoops, residential buildings are oriented to a recessed openings, etc. Large street. A public street grid system "boxes"without articulation are not within the project shall be provided. allowed. No parapet or roof line shall No cul-de sacs allowed. Hammer- exceed one-half the length of the head turnarounds may only be used building facade without a change in if the ends are able to accommodate elevation. Building entries should be future connection as part of the mod- the most prominent feature of the fa- ified street grid system. Emergency cade,emphasized through the use of fire access shall be provided through materials and architectural detail public streets or private easements such as towers, projections, varied connecting to the adjacent commer- roofs, trellis work, pergolas, or cov- cial or residential area. ered entryways. ii. Site Design: Each unit shall ad- vi. Walling and Fencing:Any wall- dress the public street,private street, ing or fencing shall use materials or court with a private residential en- used in the architectural treatment of try on the front facade of the structure the dwellings. In addition, where designed to provide individual fencing occurs between residential ground floor connection to the out- and commercial uses, a minimum of side. one pedestrian access point shall be required consistent with the stan- iii. Residential Building Size: A dards above. maximum of four(4) consecutively attached units shall be allowed. vii. Additional Residential Park- ing Standards: Parking must be iv. Minimum Land Area: A mini- within an enclosed structure located mum of one thousand two hundred to the rear of the primary structure or (1,200) square feet of land area per in a detached garage with rear ac- dwelling unit is required. Each dwell- cess. If this absolutely cannot be ac- ing shall have a ground-related pri- complished due to physical vate useable outdoor space of at constraints of the site,then garages least two hundred (200) square feet shall be designed to have minimum with a minimum dimension of ten feet impact on streetscape appearance (10'). and function through the use of shared drives,architectural detailing, v. Building Design Standards: or facade design.The required guest Urban Design Regulations District B spaces for attached residential uses standards shall be required. See may be surface parking. (Revised 1/08) 3 - 12 4-3-040F g. Additional Standards for Mixed tion are not allowed. No parapet or Use (Within the Same Building) Corn- roof line shall exceed one-half the mercial and Residential Uses: Site de- length of the building facade without (+ sign shall include design elements that a change in elevation. Building en- support a quality mixed use business dis- tries should be the most prominent trict.The following minimum standards feature of the facade, emphasized shall be met; however,the Reviewing Of- through the use of materials and ar- ficial may require additional elements chitectural detail such as towers,pro- consistent with site plan review criteria jections, varied roofs, trellis work, when determined necessary to integrate pergolas, or covered entryways. commercial and residential uses within this district. iv. Additional Mixed Use Parking Standards: Parking for the residen- i. Access: Hammerhead turn- tial units must be within an enclosed arounds may only be used if the ends structure located under the residen- are able to accommodate future con- tial portion of the building. The re- section as part of a modified street quired guest spaces for residential grid system. Emergency fire access uses may be surface parking. shall be provided through public streets or private easements con- 2. Rainier Avenue Business District:The necting to the adjacent commercial district shall have the following additional re- or residential area. quirements: ii. Site Design: Commercial space a. Access points are to be consolidated must be reserved on the ground floor to properties. of all mixed use buildings, at a mini- mum depth of thirty feet (30') along b. New billboards prohibited. the street frontage on the ground floor in the NE 4th, Sunset, Rainier, c. Freestanding signs are restricted to and Puget Business District Overlay. monument signs. Residential uses shall not be located in the ground floor commercial d. Sidewalk width at the intersections of space, except for a residential entry Rainier Avenue and SW Sunset Boule- feature linking the residential portion yard/South Third Street, Rainier Avenue of the development to the street. and South Third Place, and Rainier Ave- nue and South Fourth Place shall be ten iii. Building Design Standards: feet (10'), minimum. Urban Design Regulations District B standards shall be required. See e. Maximum setback of fifteen feet RMC 4-3-100. Distinctive building (15'). Building setback for a primary use design shall be provided with a supe- may exceed the maximum;provided,that rior level of quality for materials, de- a designated area for a future pad devel- tails, and window placement. A opment that will conform to the maximum consistent visual identity shall be ap- setback is established through a re- plied to all sides of building that can corded document. be seen by the general public. Varia- tion of modulation of vertical and hor- f. The number of parking spaces pro- izontal facades of a minimum of six vided for uses within the district is limited feet(6') depth and twenty feet (20') to the minimum requirement. (Amd. Ord. length is required at a minimum of a 5331, 12-10-2007) forty-foot (40') interval to reduce overall bulk and add interest and quality. Facades may be articulated with bays, terraces, balconies, aw- flings, stoops, recessed openings, etc. Large"boxes"without articula- 3 - 12.1 (Revised 5/08) • ; D P ?. 3 _ I I ;��j}-: t cn } I h strict {r z\ � a � oasa �------ i , _sisttr ti— ¢# co w f I �i m\ ../ I. + -n I. - .__y�� y'—-r5 Q 11 Ii___ 1 1 i 1 ! t #- s7tns� 5 �� �'iJi � r 3'-- s7W'st r -7--- , 7/ 1 I' I I (7 0 3 f V E J \ 1 �/ v w 1 /dY W :. ; 'yg2:• ::1,:.i'' ': ' SRPunyillaga:el _,IV 4o, I / SWGa -4:: im - r: . r —� /may /�� -� .1�0 tCA:; �1 \ .s. ^ \ \ ' _,..----9 roe ....,,. .•••aialiii; •••••GA• :••,•-••••• _____,— . , , N4: —•.••t-405 Ramp l.405FWY ;°N. St r--.'-, �-�-I f -.'�.__�--- ;�. i-__----------- s_ate fi__� J _� 7-005 Ftty — ----. i_"" p''' y 1 i< f-,i ir_1 t--�'4 !` LILli sw7sfh'SI ,d— 1 )i E < 7 it �y l �.ltl. o�., Es 1 7 e. - I i t ; ( 1 i �. r^11 I !_l i . r_! 11 ...1 i ;c S.i Economic Development, Legend Automall , . r, Neighborhoods and • •0 Strategic Planning Automall Commercial CorridorAreaA "@\t+' Alex Pietsch,Administrator �j A.Johnson,Planning Technician ��� Automall Commercial CorridorArea B OecemGe:re.2oW W 0 225 450 900 Feet Re r0sn H TiolS'Kq$gnyxo.wounv or inn iy=-,wr„'d by Coy a Reyyxi(ei?JQY:trc C Y 4 F:"::fly nad>>arrorc,n o +r,Cpsam,d 'I:9,000 t;ikb tesebbd Newo^tetb on ey:+ri bob.:x^".?.7 lob jog IniUOott:Cttttyy Ot:mtot,tbobtrontobigy,tbryobottioty tlm p:ae::xc. 4-3-040H H. NE SUNSET BOULEVARD CORRIDOR BUSINESS DISTRICT: t�l<��/ Its ■rii - -- ism sw,0 grafi Ilmarl m in 0" "pen . 'r Ltp'. 'l'. =2 i - Po ! r•OL,13;4111114111:0- ::14:1111"mwmr1W WIER11111 ineoH blellj". 44 Ameallim UM PA ow �� 1.11.1 1�i1-1���1�TITinNIPIS L�4, ISO Ali ��11 �s•4yp sumu: II,- ill d MN E i Wei Q EWAElin ��. -In On • I offinum a tr willamiIIa 1 Eil I �y -_V4 f/iM=l.,w 1En 3 aAV I �. .:n, J9 lism = nak !N" id :AO ,. r n / I11111111111 �� ifisommizawaywor, swum 7zzi---li ..EI/� �� �� Al 1. . .., m. s_ (.WJ�lv �I t) �� Min 1.11 Y' I1J i Ce w i1F vmmmmmili �M10. illi •_r_341 I._ �II.�►. on fill ■. cA 1 wilitiz asiti rial I mig . plum inim g (f) n �� awn igupda /1 . I d � i 1s MIA o. .,`� co EIE��'I�yl. �111111'� �i ;"IImil 111,1�� i► AV,,.. .1 zq 1h unriaom = i?g/ : 111► d■ ��li all �a :C II m gall 11M1,I-I 11111a rill �arg[T _ ■ E. I EE/1/ IV1E 1 ! ItJvow �� illi t ��NOOneg0 %. C: s- �v., ct � l II� I ISE' II " III ■1 cp Pk tom,tie En /Fyl C9 El ��.r1S y rN.ail6 W !d �� s� �:u \��EELJIIEE a rp : p �� tI "; (Ord. 5191, 12-12-2005) 3- 12.3 (Revised 3/06) 4-3-0401 I. NE 4TH STREET CORRIDOR BUSINESS DISTRICT: ■- I LI LJ —lJ. i 1 1 , imim Mg• �� �n prom G ¢ I U t. w 11111 u IN U II■ r0 v� 1"IG.e.ur��lop MI 3 17�I r1 E .— II'.. .. ' - nwn Illn-S1 a g ... .,- �111111 ill•I�+ ¢ an. ••lawaJB'm u4 vigil sib me L. wer, Nil 3 Ilitr pip <, 1 _., .. A. 1 I II i f 11//� I U ■ n ► on ► el `i ■a I`i!=n11111111_L ma NO ► i- 1 Mt Mt 1 r ri m IFI 3 II Imo! we) men . Aim Ault r�If/d■.eat unu,,,,, ti- ^ I I` }J i� E it i> RIM1:—. m:• nmu,i �� �� IIIIIIki f ' V 1: ® ' 0 v an :1 i= 11111111111: I. M�_IIIIIII® . - 2C . 1111111 U- N �0 1 CZ E• ,�r �, ■ t, e ' CI) LLM w eel' a..". ty • -1 z D se CF. ■ill CO M IN I CC ■ T roe Ave I A -F� B Kir�klaanndlIAve. NE I iI�i1,4ef 9N I Ik - z O j Ilig♦fir ♦ ..: a' 1 MIL 4 MI :1111_ u\ " ImimR ^nup � 1i�0 z (Ord. 5191, 12-12-2005) • (Revised 3/06) 3- 12.4 4-3-040J J. RAINIER CORRIDOR BUSINESS DISTRICT: ; „:.. i . Q) -• 0) I :,,....:. 1 /.. .r n,--•r•I ifi•-,- • ) --4,-... .. ;..,..,•i ; -;::,,1,1 "I i 1. .! ' 1 .., ...,,,,..-.-1 • . 1 ,, _du r la i m •i• ... ' ' Falb so w,..7.1 ____ 7- a) ''''' i — ,...— '..-1 iiii1::----- / i 1 •( _ __.,._ S. ')f i d S i, L_ 7-i---71041.1 • Iim-mk----____Z-- -;'," . ,• 1 I ' ; :•-•:-<.:<,,,k-.4-_-7- 1 .., I CA -----_ :-.1 P- --1 wigwam ElE,1 la =771 . L__ vx vi =I . ....._i I _ CA ;;;:i „, . CA al E;,.., .7. ,,. .. ,..„, ,,....„....„, , „:„:„.„:,.- , :;,.,-. •••••el --.1 r i i ___ L. --_ - .. _- \—"a \----- an — use //Ai , • , ,,,/,,,_. \\c ,/ Rainier Business District c, -, Economic Development,Neighborhoods&Strategic Planning + 4 Alex Pietsch,Admuuetralue C.E.Fcasel ..• - 0 IA Amp 2007 i.l. (Ord. 4839, 5-8-2000; Ord. 5100, 11-1-04; Ord. 5191, 12-12-2005; Ord. 5331, 12-10-2007) 3- 12.5 (Revised 1/08) 4-3-040K K. PUGET DRIVE BUSINESS DISTRICT: r CA ' . / ,�� '„_.` nth :. i \ Lntonviiiage PI CA i` vi rf c 51 =z o A CA � ------\ /4, LA( 1 i ( it __.:„.-- Ts -17-- J) __,,r3\ \ s \ — ,— E ill — \ c,. ._. v.\ s 1E /r __ � �& , \ -- Q i_____ UH • I ` A s \C o L ggf - is ( iS 21st ( St —_-_ ,�„�� L� — _ -J I \ \ ___.- 1 1 \ I -7-*C\ ' _i__ ,_\<--s(P---1 -\\ _i_ , Puget Drive Business District i Vt•-, r7- ae[t�edv{wec Nnpb5 OL,[:n nyy PR..s o 0 R� . hw� ••p• ]ONP�+�SOS (Ord. 5191, 12-12-2005) (Revised 1/08) 3 - 12.6 4-3-050A 4-3-050 CRITICAL AREAS b. Provide a means of regulating spe- REGULATIONS: cific land uses within aquifer protection areas; A. PURPOSE: c. Provide a means of establishing safe 1. General: The purposes of this section construction practices for projects built are to: within an aquifer protection area; and a. Manage development activities to d. Protect the City's drinking water sup protect environmental quality; ply from impacts by facilities that store, handle, treat, use, or produce sub- b. Assist or further the implementation stances that pose a hazard to groundwa of the policies of the Growth Manage ter quality. ment Act,the State Environmental Policy Act, chapter 43.21 C RCW, and the City 3. Flood Hazards: It is the purpose of the Comprehensive Plan; flood hazard regulations to: c. Provide City officials with information a. Minimize public and private losses to evaluate, approve, condition or deny due to flood conditions in specific areas; public or private development proposals and with regard to critical area impacts; b. Minimize expenditure of public d. Protect the public life, health, safety, money and costly flood control projects; welfare, and property by minimizing and and managing the adverse environmental im c. Minimize the need for rescue and re pacts of development within and abutting critical areas; and lief efforts associated with flooding and generally undertaken at the expense of e. Protect the public from: the general public; and i. Preventable maintenance and re- d. Minimize damage to public facilities placement of public facilities needed and utilities such as water and gas when critical area functioning is im mains, electric, telephone and sewer paired; lines, streets, and bridges located in ar- eas of special flood hazard; and ii. Unnecessary costs for public emergency rescue and relief opera- e. Help maintain a stable tax base by tions; and providing for the sound use and develop- ment of areas of special flood hazard so ill. Potential litigation on improper as to minimize future flood blight areas; construction practices occurring in and critical areas. f. Ensure that those who occupy the ar- 2. Aquifer Protection:The overall purpose eas of special flood hazard assume re- of the aquifer protection regulations is to pro- tect aquifers used as potable water supply sources by the City from contamination by 4. Geologic Hazards:The purposes of the hazardous materials.Other specific purposes geologic hazard regulations are to: include: a. Minimize damage due to landslide, a. Protect the groundwater resources of subsidence or erosion through the con the Cit Y; trol of development; and b. Protect the public against avoidable losses due to maintenance and replace- • ment of public facilities, property dam- 3- 12.7 (Revised 3/06) This page left intentionally blank. (Revised 3/06) 3- 12.8 4-3-050B age,subsidy cost of public mitigation of 7. Wetlands:The purposes of the wetland avoidable impacts, and costs for public regulations are to: emergency rescue and relief operations; and a. Ensure that activities in or affecting wetlands do not threaten public safety, c. Reduce the risks to the City and its cause nuisances, or destroy or degrade citizens from development occurring on natural wetland functions and values; unstable slopes; and and d. Control erosion and sediment run-off b. Preserve, protect and restore wet- from development. lands by regulating development within them and around them; and 5. Habitat Conservation: The primary pur- pose of habitat conservation regulations is to c. Protect the public from costs associ- minimize impacts to critical habitats and to re- ated with repair of downstream proper- store and enhance degraded or lower quality ties resulting from erosion and flooding habitat in order to: due to the loss of water storage capacity provided by wetlands; and a. Maintain and promote diversity of species and habitat within the City; and d. Prevent the loss of wetland acreage and functions and strive for a net gain b. Coordinate habitat protection with over present conditions. (Ord.4851, the City's open space system, whenever 8-7-2000; Ord. 5137, 4-25-2005) possible,to maintain and provide habitat connections; and B. APPLICABILITY—CRITICAL AREAS DESIGNATIONS/MAPPING: c. Help maintain air and water quality, and control erosion; and 1. Lands to Which These Regulations Apply:The following critical areas,classified d. Serve as areas for recreation,educa- in subsections H1 through M1 of this Section, tion,scientific study,and aesthetic appre- are regulated by this Section: ciation. a. Aquifer protection areas. 6. Streams and Lakes: The purposes of the stream and lake regulations are to: b. Areas of special flood hazard. a. Protect riparian habitat in order to c. Sensitive slopes,twenty five percent provide for bank and channel stability, (25%)to forty percent (40%) and pro- sustained water supply,flood storage, re- tected slopes, forty percent (40%) or cruitment of woody debris, leaf litter, nu- greater. trients, sediment and pollutant filtering, shade, shelter, and other functions that d. Medium, high, and very high land- are important to both fish and wildlife;and slide hazard areas. b. Prevent the loss of riparian acreage e. High erosion hazards. and functions and strive for a net gain over present conditions through restora- f. High seismic hazards. tion where feasible; and g. Medium and high coal mine hazards. c. Protect aquatic habitat for salmonid species. Other fish/aquatic species are h. Volcanic hazard areas. addressed through Habitat Conservation regulations (see subsection A5 of this i. Critical habitats. Section). 3 - 13 (Revised 6/05) 4-3-050C j. Streams and Lakes. and Fees, and RMC 4-8-120, Submittal Requirements Specific to Application i. All applicable requirements of this Type. Section apply to Class 2 to 4 water bodies,as classified in subsection L1 b. Exempt Activities, Study Require- of this Section. ments: See subsection C4c of this Sec- tion, Reports and Mitigation Plans ii. Class 5 water bodies, classified Required. in subsection L1 of this Section, are exempt from all provisions of this c. Aquifer Protection Area Permit Section. Submittal Requirements: See subsec- tion H1 a of this Section and 4-9-015E. iii. Class 1 water bodies, defined in subsection L1 of this Section,are not d. Flood Hazard Data: Flood hazard subject to this section, and are regu- data is to be applied pursuant to subsec- lated in RMC 4-3-090, Shoreline tion I1 b of this Section, Mapping and Master Program Regulations, and Documentation. RMC 4-9-197, Shoreline Permits. e. Geologic Hazards Special Studies k. Wetlands, Categories 1, 2 and 3. Required:See subsection J2 of this Sec- tion, Special Studies Required. 2. Mapping—General: f. Habitat Conservation Assessment a. The exact boundary of each critical Required: See subsection K2 of this area depicted on maps referenced herein Section, Habitat Assessment Required. is approximate and is intended only to provide an indication of the presence of a g. Streams and Lakes Studies Re- critical area on a particular site. Addi- quired: See subsection L3 of this Sec- tional critical areas may be present on a tion, Studies Required. site.The actual presence of critical areas and the applicability of these regulations h. Wetlands Studies Required: See shall be based upon the classification cri- subsection M3 of this Section, Study Re- teria for each critical area. quired. (Ord.4851, 8-7-2000;Ord.4992, 12-9-2002; Ord. 5137, 4-25-2005) b. The Planning/Building/Public Works Department shall provide an annual C. APPLICABILITY—EXEMPT, docket process to update the maps.As of PROHIBITED AND NONCONFORMING the effective date of the ordinance codi- ACTIVITIES: fied in this section(April 25,2005),critical area reports prepared for permit applica- 1. Applicability: Unless determined to be tions shall be incorporated into critical exempt from permitting and standards, all area mapping as part of the annual proposed development, fill, and activities in docket process. As a result of studies regulated critical areas and their buffers shall prepared through the permit application comply with the requirements of this Section. process,where the City required in- Expansion or alteration of existing activities creased buffers rather than standard shall also comply with the requirements of buffers, it shall be noted on the map. this Section. Any person seeking to deter- mine whether a proposed activity or land area 3. Reports and Submittal Requirements: is subject to this Section may request in writ- Study requirements and submittal require- ing a determination from the City. Such a re- ments are required in each regulated critical quest for determination shall contain the area as follows: information requirements specified by the Department Administrator. a. General Submittal Requirements— All Critical Areas: See subsection F of this Section, Submittal Requirements (Revised 6/05) 3 - 14 4-3-050C a. Aquifer Protection Areas—Corn- issuance of any development pliance with Regulations:The following permits for uses in which hazard- developments,facilities, uses and activi- ous materials are stored, han- ties shall comply with the applicable pro- died, treated, used or produced visions and restrictions of this Section or which increase the quantity of and chapters 4-4, 4-5, 4-6, 4-9, and 5-5 hazardous materials stored, RMC for the APA zone in which the de- handled, treated, used, or pro- velopments,facilities, uses and activities duced; are located, except as preempted by Federal or State law: (d) Abandonment:No person, persons, corporation or other le- i. Development Permits: Devel- gal entity shall temporarily or opment permits shall be reviewed for permanently abandon, close, compliance with the aquifer protec- sell, or otherwise transfer a facil- tion requirements of this Section. ity in an APA without complying with the requirements of RMC ii. Facilities: Facilities, as defined 4-9-015F, Closure Permit, and in RMC 4-11-060, Definitions F, permit conditions of this Section; which are existing, new, or to be closed, are subject to this Section as iii. Hazardous Materials—Use, specified below: Production, Storage,Treatment, Disposal,or Management:Persons (a) Existing Facilities: All that store, handle, treat, use, or pro- . owners of facilities which store, duce a hazardous material as de- handle, treat, use, or produce fined by chapter 4-11 RMC, hazardous materials or have Definitions,shall be subject to the re- done so in the past must comply quirements of this Section, and as with the permit requirements, re- further specified below: lease reporting requirements, and closure requirements as set (a) All applications for develop- forth in this Section; ment permits for uses in which hazardous materials are stored, (b) Existing Facilities—Limi- handled, treated, used or pro- tation on Material Increase: In duced or which increase the Zone 1 of an APA, no change in quantity of hazardous materials operations at a facility shall be al- stored, handled, treated, used, lowed that increases the quanti- or produced at a location in the ties of hazardous materials APA must be reviewed for com- stored, handled, treated, used, pliance with this Chapter by the or produced in excess of quanti- Department prior to approval. ties reported in the initial aquifer protection area operating permit (b) The focus of review for all with the following exception:An permits will be on the hazardous increase in the quantity of haz- materials that will be stored,han- ardous materials is allowed up to died,treated,used,or produced; the amount allowed for a new fa- and the potential for these sub- cility in Zone 1 as provided by stances to degrade groundwater subsection C8d(i)of this Section, quality. Prohibited Activities—Aquifer • Protection Areas, Zone 1; (c) An inventory of hazardous materials on forms provided by (c) New Facilities: All propos- the Department shall be submit- als for new facilities within any ted to the Department upon ap- zone of an aquifer protection plication for a development area must be reviewed for com- permit. pliance with this Section prior to 3 - 15 (Revised 6/05) 4-3-050C (d) Where required by the De- viii. Pipelines: Owners of pipe- partment, plans and specifica- lines as defined in RMC 4-11-160 tions for secondary containment shall comply with subsection H6 of shall be submitted and shall this Section, Pipeline Requirements; comply with subsection H2d(i)of this Section,Secondary Contain- ix. Solid Waste Landfills:Owners ment—Zones 1 and 2. Develop- of existing solid waste landfills shall ment permits shall not be issued comply with subsection H9 of this until plans and specifications for Section, Regulations for Existing secondary containment, if re- Solid Waste Landfills—Zones 1 and quired, have been approved by 2; the Department. x. Surface Water Systems: Sur- (e) The Generic Hazardous face water systems shall meet the re- Materials List attached and in- quirements of subsection H5 of this corporated as subsection R of Section, Surface Water Require- this Section is provided for infor- ments, and RMC 4-6-030E, Drain- mational purposes. age Plan Requirements and Methods of Analysis; iv. Application of Pesticides and Nitrates: Persons who apply pesti- xi. Unauthorized Release:All per- cides and/or fertilizer containing ni- sons shall comply with subsection trate in the APA, except for H10 of this Section, Hazardous Ma- homeowners applying only to their terials— Release Restrictions— own property, shall comply with sub- Zones 1 and 2, and RMC 4-9-015G, section H3 of this Section, Use of Unauthorized Releases; Pesticides and Nitrates—APA Zones 1 and 2. xii. Wastewater Disposal Sys- tems: Owners of structures that are v. Construction Activities: Per- connected to existing on-site sewage sons engaged in construction activi- disposal systems and proposed ties as defined in RMC 4-11-030, wastewater disposal systems shall Definitions C, shall comply with sub- comply with subsection H4 of this section H7 of this Section, Construc- Section, Wastewater Disposal Re- tionActivityStandards—Zones 1 and quirements, and RMC 4-6-040J, 2, and RMC 4-4-03008, Construc- Sanitary Sewer Standards, Addi- tion Activity Standards—APA Zones tional Requirements that Apply within 1 and 2; Zones 1 and 2 of an Aquifer Protec- tion Area. vi. Fill Material: Persons placing fill material on sites within the APA 2. Permit Required: shall comply with subsection H8 of this Section, Fill Material Require- a. Permit Required—Development or ments—Zones 1 and 2, and RMC Alteration: Prior to any development or 4-4-060L4, Fill Material; alteration of a property containing a criti- cal area as defined in subsection B of this vii. Fuel Oil Heating Systems: Section, Applicability—Critical Areas Owners of facilities and structures Designations/Mapping,the owner or des- shall comply with subsection ignee must obtain a development permit, C8d(i)(i) and C8d(ii)(f) of this Sec- critical area permit, and/or letter of ex- tion, Prohibited Activities—Aquifer emption. No separate critical area permit Protection Areas, Zones 1 and 2, re- is required for a development proposal lating to conversion of heating sys- which requires development permits or tems to fuel oil and installation of new which has received a letter of exemption. fuel oil heating systems. If a proposed activity is not exempt and • does not otherwise require a develop- (Revised 6/05) 3 - 16 4-3-050C ment permit, but is subject to this Sec- do not need to comply with mitigation ra- tion,the Department Administrator shall tios of subsection M11 of this Section, determine whether to grant or deny a Wetlands Creation and Restoration, or separate critical areas permit based upon subsection M12 of this Section, Wetland compliance with applicable standards Enhancement, unless required in exemp- and regulations of this Section. tion criteria. b. Aquifer Protection Area—Operat- c. Reports and Mitigation Plans Re- ing and Closure Permits: Aquifer pro- quired: A report for the specific critical tection area operating permit and closure area affected, and/or enhancement or permit requirements are contained in mitigation plan shall be required pursuant RMC 4-9-015, Aquifer Protection Area to subsections H to M of this Section, un- Permits. less otherwise waived by the Department Administrator. 3. Finding of Conformance Required: d. Administrator Findings: In deter- a. General: Conformance with these mining whether to issue a letter of ex- critical area regulations shall be a finding emption for activities listed in subsections in any approval of a development permit C5, C6, and C7 of this Section, the Ad- or aquifer protection area permit, and ministrator shall find that: such finding shall be documented in writ- ing in the project file. i. The activity is not prohibited by this or any other chapter of the RMC b. Aquifer Protection Areas: No or State or Federal law or regulation; changes in land use shall be allowed nor shall permits for development be issued if ii. The activity will be conducted us- the Department finds that the proposed ing best management practices as land use, activity, or business is likely to specified by industry standards or impact the long-term, short-term or cu- applicable Federal agencies or sci- mulative quality of the aquifer.The find- entific principles; ing shall be based on the present or past activities conducted at the site; hazard- iii. Impacts are minimized and, ous materials that will be stored,handled, where applicable, disturbed areas treated, used or produced; and the po- are immediately restored, unless the tential for the land use, activity, or busi- exemption is a wetland below the ness to degrade groundwater quality. size thresholds pursuant to subsec- tion C5f(i) of this Section; 4. Letter of Exemption: iv. Where water body or buffer dis- a. Aquifer Protection, Flood Haz- turbance has occurred in accordance ards, Geologic Hazards, Habitat Con- with an exemption during construc- servation, Streams and Lakes, tion or other activities, revegetation Wetlands: Except in the case of public with native vegetation shall be re- emergencies, all exemptions in subsec- quired. tions C5, C6 and C7 of this Section re- quire that a letter of exemption be v. If a hazardous material,activity, obtained from the Department Adminis- and/or facility that is exempt pursu- trator prior to construction or initiation of ant to this Section has a significant or activities. substantial potential to degrade groundwater quality,then the Depart- b. Applicability of Section Require- ment Administrator may require com- ments to Exempt Activities: Exempt pliance with the aquifer protection activities provided with a letter of exemp- - requirements of this Section other- tion may intrude into the critical area or wise relevant to that hazardous ma- required buffer subject to any listed con- terial, activity, and/or facility. Such ditions or requirements.Exempt activities 3 - 17 (Revised 6/05) 4-3-050C determinations will be based upon minimum to its original state following the per- site and/or chemical-specific data. formance of the exempt activity.Activities tak- ing place in critical areas and their associated 5. Specific Exemptions—Critical Areas buffers and listed in the following table are ex- and Buffers: Specific exempt activities are empt from the applicable provisions of this listed in the following table. If an "X"appears Section, provided a letter of exemption has in a box, the listed exemption applies in the been issued per subsection C4 of this Sec- specified critical area and required buffer. If tion, Letter of Exemption. Whether the ex- an "X"does not appear in a box, then the ex- empted activities are also exempt from emption does not apply in the particular criti- permits will be determined based upon appli- cal area or required buffer.Where utilized in cation of chapters 4-8 and 4-9 RMC,or other the following table the term`restoration" applicable sections of the Renton Municipal means returning the subject area back at a Code. '.EXEMPT ACTIVITIES=PERMITTEDIWITHINiCRITICALsAREAS AND.ASSOCIATEDABl7FFERs Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands a ;;Conservation,-Enhancement,Education,and;Related Activities:_ i. Natural Resource/Habitat Conservation X1 X X X X X or Preservation: Conservation or preserva- tion of soil,water,vegetation,fish and other wildlife. ii. Enhancement activities as defined in X X X X X chapter 4-11 RMC. iii. Approved Restoration/Mitigation:Any X1 X X X X X critical area and/or buffer restoration or other mitigation activities which have been approved by the City. b., Research and Site Investigation i. Education and Research:Nondestructive X1 X X X X X education and research. ii. Site Investigative Work:Site investiga- X1 X X X X X tive 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 1:1 ratio. c:`."'Agricultural,Harvesting,;Vegetation Management. µ' i. Harvesting Wild Foods:The harvesting X1 X X X X X of wild foods in a manner that is not injurious to natural reproduction of such foods and provided the harvesting does not require till- ing of soil,planting of crops or alteration of the critical area. 11f 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. (Revised 6/05) 3 - 18 4-3-050C EXEMPT ACTIVITIES-:t?ERMtT=TED WITHIN CRmCAI AREASAND ASSOCIATED%BUFFERS -y Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands ..... ............_... . c. Agricultural,Harvesting,Vegetation Management(Continued) ii. Existing/Ongoing Agricultural Activities: X X X X X Existing and ongoing agricultural activities including farming, horticulture,aquaculture and/or maintenance 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 con- ducted within the last five years.Activities that bring a critical area into agricultural use are not part of an ongoing operation. Mainte- nance 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,the Responsible Official may require a farm management plan based on the King County Conservation District's Farm Conservation and Practice Standards, or other best management practices. iii. Dead or Diseased Trees: Removal of X1 X X X X: X: dead,terminally diseased,damaged,or dan- Limited to Tree cutting of gerous ground cover or hazard trees which cutting of hazard trees have been certified as such by a forester, hazard trees; or other registered landscape architect,or certified such hazard woody vege- arborist,selection of which to be approved by trees shall be Cation accom- the City based on the type of information re- retained as plished such quired, or the City prior to their removal. large woody that trees are debris in the retained in the stream/ wetland and buffer corri- buffer where dor,where feasible. feasible. 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 3- 18.1 (Revised 11/07) 4-3-050C EXEMPT ACTIVITIES=PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area - Area Area 2 to 4 Wetlands d. Surface Water: i. New Surface Water Discharges: New X X X surface water discharges to wetland Catego- ries 1,2 and 3, or buffers of Categories 1, 2 and 3, and to streams or lakes from deten- tion facilities, presettlement ponds or other surface water management structures;pro- vided,the discharge meets the requirements of the Storm and Surface Water Drainage Regulations(RMC 4-6-030);will not result in significant adverse changes in the water temperature or chemical characteristics of the wetland or stream/lake water sources; and there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in equal or improved wetland or stream/lake functions and values.Where differences exist between these regulations and RMC 4-6-030,these regulations will take prece- dence. ii. New or Modified Regional Stormwater X X X Facilities:Regional stormwater management facilities to be operated and maintained under the direction of the City Surface Water Utility that are proposed and designed con- sistent with the Washington State Depart- ment of Ecology Wetlands and Stormwater Management Guidelines or meeting equiva- lent objectives. For habitat conservation areas,this exemption applies only to Cate- gory 1 wetlands. iii. Flood Hazard Reduction: Implementa- X X tion of public flood hazard reduction and public surface water projects, where habitat enhancement and restoration at a 1:1 ratio are provided, and appropriate Federal and/ or State authorization has been received. iv. Storm Drainage Piping: Installation of X 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 4-3-050J2b and that the installation would be consistent with each of the purposes of the geologic hazard regulations listed in RMC 4-3-050A4.Also,to qualify for the exemption,the report must propose appro- priate mitigation for any potential impacts identified in the report. 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. (Revised 11/07) 3 - 18.2 4-3-050C ,7"'' ,EXEMPT ACTIVITIES -PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS, Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands e. Roads,Parks,Public and Private Utilities: i. Relocation of Existing Utilities out of Criti- X' X X X X X cal Area and Buffer:Relocation out of critical areas and required buffers of natural gas, cable,communication,telephone and elec- tric facilities, lines,pipes, mains, equipment and appurtenances(not including substa- tions),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. 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 3 - 18.2a (Revised 11/07) This page left intentionally blank. (Revised 11/07) 3- 18.2b 4-3-050C EXEMPT CT!VITIES' PERMITTED WITHLM1f CRITIGALgREAVAND A5SOCIATED=BUFFERS Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands e <,Roads,Parks, Public an&Prrvate Utilities (Continued); ii. Existing Parks,Trails, Roads, Facilities, X X X X and Utilities—Maintenance,Operation, Repair: Normal and routine maintenance, operation and repair of existing parks and trails,streets, roads, rights-of-way and asso- ciated appurtenances,facilities and utilities where no alteration or additional fill materials will be placed other than the minimum alter- ation and/or fill needed to restore those facil- ities to meet established safety standards. The use of heavy construction equipment shall be limited to utilities and public agen- cies 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 dis- turbed areas shall be restored during and immediately after the use of construction equipment. iii. Utilities,Traffic Control,Walkways, X X X X Bikeways Within Existing, Improved Right- of-Way or Easements:Within existing and improved public road rights-of-way or ease- ments, installation, construction, replace- ment,operation,overbuilding or alteration of all natural gas, cable,communication,tele- phone and electric 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 applica- ble, restoration of disturbed areas shall be completed. 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 3- 18.3 (Revised 6/05) 4-3-050C EXENIP ACTIVITIIS =PERMIT EED,WITHIN C, ITIGALAREAS AND ASSOCIATEDBUFFERS , Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands e ':Roads'.Parks Public and Private Utilities '(Continued) iv. Modification of Existing Utilities and X X: X: Streets by Ten Percent(10%)or Less:Over- Exemption is Exemption is building(enlargement beyond existing not allowed not allowed in project needs)or replacement of existing in Category 1 Category 1 utility systems and replacement and/or reha- wetlands. wetlands. bilitation of existing streets,provided: (1) The work does not increase the foot- print 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 boundary or easement boundary. (2) Restoration shall be conducted where feasible. Compensation for impacts to buff- ers shall include enhancement of the remaining buffer area along the impacted area where there is enhancement opportu- nity. (3) The Administrator determines that, based on best judgment,a person would not: (a)be able to meaningfully measure, detect, or evaluate insignificant effects;or (b) expect discountable effects to occur. (4) This exemption allows for 10%maxi- mum expansion total,life of the project.After the 10%expansion cap is reached,future improvements are subject to all applicable provisions of this Section. v. Vegetation Management/Essential Tree X X X X: X: Removal for Public or Private Utilities, Trees shall Tree cutting Roads, and Public Parks: Maintenance be retained and vegeta- activities,including routine vegetation man- as large lion manage- agement and essential tree removal,and woodydebris ment accom- removal of non-native invasive vegetation or in the plished such weeds listed by the King County Noxious Weed Board or other government agency, stream/ that trees are buffer corri- retained in the for public and private utilities, road rights-of dor,where wetland and way and easements, and parks. feasible. buffer where feasible. i 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. (Revised 6/05) 3- 18.4 4-3-050C EXEMPT ACTIVITIES PERMITTED WITHIN CRITICAL:AREASANDwASSOCIATED BUFFERS `'_`'`*4 Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands f ,,Wetland l7tsturbarice,Modrficatton and Removal _ i. Any Activity in Small Category 3 Wet- T X lands:Any activity affecting hydrologically isolated Category 3 wetland no greater than two thousand two hundred(2,200)square feet when consistent with all of the following criteria: (1) Standing water is not present in suffi- cient amounts, i.e., approximately twelve inches(12")to eighteen inches(18")in depth from approximately December through May,to support breeding amphibians; (2) Species listed by Federal or State gov- ernment as endangered or threatened,or the presence of essential habitat for those species, are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions,for example,stormwater treatment or landscap- ing or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the cri- teria of the exemption are met.The wetland assessment shall be subject to independent secondary review at the expense of the applicant consistent with subsection F7 of this Section. ii. Temporary Wetland Impacts:Temporary X X disturbances of a wetland due to construc- tion 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 1:1 ratio. Category 1 wetlands and Category 2 forested wetlands shall be enhanced at a 2:1 ratio in addition to being restored. For habi- tat conservation areas,this exemption applies only to Category 1 wetlands. , andConstruction—Existing Uses and Facilities:Maintenance i. Remodeling, Replacing, Removing Exist- X X X X ing Structures,Facilities,and Improvements: Remodeling, restoring, replacing or remov- ing structures,facilities and other improve- ments in existence on the date this section becomes effective and that do not meet the setback or buffer requirements of this sec- tion provided the work complies with the cri- teria in RMC 4-10-090. 1If 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 3- 18.5 (Revised 6/05) 4-3-050C EXEMPT'AC,TIVITIES PERMITTED WITHIN CRITICALAREAS AND ASSOCIATED BUFFERS Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands g ;Maintenance and:Construction Existing Uses and Facilities (Continued) ' ii. Maintenance and Repair—Any Existing X X X X Public or Private Use: Normal and routine maintenance and repair of any existing pub- lic 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 mainte- nance 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. iii. Modification of an Existing Single Fam- X X X X ily Residence:Construction activity con- nected with an existing single family residence and/or garage; provided,that the work does not increase the footprint of the structure lying within the critical area or buffer; and provided,that no portion of the new work 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 acces- sory structures associated with single family lots such as fences, gazebos,storage sheds, and play houses are exempt from this Section. New accessory structures may be allowed when associated with single fam- ily lots such as fences, gazebos,storage sheds, play houses and when built on and located in a previously legally altered area. iv. Existing Activities: Existing activities X X X X X which have not been changed,expanded or altered, provided they comply with the appli- cable requirements of chapter 4-10 RMC. Ill 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. (Revised 6/05) 3 - 18.6 4-3-050C h 4 EXEMPT AOTIV{TIES ERIVIITTED,PITFHWCRITICA` AREAS,AND'ASSOC1A1TEp guOpef#SO 4,,M Aquifer Flood Geologic Habitat Streams and Protection Hazard Hazard Conservation Lakes:Class EXEMPT ACTIVITY Area Area Area Area 2 to 4 Wetlands h :Emergency Activities i. Emergency Activities: Emergency activi- X' X X X X X ties are those which are undertaken to cor- rect emergencies that threaten the public health, safety and welfare pursuant to the criteria in subsection C9b of this Section.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 immi- nent danger to public or private property, or to prevent an imminent threat of serious environmental degradation. ii. Emergency Tree/Ground Cover Cutting XI X X X X: X: or Removal by Agency or Utility: Removal of Downed haz- Tree cutting trees and/or ground cover by any City and trees and vegeta- department or agency and/or public or pri- shall be tion manage- vate utility in emergency situations involving retained as ment accom- immediate danger to life or property,sub- large woody plished such stantial fire hazards, or interruption of ser- debris in the that trees are vices provided by a utility. stream/ retained in the buffer. wetland and buffer where feasible. iii. Emergency Activities in Aquifer Protec- X1 tion Area: Public interest emergency use, storage, and handling of hazardous materi- als by governmental organizations. i.:a Hazardous Materials n •° i. Federal or State Pre-emption: Cleanups, XI monitoring and/or studies undertaken under supervision of the Washington Department of Ecology or the U.S. Environmental Protec- tion Agency. ii. Use of Materials with No Risk: Use,stor- X1 age, and handling of specific hazardous materials that do not present a risk to the aquifer as determined and listed by the Department. l 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 6. Limited Exemptions: Activities that are Whether the exempted activities are also ex- exempt from some, but not all provisions of empt from permits will be determined based this Section are listed in the following table. If upon application of chapters 4-8 and 4-9 an"X"appears in a box,the listed exemption RMC, or other applicable sections of the applies in the specified critical area and re- Renton Municipal Code. quired buffer. If an "X"does not appear in a box,then the exemption does not apply in the particular critical area or required buffer. 3- 18.7 (Revised 6/05) 4-3-050C ' e 2 x " ILTOt�FED)EXEM-P,V061S IINITHIN'eRITICALAFitAt AND/ SSOCIATEMBUFFERV"t�.� ;� . r. ef�..i'` �. Aquifer Flood Geologic Habitat Streams Protection Hazard Hazard Conservation and Lakes: EXEMPT ACTIVITY Area Area Area Area Class 2 to 4 Wetlands i. Materials for Sale in Original Small Con- X1 tainers: Hazardous materials offered for sale in their original containers of five(5)gallons or less shall be exempt from requirements in subsections H2d(i)through(vi)of this Sec- tion and the requirements pertaining to removal of existing facilities in subsection H2a(i). ii. Activities Exempt from Specified Aquifer X1 Protection Area Requirements:The following are exempt from requirements in subsec- tions H2d(i)through (vi)of this Section,the requirements pertaining to review of pro- posed facilities in subsection C8d,Prohibited Changes in Land Use and Types of New Facilities—Aquifer Protection Areas,and the requirements pertaining to removal of exist- ing facilities in subsection H2a(i). (1) Hazardous materials use,storage, and X1 handling in de minimis amounts(aggregate quantities totaling twenty(20)gallons or less at the facility or construction site).Weights of solid hazardous materials will be converted to volumes for purposes of determining whether de minimis amounts are exceeded. Ten (10) pounds shall be considered equal to one gallon. (2) Noncommercial residential use,stor- X1 age, and handling of hazardous materials; provided,that no home occupation business (as defined by chapter 4-11 RMC)that uses, stores,or handles more than twenty(20)gal- lons of hazardous material is operated on the premises. (3) Hazardous materials in fuel tanks and X1 fluid reservoirs attached to a private or com- mercial motor vehicle and used directly in the operation of that vehicle. (4) Fuel oil used in existing heating sys- X1 tems. (5) Hazardous materials used,stored, and X1 handled by the City of Renton in water treat- ment processes and water system opera- tions. 11f 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. • (Revised 6/05) 3- 18.8 4-3-050C LIMITED EXEMPTIONS WITHIN,CRITICALJIREASANU%ASSOCIATEU:BUFFERS ,3 Aquifer Flood Geologic Habitat Streams Protection Hazard Hazard Conservation and Lakes: EXEMPT ACTIVITY Area Area Area Area Class 2 to 4 Wetlands a;#azardous,.Materials (Continued) nf`! (6) Fueling of equipment not licensed for X1 street use; provided,that such fueling activi- ties are conducted in a containment area that is designed and maintained to prevent hazardous materials from coming into con- tact with soil, surface water,or groundwater except for refueling associated with con- struction activity regulated by subsection H7 of this Section, Construction Activity Stan- dards—Zones 1 and 2. (7) Hazardous materials contained in prop- X1 erly operating sealed units(transformers, refrigeration units,etc.)that are not opened as part of routine use. (8) Hazardous materials in fuel tanks and X1 fluid reservoirs attached to private or com- mercial equipment and used directly in the operation of that equipment. (9) Hazardous materials in aerosol cans. X1 (10) Hazardous materials at multi-family X1 dwellings, hotels, motels, retirement homes, convalescent centers/nursing 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 mainte- nance purposes. (11) Hazardous materials used for janitorial X1 , purposes at the facility where the products are stored. (12) Hazardous materials used for per- X1 sonal care by workers or occupants of the fa- cility at which the products are stored includ- ing but not limited to soaps, hair treatments, grooming aids, health aids,and medicines. iii. Uses, Facilities,and Activities in Zone 1 X1 Modified Aquifer Protection Area Exempt from Specified Aquifer Protection Area Requirements:Facilities located in the Zone 1 Modified Aquifer Protection Area in Figure 4-3-050Q1 are exempt from the following: (1) Removal requirements in subsection X1 H2a(i)of this Section except that the stor- age, handling, use,treatment, and produc- tion of tetrachloroethylene(e.g.,dry-cleaning fluid)shall continue to be prohibited; (2) Additional facility requirements in sub- X1 section H2d(vi)of this Section; 1If 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 3- 18.9 (Revised 6/05) 4-3-050C 4S:41IMITED EXEMRTIONS 19.01tt CRITICALAREAS 4-1PV,9;,CPK .C.09FF IS Aquifer Flood Geologic Habitat Streams Protection Hazard Hazard Conservation and Lakes: EXEMPT ACTIVITY Area Area Area Area Class 2 to 4 Wetlands a KHazardo�s Materials (Continued t x t a' t .. .... :fm. .z �u" ', r rkr r '-`•x4x. z tom`,.,.- �... .. k � .. ... .... (3) Wastewater requirements in RMC X1 4-6-040J1a but shall be subject to Zone 2 requirements in RMC 4-6-040J2; (4) The prohibition of septic systems con- X1 tained in subsection C8d(i)(f)of this Section; and (5) Surface water management require- X1 ments of RMC 4-6-030E except that Zone 2 requirements contained in RMC 4-6-030E shall apply. 11f 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 Department Administrator may require compliance with the aquifer protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility. 7. Exemptions in Buffers: The activities listed in the following table are allowed within critical area buffers,and are exempt from the applicable provisions of this Section, pro- vided a letter of exemption has been issued per subsection C4 of this Section, Letter of Exemption. If an "X" appears in a box,the listed exemption applies in the specified buffer. If an"X"does not appear in a box,then the exemption does not apply in the required buffer. Whether the exempted activities are also exempt from permits will be determined based upon application of chapters 4-8 and 4-9 RMC, or other applicable sections of the Renton Municipal Code. (Revised 6/05) 3- 18.10 4-3-050C Aquifer Flood Geologic Habitat Streams Protection Hazard Hazard Conservation and Lakes: EXEMPT ACTIVITY Area Area Area Area Class 2 to 4 Wetlands �, ,, �n Critical Urea Buffers a cUwUes ; r i. Trails and Open Space:Walkways and trails, X X X X 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. (1) The trail,walkway,and associated open space shall be consistent with the Comprehensive Parks, Recreation,and Open Space Master Plan.The City may allow private trails as part of the approval of a site plan,subdivision or other land use permit approvals. (2) 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: • Trail segments connecting to existing trails where an alternate alignment is not practical. • Public access points to water bodies spaced periodically along the trail. (3) Enhancement of the buffer area is required where trails are located in the buffer.Where enhancement of the buffer area adjacent to a trail is not feasible due to existing high quality vegeta- tion,additional buffer area or other mitigation may be required. (4) Trail widths shall be a maximum width of twelve(12)feet.Trails shall be constructed of per- meable materials. Impervious materials 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 dedicated trail, or reduces potential for other environmental impacts. ii. Stormwater Management Facilities in Buffer: X X X Stormwater management facilities in critical area buffers 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 classi- fication is retained pursuant to subsection L or M6c of this Section,and is sited to reduce impacts between the critical area and surrounding activi- ties. For Habitat Conservation Areas,this exemp- tion applies only to Category 1 wetlands. Stormwater management facilities located in wet- land buffers shall require buffer enhancement or buffer averaging when they are sited in areas of forest vegetation. 3- 18.11 (Revised 6/05) 4-3-050C 8. Prohibited Activities: Prohibited activi- (c) Hazardous waste treat- ties are identified below for each critical area ment,storage,and disposal facil- governed by this Section. ities; a. General—All Critical Areas: No ac- (d) All types of landfills, includ- tion shall be taken by any person, corn- ing solid waste landfills; pany, agency, or applicant which results in any alteration of a critical area except (e) Transfer stations; as consistent with the purpose, objec- tives, and requirements of this Section. (f) Septic systems; b. Prohibited Activities—Floodways: (g) Recycling facilities that han- Encroachments, including fill, new con- dle hazardous materials; struction, substantial improvements, and construction or reconstruction of residen- (h) Underground hazardous tial structures is prohibited within desig- material storage and/or distribu- nated floodways, unless it meets the tion facilities; provisions of subsection 14 of this Sec- tion, Additional Restrictions within Flood- (i) New heating systems using ways. fuel oil except for commercial uses when the source of fuel oil c. Prohibited Activities—Streams/ is an existing above-ground Lakes and Wetlands: Grazing of ani- waste oil storage tank; and mals is not allowed within a stream, lake, wetland or their associated buffers. (j) Petroleum product pipe- lines. d. Prohibited Changes in Land Use and Types of New Facilities—Aquifer ii. Zone 2: Protection Areas. (a) Surface impoundments (as i. Zone 1: defined in chapters 173-303 and 173-304 WAC); (a) Changes in land use and types of new facilities in which (b) Recycling facilities that han- any of the following will be on the dle hazardous materials; premises: (c) Hazardous waste treat- (1) More than five hundred ment,storage,and disposal facil- (500)gallons of hazardous mate- ities; rial; (d) Solid waste landfills; (2) More than one hundred fifty (150)gallons of hazardous mate- (e) Transfer stations; rial in containers that are opened and handled; (f) New heating systems using fuel oil stored in underground (3) Containers exceeding five storage tanks; and (5) gallons in size; or (g) Petroleum product pipe- (4) Tetrachloroethylene (e.g., lines. dry-cleaning fluid). 9. Temporary Emergency Exemption (b) Surface impoundments (as Procedure: defined in chapters 173-303 and 173-304 WAC); a. Temporary Emergency Exemption Purpose:Temporary emergency exemp- (Revised 6/05) 3 - 18.12 4-3-050D tions shall be used only in extreme cases ance of the emergency permit is re- and not to justify poor planning by an quired to complete restoration,the agency or applicant. emergency permit may be extended to complete this restoration. For the b. Temporary Emergency Exemption purposes of this paragraph, restore- Review Authority and Decision Crite- tion means returning the affected ria: Issuance of an emergency permit by area to its state prior to the perfor- the City does not preclude the necessity mance of the emergency activity. to obtain necessary approvals from ap- propriate Federal and State authorities. iii. Public Notice Required: No- Notwithstanding the provisions of this tice of the issuance of the emergency section or any other City laws to the con- permit and request for public corn- trary,the Department Administrator may ments shall be posted at the affected issue a temporary emergency exemption site(s)and City Hall no later than ten letter if the action meets the following re- (10) days after the issuance of the quirements: emergency permit. If significant com- ments are received, the City may re- m. An unacceptable threat to life or consider the permit. severe loss of property will occur if an emergency permit is not granted; iv. Expiration of Exemption Au- thorization:The emergency exemp- ii. The anticipated threat or loss tion authorization may be terminated may occur before a permit can be is- at any time without process upon a sued or modified under the proce- determination by the Department Ad- dures otherwise required by this ministrator that the action was not or Section and other applicable laws; is no longer necessary to protect hu- man health or the environment. iii. Any emergency exemption letter granted shall incorporate, to the 10. Nonconforming Activities or Struc- greatest extent practicable and feasi- tures: Regulated activities legally in exist- ble but not inconsistent with the ence prior to the passage of this Section, but emergency situation, the standards which are not in conformity with the provisions and criteria required for nonemer- of this Section are subject to the provisions of gency activities under this Section. RMC 4-10-090, Critical Areas Regulations— Nonconforming Activities and Structures. c. Temporary Emergency Exemption (Ord.4851, 8-7-2000; Ord.4992, 12-9-2002; Letter Process and Timing: The emer- Ord.5137,4-25-2005; Ord.5308, 9-24-2007) gency exemption shall be consistent with the following procedural and time re- D. ADMINISTRATION AND quirements: INTERPRETATION: i. Time Limits: The emergency 1. General Provisions—All Critical Ar- shall be limited in duration to the time eas: required to complete the authorized emergency activity;provided,that no a. Duties of Administrator: The Plan- emergency permit be granted for a ning/Building/Public Works Administrator period exceeding ninety (90) days (the Department Administrator)or his/her except as specified in subsection duly authorized representative, shall C9c(ii) of this Section. have the power and authority to enforce the provisions of this Section. For such ii. Restoration Required: Re- purposes he/she shall have the power of quire, within the ninety (90) day pe- a law enforcement officer. riod, the restoration of any critical area altered as a result of the emer- b. Interpretation: The Department Ad- gency activity, except that if more ministrator shall have the power to render than ninety (90) days from the issu- interpretations of this Section and to 3 - 18.13 (Revised 11/07) 4-3-050D adopt and enforce rules and regulations subsections H2, Facilities, H4, supplemental to this Section as he/she Wastewater Disposal Requirements, may deem necessary in order to clarify H6, Pipeline Requirements, C8d(i), the application of the provisions of this Prohibited Activities—APA Zone 1, Code. Such interpretations, rules and and C1 a(i),Aquifer Protection Areas, regulations shall be in conformity with the Compliance with Section, Develop- intent and purpose of this Section. ment Permits. c. Compliance: Unless specifically ex- ii. Criteria: Criteria used to make empted by this Section,the City shall not the determination in subsection grant any approval or permit any regu- D2b(i) of this Section, Potential for lated activity in a critical area or associ- Impacts Equal to Facility in Zone 1, ated buffer prior to fulfilling the shall include but not be limited to the requirements of this Section. present and past activities conducted at the facility;types and quantities of d. Reviewing Official:Wherever refer- hazardous materials stored, han- enced in this Section, Reviewing Official died, treated, used or produced; the refers to the decision-making official or potential for the activities or hazard- body authorized to grant permit approval ous materials to degrade groundwa- for an activity. ter quality;history of spills at the site, and presence of contamination on 2. Aquifer Protection: site. a. Inspections Authorized: The De- 3. Flood Hazards: partment Administrator or his/her desig- nee shall have the right to conduct a. Duties and Responsibilities of the inspections of facilities at all reasonable Department Administrator or Desig- times to determine compliance with this nee: The duties of the Department Ad- Section. ministrator or his/her designee shall include, but not be limited to: i. Annual Inspections: All permit- ted facilities in an APA will be subject i. Review all development permits to a minimum of one inspection per to determine that the permit require- year by a Department inspector or ments of this Section have been sat- designee. isfied; and ii. Monthly Inspections: All per- ii. Review all development permits mitted facilities in Zone 1 of the aqui- to determine that all necessary per- fer protection area will be subject to mits have been obtained from those monthly inspections to determine Federal, State or local governmental compliance with the provisions of the agencies from which prior approval is Section. required; and b. Potential to Degrade Groundwater iii. Review all development permits —Zone 2: to determine if the proposed devel- opment is located in the floodway. If i. Potential for Impacts Equal to located in the floodway, assure that Facility in Zone 1:If the Department the encroachment provisions of sub- determines-that an existing or pro- section 14 of this Section,Additional posed facility located in Zone 2 of an Restrictions within Floodways, are APA has a potential to degrade met; and groundwater quality which equals or exceeds that of a permitted facility in iv. Obtain, review, and reasonably Zone 1,then the Department may re- utilize any base flood elevation and quire that facility to fully comply with floodway data available from a Fed- requirements for Zone 1 contained in eral, State or other source, when (Revised 11/07) 3- 18.14 4-3-050D base flood elevation data has not final occupancy, and the certifi- been provided in accordance with cates shall be maintained by the subsection I1 bi of this Section in or- Department Administrator or der to administer subsection 13, Spe- designee. cific Standards, and subsection 14, Additional Restrictions Within Flood- iii. Public Records:The Depart- ways. ment Administrator or his/her desig- nee shall maintain for public b. Information to Be Obtained and inspection all records pertaining to Maintained: The Department Adminis- the provisions of the flood hazard trator or his/her designee shall obtain and regulations (e.g., elevation certifi- maintain the following information: Cates, notification of alteration/relo- cation of watercourses,flood hazard i. Record Required: Where base regulation variances). flood elevation data is provided through the flood insurance study or c. Alteration of Watercourses: The required as in subsection D3a(iv) of Department Administrator,or his/her des- this Section, use of other base flood ignee shall: data, the applicant shall obtain and record the actual elevation (in rela- i. Notice Required: Notify abutting tion to mean sea level) of the lowest communities and the State of Wash- floor(including basement) of all new ington Department of Ecology prior to or substantially improved structures, any alteration or relocation of a wa- and whether or not the structure con- tercourse, and submit evidence of tains a basement. such notification to the Federal Insur- ance Administration. ii. Elevations and Certificates: For all new or substantially improved ii. Maintenance: Require that floodproofed structures: maintenance is provided within the altered or relocated portion of said (a) The applicant shall verify watercourse so that the flood-carry- and record the actual elevation ing capacity is not diminished.The (in relation to mean sea level); City may require covenants, or other and mechanisms to ensure maintenance. (b) The Department Adminis- d. Interpretation of FIRM Bound- trator or his/her designee shall aries:The Department Administrator, or maintain the floodproofing certifi- his/her designee, shall make interpreta- cations required in RMC tions where needed, as to exact location 4-8-120D6, Flood Hazard Data; of the boundaries of the areas of special and flood hazard (for example, where there appears to be a conflict between a (c) Flood elevation certificates mapped boundary and actual field condi- shall be submitted by an appli- tions).The person contesting the location cant to the Development Ser- of the boundary shall be given a reason- vices Division prior to the able opportunity to appeal the interpreta- building finished floor construc- tion as provided in RMC 4-1-050F, tion. Finished floor elevation Hearing Examiner, and RMC 4-8-110, should be verified by a precon- Appeals). struction elevation certificate at the time of construction of a sub- e. Record Required: The Department stantial structural element of the Administrator, or his/her designee, shall finished floor(Le., foundation maintain the records of all appeal actions form for the concrete floor). An and report any variances to the Federal as-built elevation certificate will Insurance Administration upon request. be provided prior to issuance of 3 - 18.15 (Revised 6/05) 4-3-050D 4. Review Authority: i. Geologic Hazards. a. Review Authority—General: The (a) Waive independent review Department Administrator or his/her des- of geotechnical reports per sub- ignee is authorized to make the following section F7 of this Section. administrative allowances and determi- nations: (b) Increase or decrease re- quired buffer for very high land- i. Issue a critical areas permit for slide hazard areas per proposals not otherwise requiring a subsection J7b of this Section. development permit per subsection C3 of this Section, Finding of Con- (c) Waive coal mine hazard re- formance Required. ports per subsection J8 of this Section. ii. Issue written letters of exemption pursuant to subsection C4 of this (d) Grant a modification for cre- Section. ated slopes per subsection N2 of this Section. iii. Allow temporary emergency ex- emptions per subsection C7 of this ii. Habitat Conservation: Waive Section. habitat/wildlife assessment reports per subsection K2 of this Section. iv. Interpret critical areas regula- tions per subsection D1 b of this Sec- iii. Streams and Lakes: tion. (a) Waive water body study re- v. Approve the use of alternates in quirement per subsection L3 of accordance with subsection N1 of this Section. this Section and RMC 4-9-250E. (b) Approve proposals for vi. Waive report content or submit- buffer width reductions in accor- tal requirements per subsection F6 of dance with the review criteria this Section. stated in subsection L5c of this Section. vii. Grant administrative variances to those specified code sections (c) Approve proposals for listed in RMC 4-9-250B and per sub- buffer width averaging pursuant section N of this Section. to the standards and criteria stated in subsection L5d of this viii. Require tests for proof of corn- Section. pliance. iv. Wetlands: ix. Grant modifications per subsec- tion N of this Section. (a) Waive wetland assessment requirement per subsection M3b b. Review Authority—Geologic Haz- of this Section. ards, Habitat Conservation, Streams and Lakes, and Wetlands:The Depart- (b) Determine whether wet- ment Administrator is authorized to make lands are unregulated per sub- the following administrative allowances sections M1a and M1b of this and determinations: Section. (c) Extend the valid period of a wetland delineation pursuant to subsection M4d of this Section. (Revised 6/05) 3 - 18.16 4-3-050E (d) Approve proposals for 6. Relationship to Other Agencies and buffer width reductions of up to Regulations: Compliance with the provi- twenty five percent (25%) in ac- sions of this Title does not constitute compli- cordance with the review criteria ance with other federal, state, and/or other stated in subsection M6e of this local agency regulations and permit require- Section. ments that may be required.The applicant is responsible for complying with these require- (e) Approve proposals for ments, apart from the process established in buffer width averaging pursuant this Title. (Ord. 4851, 8-7-2000; Ord. 5137, to the standards and criteria 4-25-2005) stated in subsection M6f of this Section. E. GENERAL PERFORMANCE STANDARDS, AND ALLOWED (f) Authorize other category ALTERATIONS: level for created or restored wet- lands per subsection M11c of 1. Performance Standards:The perfor- this Section. mance standards for each critical area are specified in subsections G to M of this Sec- (g) Waive requirements of this tion.The standards are minimum standards. Section upon determination that all impacts on wetlands would be 2. Protection of Critical Areas: Critical ar- mitigated as part of an approved eas and any associated buffers shall be area-wide wetlands plan that, avoided, and undisturbed, unless alterations when taken as a whole over an are permitted in accordance with the require- approved schedule or staging of ments of this Section. plan implementation,will meet or exceed the requirements of this 3. Allowed Alterations:Critical areas may section (see subsection M9 of be altered by authorized exempt activities,al- this Section). terations specifically allowed in subsections H to M of this Section and subject to listed cri- c. Review Authority—Aquifer Pro- teria, or through approval of modifications or tection Areas: The Department Admin- variances. istrator is authorized to make the following administrative allowances and 4. Native Growth Protection Areas: determinations: a. Applicability: i. Issue operating and closure per- mits. i. Required: A native growth pro- tection area shall be instituted when ii. Determine pipeline requirements required by subsections H to M of per subsection H6a(iii) and H6b of this Section in order to protect a criti- this Section. cal area from any proposed develop- ment for a non-exempt activity as iii. Determine if Zone 1 require- follows: ments should apply in Zone 2 of an APA per subsection D2b, Potential to (a) Protected slopes per sub- Degrade Groundwater—Zone 2,and section J5e of this Section. C8d(ii), Prohibited Activities—Aqui- fer Protection Areas, Zone 2. (b) Very high landslide hazard areas per subsection J7c of this 5. Authority to Approve, Condition, or Section. Deny—General:Based upon site specific re- view and analysis, the Reviewing Official or (c) Class 2 to 4 streams or his/her designee may approve, condition, or lakes and their associated buff deny a proposal. • 3- 18.17 (Revised 6/05) 4-3-050E ers per subsection L7 of this a permanent and irrevocable ease- Section. ment on the property title of a parcel or tract of land containing a critical (d) Wetlands and their associ- area and/or its buffer created as a ated buffers per subsection M7 condition of a permit.Such protective of this Section. easement shall be held by the cur- rent and future property owner, shall ii. Applied with Discretion:Native run with the land, and shall prohibit growth protection areas may be re- development, alteration, or distur- quired for very high landslide hazard bance within the easement except area buffers,or for critical habitats for purposes of habitat enhancement and their buffers pursuant to subsec- as part of an enhancement project tions J7 and K4 of this Section. which has received prior written ap- proval from the City, and from any iii. Application as Condition of other agency with jurisdiction over Approval When Otherwise Not Re- such activity. quired: Where subsections H to M do not require a native growth protec- iii. Tract and Deed Restriction: tion area,the Reviewing Official may The permit holder shall establish and condition a proposal to provide for record a permanent and irrevocable native growth protection areas. deed restriction on the property title of any critical area management tract b. Standards: or tracts created as a condition of a permit.Such deed restriction(s)shall i. Trees and ground cover shall be prohibit development, alteration, or retained in designated native growth disturbance within the tract except protection areas. for purposes of habitat enhancement as part of an enhancement project ii. Activities allowed in a native which has received prior written ap- growth protection areas shall be con- proval from the City, and from any sistent with applicable critical area other agency with jurisdiction over regulations. such activity. A covenant shall be placed on the tract restricting its sep- iii. The City may require enhance- arate sale.Each abutting lot owner or ment of native growth protection ar- the homeowners' association shall eas to improve functions and values, have an undivided interest in the reduce erosion or landslide potential, tract. or to meet another identified purpose of this section or of critical area regu- d. Marking During Construction:The lations. location of the outer extent of the critical area buffer and areas not to be disturbed c. Method of Creation: Native growth pursuant to an approved permit shall be protection areas shall be established by marked with barriers easily visible in the one of the following methods, in order of field to prevent unnecessary disturbance preference: by individuals and equipment during the development or construction of the ap- i. Conservation Easement: The proved activity. permit holder shall, subject to the City's approval,convey to the City or e. Fencing: The City shall require per- other public or nonprofit entity sped- manent fencing of the native growth pro- fled by the City,a recorded easement tection area containing critical area and for the protection of the critical area buffers when there is a substantial likeli- and/or its buffer. hood of human or domesticated animal intrusion, and such fencing will not ad- ii. Protective Easement:The per- versely impact habitat connectivity. mit holder shall establish and record (Revised 6/05) 3 - 18.18 4-3-050F f. Signage Required:The common F. SUBMITTAL REQUIREMENTS AND boundary between a native growth pro- FEES: tection area and the abutting land must be permanently identified.This identifica- 1. Applicability: When a regulated critical tion shall include permanent wood or area or associated buffer is identified,the fol- metal signs on treated or metal posts. lowing procedures apply. Sign locations and size specifications shall be approved by the City.Suggested 2. Preapplication Consultation: Any per- wording is as follows: "Protection of this son intending to develop properties known or natural area is in your care. Alteration or suspected to have critical areas present is disturbance is prohibited by law." strongly encouraged to meet with the appro- priate City department representative during g. Responsibility for Maintenance: the earliest possible stages of project plan- Responsibility for maintaining the native ning before major commitments have been growth protection easements or tracts made to a particular land use and/or project shall be held by a homeowners' associa- design. Effort put into a preapplication con- tion, abutting lot owners,the permit appli- sultation and planning will help applicants cant or designee, or other appropriate create projects which will be more quickly and entity, as approved by the City. easily processed due to a better understand- ing on the part of applicants of regulatory re- h. Maintenance Covenant and Note quirements. Required: The following note shall ap- pear on the face of all plats, short plats, 3. Plans and Studies Required: When an PUDs, or other approved site plans con- application is submitted for any building per- taining separate native growth protection mit or land use review and/or to obtain ap- easements or tracts,and shall also be re- proval of a use,development or construction, corded as a covenant running with the the location of the critical areas and buffers land on the title of record for all affected on the site shall be indicated on the plans lots on the title: "MAINTENANCE RE- submitted based upon an inventory provided SPONSIBILITY: All owners of lots cre- by a qualified specialist. ated by or benefiting from this City action abutting or including a native growth pro- 4. Submittal Requirements: See chapter tection easement[tract] are responsible 4-8 RMC. for maintenance and protection of the easement[tract]. Maintenance includes 5. Fees: See RMC 4-1-170. ensuring that no alterations occur within the tract and that all vegetation remains 6. Waiver of Submittal or Procedural Re- undisturbed unless the express written quirements: The Department Administrator authorization of the City has been re- may waive any of the requirements of this ceived." subsection if the size and complexity of the project does not warrant a step in the pro- 5. Discretionary—Building or Develop- ceeding and provided criteria to waive stud- ment Setbacks:The Reviewing Official may ies are met in subsections H to M of this require a building or activity setback from a Section. critical area or buffer to ensure adequate pro- tection of the critical area/buffer during con- 7. Independent Secondary Review:The struction and ongoing maintenance of the City may require independent review of an activity.A requirement for a setback shall be applicant's report as follows: based on the findings of a critical area report or a peer review required for the activity.(Ord. a. Aquifer Protection Areas, Flood 5137,4-25-2005) Hazards, Habitat Conservation, Streams and Lakes,Wetlands: When appropriate due to the type of critical ar- eas, habitat, or species present, or project area conditions,the Reviewing Official may require the applicant to pre- 3 - 18.19 (Revised 6/05) 4-3-050F pare and/or fund analyses or activities, expense. An applicant may request including, but not limited to: that independent review be waived by the Department Administrator in i. An evaluation by an independent accordance with subsection D4b of qualified professional regarding the this Section, Review Authority— applicant's analysis and the effec- Geologic Hazards, Habitat Conser- tiveness of any proposed mitigating vation, Shorelines, Streams and measures or programs,to include Lakes, and Wetlands. any recommendations as appropri- ate.This shall be paid at the appli- iii. At City's Discretion—Volca- cant's expense, and the Reviewing nic, High Erosion, High Seismic, Official shall select the third party re- Medium Coal Mine, or High Coal view professional;and/or Mine Hazards: For any proposal ex- cept critical facilities,the City may re- ii. A request for consultation with quire independent review of an the Washington Department of Fish applicant's geotechnical report by and Wildlife, Washington State De- qualified specialists selected by the partment of Ecology, or the local Na- City, at the applicant's expense. tive American Tribe or other appropriate agency; and/or 8. Mitigation Plan Required: iii. Detailed surface and subsurface a. Criteria: For any mitigation plans re- hydrologic features both on and quired through the application of subsec- abutting to the site. tions H to M of this Section,the applicant shall: b. Geologic Hazards: Independent secondary review shall be conducted in i. Demonstrate sufficient scientific accordance with the following: expertise,the supervisory capability, and the financial resources to carry i. Required—Sensitive and Pro- out the mitigation project; and tected Slopes, and Medium, High, or Very High Landslide Hazards: ii. Demonstrate the capability for All geotechnical reports submitted in monitoring the site and to make cor- accordance with subsection J2 of rections during the monitoring period this Section, Special Studies Re- if the mitigation project fails to meet quired, and chapter 4-8 RMC, Per- projected goals; and mits—General and Appeals,shall be independently reviewed by qualified iii. Protect and manage, or provide specialists selected by the City,at the for the protection and management, applicant's expense. An applicant of the mitigation area to avoid further may request that independent review development or degradation and to be waived by the Department Admin- provide for long-term persistence of istrator in accordance with subsec- the mitigation area; and tion D4b of this Section, Review Authority—Geologic Hazards, Habi- iv. Provide for project monitoring tat Conservation, Shorelines, and allow City inspections; and Streams and Lakes, and Wetlands. v. Avoid mitigation proposals that ii. Required for.Critical Facilities would result in additional future miti- in Volcanic, High Erosion, High gation or regulatory requirements for Seismic, Medium Coal Mine, or adjacent properties, unless it is a re- High Coal Mine Hazards: The City suit of a code requirement, or no shall require independent review of a other option is feasible or practical; geotechnical report addressing a crit- and ical facility by qualified specialists se- lected.by the City, at the applicant's (Revised 6/05) 3- 18.20 4-3-050H vi. For on-site or off-site mitigation a SURETY DEVICES: proposals, abutting or adjacent prop- - erty owners shall be notified when 1. Required for Mitigation Plans: For any wetland creation or restoration, mitigation plans required as a result of the ap- stream relocation,critical area buffer plication of these regulations, the Responsi- increases, flood hazard mitigation, ble Official shall require a surety device to habitat conservation mitigation, or ensure performance consistent with RMC geologic hazard mitigation have the 4-1-230. potential to considerably decrease the development potential of abutting 2. Time Period—Wetlands,Streams,and or adjacent properties. For example, Lakes: For wetland and/or stream/lake miti- if a created wetland on a property gation plans,the surety device shall be suffi- would now result in a wetland buffer dent to guarantee that structures, intruding onto a neighboring prop- improvements, and mitigation required by erty,the neighboring property owner permit condition perform satisfactorily for a would be notified. Notification shall minimum of five (5)years after they have be given as follows: been completed. (Ord. 5137,4-25-2005) (a) For applications that are not H. AQUIFER PROTECTION: subject to notices of application per chapter 4-8 RMC, notice of 1. Applicability:The aquifer protection the mitigation proposal shall be regulations apply to uses,activities, and facil- given by posting the site and no- ities located within an aquifer protection area tifying abutting or adjacent prop- (APA) as classified below. erty owners with the potential to be impacted. Written notification a. Aquifer Protection Area (APA): may be made prior to or at the Aquifer protection areas are the portion time of the SEPA determination. of an aquifer within the zone of capture and recharge area for a well or well field (b) For applications that are owned or operated by the City, as de- subject to notices of application, picted in subsection Q1 of this Section, the mitigation proposal shall be Maps. identified in the notice of applica- tion and mailed to abutting or ad- b. Aquifer Protection Zones:Zones jacent property owners with the of an APA are designated to provide potential to be impacted; if the graduated levels of aquifer protection. determination of the mitigation Zone boundaries are determined using requirements is not known at the best available science documented in the time of the notice of application, City of Renton Wellhead Protection Plan, written notice to abutting or adja- an appendix of the City of Renton Water cent property owners shall be System Plan, as periodically updated. given instead at the time of the The following zones may be designated: SEPA determination. i. Zone 1: The land area situated b. Timing of Mitigation Plan—Final between a well or well field owned by Submittal and Commencement:When the City and the three hundred sixty a mitigation plan is required, the propo- five (365) day groundwater travel nent shall submit a final mitigation plan time contour. for the approval of the Administrator prior to the issuance of building or construction ii. Zone 1 Modified: The same permits for development.The proponent land area described for Zone 1 but shall receive written approval of the miti- for the purpose of protecting a high- gation plan prior to commencement of priority well, wellfield, or spring with- ; any mitigation activity. (Ord. 5137, drawing from an aquifer that is par- 4-25-2005) tially protected by overlying geologic strata. Uses, activities, and facilities 3- 18.21 (Revised 6/05) 4-3-050H located in this area are regulated as ii. Zone Maps: The locations of if located within Zone 1 except as aquifer protection areas(APA) in the provided by subsection C6(a)(iii) of City are depicted by the map in sub- this Section. section Q1 of this Section, Maps. iii. Zone 2:The land area situated d. Performance Standards: In addi- between the three hundred sixty five tion to the general standards of subsec- (365) day groundwater travel time tion E of this Section,the following contour and the boundary of the zone performance standards, subsections H2 of potential capture for a well or well to H10, apply to all non-exempt uses, ac- field owned or operated by the City. If tivities, and facilities on sites located the aquifer supplying water to a well, within an aquifer protection area per sub- well field, or spring is naturally pro- section H1, Applicability. tected by overlying geologic strata, the City may choose not to subdivide e. Authority to Require Hydrogeo- an APA into two(2)zones. In such a logic Assessment: The City may re- case, the entire APA will be desig- quire an applicant to prepare a nated as Zone 2. hydrogeologic study if the proposal has the potential to significantly impact c. Mapping: groundwater quantity or quality, and suffi- cient information is not readily available. i. Determination of Location Such a report shall be prepared by a within a Zone of an Aquifer Protec- qualified professional at the applicant's tion Area: In determining the loca- expense. Report content requirements tion of facilities within the zones may be specified by the City in accor- defined by subsection Q1 of this Sec- dance with State or Federal guidelines or tion, the following rules shall apply: tailored to the particular development ap- plication. Peer review of the applicant's (a) Facilities located wholly report may be required in accordance within an APA zone shall be gov- with subsection F7 of this Section. erned by the restrictions applica- ble to that zone. 2. Facilities: (b) Facilities having parts lying a. Removal of Existing Facilities— within more than one zone of an Zone 1: APA shall be governed as fol- lows: Each part of the facility i. The storage, handling, use,treat- shall be reviewed and regulated ment or production of hazardous ma- by the requirements set forth in terials in aggregate quantities this Section for the zone in which greater than five hundred (500) gal- that part of the facility is actually Ions shall not be allowed within Zone located. 1 of an APA after October 14, 2002. The storage, handling, use, treat- (c) Facilities having parts lying ment or production of tetrachloroeth- both in and out of an APA shall ylene (e.g., dry-cleaning fluid)shall be governed as follows: not be allowed within Zone 1 of an APA after March 31, 1999. • That portion which is within an APA shall be governed by ii. Once a facility in Zone 1 is the applicable restrictions in closed, relocated, or the use of haz- this Section; and ardous materials is terminated, rein- statement of the use of hazardous • That portion which is not in materials on the site in quantities an APA shall not be gov- greater than that allowed for new fa- erned by this Section. cilities locating in Zone 1 as de- scribed in subsection C8d(i) of this (Revised 6/05) 3 - 18.22 4-3-050H Section, Prohibited Activities, Zone (b) Secondary Containment 1, shall be prohibited. Devices and Requirements — Zones 1 and 2: Every owner of a iii. Closure of a facility or termina- facility shall provide secondary tion of any or all facility activities shall containment devices adequate in be conducted in accordance with the size to contain on-site any unau- closure requirements in RMC thorized release of hazardous 4-9-015F, Closure Permit. materials from any area where these substances are either b. Existing Facilities Change in stored, handled,treated, used, Quantities—Zone 1: In Zone 1 of an or produced. Secondary contain- APA, no change in operations at a facility ment devices shall prevent haz- shall be allowed that increases the ag- ardous materials from contacting gregate quantity of hazardous materials soil, surface water, and ground- stored, handled,treated, used, or pro- water and shall prevent hazard- duced with the following exception:The ous materials from entering aggregate quantity of hazardous materi- storm drains and, except for au- als may be increased not to exceed five thorized and permitted dis- hundred (500) gallons. charges,the sanitary sewer. Design requirements for second- c. Existing Facilities—Allowances in ary containment devices are as Zone 2: The storage, handling,treat- follows: ment, use or production of hazardous materials at existing facilities shall be al- (1) The secondary contain- lowed within Zone 2 of an APA upon corn- ment device shall be large pliance with the provisions of this enough to contain the volume of Section. the primary container in cases where a single container is used d. Requirements for Facilities— to store, handle,treat, use, or Zones 1 and 2:The following conditions produce a hazardous material.In in subsections H2d(i) to (vi) of this Sec- cases where multiple containers tion will be required as part of any operat- are used,the secondary contain- ing permit issued for facilities in Zone 1 of ment device shall be large an APA.Conditions in subsections H2d(i) enough to contain the volume of to (v) of this Section shall apply to facili- the largest container. Volumes ties in Zone 2 of an APA. specified are in addition to the design flow rate of the automatic i. Secondary Containment— fire extinguishing system, if Zones 1 and 2: present, to which the secondary containment device is subjected. (a) Materials Stored in Tanks The secondary containment de- subject to DOE—Zones 1 and vice shall be capable of contain- 2: Hazardous materials stored in ing the fire flow for a period of tanks that are subject to regula- twenty(20) minutes or more. tion by the Washington Depart- ment of Ecology under chapter (2) All secondary containment 173-360 WAC are exempt from devices shall be constructed of containment requirements in materials of sufficient thickness, subsection H2d(i)of this Section, density, and composition to pre- Secondary Containment—Zones vent structural weakening of the 1 and 2, but are subject to appli- containment device as a result of cable requirements in RMC contact with any hazardous ma- 4-5-120, Underground Storage terial. If coatings are used to pro- Tank Secondary Containment vide chemical resistance for Regulations. secondary containment devices, they shall also be resistant to the 3- 18.23 (Revised 6/05) 4-3-050H expected abrasion and impact isting piping shall be according to conditions. Secondary contain- procedures and designs ap- ment devices shall be capable of proved by the Department. containing any unauthorized re- lease for at least the maximum (6) Primary containers shall be anticipated period sufficient to al- impervious to the contents low detection and removal of the stored therein, properly labeled, release. and fitted with a tight cover which is kept closed except when sub- (3) Hazardous materials stored stances are being withdrawn or outdoors and their attendant sec- used. ondary containment devices shall be covered to preclude pre- (7) Hazardous materials stored cipitation with the exception of outdoors when the facility is left hazardous materials stored in unsupervised must be inaccessi- tanks that have been approved ble to the public. Such tech- by and are under permit from the niques as locked storage sheds, City of Renton Fire Prevention locked fencing, or other tech- Bureau.Secondary containment niques may be used if they will for such tanks, if uncovered, effectively preclude access. shall be able to accommodate the volume of precipitation that (8) Stored hazardous materials could enter the containment de- shall be protected and secured, vice during a twenty four(24) as needed, against impact and hour,twenty five(25)year storm, earthquake to prevent damage in addition to the volume of the to the primary container that hazardous material stored in the would result in release of hazard- tank. Storage of hazardous ma- ous materials that would escape terials, both indoors and out- the secondary containment area. doors, shall, at all times, meet both the requirements of this ii. Hazardous Material Monitor- Section and the Uniform Fire ing Requirements for Existing Fa- Code. cilities—Zones 1 and 2: (4) Secondary containment de- (a) The owners of all existing vices shall include monitoring facilities shall implement hazard- procedures or technology capa- ous materials monitoring. ble of detecting the presence of a hazardous material within twenty (b) All hazardous material four(24) hours following a re- monitoring activities shall include lease.Hazardous materials shall the following: be removed from the secondary containment device within twenty (1) A written routine monitoring four(24) hours of detection and procedure which includes,when shall be legally stored or dis- applicable:the frequency of per- posed. forming the monitoring method, the methods and equipment to (5) Areas in which there are be used for performing the moni- floor drains, catchbasins, or toring,the location(s)from which other conveyance piping that the monitoring will be performed, does not discharge into a sec- the name(s) or title(s)of the per- ondary containment device that son(s) responsible for perform- meets the requirements of this ing the monitoring and/or Chapter shall not be used for maintaining the equipment, and secondary containment of haz- the reporting format. ardous materials. Closure of ex- (Revised 6/05) 3 - 18.24 4-3-050H (2) Written records of all moni- inspection process; provided, toring performed shall be main- that the system is checked daily tained on-site by the operator for for malfunctions. a period of three (3)years from the date the monitoring was per- iii. Emergency Collection De- formed.The Department may re- vices—Zones 1 and 2:Vacuum suc- quire the submittal of the tion devices, absorbent scavenger monitoring records or a summary materials,or other devices approved at a frequency that the Depart- by the Department shall be present ment may establish.The written on site(or available within an hour by records of all monitoring per- contract with a cleanup company ap- formed in the past three(3)years proved by the Department), in suffi- shall be shown to the Depart- dent quantity to control and collect ment upon demand during any the total quantity of hazardous mate- site inspection. Monitoring rials plus absorbent material.The records shall include but not be presence of such emergency collec- limited to: tion devices and/or cleanup contract are the responsibility and at the ex- • The date and time of all mon- pense of the owner and shall be doc- itoring or sampling; umented in the operating permit. • Monitoring equipment cali- iv. Inspection of Containment bration and maintenance and Emergency Equipment— records; Zones 1 and 2: Owners shall estab- lish procedures for monthly in-house • The results of any visual ob- inspection and routine maintenance servations; of containment and emergency equipment. Such procedures shall • The results of all sample be in writing, a regular checklist and analysis performed in the schedule of maintenance activity laboratory or in the field, in- shall be established, and a log shall cluding laboratory data be kept of inspections and mainte- sheets; nance activities. Such logs and records shall be made available at all • The logs of all readings of reasonable times to the Department gauges or other monitoring for examination. equipment,groundwater ele- vations or other test results; v. Employee Training—Zones 1 and and 2: Operators shall schedule training for all new employees upon • The results of inventory hiring and once per year thereafter to readings and reconciliations. explain the conditions of the operat- ing permit such as emergency re- (3) Visual monitoring must be sponse procedures, proper implemented unless it is deter- hazardous waste disposal, monitor- mined by the Department to be ing and reporting requirements, infeasible to visually monitor. record keeping requirements, and the types and quantities of hazard- (c) On every day of operation, ous materials on site.These training a responsible person designated sessions will be documented and re- by the permittee shall check for corded and the names of those in at- breakage or leakage of any con- tendance will be recorded. These tainer holding hazardous materi- records shall be made available at all als. Electronic sensing devices reasonable times to the Department approved by the Department for inspection. may be employed as part of the 3 - 18.25 (Revised 6/05) 4-3-050H vi. Additional Facility Require- runoff, and/or soil for concentra- ments for Zone 1: Owners shall tions of those chemicals requir- complete the following: ing monitoring as identified by the Department in the operating (a) Site Monitoring: For facili- permit. If a groundwater monitor- ties located in Zone 1 of an APA, ing program is in effect per the an owner of a facility may,at their requirements of 40 CFR 264 or own expense, be required to in- 265, and this program includes stitute a program to monitor all of the chemicals identified in groundwater, surface water run- the operating permit,then it shall off, and/or site soils.The Depart- be incorporated into the site ment may require that the owner monitoring plan which shall also of a facility install one or more include provisions to address the groundwater monitoring wells in groundwater monitoring require- a manner approved by the De- ments of subsection H2d(vi) of partment in order to accommo- this Section, Additional Facility date the required groundwater Requirements for Zone 1, Site monitoring. Criteria used to de- Monitoring, and RMC termine the need for site monitor- 4-9-015G3, Unauthorized Re- ing shall include, but not be leases, Monitoring Results. limited to, the proximity of the fa- cility to the City's production or (b) Site Improvements: monitoring wells, the type and quantity of hazardous materials (1) For facilities located in Zone on site, and whether or not the 1 of an APA, the owner may be hazardous materials are stored required to pave all currently un- in underground vessels. paved areas of their facility that are subject to any vehicular use Every owner required to monitor or storage, use, handling, or pro- groundwater, surface water run- duction of hazardous materials. off, and/or soils shall perform such monitoring semi-annually (2) For those facilities located and obtain independent analyti- in Zone 1 of an APA in which the cal results of the presence and nature of the business involves concentration of those chemicals the use of hazardous materials requiring monitoring (including outside of fully enclosed struc- breakdown and transformation tures, the City shall evaluate the products)as identified by the De- existing storm water collection partment in the operating permit. and conveyance system, and re- The analytical results shall be serves the right to require the obtained through the use of De- owner to upgrade the system to partment of Ecology-approved meet the provisions of RMC methods for water and/or soils. 4-6-030E3, Additional Require- The results shall be filed within ments in Aquifer Protection Ar- ten (10) days with the Depart- eas—Amendments to King ment. County Surface Water Design Manual. If a facility is required to perform site monitoring pursuant to sub- (3) For those facilities located section H2d(vi) of this Section, in Zone 1 of an APA,the City Additional Facility Requirements may require the owner to test in- for Zone 1, Site Monitoring,then tenor wastewater plumbing and a site monitoring plan will be re- the building side sewer for tight- quired. This plan must indicate ness according to subsection procedures to be followed to as- H6a(ii) of this Section, Pipeline sess groundwater,surface water Requirements—Zone 1, and re- (Revised 6/05) 3- 18.26 4-3-050H serves the right to require that i. No application of nitrate-contain- such wastewater conveyance be ing materials shall exceed one-half repaired or replaced according to (0.5) pound of nitrogen per one thou- subsection H6a(i)of this Section, sand (1,000) square feet per single Pipeline Requirements—Zone 1. application and a total yearly applica- tion of five(5)pounds of nitrogen per (c) Capital Cost Reimburse- one thousand (1,000) square feet; ment for Additional Operating except that an approved slow-re- Permit Requirements:The City lease nitrogen may be applied in shall pay fifty percent (50%) of quantities of up to nine-tenths (0.9) documented capital costs up to pound of nitrogen per one thousand twenty five thousand dollars (1,000) square feet per single appli- ($25,000.00)for required instal- cation and eight (8) pounds of nitro- lation and construction of moni- gen per one thousand(1,000)square toring wells, site paving, feet per year; and wastewater conveyance, and storm water improvements as re- ii. Persons who apply fertilizer con- quired in subsections H2d(vi)(a) taining nitrates to more than one con- and (b) of this Section, Site Mon- tiguous acre of land located in the itoring and Site Improvements. APA either in one or multiple applica- Payment by the City shall be tion(s) per year shall provide to the made according to adopted ad- Department within seventy two (72) ministrative rules. hours of any application the following information: 3. Use of Pesticides and Nitrates—APA Zones 1 and 2: (a) The name, address, and telephone number of the person a. Use of Pesticides: The application applying the fertilizer; of hazardous materials such as pesti- cides shall be allowed in an APA, except (b) The location and land area within one hundred feet(100')of a well or of the application; two hundred feet(200')of a.spring; pro- vided, that: (c) The date and time of the ap- plication; i. The application is in strict confor- mity with the use requirements as set (d) The product name and for- forth by the EPA and as indicated on mulation; the containers in which the sub- stances are sold. (e) The application rate. ii. Persons who are required to 4. Wastewater Disposal Requirements— keep pesticide application records by Zones 1 and 2: Refer to RMC 4-6-040J,San- RCW 17.21.100.1 and WAC 16-228- itary Sewer Standards, Additional Require- 190 shall provide a copy of the re- merits that Apply within Zones 1 and 2 of an quired records to the Department Aquifer Protection Area. within seventy two (72) hours of the application. 5. Surface Water Requirements—Zones 1 and 2: Refer to RMC 4-6-030E, Drainage b. Nitrate-Containing Materials: The Plan Requirements and Methods of Analysis application of fertilizers containing ni- for additional surface water requirements ap- trates shall be allowed in an APA except plicable within Zones 1 and 2 of an Aquifer within one hundred feet(100')of a well or Protection Area. two hundred feet(200') of a spring; pro- vided,that: 3 - 19 (Revised 6/05) 4-3-050H 6. Pipeline Requirements: posed operation of an existing pipe- line in Zone 1 of an APA may a. Pipeline Requirements—Zone 1: degrade ground water quality, the Department may require leakage i. All new and existing pipelines in testing of the existing pipeline in ac- Zone 1 shall be constructed or re- cordance with subsection H6a(ii) of paired in accordance with material this Section; and installation, sam- specifications contained in subsec- piing, and sample analysis of moni- tion S of this Section, Pipeline Mate- toring wells. Routine leakage testing rial. All existing product pipelines in of existing pipelines in Zone 1 may Zone 1 shall be repaired and main- be required by the Department.Crite- tained in accordance with best man- ria for this determination is specified agement practices and best under subsection D2b(ii) of this Sec- available technology. tion, Potential to Degrade Ground- water—Zone 2, Criteria. ii. All new pipelines constructed in Zone 1 shall be tested for leakage in iv. Should pipeline leakage testing conformance with the following provi- reveal any leakage at any level then sions prior to being placed into ser- the Department shall require immedi- vice. ate repairs to the pipeline to the sat- isfaction of the Department such that (a) Pipeline leakage testing no infiltration of water into the pipe- shall be conducted in accor- line or exfiltration of substances con- dance with best available tech- veyed in the pipeline shall occur.Any nology, to the satisfaction of the repairs which are made shall be Department. tested for leakage pursuant to sub- section H6a(ii) of this Section. (b) Pipeline leakage testing methods shall be submitted to b. Pipeline Requirements—Zone 2: If the Department for review prior the Department has reason to believe to testing and shall include a de- that the operation or proposed operation tailed description of the testing of an existing pipeline in Zone 2 of an methods and technical assump- APA may degrade groundwater quality, tions; accuracy and precision of the Department may require leakage the test; proposed testing dura- testing in accordance with subsection tions, pressures, and lengths of H6a(ii) of this Section; installation, sam- pipeline to be tested; and scale piing, and sample analysis of groundwa- drawings of the pipeline(s)to be ter monitoring wells;repair of the pipeline tested. to the satisfaction of the Department such that degradation of groundwater (c) Upon completion of testing, quality is minimized or eliminated. Crite- pipeline leakage testing results ria for this determination is specified un- shall be submitted to the Depart- der subsection D2b(ii), Potential to ment and shall include: record of. Degrade Groundwater—Zone 2, Criteria. testing durations,pressures,and lengths of pipeline tested; and 7. Construction Activity Standards— weather conditions at the time of Zones 1 and 2: Refer to RMC 4-4-03008, testing. Construction Activity Standards—APA Zones 1 and 2. (d) Routine leakage testing of new pipelines constructed in 8. Fill Material Requirements—Zones 1 Zone 1 may be required by the and 2:Refer to RMC 4-4-060L4,Fill Material, Department. regarding quality of fill and fill material source statement requirements within aquifer protec- iii. If the Department has reason to tion areas. believe that the operation or pro- (Revised 6/05) 3 -20 4-3-0501 9. Regulations for Existing Solid Waste a. Areas of Special Flood Hazard:Ar- Landfills—Zones 1 and 2: eas of special flood hazard are defined as the land in the floodplain subject to a. Materials: Earth materials used as one percent or greater chance of flooding fill or cover at a solid waste landfill shall in any given year. Designation on flood meet the requirements of RMC maps always include the letters A or V. 4-4-060L4, Fill Material. b. Mapping and Documentation: b. Groundwater Monitoring:The De- partment shall have the authority to re- I. Basic Map and Documentation quire an owner of a solid waste landfill to Identifying Hazards:The areas of implement a groundwater monitoring pro- special flood hazard are identified by gram equal to that described by King the Federal Insurance Administration County Board of Health Title 10 (King in a scientific and engineering report County Solid Waste Regulations)Section entitled the Flood Insurance Study 10.72.020 and a corrective action pro- for the City of Renton,dated Septem- gram equal to that described by Section ber 29, 1989, and any subsequent 10.72.030.The Department shall have revision,with accompanying flood in- the authority ascribed to the health officer surance maps which are hereby in said regulations. Quarterly reports adopted by reference and declared shall be provided to the Department de- to be a part of this section.The flood tailing groundwater monitoring activity insurance study is on file at the Plan- during the preceding three (3) months. ning/Building/Public Works Depart- Reports detailing corrective action re- ment. quired by the Department shall be sub- mitted according to a written schedule ii. When Federal Insurance approved by the Department. Study is Not Available:When base flood elevation data has not been 10. Hazardous Materials—Release Re- provided in accordance with subsec- strictions—Zones 1 and 2: Hazardous ma- tion 11 b(i) of this Section the Depart- terials shall not be spilled, leaked, emitted, ment Administrator shall obtain, discharged, disposed, or allowed to escape review, and reasonably utilize any or leach into the air,into groundwater,surface base flood elevation and floodway water, surface soils or subsurface soils. Ex- data available from a Federal, State ception: Intentional withdrawals of hazardous or other source in order to administer materials for the purpose of legitimate sale, subsection 13 of this Section,Specific use, or disposal and discharges permitted Standards, and subsection 14 of this under federal, state, or local law. Any unau- Section, Additional Restrictions thorized releases shall be subject to the pro- Within Floodways. The best avail- cedural requirements of RMC 4-9-015G, able information for flood hazard Unauthorized Releases. (Ord. 4851, area identification shall be the basis 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137, for regulation until a new Flood Insur- 4-25.2005) ance Rate Map is issued which incor- porates the data utilized under FLOOD HAZARDS: subsection D3a(iv) of this Section. 1. Applicability: Flood hazard regulations iii. Interpretation of FIRM Bound- shall apply to all areas of special flood haz- aries: Per subsection D3d of this ards within the jurisdiction of the City. In addi- Section,the Department Administra- tion, all other applicable critical area or tor, or his/her designee, shall make Shoreline Master Program regulations shall interpretations where needed, as to apply within flood hazard areas. See RMC exact location of the boundaries of 4-3-090E for a description of Shoreline Mas- the areas of special flood hazard(for ter Program jurisdictional areas. example,where there appears to be a conflict between a mapped bound- ary and actual field conditions).The 3-20.1 (Revised 6/05) 4-3-0501 best available information for flood c. Construction Materials and Meth- hazard area identification shall be ods: the basis for regulation. i. All new construction and substan- iv. Data to be Used for Existing tial improvements shall be con- and Future Flow Conditions: The structed with materials and utility City shall determine the components equipment resistant to flood damage. of the flood hazard area after obtain- ing, reviewing and utilizing base ii. All new construction and sub- flood elevations and available flood- stantial improvements shall be con- plain data for a flood having a one structed using methods and percent chance of being equaled or practices that minimize flood dam- exceeded in any given year, often re- age. ferred to as the"one-hundred-year flood."The City may require projec- iii. Electrical, heating, ventilation, tions of future flow conditions for pro- plumbing,and air-conditioning equip- posals in unmapped potential flood ment and other service facilities shall hazard areas. In mapped or un- be designed and/or otherwise ele- mapped flood hazard areas, future vated or located so as to prevent wa- flow conditions shall be considered ter from entering or accumulating for proposed bridge proposals cross- within the components during condi- ing floodways. tions of flooding. c. Performance Standards: In addi- d. Utilities: tion to general standards of subsection E of this Section,the following regulations, i. Water: All new and replacement subsections 12 through 14 of this Section, water supply systems shall be de- apply in all areas of special flood hazard. signed to minimize or eliminate infil- tration of flood waters into the 2. General Standards: In all areas of spe- system.The proposed water well cial flood hazards, the following standards shall be located on high ground that are required: is not in the floodway(WAC 173-160- 171). a. Anchoring—All New Construc- tion:All new construction and substantial ii. Sewer: New and replacement improvements shall be anchored to pre- sanitary sewage systems shall be vent flotation, collapse, or lateral move- designed to minimize or eliminate in- ment of the structure. filtration of flood waters into the sys- tems and discharge from the b. Anchoring—Manufactured systems into flood waters. Homes: All manufactured homes must likewise be anchored to prevent flotation, iii. Waste Disposal: On-site waste collapse or lateral movement, and shall disposal systems shall be located to be installed using methods and practices avoid impairment to them or contam- that minimize flood damage. Anchoring ination from them during flooding. methods may include, but are not limited to, use of over-the-top or frame ties to e. Subdivision Proposals: ground anchors(reference FEMA's Man- ufactured Home Installation in Flood i. All subdivision proposals shall be Hazard Areas guidebook for additional consistent with the need to minimize techniques). flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and (Revised 6/05) 3-20.2 4-3-0501 water systems located and con- a. Residential Construction: structed to minimize flood damage; i. New construction and substantial iii. All subdivision proposals shall improvement of any residential struc- have adequate drainage provided to ture shall have the lowest floor, in- reduce exposure to flood damage; cluding basement, elevated a and minimum of one foot(1')above base flood elevation. iv. All subdivision proposals shall show the flood hazard information ii. Fully enclosed areas below the and boundary on the subdivision lowest floor that are subject to flood- drawing including the nature, loca- ing are prohibited, or shall be de- tion, dimensions, and elevations of signed to automatically equalize the subdivided area. hydrostatic flood forces on exterior walls by allowing for the entry and f. Project Review: exit of flood waters. Designs for meeting this requirement must either i. Building Permits: Where eleva- be certified by a registered profes- tion data is not available either sional engineer or architect or must through the flood insurance study or meet or exceed the following mini- from another authoritative source, mum criteria: i.e., subsection D3a(iv) of this Sec- tion, applications for building permits (a) A minimum of two (2) open- shall be reviewed to assure that pro- ings having a total net area of not posed construction will be reason- less than one square inch for ev- ably safe from flooding.The test of ery square foot of enclosed area reasonableness is a local judgment subject to flooding shall be pro- and includes use of historical data, vided; and high water marks, photographs of past flooding, etc., where available. (b) The bottom of all openings Failure to elevate at least two feet shall be no higher than one foot (2')above grade in these zones may above grade; and result in higher insurance rates. (c) Openings may be equipped ii. Land Use Applications:Where with screens, louvers, or other base flood elevation data has not coverings or devices; provided, been provided or is not available that they permit the automatic from another authoritative source, it entry and exit of flood waters. shall be generated for subdivision proposals and other proposed devel- b. Manufactured Homes: opments which contain at least fifty (50) lots or five (5) acres (whichever i. All manufactured homes to be is less). placed or substantially improved within Zones Al-A30,AH,and AE on 3. Specific Standards: In all areas of spe- the community's Flood Insurance cial flood hazards where base flood elevation Rate Map, on sites outside of a man- data has been provided as set forth in sub- ufactured home park or subdivision, section I1 b of this Section, Mapping and Doc- in a new manufactured home park or umentation, or subsection D3a(iv) of this subdivision, in an expansion to an Section, Use of Other Base Flood Data, existing manufactured home park or where such data provides flood elevations subdivision, or in an existing manu- that exceed the regulatory standards in the factured home park or subdivision on FEMA flood insurance study,the following which a manufactured home has in- provisions are required: curred"substantial damage"as the result of a flood,shall be elevated on a permanent foundation such that 3-20.3 (Revised 6/05) 4-3-0501 the lowest floor of the manufactured iii. Be certified by a registered pro- home is elevated a minimum of one fessional engineer or architect that foot above the base flood elevation the design and methods of construc- and be securely anchored to an ade- tion are in accordance with accepted quately anchored foundation system standards of practice for meeting to resist flotation,collapse and lateral provisions of this subsection based movement. on their development and/or review of the structural design, specifica- ii. Manufactured homes to be tions and plans. Such certifications placed or substantially improved on shall be provided to the Department sites in an existing manufactured Administrator; home park or subdivision within Zones Al-30, AH, and AE on the iv. Nonresidential structures that community's Flood Insurance Rate are elevated, not floodproofed, must Map that are not subject to the above meet the same standards for space manufactured home provisions shall below the lowest floor as described in be elevated so that either the lowest subsection 13a(ii) of this Section; floor of the manufactured home is el- evated a minimum of one foot (1') v. Applicants floodproofing nonresi- above the base flood elevation or the dential buildings shall be notified that manufactured home chassis is sup- flood insurance premiums will be ported by reinforced piers or other based on rates that are one foot (1') foundation elements of at least below the floodproofed level (e.g., a equivalent strength that are no less building floodproofed to the base than thirty six inches (36") in height flood level will be rated as one foot above grade and be securely an- (1') below). chored to an adequately anchored foundation system to resist flotation, d. Recreational Vehicles: Recre- collapse, and lateral movement. ational vehicles placed on sites within Zones Al-30,AH,and AE on the commu- c. Nonresidential Construction: New nity's Flood Insurance Rate Map not in- construction of any commercial, Indus- cluding recreational vehicle storage lots trial or other nonresidential structure shall shall either: have the lowest floor, including base- ment,elevated a minimum of one foot(1') i. Be on the site for fewer than one above the level of the base flood eleva- hundred eighty (180) consecutive tion. Substantial improvement of any days; commercial, industrial or other nonresi- dential structure shall have the lowest ii. Be fully licensed and ready for floor, including basement, elevated a highway use,on its wheels or jacking minimum of one foot(1') above the level system,is attached to the site only by of the base flood elevation, or, together quick disconnect type utilities and se- with attendant utility and sanitary facili- curity devices, and has no perma- ties, shall: nently attached additions; or i. Be floodproofed so that below the iii. Meet the requirements of sub- minimum elevation required in sub- section 13b of this Section and the el- section 13c of this Section the struc- evation and anchoring requirements ture is watertight with walls for manufactured homes. substantially impermeable to the passage of water; 4. Additional Restrictions within Flood- ways: Located within areas of special flood ii. Have structural components ca- hazard established in subsection 11 b of this pable of resisting hydrostatic and hy- Section, Flood Hazards: Mapping and Docu- drodynamic loads and effects of mentation, are areas designated as flood- buoyancy; ways. Since the floodway is an extremely (Revised 6105) 3-20.4 4-3-0501 hazardous area due to the velocity of flood c. Compliance Requirements: If sub- waters which carry debris, potential projec- sections 14a and 14b of this Section are tiles, and erosion potential, the following pro- satisfied, all new construction and sub- visions apply: stantial improvements shall comply with all applicable flood hazard reduction pro- a. Increase in Flood Levels Prohib- visions of this Section. ited: Encroachments, including fill, new construction, substantial improvements, 5. Critical Facility: Construction of new and other development are prohibited un- critical facilities shall be, to the extent possi- less certification by a registered profes- ble, located outside the limits of the special sional engineer demonstrates through flood hazard area (SFHA) (one hundred hydrologic and hydraulic analyses per- (100)year) floodplain. Construction of new formed in accordance with standard engi- critical facilities shall be permissible within the neering practice that: SFHA if no feasible alternative site is avail- able. Critical facilities constructed within the i. Encroachments shall not result in SFHA shall have the lowest floor elevated any increase in flood levels during three feet (3') or more above the level of the the occurrence of the base flood dis- base flood elevation (one hundred (100) charge; and year) at the site. Floodproofing and sealing measures must be taken to ensure that toxic ii. There are no adverse impacts to substances will not be displaced by or re- the subject property or abutting or leased into flood waters. Access routes ele- adjacent properties; and vated to or above the level of the base flood elevation shall be provided to all critical facil- iii. There are no higher flood eleva- ities to the extent possible. tions upstream; and 6. Compensatory Storage: iv. The impact due to floodway en- croachment shall be analyzed using a. Compensatory Storage Required: future land use condition flows. Development proposals and other alter- ations shall not reduce the effective base b. Residential Construction in flood storage volume of the floodplain. If Floodways: Construction or reconstruc- grading or other activity will reduce the tion of residential structures is prohibited effective storage volume, compensatory within designated floodways, except for: storage shall be created on the site or off the site if legal arrangements can be i. Repairs, reconstruction, or im- made to assure that the effective corn- provements to a structure which do pensatory storage volume will be pre- not increase the ground floor area; served over time.Compensatory storage and shall be configured so as not to trap or strand salmonids after flood waters re- ii. Repairs, reconstruction or im- cede and may be configured to provide provements to a structure,the cost of salmonid habitat or high flow refuge which does not exceed fifty percent whenever suitable site conditions exist (50%) of the market value of the and the configuration does not adversely structure either:(a)before the repair, affect bank stability or existing habitat. reconstruction, or improvement is started; or(b) if the structure has b. Additional Requirements— been damaged, and is being re- Springbrook Creek: The higher of the stored,before the damage occurred. City hydrologic and hydraulic model re- Work done on structures to comply sults for the one hundred (100)year fu- with existing health, sanitary, or ture land use conveyance and storage safety codes or to structures identi- events shall be used by the City to deter- ( Pied as historic places may be ex- mine the volume of compensatory stor- cluded in the fifty percent (50%). age required for filling within the one 3-20.5 (Revised 6/05) 4-3-050J hundred (100) year flood zone of Spring- utilize two foot (2') contour intervals brook Creek. or the standard utilized in the City of Renton Steep Slope Atlas. i. An exception to this requirement shall apply where the Federal Emer- ii. Steep Slope Types: gency Management Agency(FEMA) defined one hundred(100)year flood (a) Sensitive slopes. zone is lower than the City model re- sults for the one hundred (100) year (b) Protected slopes. future land use conveyance event. b. Landslide Hazards: ii. Under the exception,the lower FEMA floodplain elevation shall be i. Low Landslide Hazard (LL): Ar- used.The exception only applies for eas with slopes less than fifteen per- the reach of Springbrook Creek be- cent (15%). tween SW 43rd Street and Oakes- dale Avenue near SW 41st Street. ii. Medium Landslide Hazard (LM): Areas with slopes between fif- c. Determining Finished Floor Eleva- teen percent(15%)and forty percent tions According to FEMA: Although (40%) and underlain by soils that City model results will apply to compen- consist largely of sand, gravel or gla- satory storage requirements,the FEMA cial till. one hundred (100)year flood plain eleva- tions shall be used to establish building iii. High Landslide Hazards(LH): finished floor elevations to comply with Areas with slopes greater than forty other National Flood Insurance Program percent(40%),and areas with slopes requirements. (Amd. Ord. 4851, between fifteen percent (15%) and 8-7-2000; Ord. 5137, 4-25-2005) forty percent(40%)and underlain by soils consisting largely of silt and J. GEOLOGIC HAZARDS: clay. 1. Applicability:The geologic hazard regu- iv. Very High Landslide Hazards lations apply to all nonexempt activities on (LV):Areas of known mappable land- sites containing steep slopes, landslide haz- slide deposits. ards, erosion hazards,seismic hazards, and/ or coal mine hazards classified below or on c. Erosion Hazards: sites within fifty feet (50') of steep slopes, landslide hazards, erosion hazards, seismic i. Low Erosion Hazard (EL): Ar- hazards, and/or coal mine hazards classified eas with soils characterized by the below which are located on abutting or adja- Natural Resource Conservation Ser- cent sites. vice(formerly U.S.Soil Conservation Service)as having slight or moderate a. Steep Slopes: erosion potential,and that slope less than fifteen percent(15%). i. Steep Slope Delineation Proce- dure:The boundaries of a regulated ii. High Erosion Hazard (EH): Ar- steep sensitive or protected slope eas with soils characterized by the are determined to be in the location Natural Resource Conservation Ser- identified on the City of Renton's vice(formerly U.S.Soil Conservation Steep Slope Atlas.An applicant's Service)as having severe or very se- qualified professional may substitute vere erosion potential,and that slope boundaries independently derived more steeply than fifteen percent from survey data for the City's con- (15%). sideration in determining the bound- aries of sensitive or protected steep slopes. All topographic maps shall (Revised 6/05) 3-20.6 4-3-050J d. Seismic Hazards: g. Mapping: Maps of steep slopes, landslide, erosion, seismic, and coal i. Low Seismic Hazard (SL): Ar- mine hazards are documented and in- eas underlain by dense soils or bed- cluded in subsection Q of this Section, rock.These soils generally have site Maps.The actual presence or absence of coefficients of types S1 or S2, as de- the criteria listed above, as determined fined in the Uniform Building Code. by qualified professionals, shall govern the treatment of an individual building site ii. High Seismic Hazard (SH): Ar- or parcel of land requiring compliance eas underlain by soft or loose, satu- with these regulations. rated soils. These soils generally have site coefficients of types S3 or h. Performance Standards: In addi- S4, as defined in the Uniform Build- tion to the general standards of subsec- ing Code. tion E of this Section,the following performance standards, subsections J2 e. Coal Mine Hazards: to J9 of this Section,apply to all regulated geologic hazard areas, unless the sub- i. Low Coal Mine Hazards (CL): section clearly identifies that the standard Areas with no known mine workings applies only to a specific geologic hazard and no predicted subsidence. While category. Multiple performance stan- no mines are known in these areas, dards may apply to a site feature, for ex- undocumented mining is known to ample steep slope,landslide and erosion have occurred. hazards, based upon overlapping classi- fication systems. ii. Medium Coal Mine Hazards (CM): Areas where mine workings 2. Special Studies Required: are deeper than two hundred feet (200') for steeply dipping seams, or a. Whenever a proposed development deeper than fifteen (15) times the requires a development permit and a thickness of the seam or workings for geologic hazard is present on the site of gently dipping seams.These areas the proposed development or on abutting may be affected by subsidence. or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by iii. High Coal Mine Hazard (CH): qualified professionals shall be required. Areas with abandoned and improp- Specifically, geotechnical studies are re- erly sealed mine openings and areas quired for developments proposed on underlain by mine workings shal- sites with any of the following geologic lower than two hundred feet(200') in hazards: depth for steeply dipping seams, or shallower than fifteen (15)times the i. Sensitive and protected slopes; thickness of the seam or workings for gently dipping seams.These areas ii. Medium, high, or very high land- may be affected by collapse or other slide hazards; subsidence. iii. High erosion hazards; f. Volcanic Hazards: Volcanic hazard areas are those areas subject to a poten- iv. High seismic hazards; tial for inundation from post lahar sedi- mentation along the lower Green River v. Medium or high coal mine haz- as identified in Plate II, Map D, in the re- ards. port U.S. Department of the Interior, U.S. Geological Survey (Revised 1998), Vol- b. The required studies shall demon- cano Hazards from Mount Rainier, Wash- strate the following review criteria can be ington. Open-File Report 98-428. met: 3-20.7 (Revised 6/05) 4-3-050J i. The proposal will not increase the or widening and related transporta- threat of the geological hazard to ad- tion improvements, railroad track in- jacent properties beyond pre-devel- stallation or improvement, or public opment conditions; and or private utility installation activities pursuant to subsection N2 of this ii. The proposal will not adversely Section, Modifications. impact other critical areas; and ii. Grading to the extent that it elim- iii. The development can be safely inates all or portions of a mound or to accommodated on the site. allow reconfiguration of protected slopes created through mineral and c. A mitigation plan may be required by natural resource recovery activities the Responsible Official, consistent with or public or private road installation subsection F8 of this Section. or widening and related transporta- tion improvements, railroad track in- 3. Independent Secondary Review: Inde- stallation or improvement, or public pendent secondary review is required consis- or private utility installation activities, tent with subsection F7 of this Section. pursuant to subsection N2 of this Section, Modifications. 4. Conditions of Approval: Conditions of approval may modify the proposal, including, c. Exceptions through Variance: Ex- but not limited to, construction techniques, ceptions to the prohibition may be design, drainage, project size/configuration, granted for construction, reconstruction, or seasonal constraints on development. Ad- additions, and associated accessory ditional possible conditions may be listed un- structures of a single family home on an der the performance standards for each existing legal lot pursuant to a variance hazard type. Upon review of geotechnical as stated in RMC 4-9-250B1. studies,the development permit shall be con- ditioned to mitigate adverse environmental d. Exceptions through Waiver: Ex- impacts and to assure that the development ceptions to the prohibition may be can be safely accommodated on the site and granted for installation of public utilities is consistent with the purposes of this Sec- which are needed to protect slope stabil- tion. A mitigation plan may be required con- ity,and public road widening where all the sistent with subsection F8 of this Section. following provisions have been demon- strated: 5. Protected Slopes: i. The utility or road improvement is a. Prohibited Development: Develop- consistent with the Renton Compre- ment is prohibited on protected slopes. hensive Plan, adopted utility plans, This restriction is not intended to prevent and the Transportation Improvement the subdivision or development of prop- Program where applicable. erty that includes forty percent (40%) or greater slopes on a portion of the site, ii. Alternative locations have been provided there is enough developable determined to be economically or area elsewhere to accommodate building functionally infeasible. pads. iii. A geotechnical evaluation indi- b. Exceptions through Modification: cates that the proposal will not in- Exceptions to the prohibition may be crease the risk of occurrence of a granted for: geologic hazard, and measures are identified to eliminate or reduce risks. i. Filling against the toe of a natural rock wall or rock wall, or protected iv. The plan for the improvement is slope created through mineral and based on consideration of the best natural resource recovery activities available science as described in or public or private road installation WAC 365-195-905;or where there is (Revised 6/05) 3-20.8 4-3-050J an absence of valid scientific infor- b. Conditions of Approval:The Re- mation, the steps in RMC 4-9-250F viewing Official may condition a develop- are followed. ment proposal to achieve minimal site erosion, including, but not limited to, tim- Where the excepted activities above ing of construction and vegetation stabili- are allowed,the erosion control mea- zation, sequencing or phasing of sures in subsection J6 of this Sec- construction, clearing and grading limits, tion,Sensitive Slopes,Medium, High and other measures. Mitigation plans and Very High Landslide Hazards, may be required consistent with subsec- and High Erosion Hazards,shall also tion F8 of this Section. apply. c. On-Site Inspections: During con- e. Native Growth Protection Areas— struction,weekly on-site inspections shall Protected Slopes: Unless development be required at the applicant's expense. is allowed pursuant to subsections J5a Weekly reports documenting erosion through J5d of this Section, protected control measures shall be required. slopes shall be placed in a native growth protection area pursuant to subsection 7. Very High Landslide Hazards: E4 of this Section, or dedicated to a con- servation organization or land trust, or a. Prohibited Development: Develop- similarly preserved through a permanent ment shall not be permitted on land des- protective mechanism acceptable to the ignated with very high landslide hazards, City. except by variance, administered pursu- ant to RMC 4-9-250B1, for construction f. Conditions of Approval: Based of a single family home on an existing le- upon the results of the geotechnical re- gal lot. port and independent review, conditions of approval for developments on sites b. Buffer Requirement:A buffer of fifty which include steep slopes may include, feet (50') shall be established from the but are not limited to, vegetation en- top,toe and sides of a very high landslide hancement, slope stabilization, buffer hazard area.The Department Adminis- zones, or other requirements. Mitigation trator may increase or decrease the re- plans may be required consistent with quired buffer based upon the results of a subsection F8 of this Section. geotechnical report, and any increase or decrease based upon the results of the g. Coordination with Stream and geotechnical study shall be documented Lake Buffers: When a required stream/ in writing and included with the project lake buffer falls within a protected slope approval. area, the stream/lake buffer width shall extend to the boundary of the protected i. The modified standard shall be slope. based on consideration of the best available science as described in 6. Sensitive Slopes—Medium, High and WAC 365-195-905;or where there is Very High Landslide Hazards—High Ero- an absence of valid scientific infor- sion Hazards:The following standards apply mation, the steps in RMC 4-9-250F to development on sensitive slopes, medium/ shall be followed.Notification may be high/very high landslide hazard areas, and required pursuant to subsection F8 high erosion hazard areas: of this Section. a. Erosion Control Plans: Develop- ii. When a required stream/lake ment applications shall submit erosion buffer falls within a very high land- control plans consistent with subsection slide hazard area or buffer,the J2 of this Section, Special Studies Re- stream/lake buffer width shall extend quired, and chapter 4-8 RMC, Permits to the boundary of the very high land- and Appeals. slide hazard buffer. 3-20.9 (Revised 6/05) 4-3-050J c. Native Growth Protection Area— c. Conditions of Approval: Based Very High Landslide Hazards: The upon the results of studies prepared,the landslide hazard area shall be placed in a City may condition approval of develop- native growth protection area pursuant to ment by requiring mitigation. Potential subsection E4 of this Section, or dedi- mitigation may include, but is not limited cated to a conservation organization or to, backfilling and sealing mine entries land trust, or similarly preserved through and shafts,backfilling existing sinkholes, a permanent protective mechanism ac- removal or regrading or capping coal ceptable to the City. Based upon the re- mine waste dumps, limiting development sults of the geotechnical study,the buffer on portions of the site,or other measures may be placed in a native growth protec- offering equal protection from the hazard. tion area, or it may be designated as a A mitigation plan may be required consis- "no build"easement, or the area may be tent with subsection F8 of this Section. designated, in part, a native growth pro- tection area and, in part, a"no build" i. Additional Engineering Design easement. and Remediation Specifications: After approval of the mitigation ap- 8. Coal Mine Hazards: proach proposed as a result of sub- section J8c of this Section, and prior a. Medium Hazard—Report Re- to construction,the applicant shall quired: Reports consistent with subsec- complete engineering design draw- tion J2 of this Section, Special Studies ings and specifications for remedia- Required,and chapter4-8 RMC, Permits tion. Upon approval of the plans and and Appeals,shall be prepared for devel- specifications,the applicant shall opment proposed within medium coal complete the remediation. Hazard mine hazard areas and for development mitigation shall be performed by or proposed within two hundred feet (200') under the direction of a qualified en- of a medium coal mine hazard area. An gineer or geologist.The applicant applicant may request that the Depart- shall document the hazard mitigation ment Administrator waive the report re- by submitting as-builts and a remedi- quirement pursuant to subsection D4b of ation construction report. this Section,Review Authority—Geologic Hazards, Habitat Conservation, Streams d. Hazards Found during Construc- and Lakes, and Wetlands, where it has tion:Any hazards found during any de- been determined through field documen- velopment activities shall be immediately tation that coal mine hazards are not reported to the Development Services Di- present. vision.Any coal mine hazards shall be mitigated prior to recommencing con- b. High Hazard—Report Required: struction based upon supplemental rec- Reports consistent with subsection J2 of ommendations or reports by the this Section, Special Studies Required, applicant's geotechnical professional. and chapter 4-8 RMC, Permits and Ap- peals,shall be prepared for development e. Construction in Areas with Corn- proposed within high coal mine hazard bustion: Construction shall not be per- areas and for development proposed miffed where surface or subsurface within five hundred feet(500') of a high investigations indicate the possible pres- coal mine hazard area.An applicant may ence of combustion in the underlying request that the Department Administra- seam or seams, unless the impact is ad- tor waive the report requirement pursuant equately mitigated in accordance with the to subsection D4b of this Section,Review recommendations of the applicant's geo- Authority—Geologic Hazards, Habitat technical professional. Conservation, Streams and Lakes, and Wetlands,where it has been determined 9. Volcanic Hazards: Critical facilities on through field documentation that coal sites containing areas susceptible to inunda- mine hazards are not present. tion due to volcanic hazards shall require an evacuation and emergency management (Revised 6/05) 3-20.10 4-3-050K plan.The applicant for critical facilities shall habitat. Critical habitat which is iden- evaluate the risk of inundation or flooding re- tified in subsection K1 a of this Sec- suiting from mudflows originating on Mount tion,but not shown on the referenced Rainier in a geotechnical report, and identify inventories and maps,are presumed any engineering or other mitigation measures to exist in the City and are also pro- as appropriate. Mitigation plans may be re- tected under all the provisions of this quired consistent with subsection F8 of this Section. Section. (Amd. Ord.4835, 8-7-2000; Ord. 4851, 8-7-2000; Ord.4963, 5-13-2002; Ord. iii. The actual presence or absence 5137, 4-25-2005) of the criteria listed above, as deter- mined by qualified professionals, K. HABITAT CONSERVATION: shall govern the treatment of an indi- vidual building site or parcel of land 1. Applicability: The habitat conservation requiring compliance with these reg- regulations apply to all nonexempt activities ulations. on sites containing or abutting critical habitat as classified below. c. Performance Standards: In addi- tion to the general standards of subsec- a. Critical Habitat: Critical habitats are tion E of this Section, the following those habitat areas which meet any of the performance standards, subsections K2 following criteria: to K5 of this Section, apply to all non-ex- empt activities on sites containing critical i. Habitats associated with the doc- habitat areas per subsection K1 a of this umented presence of non-salmonid Section. (see subsection L1 of this Section and RMC 4-3-090, Shoreline Master 2. Habitat Assessment Required: Based Program Regulations, for salmonid upon subsection K1 of this Section, Applica- species) species proposed or listed bility, the City shall require a habitat/wildlife by the Federal government or State assessment for activities that are located of Washington as endangered, within or abutting a critical habitat,or that are threatened, candidate, sensitive, adjacent to a critical habitat, and have the po- monitor, or priority; and/or tential to significantly impact a critical habitat. The assessment shall determine the extent, ii. Category 1 wetlands (refer to function and value of the critical habitat and subsection M1 of this Section for potential for impacts and mitigation consis- classification criteria). tent with report requirements in RMC 4-8-120D. In cases where a proposal is not b. Mapping: likely to significantly impact the critical habitat and there is sufficient information to deter- i. Critical habitats are identified by mine the effects of a proposal, an applicant lists, categories and definitions of may request that this report be waived by the species promulgated by the Wash- Department Administrator in accordance with ington State Department of Fish and subsection D4b of this Section. Wildlife (Non-game Data System Special Animal Species)as identified 3. Bald Eagle Habitat: Bald eagle habitat in WAC 232-12-011; in the Priority shall be protected pursuant to the Washing- Habitat and Species Program of the ton State Bald Eagle Protection Rules (WAC Washington State Department of 232-12-292). Fish and Wildlife;or by rules and reg- ulations adopted currently or hereaf- 4. Native Growth Protection Areas: ter by the U.S. Fish and Wildlife Based on the required habitat assessment, Service. the Reviewing Official may require critical habitat areas and their associated buffers be ii. Referenced inventories and placed in a native growth protection area sub- maps are to be used as guides to the ject to the requirements of subsection E4 of general location and extent of critical this Section, or dedicated to a conservation 3 -20.11 (Revised 6/05) 4-3-050L organization or land trust, or similarly pre- 7. Mitigation Plan:Mitigation plans may be served through a permanent protective required consistent with subsection F8 of this mechanism acceptable to the City. Section. (Ord. 5137, 4-25-2005) 5. Alterations Require Mitigation: If alter- L. STREAMS AND LAKES: ations to critical habitat/wildlife habitat or buff- ers are proposed,mitigation shall be required 1. Applicability/Lands to Which These by the City.The applicant shall evaluate alter- Regulations Apply:These stream and lake native methods of developing the property regulations apply to sites containing all or using the following criteria in this order: portions of Class 2 to 4 streams or lakes and/ or their buffers as described below.This sec- a. Avoid any disturbances to the tion does not apply to Class 1 waters which habitat, are regulated by RMC 4-3-090, Shoreline Master Program Regulations, or to Class 5 b. Minimize any impacts to the hab- waters which are exempt. All other critical itat. area regulations, including,but not limited to, flood hazard regulations and wetland regula- c. Compensate for any habitat im- tions, do apply to classified streams where pacts. applicable. 6. Mitigation Options: In addition to any a. Classification System:The follow- performance standards or mitigation required ing classification system is hereby by wetland regulations, additional mitigation adopted for the purposes of regulating may be determined by the Reviewing Official streams and lakes in the City.Stream and based upon the consultant report submitted lake buffer widths are based on the fol- by the applicant,and/or peer review of the ap- lowing rating system: plicant's consultant report by a qualified pro- fessional selected by the City at the i. Class 1: Class 1 waters are pe- applicant's expense, and/or by information rennial salmonid-bearing waters from State or Federal agencies. which are classified by the City and State as Shorelines of the State. a. On-Site Mitigation: Mitigation shall be provided on-site, unless on-site miti- ii. Class 2: Class 2 waters are pe- gation is not scientifically feasible due to rennial or intermittent salmonid-bear- physical features of the property.The ing waters which meet one or more of burden of proof shall be on the applicant the following criteria: to demonstrate that mitigation cannot be provided on-site. (a) Mapped on Figure Q4, Renton Water Class Map, as b. Off-Site Mitigation: When mitiga- Class 2; and/or tion cannot be provided on-site, mitiga- tion shall be provided in the immediate (b) Historically and/or currently vicinity of the permitted activity on prop- known to support salmonids, in- erty owned or controlled by the applicant, cluding resident trout, at any and identified as such through a recorded stage in the species lifecycle; document such as an easement or cove- and/or nant, provided such mitigation is benefi- cial to the habitat area and associated (c) Is a water body(e.g., pond, resources. lake)between one half(0.5)acre and twenty (20) acres in size. c. In-Kind Mitigation: In-kind mitiga- tion shall be provided except when the iii. Class 3: Class 3 waters are applicant demonstrates and the City con- non-salmonid-bearing perennial wa- curs that greater functional and habitat ters during years of normal rainfall, value can be achieved through out-of- and/or mapped on Figure Q4, kind mitigation. (Revised 6/05) 3-20.12 4-3-050L Renton Water Class Map, as Class 3. iv. Class 4: Class 4 waters are 90° non-salmonid-bearing intermittent IV waters during years of normal rain- fall, and/or mapped on Figure Q4, Renton Water Class Map, as Class W" 4. • v. Class 5: Class 5 waters are non- regulated non-salmonid-bearing wa- Figure 4-3-050L1b(ii). Buffer mea- ters which meet one or more of the surement at pipe opening. following criteria: c. Maps and Inventory: (a) Flow within an artificially constructed channel where no i. Mapped Streams and Lakes: naturally defined channel had The approximate location and extent previously existed; and/or of Class 2 to 4 water bodies within the City limits are indicated on a map (b) Are a surficially isolated wa- in subsection Q of this Section, ter body less than one-half (0.5) Maps. The map is to be used as a acre(e.g.,pond)not meeting the guide to the general location and ex- criteria for a wetland as defined tent of streams. Specific locations in subsection M of this Section. and extents will be determined by the City based upon field review and ap- b. Measurement: plicant-funded studies prepared pur- suant to subsection L3 of this i. Stream/Lake Boundary: The Section. boundary of a stream or lake shall be considered to be its ordinary high wa- ii. Reclassification: Where there ter mark (OHWM).The OHWM shall is a conflict between the Renton Wa- be flagged in the field by a qualified ter Class Map in Subsection Q and consultant when any study is re- the criteria in subsection L1 a of this quired pursuant to subsection L of Section, the criteria in subsection this Section. L1 a of this Section shall govern.The reclassification of a water body to a ii. Buffer:The boundary of a buffer lower class(i.e.2 to 3,or 3 to 4, etc.) shall extend beyond the boundaries requires administrator acceptance of of the stream or lake to the width ap- a supplemental stream or lake study, plicable to the stream/lake class as followed by a legislative amendment noted in Subsection L5 of this Sec- to the map in subsection Q of this tion, Stream/Lake Buffer Width Re- Section prior to its effect. quirements.Where streams enter or exit pipes, the buffer in this subsec- iii. Unmapped Streams and tion L1b(ii) shall be measured per- Lakes:Streams and lakes which are pendicular to the ordinary high water defined in subsection L1 a of this Sec- mark from the end of the pipe along tion, Classification System, but not the open channel section of the shown on the Renton Water Class stream. Map in subsection Q of this Section, are presumed to exist in the City and are regulated by all the provisions of this Section. If the water body is un- mapped according to the City of Renton's Water Class Map (refer to subsection Q of this Section), and: 3 -20.13 (Revised 6/05) 4-3-050L (a) The width of the stream sifying water bodies, features deter- channel averages less than two mined by the Administrator to be feet (2') at the ordinary high wa- salmonid migration barriers per defi- ter mark; or nition in RMC 4-11-190 shall be mapped.The Administrator shall pre- (b) The stream channel has an pare and update the map as appro- average gradient of greater than priate and maintain a copy in the twenty percent (20%); or Planning/Building/Public Works Cus- tomer Service Area. (c) The channel or water body is upstream of an existing, en- v. Experts or State Agency May during, and complete barrier to Be Required or Consulted:The salmonid migration, as inter- City may require an applicant to re- preted in subsection L1 c(iv) of tain an expert or to consult the Wash- this Section, or as shown on the ington Department of Fish and City of Renton's Salmonid Migra- Wildlife to assess salmonid-bearing tion Barrier Map, and the chan- status of the channel in question and nel or water body contains water prepare a report to the City detailing only intermittently upstream of the facts and conclusion of their anal- the barrier during years of nor- ysis. mal rainfall; or vi. Criteria to Govern: The actual (d) The water body is isolated presence or absence of the stream from any connected stream and/ and lake criteria listed in this subsec- or wetland; or tion L, as determined by qualified professionals, shall govern the treat- (e) The water body is less than ment of an individual building site or one-half (0.5) acre in size and parcel of land requiring compliance connected to a stream meeting with these regulations. the criteria noted in subsections L1c(iii)(a)through (c)of this Sec- 2. Applicability—Activities to Which tion; This Section Applies: This Section applies to all non-exempt activities on sites contain- Then the water body is consid- ing Class 2 to 4 streams or lakes and their as- ered non-salmonid-bearing and sociated buffers. water class would be assessed based upon the non-salmonid- 3. Studies Required: bearing waters criteria in subsec- tions L1 a(iii)through (v) of this a. When Standard Stream or Lake section. However, If none of the Study Is Required: The applicant shall conditions above apply,then the be required to conduct a standard stream water body is considered Salmo- or lake study per RMC 4-8-120 if a site nid-Bearing—Class 2. Classifi- contains a water body or buffer area or cation of an unmapped stream or the project area is within one hundred lake is effective upon expiration feet(100')of a water body even if the wa- of the fourteen (14) day appeal ter body is not located on the subject period following the Administra- property. tor's determination,and the map in subsection Q of this Section b. When Supplemental Stream or shall be amended consistent Lake Study is Required: The applicant with Administrator determina- shall be required to conduct a supple- tions at the next appropriate mental stream or lake study per RMC amendment cycle. 4-8-120 if a site contains a water body or buffer area and changes to buffer re- iv. Salmonid Migration Barriers: quirements or alterations of the water For purposes of classifying or reclas- body or its associated buffer are pro- (Revised 6/05) 3-20.14 4-3-050L posed, either administratively or via a achieves equal or improved eco- variance request. logical functions over mitigation on the subject site; c. When Stream or Lake Mitigation Plan is Required:The applicant shall be (3) Off-Site Mitigation within required to conduct a stream or lake mit- Same Drainage Basin within igation plan per RMC 4-8-120 if impacts City Limits: Off-site mitigation are identified within a supplemental may be allowed when located stream or lake study.The approval of the within the same drainage basin stream or lake mitigation plan by the Ad- within the Renton City limits if it ministrator shall be based on the criteria achieves equal or improved eco- located in subsection L3c(ii) of this Sec- logical functions within the City tion. over mitigation within the same drainage subbasin as the i. Timing of Mitigation Plan—Fi- project; nal Submittal and Commence- ment: When a stream or lake (4) Off-Site Mitigation within mitigation plan is required, the appli- the Same Drainage Basin Out- cant shall submit a final mitigation side the City Limits: Off-site plan for the approval of the Adminis- mitigation may be allowed when trator prior to the issuance of building located within the same drainage or construction permits, whichever basin outside the Renton City comes first. The applicant shall re- limits if it achieves equal or im- ceive written approval of the final mit- proved ecological functions over igation plan prior to commencement mitigation within the same drain- of any mitigation activity. age basin within the Renton City limits and it meets City goals. ii. Criteria for Approval of Stream or Lake Mitigation Plan for Alter- (b) Mitigation Type: Types of ations of Streams and Lakes or mitigation shall follow the prefer- Associated Buffers: In order to ap- ences in subsections prove a stream or lake mitigation L3c(ii)(b)(1)to(4) of this Section: plan the Administrator shall find that the plan demonstrates compliance (1) Daylighting (returning to with the following criteria: open channel) of streams or re- moval of manmade salmonid mi- (a) Mitigation Location: Miti- gration barriers; gation location shall follow the preferences in subsections (2) Removal of impervious sur- L3c(ii)(a)(1)to(4)of this Section. faces in buffer areas and im- Basins and subbasins are indi- proved biological function of the cated in subsection Q of this buffer; Section, Maps: (3) In-stream or in-lake mitiga- (1) On-Site Mitigation: On- tion as part of an approved wa- site mitigation is required unless tershed basin restoration project; the Reviewing Official finds that on-site mitigation is not feasible (4) Other mitigation suitable for or desirable; site,and water body conditions that meet all other provisions for (2) Off-Site Mitigation within a mitigation plan. Same Drainage Subbasin as Subject Site: Off-site mitigation In all cases, mitigation shall pro- may be allowed when located vide for equivalent or greater bio- within the same drainage subba- logical functions per subsection sin as the subject site and if it L3c(ii)(e) of this Section. 3 -20.15 (Revised 6/05) 4-3-050L (c) Contiguous Corridors: shall condition approvals of ac- Mitigation sites shall be located tivities allowed within or abutting to preserve or achieve contigu- a stream/lake or its buffers, as ous riparian or wildlife corridors necessary to minimize or miti- to minimize the isolating effects gate any potential adverse im- of development on habitat areas, pacts. Conditions may include, so long as mitigation of aquatic but are not limited to, the follow- habitat is located within the same ing: aquatic ecosystem as the area disturbed; and (1) Preservation of critically im- portant vegetation and/or habitat (d) Non-Indigenous Species: features such as snags and Wildlife or fish species not indig- downed wood; enous to the region shall not be introduced into a riparian mitiga- (2) Limitation of access to the tion area unless authorized by a habitat area, including fencing to State or Federal permit or ap- deter unauthorized access; proval. Plantings shall be consis- tent with subsection L6c of this (3) Seasonal restriction of con- Section; and struction activities; and (e) Equivalent or Greater Bio- (4) Establishment of a duration logical Functions: The Admin- and timetable for periodic review istrator shall utilize the report of mitigation activities. "City of Renton Best Available Science Literature Review and (h) Based on Best Available Stream Buffer Recommenda- Science: The applicant shall Lions" by AC Kindig & Company demonstrate that the mitigation and Cedarock Consultants, is based on consideration of the dated February 27,2003, unless best available science as de- superseded with a City-adopted scribed in WAC 365-195-905; or study, to determine the existing where there is an absence of or potential ecological function of valid scientific information, the the stream or lake or riparian steps in RMC 4-9-250F are fol- habitat that is being affected. Mit- lowed. igation shall address each func- tion affected by the alteration. iii. Performance Surety: The Ad- Mitigation to compensate alter- ministrator shall require a perfor- ations to stream/lake areas and mance surety to ensure completion associated buffers shall achieve and success of proposed mitigation, equivalent or greater biologic per subsection G of this Section and and hydrologic functions and RMC 4-1-230. shall include mitigation for ad- verse impacts upstream or iv. Alternative Mitigation: The downstream of the development mitigation requirements set forth in proposal site. No net loss of ri- this subsection L3 may be modified parian habitat or water body at the Administrator's discretion if the function shall be demonstrated; applicant demonstrates that im- and proved habitat functions, on a per function basis,can be obtained in the (f) Minimum Mitigation Plan affected sub-drainage basin as a re- Performance Standards: See suit of alternative mitigation mea- Subsection F8 of this Section. sures. (g) Additional Conditions of Approval: The Administrator (Revised 6/05) 3-20.16 4-3-050L d. Studies Waived: undisturbed,except where the buffer is to be enhanced, or where exemptions al- b. Standard Stream or Lake lowed in subsection C of this Section are Study: May only be waived by the conducted, or where allowed to be al- Administrator when the applicant tered in accordance with subsections L5, provides satisfactory evidence that: L7 and L8 of this Section.Where water body or buffer disturbance has occurred (a) A road, building or other in accordance with exemption or devel- barrier exists between the water opment permit approval during construc- body and the proposed activity, tion or other activities, revegetation with or native vegetation shall be required. (b) The water body or required b. No Net Loss: There shall be no net buffer area does not intrude on loss of riparian area or shoreline ecologi- the applicant's lot, and based on cal function resulting from any activity or evidence submitted, the pro- land use occurring within the regulated posal will not result in significant buffer area. adverse impacts to nearby water bodies regulated under this Sec- 5. Stream/Lake Buffer Width Require- tion; or ments: (c) Applicable data and analy- a. Buffers and Setbacks: sis appropriate to the proposed project exists and an additional i. Minimum Stream/Lake Buffer study is not necessary. Widths:The minimum width of the required buffers shall be based upon ii. Supplemental Stream or Lake the water body class. Study: May only be waived by the Administrator when: (a) Class 2: one hundred feet (100'). (a) No alterations or changes to the stream or lake, or its stan- (b) Class 3: seventy five feet dard buffer are proposed; or (75'). (b) Applicable data and analy- (c) Class 4: thirty five feet sis appropriate to the proposed (35'). project exists and an additional report is not necessary. ii. Piped or Culverted Streams: iii. Stream or Lake Mitigation (a) Building structures over a Plan: May only be waived when no natural stream located in an un- impacts have been identified through derground pipe or culvert except a supplemental stream or lake study. as may be granted by a variance in RMC 4-9-250 is prohibited. e. Period of Validity for Studies As- Transportation or utility cross- sociated with This Section: Studies ings or other alterations pursuant submitted and reviewed are valid for five to subsection L8 of this Section (5)years from date of study completion are allowed. Pavement over a unless the Administrator determines that s pre-existing piped stream is al- conditions have changed significantly. lowed. Relocation of the piped stream system around structures 4. General Standards for Class 2 to 4 Wa- is allowed. If structure locations ters: are proposed to be changed or the piped stream is being relo- a. Disturbance Prohibited: Streams cated around buildings, a hydro- and lakes and their buffer areas shall be logic and hydraulic analysis of 3-20.17 (Revised 6/05) 4-3-050L existing piped stream systems with subsections L5c(iv)(b), (c), (d), will be required for any develop- (e), and (f) of this Section and any ment project site that contains a mitigation requirements as a result of piped stream to ensure it is sized subsection L3c(ii) of this Section. to convey the one hundred(100) year runoff level from the total ii. Minimum Buffer Width Permis- upstream tributary area based sible by Administrator: An en- on future land use conditions. hanced buffer shall not be less than the widths specified below for re- (b) No buffers are required duced buffers. along segments of piped or cul- verted streams.The City shall re- (a) Class 2: seventy five feet quire easements and setbacks (75'). from pipes or culverts consistent with stormwater requirements in (b) Class 3: fifty feet (50'). RMC 4-6-030 and the adopted drainage manual. (c) Class 4: twenty five feet (25'). b. Increased Buffer Width: (d) Sites Separated from i. Areas of High Blow-down Po- Stream or Lake:As determined tential:Where the stream/lake buffer by the Administrator,for develop- is in an area of high blow-down po- ment proposed on sites sepa- tential as identified by a qualified pro- rated from the stream or lake by fessional, the buffer width may be pre-existing, intervening, and expanded an additional fifty feet(50') lawfully created structures, on the windward side by the Respon- roads,bulkheads/hard structural sible Official. Notifications may be re-, stabilization, or other substantial quired per subsection F8 of this existing improvements. For the Section. purposes of this Section, the in- tervening lots/parcels, roads, ii. Buffers Falling Within Pro- bulkheads/hard structural stabili- tected Slope or Very High Land- zation, or other substantial im- slide Area: When the required provements shall be found to: stream/lake buffer falls within a pro- tected slope or very high landslide (1) Separate the subject up- hazard area or buffer, the stream/ land property from the water lake buffer width shall extend to the body due to their height or width; boundary of the protected slope or and the very high landslide hazard buffer. Notifications may be required per (2) Substantially prevent or im- subsection F8 of this Section. pair delivery of most riparian functions from the subject upland c. Reduction of Buffer Width: property to the water body. i. Authority: Based upon an appli- The buffer width established cant's request, and the acceptance shall reflect the riparian functions of a supplemental stream or lake that can be delivered to the regu- study,the Administrator may ap- lated stream. prove a reduction in the minimum buffer widths where the applicant can Greater buffer width reductions demonstrate compliance with sub- than listed in subsections sections L5c(iv)(a),(c),(d),(e)and(f) L5c(ii)(a) through (c) of this Sec- of this Section and any mitigation re- tion require review as a variance quirements as a result of subsection per subsection N3 of this Section L3c(ii) of this Section; or compliance and RMC 4-9-250B. Where a (Revised 6/05) 3 -20.18 4-3-050L Class 2 or 3 stream is daylighted, (3) The width reduction will not greater buffer reductions may be reduce stream or lake functions, allowed by modification in sub- including those of anadromous section N2 of this Section. fish or nonfish habitat; and iii. Procedure:Such determination (4) The width reduction will not and evidence shall be included in the degrade riparian habitat; and application file. Public notification shall be given as follows: (5) No direct or indirect, short- term or long-term, adverse im- (a) For applications that are not pacts to regulated water bodies, subject to notices of application as determined by the City,will re- per chapter 4-8 RMC, notice of suit from a regulated activity.The the buffer determination shall be City's determination shall be given by posting the site and no- based on specific site studies by tifying parties of record, if any, in recognized experts, pursuant to accordance with chapter 4-8 subsection F3 of this section and RMC. RMC 4-8-120; or (b) For applications that are (b) The proposal includes day- subject to notices of application, lighting of a stream, or removal the buffer determination or re- of legally installed, as deter- quest for determination shall be mined by the Administrator, included with notice of applica- salmonid passage barriers; and tion. Upon determination, notifi- cation of parties of record, if any, (c) The project includes a shall be made. buffer enhancement plan using native vegetation and substanti- iv. Criteria for Approval of Re- ates that the enhanced area will duced Buffer Width:The following be equal to or improve the func- criteria in subsections L5c(iv)(a) and tional attributes of the buffer; or (c) through (f), or criteria (iv)(b) in the case of existing developed through (f) of this Section shall be sites where a natural buffer is not met: possible, the proposal includes on-or off-site riparian/lakeshore (a) Buffer Condition: Either or aquatic enhancement propor- subsection (1) and (3) through tionate to its project specific or (5)shall be met or subsection(2) cumulative impact on shoreline through (5) shall be met: ecological functions; and (1) The buffer area land is ex- (d) The proposal will result in, tensively vegetated with native at minimum, no net loss of species, including trees and stream/lake/riparian ecological shrubs, and has less than five function; and percent(5%)non-native invasive species cover,and has less than (e) The proposal does not re- fifteen percent (15%) slopes; or suit in increased flood hazard risk; and (2) The buffer can be en- hanced with native vegetation (f) The proposed buffer stan- and removal of non-native spe- dard is based on consideration of cies per criteria in subsection the best available science as de- L5c(iv)(c) of this Section, and scribed in WAC 365-195-905; or has less than fifteen percent where there is an absence of (15%) slopes; and valid scientific information, the 3 -20.19 (Revised 6/05) 4-3-050L steps in RMC 4-9-250F are fol- (d) The proposed buffer stan- lowed. dard is based on consideration of the best available science as de- d. Averaging of Buffer Width: scribed in WAC 365-195-905; or where there is an absence of i. Authority: Based upon an appli- valid scientific information, the cant's request, and the acceptance steps in RMC 4-9-250F are fol- of a supplemental stream or lake lowed. study,the Administrator may ap- prove buffer width averaging. iv. Buffer Enhancement May be Required:Where the buffer width is ii. Minimum Averaged Buffer reduced by averaging per this sub- Widths: In no instance shall the section,buffer enhancement shall be buffer width be less than: required where appropriate to site conditions, habitat sensitivity, and (a) Class 2:fifty feet (50'). proposed land development charac- teristics. (b) Class 3: thirty seven and one-half feet (37.5'). v. Notification:Notification may be required consistent with subsection (c) Class 4: twenty five feet F8 of this Section. (25'). 6. Stream or Lake Buffer Use Restric- Greater buffer width reductions tions and Maintenance: Any activity or pro- than listed in subsections posal subject to this subsection L shall L5(d)(iii)(a) through (c) of this comply with the following standards within re- Section require review as a vari- quired buffer areas: ance per subsection N3 of this Section and RMC 4-9-250B. a. Preservation of Native Vegetation: Existing native vegetation shall be pre- iii. Criteria for Approval: Buffer served to the extent possible, preferably width averaging may be allowed by in consolidated areas. the Administrator only where the ap- plicant demonstrates all of the follow- b. Revegetation Required:Where wa- ing: ter body buffer disturbance has occurred in accordance with exemption or devel- (a) The water body and associ- opment permit approval or other activi- ated riparian area contains varia- ties, revegetation with native vegetation tions in ecological sensitivity or shall be required. there are existing physical im- provements in or near the water c. Use of Native Species: When body and associated riparian revegetation is required, native species, area; and or other appropriate species naturalized to the Puget Sound region and approved (b) Buffer width averaging will by the Reviewing Official, shall be used. result in no net loss of stream/ A variety of species shall be used which lake/riparian ecological function; serve as food or shelter from climatic ex- and tremes and predators, and as structure and cover for reproduction and rearing of (c) The total area contained young. within the buffer after averaging is no less than that contained d. Removal of Noxious Species: within the required standard When required as a condition of ap- buffer width prior to averaging; proval,noxious or undesirable species of • and plants shall be removed or controlled so as to not compete with native vegetation. (Revised 6/05) 3-20.20 4-3-050L e. Impervious Surface Restrictions: 8. Alterations Within Streams and Lakes Where impervious surfaces exist in buffer or Associated Buffers. areas,such impervious surfaces shall not be increased or expanded within the a. Transportation Crossings: buffer area.The extent of impervious sur- faces within the buffer area may only be i. Criteria for Administrative Ap- rearranged if the reconfiguration of im- prove! of Transportation Cross- pervious surfaces and restoration of prior ings in Stream/Lake or Buffer surfaced areas is part of an enhance- Areas: Construction of vehicular or ment proposal that improves ecological non-vehicular transportation cross- function of the area protected by the ings may be permitted in accordance buffer. with an approved supplemental stream/lake study subject to the fol- 7. Criteria for Permit Approval—Class 2 lowing criteria: to 4: Permit approval by the Reviewing Offi- cial for projects on or near regulated water (a) The proposed route is de- bodies shall be granted only if the approval is termined to have the least impact consistent with the provisions of this subsec- on the environment, while meet- tion L, and complies with the following: ing City Comprehensive Plan Transportation Element require- a. Creation of Native Growth Protec- merits and standards in RMC tion Areas Required: As a condition of 4-6-060; and any approval for any development permit issued pursuant to this Section,the prop- (b) The crossing minimizes in- erty owner shall be required to create a terruption of downstream move- native growth protection area containing ment of wood and gravel; and the stream/lake area and associated buffers based upon field investigations (c) Transportation facilities in performed pursuant to subsection E4 of buffer areas shall not run parallel this Section; and to the water body; and b. At least one of the following condi- (d) Crossings occur as near to tions must apply: perpendicular with the water body as possible; and i. A proposed action meets the standard provisions of this Section (e) Crossings are designed ac- and results in no net loss of regulated cording to the Washington De- riparian area or shoreline ecological partment of Fish and Wildlife function in the drainage basin where Fish Passage Design at Road the site is located; or Culverts, 1999, and the National Marine Fisheries Service Guide- ii. A proposed action meets alterna- lines for Salmonid Passage at tive administrative standards pursu- Stream Crossings,2000,as may ant to this Section and the proposed be updated, or equivalent manu- activity results in no net loss of regu- als as determined by the Re- lated riparian area or shoreline eco- sponsible Official; and logical function in the drainage basin where the site is located; or (f) Seasonal work windows are determined and made a condi- iii. A variance process is success- tion of approval; and fully completed and the proposed ac- tivity results in no net loss of (g) Mitigation criteria of sub- regulated riparian area or shoreline section L3c(ii)of this Section are ecological function in the drainage met. basin where the site is located. 3-20.21 (Revised 6/05) 4-3-050L b. Alterations of Streams and Lakes c. Alterations of Streams and Lakes or Associated Buffers—Utilities: or Associated Buffers—In-Water Structures and In-Water Work: i. Criteria for Administrative Ap- proval of Utilities in Stream/Lake i. Administrative Approval of In- or Buffer: New utility lines and facili- Water Structures or In-Water ties may be permitted to cross water Work: In accordance with an ap- bodies in accordance with an ap- proved supplemental stream or lake proved supplemental stream/lake study, in-water structures or work study, if they comply with the follow- may be permitted, subject to the fol- • ing criteria: lowing: In-stream structures, such as, but not limited to, high flow by- (a) Fish and wildlife habitat ar- passes, sediment ponds, in-stream eas shall be avoided to the max- ponds, retention and detention facili- imum extent possible; and ties, tide gates, dams, and weirs, shall be allowed as part of an ap- (b) The utility is designed con- proved watershed basin restoration sistent with one or more of the project approved by the City of following methods: Renton, and in accordance with miti- gation criteria of subsection L3c(ii)of (1) Installation shall be accom- this Section.The applicant will obtain plished by boring beneath the and comply with State or Federal per- scour depth and hyporheic zone mits and requirements. of the water body and channel migration zone; or d. Alterations of Streams and Lakes or Associated Buffers—Dredging. (2) The utilities shall cross at an angle greater than sixty (60) i. Administrative Approval of degrees to the centerline of the Dredging: Dredging may be permit- channel in streams or perpendic- ted only when: ular to the channel centerline; or (a) Dredging is necessary for (3) Crossings shall be con- flood hazard reduction purposes, tained within the footprint of an if a definite flood hazard would existing road or utility crossing; exist unless dredging were per- and mitted; or (c) New utility routes shall (b) Dredging is necessary to avoid paralleling the stream or correct problems of material dis- following a down-valley course tribution and water quality, when near the channel; and such problems are adversely af- fecting aquatic life; or (d) The utility installation shall not increase or decrease the nat- (c) Dredging is associated with ural rate of shore migration or a stream habitat enhancement or channel migration; and creation project not otherwise ' exempt in subsection C of this (e) Seasonal work windows are Section; or determined and made a condi- tion of approval; and (d) Dredging is necessary to protect public facilities; or (f) Mitigation criteria of subsec- tion L3c(ii) of this Section are (e) Dredging is required as a met. maintenance and operation con- dition of a federally funded flood (Revised 6/05) 3-20.22 4-3-050L hazard reduction project or a subsections L8e(i)(a)(1) and (2) hazard mitigation project; and of this Section, other equivalent on-or off-site compensation to (f) Applicable mitigation criteria achieve no-net-loss of riparian of subsection L3c(ii) of this Sec- function is provided; tion are met. (2) When Class 4 streams are e. Alterations of Streams and Lakes proposed for relocation due to or Associated Buffers—Stream Relo- expansions of public roads or cation: other public facility improve- ments per subsection i. Administrative Approval of L8e(i)(a)(2) of this Section, the Stream Relocation: Stream reloca- buffer area between the facility tion may be allowed when analyzed and the relocated stream shall in an accepted supplemental stream not be less than the width prior to or lake assessment, and when the the relocation.The provided following criteria and conditions are buffer between the facility and met: the relocated stream shall be en- hanced or improved to provide (a) Criteria: Stream relocation appropriate function given the may only be permitted if associ- class and condition of the ated with: stream; or if there is no buffer currently,other equivalent on-or (1) A public flood hazard reduc- off-site compensation to achieve tion/habitat enhancement project no net loss of riparian function is approved by appropriate State provided. and/or Federal agencies; or (3) Applicable mitigation criteria (2) Expansion of public road or of subsection L3c(ii) of this Sec- other public facility improve- tion must be met. ments where no feasible alterna- tive exists; or (4) Proper notifications and records must be made of stream (3) A public or private proposal relocations, per subsection D3b restoring a water body and re- of this Section, Information to be suiting in a net benefit to on-or Obtained and Maintained, and off-site habitat and species. subsection D3c of this Section, Alterations of Watercourses, in (b) Additional Conditions: cases where the stream/lake is The following conditions also ap- subject to flood hazard regula- ply to any stream relocation pro- tions of this Section, as well as posal meeting one or more of the subsection F8 of this Section if above criteria: neighboring properties are im- pacted. (1) Buffer widths shall be based upon the new stream lo- f. Alterations—Single Family Home— cation; provided,that the buffer Existing Legal Lot: If criteria to reduce widths may be reduced or aver- or average a buffer cannot be met, con- aged if meeting criteria of sub- struction, reconstruction, additions, and section L5c or L5d of this Section associated accessory structures of a sin- or subsection L8e(i)(b)(2) of this gle family home on an existing legal lot Section. Where minimum re- may be allowed to intrude into a buffer quired buffer widths are not fea- pursuant to a variance as stated in RMC sible for stream relocation 4-9-250B1. proposals that are the result of activities pursuant to criteria in 3 -20.23 (Revised 6/05) 4-3-050M g. Alterations—Other: Proposed al- velopment level as without the water- terations of a stream or lake or associ- course daylighting,a modification may be ated buffer not addressed by subsections requested as in subsection N of this Sec- L8a to L8f of this Section require a vari- tion. ance pursuant to RMC 4-9-250B in order to be conducted. c. When designed consistent with the City's flood regulations in subsection 16 of h. When Variance Is Required: If the this Section, portions of the daylighted proposed alteration applicable to Sub- stream/created buffer may be considered sections L8a to L8g of this Section does part of compensatory storage in flood not meet the above criteria, it shall re- hazard areas. • quire a variance per subsection N3 of this Section and RMC 4-9-250B in order to be d. Stream relocation is permitted sub- conducted. ject to subsection L8 of this Section. (Ord. 5137, 4-25-2005) 9. Incentives for Restoration of Streams Located in an Underground Pipe or Cul- M. WETLANDS: vert: Daylighting of culverted watercourses should be encouraged and allowed with the 1. Applicability:The wetland regulations following incentives: apply to sites containing or abutting wetlands as described below. Category 3 wetlands, a. Modified Standards: less than two thousand two hundred (2,200) square feet in area, are exempt from these i. Residential Zones: Setbacks, regulations if they meet exemption criteria in lot width and lot depth standards of subsection C of this Section. chapter 4-2 RMC may be reduced by the Reviewing Official without re- a. Classification System:The follow- quirement of a variance for lots that ing classification system is hereby abut the daylighted watercourse to adopted for the purposes of regulating accommodate the same number of wetlands in the City. Wetlands buffer lots as if the watercourse were not widths, replacement ratios and avoid- daylighted. ance criteria shall be based on the follow- ing rating system: ii. Mixed Use, Commercial, and Industrial Zones: i. Category 1:Category 1 wetlands are wetlands which meet one or (a) Where greater lot coverage more of the following criteria: allowances are provided for structured parking in chapter 4-2 (a) The presence of species RMC, lot coverage may be in- listed by Federal or State govern- creased to the limit allowed for ment as endangered or threat- structured parking if instead a ened, or the presence of stream is daylighted. The in- essential habitat for those spe- crease in impervious surface al- cies; and/or lowed shall be equal to the area of stream restoration. (b) Wetlands having forty per- cent (40%)to sixty percent (b) Density bonuses may be al- (60%) permanent open water(in lowed pursuant to RMC 4-9-065 dispersed patches or otherwise) where specified. with two (2) or more vegetation classes; and/or b. Standard buffers may be reduced per subsection L5c of this Section. If reduced (c) Wetlands equal to or buffers in subsection L5c of this Section greater than ten (10) acres in along with other development standards size and having three(3)or more of the zone would not allow the same de- (Revised 6/05) 3-20.24 4-3-050M vegetation classes,one of which (b) Wetlands that are newly is open water; and/or emerging. Newly emerging wet- lands are: (d) The presence of plant asso- ciations of infrequent occur- (1) Wetlands occurring on top rence;or at the geographic limits of fill materials; and of their occurrence; and/or (2) Characterized by emergent ii. Category 2: Category 2 wet- vegetation, low plant species lands are wetlands which meet one richness and used minimally by or more of the following criteria: wildlife.These wetlands are gen- erally found in the areas such as (a) Wetlands that are not Cate- the Green River Valley and Black gory 1 or 3 wetlands; and/or River Drainage Basin. (b) Wetlands that have heron (c) All other wetlands not clas- rookeries or osprey nests, but sified as Category 1 or 2 such as are not Category 1 wetlands; smaller, high quality wetlands. and/or b. Maps and Inventory: (c) Wetlands of any size lo- cated at the headwaters of a wa- i. The approximate location and ex- tercourse, i.e., a wetland with a tent of wetlands in the City is dis- perennial or seasonal outflow played in subsection Q of this channel, but with no defined in- Section, Maps.The map is to be fluent channel, but are not Cate- used as a guide to the general loca- gory 1 wetlands; and/or tion and extent of wetlands. (d) Wetlands having minimum ii. Wetlands which are defined in existing evidence of human-re- subsection M1 a of this Section, Clas- lated physical alteration such as sification System, but not shown on diking, ditching or channeliza- the Renton Wetlands Map Inventory, tion; and/or are presumed to exist in the City and are also protected under all the provi- iii. Category 3: Category 3 wet- sions of this Section. lands are wetlands which meet one or more of the following criteria: iii. The actual presence or absence of the wetland criteria listed above, (a) Wetlands that are severely as determined by qualified profes- disturbed. Severely disturbed sionals,shall govern the treatment of wetlands are wetlands which an individual building site or parcel of meet the following criteria: land requiring compliance with these regulations. (1) Are characterized by hydro- logic isolation, human-related c. Delineation of Wetland Edge: For hydrologic alterations such as the purpose of regulation, the wetland diking, ditching, channelization edge should be delineated pursuant to and/or outlet modification; and subsection M4 of this Section. (2) Have soils alterations such d. Regulated and Nonregulated Wet- as the presence of fill, soil re- lands: Refer to subsection M1 a and M1 e moval and/or compaction of of this Section for applicability thresholds soils; and for regulatory and nonregulatory wet- lands. (3) May have altered vegeta- tion. 3 -20.25 (Revised 6/05) 4-3-050M e. Performance Standards: In addi- this Section.Additionally,approvals shall only tion to general standards of subsection E be granted if: of this Section,the following performance standards apply to all regulated wet- a. A proposed action avoids adverse lands. impacts to regulated wetlands or their buffers or takes affirmative and appropri- i. Regulated and Nonregulated ate measures to minimize and compen- Wetlands—General: Wetlands cre- sate for unavoidable impacts; and ated or restored as a part of a mitiga- tion project are regulated wetlands. b. The proposed activity results in no Regulated wetlands do not include net loss of regulated wetland area,value, those artificial wetlands intentionally or function in the drainage basin where created from nonwetland sites for the wetland is located; or purposes other than wetland mitiga- tion, including, but not limited to, irri- c. A variance process is successfully gation and drainage ditches, grass- completed to determine conditions for lined swales, canals, detention facili- permitting of activity requested including ties, wastewater treatment facilities, measures to reduce impacts as appropri- farm pond,and landscape amenities, ate. or those wetlands created after July 1, 1990, that were unintentionally 3. Study Required: created as a result of the construc- tion of a road,street,or highway.The a. When Study Is Required: Wetland Department Administrator shall de- assessments are required as follows: termine that a wetland is not regu- lated on the basis of photographs, i. Wetland Classification: The ap- statements, and other evidence. plicant shall be required to conduct a study to determine the classification ii. Nonregulated Category 3 Wet- of the wetland if the subject property lands: Based upon an applicant re- or project area is within one hundred quest,the Department Administrator feet (100') of a wetland even if the may determine that Category 3 wet- wetland is not located on the subject lands are not considered regulated property but it is determined that al- wetlands, if the applicant demon- terations of the subject property are strates the following criteria are met: likely to impact the wetland in ques- tion or its buffer. If there is a potential (a) The wetland formed on top Category 1 or 2 wetland within three of fill legally placed on a prop- hundred feet(300')of a proposal,the erty; and City may require an applicant to con- duct a study even if the wetland is not (b) The wetland hydrology is located on the subject property but it solely provided by the compac- is determined that alterations of the tion of the soil and fill material; subject property are likely to impact and the wetland in question or its buffer. (c) The U.S.Army Corps of En- ii. Wetland Delineation:A wetland gineers has determined that they delineation is required for any portion will not take jurisdiction over the of a wetland on the subject property wetland. that will be impacted by the permitted activities. 2. General Standards for Permit Ap- proval: Permit approval by the Reviewing Of- b. Study Waived:The wetland assess- ficial for projects involving regulated wetlands ment shall be waived by the Department or wetland buffers shall be granted only if the Administrator when the applicant pro- approval is consistent with the provisions of vides satisfactory evidence that a road, building or other barrier exists between (Revised 6/05) 3-20.26 4-3-050M the wetland and the proposed activity, or ii. Outside City Limits:The period when the buffer area needed or required of validity of wetland delineations for ( will not intrude on the applicant's lot, or properties, which were unincorpo- when applicable data and analysis ap- rated at the time of the delineation, propriate to the project proposed exists will be determined by the Administra- and an additional report is not necessary. tor. Following a review of a wetland delineation prepared for an unincor- 4. Delineation of Regulatory Edge of porated property,since annexed into Wetlands: the City, the Administrator may re- quire adjustments be made to the a. Methodology: For the purpose of study or a new study prepared, per regulation, the exact location of the wet- subsection M4 of this Section, Delin- land edge shall be determined by the eation of Regulatory Edge of Wet • - wetlands specialist hired at the expense lands. of the applicant through the performance of a field investigation using the proce- 5. Determination of Wetland Classifica- dures provided in the following manual: tion:Wetland studies shall determine the ap- Washington State Wetlands Identification propriate wetland classification according to and Delineation Manual, Washington subsection M1 of this Section,Wetlands.The State Department of Ecology, March City may accept a dual wetland classification 1997, Ecology Publication No. 96-94. for a wetland exhibiting a combination of Cat- egory 1 and 2 features or a combination of b. Delineations—Open Water:Where Category 1 and 3 features. The City will not wetlands are contiguous with areas of accept a dual rating for a Category 2 wetland, open freshwater, streams, or rivers, the such as a combined Category 2 and 3 rating. delineation shall be consistent with the Dual ratings for a Category 1 wetland shall be Washington State Wetlands Rating Sys- consistent with the Washington State Wet- tern: Western Washington, Second Edi- lands Rating System: Western Washington, tion, Washington State Department of Second Edition, Washington State Depart- Ecology, August 1993, Publication No. ment of Ecology, August 1993, Publication 93-74, Appendix 5, or another accepted No. 93-74 or as thereafter amended or up- Federal or State methodology, subject to dated. City review. 6. Wetland Buffers: c. Adjustments to Delineation by City:Where the applicant has provided a a. Buffers Required: delineation of the wetland edge, the City shall review and may render adjustments i. Wetland buffer zones shall be re- to the edge delineation. In the event the quired of all proposed regulated ac- adjusted edge delineation is contested by tivities abutting regulated wetlands. the applicant, the City shall, at the appli- cant's expense,obtain the services of an ii. Any wetland created,restored,or additional qualified wetlands specialist to enhanced in conjunction with cre- review the original study and render a fi- ation or restoration as compensation nal delineation. for approved wetland alterations shall include the standard buffer re- d. Period of Validity for Wetland De- quired for the class of the wetland be- lineation: ing replaced. i. Within City Limits: A final wet- iii. All required wetland buffer land delineation,for properties within zones shall be retained in their natu- the city limits at the time the delinea- ral condition. Category 3 wetland tion was prepared, is valid for five(5) buffers of twenty five feet (25') re- years, unless the Administrator de- quire the buffers be fully vegetated termines that conditions have with native species or restored; oth- changed. erwise increased buffer widths to 3-20.27 (Revised 6/05) 4-3-050M protect functions and values may be (b) Directing lights from build- required. ings or parking areas, or noise- generating activities, away from iv. Where buffer disturbance has the wetland; occurred during construction or other activities, revegetation with native (c) Implementing water quality vegetation may be required. treatment measures required in RMC 4-6-030, Drainage (Sur- b. Measurement of Buffers: All buff- face Water) Standards; ers shall be measured from the wetland boundary as surveyed in the field pursu- (d) Avoidance of buffer distur- ant to the requirements of subsection bance and retention of the buffer M4a of this Section, Methodology. in a natural condition consistent with subsection M6a of this Sec- c. Standard Buffer Zone Widths: tion. i. The width of the required wetland d. Increased Wetland Buffer Zone buffer zone shall be determined ac- Width: Each applicant shall document in cording to the wetland category.The required wetland assessments whether buffer zone required for all regulated the criteria in subsections M6d(i)through wetlands is determined by the classi- (iv)of this Section are or are not met and fication of the wetland. If standard increased wetland buffers are warranted. buffer widths cannot be met, and Based on the applicant's report or third buffer reductions per subsection M6e party review, the Responsible Official of this Section and buffer averaging may require increased standard buffer per subsection M6f of this Section zone widths in unique cases, i.e., endan- cannot be accomplished, a variance gered species,very fragile areas,when a to buffer requirements may be re- larger buffer is necessary to protect wet- quested per subsection N of this Sec- lands functions and values. Such deter- tion, Alternates, Modifications and mination shall be attached as a condition Variances, and RMC 4-9-250B, Vari- of project approval.Analysis shall be pre- ance Procedures. If the criteria in pared as directed in subsection M6d(v)of subsection M6d of this Section are this section, and notification shall be met, standard buffers may be in- given pursuant to criteria in subsection creased. M6d(vi) of this Section. Wetland Category ;Standard Buffer, i. The wetland is used by species Category 1 100 feet listed by the Federal or the State gov- ernment as threatened, endangered Category 2 50 feet and sensitive species and State- Category 3 25 feet listed priority species, essential habi- tat for those species or has unusual nesting or resting sites such as heron ii. To protect the buffer functions, rookeries or raptor nesting trees or the Reviewing Official shall condition evidence thereof; or permits as appropriate to the nature of the development. Conditions of ii. The subject property, or nearby approval may include, but are not lands to which the subject property limited to, the following: drains in route to a wetland, are sus- ceptible to severe erosion, and ero- (a) Fencing pursuant to sub- sion control measures will not section E4e of this Section,plant effectively prevent adverse wetland materials, and signage pursuant impacts; or to subsection E4f of this Section, to limit pet and human distur- iii. The subject property or nearby bance; lands to which the subject property (Revised 6/05) 3 -20.28 4-3-050M drains in route to a wetland have min- project and subsequent corrective imal vegetative cover or slopes actions if adverse impacts to regu- greater than fifteen percent(15%) - lated wetlands are discovered; or and conditions cannot be restored to prevent adverse wetland impacts; or ii. The project includes a buffer en- hancement plan using native vegeta- iv. Wetland-dependent wildlife spe- tion and substantiates that the cies are observed to be present in enhanced buffer will be equal to or the wetland, and may require larger improve the functional attributes of buffers based upon the evaluation in the buffer. An enhanced buffer shall subsection M6d(v) of this Section; not result in greater than a twenty five and percent(25%) reduction in the buffer width. Greater buffer width reduc- v. For proposals meeting any of the tions require review as a variance per criteria in subsections M6d(i)to(iv)of subsection N3 of this Section. this Section,buffers are established using a site specific evaluation and iii. The proposal shall rely upon a documentation of buffer adequacy site specific evaluation and docu- based upon The Science of Wetland mentation of buffer adequacy based Buffers and Its Implications for the upon The Science of Wetland Buffers Management of Wetlands, McMillan and Its Implications for the Manage- 2000, Wetlands in Washington State ment of Wetlands, McMillan 2000,or Volume 2: Guidance for Protecting similar approaches.The proposed and Managing Wetlands, Appendix buffer standard is based on consider- 8C(Hruby,et al.,2005),or similar ap- ation of the best available science as proaches; and described in WAC 365-195-905; or where there is an absence of valid vi. Notification is given consistent scientific information, the steps in with subsection F8 of this Section. RMC 4-9-250F are followed. e. Reduction of Buffer Width: Based iv. Public notification of the buffer upon an applicant's request,the Adminis- reduction determination shall be trator may approve a reduction in the given as follows: standard wetland buffer zone widths on a case-by-case basis for Class 1 and 2 (a) For applications that are not wetlands where the applicant can dem- subject to notices of application onstrate compliance with subsections per chapter 4-8 RMC, notice of M6e(i) and (iii) or(ii) and (iii) of this Sec- the buffer determination shall be tion. Such determination and evidence given by posting the site and no- shall be included in the application file tifying parties of record, if any, in and public notification shall be given in accordance with chapter 4-8 accordance with M6e(iv) of this Section. RMC. Conditions may be applied in accordance with subsection M6e(v) of this Section. (b) For applications that are subject to notices of application, i. The buffer area land is exten- the buffer determination or re- sively vegetated and has less than quest for determination shall be fifteen percent (15%) slopes and no included with notice of applica- direct or indirect, short-term or long- tion. Upon determination, notifi- term, adverse impacts to regulated cation of parties of record, if any, wetlands, as determined by the City, shall be made. will result from a regulated activity. The City's determination shall be v. The Reviewing Official shall ap- based on specific site studies by rec- ply conditions of approval equivalent ognized experts.The City may re- or greater than those identified in quire long-term monitoring of the subsection M6c(ii) of this Section to 3 -20.29 (Revised 6/05) 4-3-050M ensure that the reduced buffer width vii. Notification may be required protects the functions and values of pursuant to subsection F8 of this the associated wetlands. Section. f. Averaging of Buffer Width: Stan- 7. Wetlands—Native Growth Protection dard wetland buffer zones may be modi- Areas:As a condition of any approval issued fled by averaging buffer widths. Upon pursuant to this Section for any development applicant request,wetland buffer width permit, the property owner shall be required averaging may be allowed by the Depart- to create a separate native growth protection ment Administrator only where the appli- area containing the areas determined to be cant demonstrates all of the following: wetland and/or wetland buffer in field investi- gations performed pursuant to subsection M4 i. That the wetland contains varia- of this Section, Delineation of Regulatory tions in ecological sensitivity or there , Edge of Wetlands, and subsection M5 of this are existing physical improvements Section, Determination of Wetland Classifica- in or near the wetland and buffer;and tion. Native growth protection areas shall be established pursuant to subsection E4 of this ii. That width averaging will not ad- Section. versely impact the wetland function and values; and 8. Wetland Changes—Alternative Meth- ods of Development: If wetland changes iii. That the total area contained are proposed for a non-exempt activity, the within the wetland buffer after aver- applicant shall evaluate alternative methods aging is no less than that contained of developing the property using the following within the required standard buffer criteria in this order and provide reasons why prior to averaging; and a less intrusive method of development is not feasible. In determining whether to grant per- iv. A site specific evaluation and mit approval per subsection M2 of this Sec- documentation of buffer adequacy tion, General Standards for Permit Approval, based upon The Science of Wetland the Reviewing Official shall make a determi- Buffers and Its Implications for the nation as to whether the feasibility of less in- Management of Wetlands, McMillan trusive methods of development have been 2000, or similar approaches have adequately evaluated and that less intrusive been conducted. The proposed methods of development are not feasible: buffer standard is based on consider- ation of the best available science as a. Avoid any disturbances to the wet- described in WAC 365-195-905; or land or buffer; where there is an absence of valid scientific information,the steps in b. Minimize any wetland or buffer im- RMC 4-9-250F are followed. pacts; v. In no instance shall the buffer c. Restore any wetlands or buffer im- width be reduced by more than fifty pacted or lost temporarily; and percent (50%) of the standard buffer or be less than twenty five feet (25') d. Compensate for any permanent wet- wide.Greater buffer width reductions land or buffer impacts by one of the fol- require review as a variance per sub- lowing methods: section N3 of this Section and RMC 4-9-250B; and i. Restoring a former wetland and provide buffers at a site once exhibit- vi. Buffer enhancement in the ar- ing wetland characteristics to corn- eas where the buffer is reduced shall pensate for wetlands lost; be required on a case-by-case basis where appropriate to site conditions, ii. Creating new wetlands and buff- wetland sensitivity, and proposed ers for those lost; and land development characteristics. (Revised 6/05) 3-20.30 4-3-050M iii. In addition to restoring or creat- action, the City shall require that the ap- ing a wetland, enhancing an existing plicant engage in the restoration or cre- degraded wetland to compensate for ation of wetlands and their buffers (or lost functions and values. funding of these activities) in order to off- set the impacts resulting from the appli- 9. Compensating for Wetlands Impacts: cant's or violator's actions.Enhancement in conjunction with restoration or creation a. Goal: The overall goal of any corn- may be allowed in order to offset the im- pensatory project shall be no net loss of pacts resulting from an applicant's ac- wetland function and acreage and to tions. Enhancement is not allowed as strive for a net resource gain in wetlands compensation for a violator's actions. over present conditions.The concept of "no net loss" means to create, restore f. Compensating for Temporary Wet- and/or enhance a wetland so that there is land Impacts: Where wetland distur- no reduction to total wetland acreage bance has occurred during construction and/or function. or other activities, see subsection C5f(ii) of this Section. b. Plan Requirements: The applicant shall develop a plan that provides for land g. Mitigation Bank Agreement—Gla- acquisition, construction, maintenance cier Park Company: Pursuant to the and monitoring of replacement wetlands Wetland Mitigation Bank Agreement be- that recreate as nearly as possible the tween the City and the Glacier Park Corn- wetland being replaced in terms of acre- pany, King County recording number age, function, geographic location and 9206241805,wetland alteration and wet- setting, and that are equal to or larger land mitigation shall be conducted in ac- than the original wetlands. cordance with the agreement. c. Plan Performance Standards: 10. Wetland Compensation—Restora- Compensatory mitigation shall follow an tion, Creation, and Enhancement: The ap- approved mitigation plan pursuant to plicant may propose a mitigation approach subsections M8 to M10 of this Section that includes restoration or creation solely or and shall meet the minimum perfor- combines restoration or creation with en- mance standards in subsection F8 of this hancement.The City may require one mitiga- Section. tion approach in favor of another if it is determined that: d. Acceptable Mitigation—Perma- nent Wetland Impacts:Any person who a. There is a greater probability of suc- alters regulated wetlands shall restore or cess in ensuring no net loss of wetlands create equivalent areas or greater areas acreage, functions, and values; and of wetlands than those altered in order to compensate for wetland losses. En- b. The mitigation approach can be ac- hancement of wetlands may be provided complished on-site rather than off-site. as mitigation if it is conducted in conjunc- tion with mitigation proposed to create or 11. Wetlands Creation and Restoration: restore a wetland in order to maintain"no net loss"of wetland acreage. Subsec- a. Creation or Restoration Propos- tions M10 through M12 provide further als:Any applicant proposing to alter wet- detail on wetland restoration, creation, lands may propose to restore wetlands or and enhancement. create new wetlands,with priority first for on-site restoration or creation and then e. Restoration, Creation, or Com- second, within the drainage basin, in or- bined Enhancement Required—Com- der to compensate for wetland losses. pensation for Permanent Wetland Restoration activities must include restor- Impacts:As a condition of any permit al- ing lost hydrologic,water quality and bio- • lowing alteration of wetlands and/or wet- logic functions. land buffers, or as an enforcement 3 -20.31 (Revised 6/05) 4-3-050M b. Compliance with Goals:Applicants Compensation requirements should also proposing to restore or create wetlands consider time factors, the ability of the shall identify how the restoration or cre- project to be self-sustaining and the pro- ation plan conforms to the purposes and jected success based on similar projects. requirements of this Section and estab- Wetland functions and values shall be lished regional goals of no net loss of calculated using the best professional wetlands. judgment of a qualified wetland ecologist using the best available techniques. Mul- c. Category: Where feasible, created tiple or cooperative compensation or restored wetlands shall be a higher projects may be proposed for one project category than the altered wetland. In no in order to best achieve the goal of no net cases shall they be lower, except as fol- loss. Restoration or creation must be lows: For impacts to Category 1 shrub- within the same drainage basin. scrub and emergent wetlands, if it is in- feasible to create or restore a site to be- e. Acreage Replacement Ratio: The come a Category 1 wetland, the ratios listed in subsection M11e(i) of this Administrator may allow for creation/res- Section, Ratios for Wetlands Creation or toration of high quality Category 2 wet- Restoration,apply to all Category 1,2,or lands at one hundred fifty percent(150%) 3 wetlands for restoration or creation of the normally required creation/replace- which is in-kind,on-or off-site,timed prior ment ratios of Category 1 shrub-scrub or to alteration, and has a high probability of emergent wetlands, within the basin. success. The required ratio must be based on the wetland category and type d. Design Criteria: Requirements for that require replacement. Ratios are de- wetland restoration or creation as corn- termined by the probability of recreating pensation areas shall be determined ac- successfully the wetland and the inability cording to the function,acreage,type and of guarantees of functionality, longevity, location of the wetland being replaced. and duplication of type and/or functions. i. RATIOS FOR WETLANDS CREATION OR RESTORATION: Wetland CategoryVegetation Type Creation/Restoration Ratio Forested 6 times the area altered. Category 1 Scrub-shrub 3 times the area altered. Emergent 2 times the area altered. Forested 3 times the area altered. Category 2 Scrub-shrub 2 times the area altered. Emergent 1.5 times the area altered. Forested 1.5 times the area altered. Category 3 Scrub-shrub 1.5 times the area altered. Emergent 1.5 times the area altered. • (Revised 6/05) 3 -20.32 4-3-050M f. Increased Creation/Restoration/ plicant has successfully replaced Replacement Ratios: The Reviewing the wetland prior to its filling and Official may increase the ratios under the has shown that the replacement following circumstances: uncertainty as is successfully established for to the probable success of the proposed twelve (12) months. Ratios for restoration or creation; significant period Category 3 scrub-shrub and for- of time between destruction and replica- ested wetlands may be reduced tion of wetland functions; projected to 1.25 times the area altered losses in functional value;or off-site corn- provided the applicant has suc- pensation.The requirement for an in- cessfully replaced the wetland creased replacement ratio will be prior to its filling and has shown determined through SEPA review,except that the replacement is success- in the case of remedial actions resulting fully established for two (2) from illegal alterations where the Admin- years. istrator or Environmental Review Com- mittee may require increased wetland (2) If the applicant can aggre- replacement ratios. gate two (2) or more Category 3 wetlands, each less than ten g. Decreased Creation/Restoration/ thousand (10,000) square feet, Replacement Ratios: into one wetland, the replace- ment ratio shall be reduced to i. Category 1:The Reviewing Offi- 1:1. If the combined wetland cial may decrease the ratios for Cat- would be rated as a Category 2 egory 1 forested and scrub-shrub wetland as a result of the combi- wetlands to 2.0 times the area al-. nation, the buffer requirement tered, and to 1.5 times the area al- may be reduced to twenty five tered for emergent wetlands, feet (25') minimum provided the provided the applicant has success- buffer is enhanced. fully replaced the wetland prior to its filling and has shown that the re- h. Category 3 Replacement Option: placement is successfully estab- The applicant, at his/her expense, may lished for five (5) years. select to use accepted Federal or State methods to establish the functions and ii. Category 2:The Reviewing Offi- values for the Category 3 wetland being cial may decrease the ratios for Cat- replaced in lieu of replacement by acre- egory 2 forested and scrub-shrub age only. A third party review, funded by wetlands to 1.5 times the area al- the applicant,and hired and managed by tered provided the applicant has suc- the City, shall review and verify the re- cessfully replaced the wetland prior ports. Dependent upon the results of the to its filling and has shown that the functions and values evaluation, a Cate- replacement is successfully estab- gory 3 wetland may be replaced by as- lished for two (2) years. Ratios for suring that all the functions and values Category 2 emergent wetlands may are replaced in another location, within be reduced to 1.25 times the area al- the same basin. tered provided the applicant has suc- cessfully replaced the wetland prior i. Minimum Restoration/Creation Ra- to its filling and has shown that the tio: Unless allowed by subsection M11 g replacement is successfully estab- of this Section, restoration or creation ra- lished for two (2)years. tios may only be reduced by modification or variance pursuant to subsection N of iii. Category 3: this Section, Alternates, Modifications and Variances, and RMC 4-9-250B, Vari- (1) The Reviewing Official may ance Procedures, and RMC 4-9-250D, decrease the ratios for Category Modification Procedures. In order to 3 emergent wetlands to 1.0 times maintain no net loss of wetland acreage, the area altered provided the ap- in no case shall the restoration or cre- 3 -20.33 (Revised 6/05) 4-3-050M ation ratio be less than 1:1. This mini- c. Wetlands Chosen for Enhance- mum ratio may not be modified through ment: An applicant proposing to alter the modification or variance process. wetlands may propose to enhance an ex- isting Category 2 or 3 wetland. Existing 12. Wetland Enhancement: Category 1 wetlands shall not be en- hanced to compensate for wetland alter- a. Enhancement Proposals—Corn- ation unless the wetland selected for bined with Restoration and Creation: enhancement is a Category 1 wetland Any applicant proposing to alter wetlands only by virtue of its acreage and three (3) may propose to enhance an existing de- vegetation classes,where the existing graded wetland, in conjunction with res- vegetation is characterized partly or toration or creation of a wetland in order wholly by invasive wetland species. to compensate for wetland losses. Wet- land enhancement shall not be allowed d. Mitigation Ratios: Wetland alter- as compensation if it is not accomplished ations shall be created, restored and en- in conjunction with a proposal to restore hanced using the formulas in subsection or create a wetland. M12d(i), Ratios for Wetland Restoration or Creation plus Enhancement. The fol- b. Evaluation Criteria: A wetland en- lowing is an example of use of the formu- hancement compensation project may be las below: approved by the Reviewing Official; pro- vided,that enhancement for one function If one acre of Category 2, forested wet- will not degrade another function unless land, were proposed to be removed,the the enhancement would provide a higher creation/replacement ratio (subsection functioning wetland with greater or multi- M11 e(i) of this Section) requires that ple environmental benefits.For example, three (3) acres of forested Category 2 an enhancement may degrade habitat for wetland be restored or created;if wetland one wildlife species but overall it may re- enhancement were proposed (subsec- sult in a wetland that provides higher tion M12d(i) of this Section) for the Cate- function to a wider variety of wildlife spe- gory 2, forested wetland, 1.5 acres of cies. Wetland function assessment shall forested Category 2 wetland would have be conducted in conformance with ac- to be created/restored and two (2) acres cepted Federal or State methodologies. of forested Category 2 wetland en- hanced, possibly in a different part of the same wetland. RATIOS FOR WETLAND RESTORATION OR CREATION PLUS.ENHANCEMENT Wetland Category Vegetation Type Restoration or Creation Ratio Enhancement Ratio Forested 3 times the area altered plus 3.5 times the area altered Category 1 Scrub-shrub 1.5 times the area altered plus 2 times the area altered Emergent 1 times the area altered plus 1.5 times the area altered Forested 1.5 times the area altered plus 2 times the area altered Category 2 Scrub-shrub 1 times the area altered plus 1.5 times the area altered Emergent 1 times the area altered plus 1 times the area altered Forested 1 times the area altered plus 1 times the area altered Category 3 Scrub-shrub 1 times the area altered plus 1 times the area altered Emergent 1 times the area altered plus 1 times the area altered (Revised 6/05) 3 -20.34 4-3-050M e. Ratio Modification and Minimum compensation impossible or unaccept- Restoration/Creation Ratio: able; or i. An applicant may propose an in- c. Out-of-kind replacement will best creased creation or restoration ratio meet identified regional goals (e.g., re- and a decreased enhancement ratio placement of,historically diminished wet- if the total combined ratio is main- land types). tained overall. Restoration/creation or enhancement ratios shown in sub- 14. Off-Site Compensation: section M12d of this Section may only be reduced by modification or a. When Permitted: Off-site compen- variance pursuant to subsection N3 sation may be provided in lieu of on-site of this Section, Alternatives, Modifi- compensation only where the applicant cations and Variances, and RMC can demonstrate to the satisfaction of the 4-9-250B,Variance Procedures,and Responsible Official that: RMC 4-9-250D, Modification Proce- dures. In order to maintain no net i. The hydrology and ecosystem of loss of wetland acreage, in no case the original wetland and those abut- shall the restoration or creation ratio ting or adjacent land and/or wetlands be less than 1:1.This minimum ratio which benefit from the hydrology and may not be modified through the vari- ecosystem will not be substantially ance process. damaged by the on-site loss; and ii. The Reviewing Official may in- ii. On-site compensation is not fea- crease the ratios under the following sible due to problems with hydrology, circumstances: uncertainty as to the soils, or other factors; or probable success of the proposed restoration or creation or enhance- iii. Compensation is not practical ment proposal; significant period of due to potentially adverse impact time between destruction and repli- from surrounding land uses; or cation of wetland functions;projected losses in functional value; or off-site iv. The proposed wetland functions compensation.The requirement for at the mitigation site are significantly an increased mitigation ratio will be greater than the wetland functions determined through SEPA review, that could be reasonably achieved except in the case of remedial ac- with on-site mitigation, and there is tions resulting from illegal alterations no significant loss of function on-site, where the Administrator or Environ- i.e., at the development project site; mental Review Committee may re- or quire increased mitigation ratios. v. Established regional goals for 13. Out-of-Kind Replacement: Out-of- flood storage, flood conveyance, kind replacement may be used in place of in- habitat or other wetland functions kind compensation only where the applicant have been addressed and strongly can demonstrate to the satisfaction of the Re- justify location of compensatory viewing Official that: measures at another site. a. The wetland system is already signif- b. Locations: Any off-site compensa- icantly degraded and out-of-kind replace- tion shall follow the preferences in sub- ment will result in a wetland with greater sections M14b(i) to (iii) of this Section. functional value; or Basins and subbasins are indicated in subsection Q of this Section, Maps: b. Scientific problems such as exotic vegetation and changes in watershed hy- i. Off-Site Mitigation within Same drology make implementation of in-kind Drainage Subbasin as Subject Site: Off-site mitigation may be al- 3 -20.35 (Revised 6/05) 4-3-050M lowed when located within the same other organization with demonstrated ca- drainage subbasin as the subject site pability may undertake a compensation subject to criteria in subsection M14a project under the following circum- of this Section; stances: ii. Off-Site Mitigation within i. Restoration or creation on-site Same Drainage Basin within City may not be feasible due to problems Limits: Off-site mitigation may be al- with hydrology,soils,or other factors; lowed when located within the same or drainage basin within the Renton City limits if it achieves equal or im- ii. Where the cooperative plan Is proved ecological functions within shown to better meet established re- the City over mitigation within the gional goals for flood storage, flood same drainage subbasin as the conveyance,habitat or other wetland project, and shall be subject to crite- functions. ria in subsection M14a of this Sec- tion; b. Process:Applicants proposing a co- operative compensation project shall: iii. Off-Site Mitigation within the Same Drainage Basin Outside the i. Submit a permit application; City Limits: Off-site mitigation may be allowed when located within the ii. Demonstrate compliance with all same drainage basin outside the standards; Renton City limits if it achieves equal or improved ecological functions iii. Demonstrate that long-term over mitigation within the same management will be provided; and drainage basin within the Renton City limits and it meets City goals, iv. Demonstrate agreement for the and shall be subject to criteria in sub- project from all affected property section M14a of this Section. owners of record. c. Siting Recommendations: In se- c. Mitigation Banks: Mitigation banks lecting compensation sites, the City en- are defined as sites which may be used courages applicants to pursue siting for restoration, creation and/or mitigation compensation projects in disturbed sites of wetland alternatives from a different which were formerly wetlands, and espe- piece of property than the property to be cially those areas which would result in a altered within the same drainage basin. series of interconnected wetlands. The City of Renton maintains a mitigation bank.A list of City mitigation bank sites is d. Timing: Compensatory projects maintained by the Planning/Building/ shall be substantially completed and ap- Public Works Department. With the ap- proved by the City prior to the issuance of proval of the Planning/Building/Public an occupancy permit. Construction of Works Department, non-City-controlled compensation projects shall be timed to mitigation banks may be established and reduce impacts to existing wildlife and utilized. flora.The Reviewing Official may elect to require a surety device for completion of d. Special Area Management Pro- construction. grams: Special area management pro- grams are those wetland programs 15. Cooperative Wetland Compensation: agreed upon through an interjurisdic- Mitigation Banks or Special Area Manage- tional planning process involving the U.S. ment Programs (SAMP): Army Corps of Engineers,the Washing- ton State Department of Ecology, any af- a. Applicability: The City encourages fected counties and/or cities, private • and will facilitate and approve coopera- property owners and other parties of in- tive projects wherein a single applicant or terest. The outcome of the process is a (Revised 6/05) 3 -20.36 4-3-050N regional wetlands permit representing a N. ALTERNATES, MODIFICATIONS AND plan of action for all wetlands within the VARIANCES: special area. 1. Alternates: e. Compensation Payments to Miti- gation Bank: Compensation payments, a. Applicability: See RMC 4-9-250E. amount to be determined by the Review- ing Official, received as part of a mitiga- 2. Modifications: tion or creation bank must be received • prior to the issuance of an occupancy a. Applicability: The Department Ad- permit. ministrator may grant modifications, per RMC 4-9-250D1, Application Time and 16. Mitigation Plans: Decision Authority, in the following cir- cumstances: a. Required for Restoration, Cre- ation and Enhancement Projects: All i. Aquifer Protection—Modifica- wetland restoration, creation, and en- tions: The Department will consider hancement in conjunction with restora- modification applications in the fol- tion and creation projects required lowing cases: pursuant to this Section either as a permit condition or as the result of an enforce- (a) The request is to find that a ment action shall follow a mitigation plan standard is inapplicable to that prepared by qualified wetland specialists activity, facility, or development approved by the City. permit due to the applicant's pro- posed methods or location; or b. Timing for Mitigation Plan Submit- tal and Commencement of any Work: (b) The request is to modify a See subsection F8 of this Section. specific standard or regulation due to practical difficulties; and c. Content of Mitigation Plan: Unless the City, in consultation with qualified (c) The request meets the in- wetland specialists, determines, based tent and purpose of the aquifer on the size and scope of the develop- protection regulations. ment proposal,the nature of the im- pacted wetland and the degree of Based upon application of the cumulative impacts on the wetland from above tests in subsection other development proposals, that the N2a(i)(a), (b), and (c)of this Sec- scope and specific requirements of the tion, applications which are con- mitigation plan may be reduced, the miti- sidered appropriate for review as gation plan shall address all require- modifications are subject to the ments in RMC 4-8-120D23, Wetland procedures and criteria in RMC Mitigation Plan,and subsection F8 of this 4-9-250D, Modification Proce- Section. dures. Requests to modify regu- lations or standards which do not d. Performance Surety:As a condition meet the above tests shall be of approval of any mitigation plan,the processed as variances. Reviewing Official shall require a perfor- mance surety per RMC 4-1-230 and sub- (d) In addition to the criteria of section G of this Section. (Amd. Ord. RMC 4-9-250D, Modification 4851, 8-7-2000; Ord. 5137, 4-25-2005) Procedures,the following criteria shall apply:The proposed modi- fication is based on consider- ation of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific in- 3-20.37 (Revised 6/05) 4-3-050N formation,the steps in RMC (2) All submitted reports shall 4-9-250F are followed. be independently reviewed by qualified specialists selected by ii. Geologic Hazards—Modifica- the City at the applicant's ex- tions:An applicant may request that pense; the Administrator grant a modifica- tion to allow: (3) The Department Adminis- trator may grant, condition, or (a) Regrading of any slope deny the request based upon the which was created through previ- proposal's compliance with the ous mineral and natural resource applicable modification criteria of recovery activities or was cre- RMC 4-9-250D; and ated prior to adoption of applica- ble mineral and natural resource (4) Any slope which remains recovery regulations or through forty percent (40%) or steeper public or private road installation following site development shall or widening and related transpor- be subject to all applicable geo- tation improvements, railroad logic hazard regulations for track installation or improve- steep slopes and landslide haz- ment, or public or private utility ards, in this Section. installation activities; (5) In addition to the criteria of (b) Filling against the toe of a RMC 4-9-250D, Modification natural rock wall or rock wall cre- Procedures,the following criteria ated through mineral and natural shall apply:The proposed modi- resource recovery activities or fication is based on consider- through public or private road in- ation of the best available stallation or widening and related science as described in WAC transportation improvements, 365-195-905; or where there is railroad track installation or im- an absence of valid scientific in- provement or public or private formation, the steps in RMC utility installation activities; and/ 4-9-250F are followed. or iii. Wetlands— Modifications: An (c) Grading to the extent that it applicant may request that the Ad- eliminates all or portions of a ministrator grant a modification as mound or to allow reconfigura- follows: tion of protected slopes created through mineral and natural re- (a) Modifications may be re- source recovery activities or pub- quested for a reduction in cre- lic or private road installation or ation/restoration or enhance- widening and related transporta- ment ratios for a Category 3 wet- tion improvements,railroad track land; however,the creation/res- installation or improvement, or toration ratio shall not be re- public or private utility installation duced below 1:1. activities. (b) In addition to the criteria of The following procedures shall RMC 4-9-250D, Modification apply to any of the above activi- Procedures,the following criteria ties: shall apply: (1) The applicant shall submit a (1) The proposal will result in geotechnical report describing no-net loss of wetland or buffer any potential impacts of the pro- area and functions. posed regrading and any neces • - sary mitigation measures; (Revised 6/05) 3 -20.38 4-3-050N (2) The proposed modification utility facilities determined by the is based on consideration of the public agency proposing these facili- best available science as de- ties to be in the best interest of the scribed in WAC 365-195-905; or public health,safety and welfare,the where there is an absence of • applicant of a development proposal • valid scientific information, the may apply for a variance. steps in RMC 4-9-250F are fol- lowed. ii. Application Submittal: An ap- • plication for a variance shall be filed iv. Streams—Modifications: An with the Development Services Divi- applicant may request that the Ad- sion. ministrator grant a modification as follows: iii. Review Authority: A variance shall be decided by the Hearing Ex- (a) Modifications may be re- aminer based on the standards set quested for a reduction in stream forth in RMC 4-9-250B, Variance buffers for Class 2 or 3 water- Procedures. courses proposed to be day- lighted, below the stream buffer b. Flood Hazards—Variances: reduction levels of subsection L5c of this Section. i. Applicability: Refer to RMC 4-9-250B. (b) In addition to the criteria of RMC 4-9-250D, Modification c. Geologic Hazards, Habitat Con- Procedures,the following criteria servation, Streams and Lakes— shall apply: Classes 2 to 4, and Wetlands—Vari- ance: (1) The buffer is lowered only to the amount necessary to i. Applicability: If an applicant achieve the same amount of de- feels that the strict application of this velopment as without the day- Section would deny all reasonable lighting. use of the property containing a criti- cal area or associated buffer, or (2) The buffer width is no less would deny installation of public than fifty feet (50') on a Class 2 transportation or utility facilities de- watercourse and twenty five feet termined by the agency proposing (25') on a Class 3 watercourse. these facilities to be in the best inter- est of the public health, safety and (3) The proposed modification welfare, the public agency or an ap- is based on consideration of the plicant of a development proposal best available science as de- may apply for a critical areas vari- scribed in WAC 365-195-905; or ance. where there is an absence of valid scientific information, the ii. Application Submittal: An ap- steps in RMC 4-9-250F are fol- plication for a critical areas variance lowed. shall be filed with the Development Services Division. 3. Variances: iii. Review Authority: Variances a. Aquifer Protection—Variance: shall be determined administratively by the Department Administrator, or i. Applicability: If an applicant by the Hearing Examiner, as indi- feels that the strict application of this cated in RMC 4-9-250B. (Amd. Ord. Section would deny all reasonable 4851, 8-7-2000; Ord. 5137, use of the property or would deny in- 4-25-2005) stallation of public transportation or 3 -20.39 (Revised 6/05) 4-3-0500 O. APPEALS: (2) Surrounding lands overly- ing a wedge between a plane ris- 1. General: See RMC 4-8-070, Authority ing vertically from the mine and a and Responsibilities, and RMC 4-8-110. plane rising from the mine at a break angle of between twenty 2. Record Required—Flood Hazards: five (25) and forty (40) degrees. The Department Administrator or his/her des- The break angle is measured ignee,the Building Official,shall maintain the from the vertical. The break an- records of all appeal actions and report any gle appropriate for the given variances to the Federal Insurance Adminis- seam is determined by the slope tration upon request. (Amd. Ord. 4851, of the seam and the workings. 8-7-2000; Ord. 4963, 5-13-2002; Ord. 5137, Approximate mine depths and 4-25-2005) seam dip and break angles are provided in Appendices C and D P. ASSESSMENT RELIEF—WETLANDS: of the Summary Report, Critical and Resource Areas Evaluation, 1. City Assessments: Such landowner GeoEngineers, 1991. should also be exempted from all special City assessments on the controlled wetland to de- (c) High Coal Mine Hazard fray the cost of municipal improvements such (CH):All lands where underlying as sanitary sewers, storm sewers, water coal mines are within two hun- mains and streets. (Ord. 5000, 1-13-2003; dred feet(200')below the ground Ord. 5137, 4-25-2005) surface, or fifteen (15) times the height of the mine workings be- Q. MAPS: low the surface, whichever is less. 1. Aquifer Protection: See Figure • 4-3-050Q1 for reference map. b. Erosion Hazards: 2. Flood Hazards: see Figure 4-3-050Q2 i. Map: See Figure 4-3-050Q3b(i) for reference map. for reference map. 3. Geologic Hazards: ii. Mapping Criteria: a. Coal Mine Hazards: (a) Low Erosion Hazard(EL): All surface soils on slopes less i. Map: See Figure 4-3-050Q3a(i) than fifteen percent (15%). for reference map. Mapped areas include all Natural Resource Conservation Service ii. Mapping Criteria: (formerly U.S. Soil Conservation Service)soils designated A,B,or (a) Low Coal Mine Hazards C. (CL):Areas not identified as high or medium hazards.While no (b) High Erosion Hazard mines are known in these areas, (EH): All surface soils on slopes undocumented mining is known steeper than fifteen percent to have occurred. (15%). Mapped areas include all Natural Resource Conservation (b) Medium Coal Mine Haz- Service (formerly U.S. Soil Con- ards (CM): servation Service) soils desig- nated as D, E, or F. (1) Lands overlying coal mines, but not included in the high haz- c. Landslide Hazards: and category; and i. Map: See Figure 4-3-050Q3c(i) for reference map. (Revised 6/05) 3-20.40 4-3-050Q ii. Mapping Criteria: d. Seismic: (a) Low Landslide Hazard i. Map: See Figure 4-3-050Q3d(i) (LL):Areas with slopes less than for reference map. fifteen percent (15%). ii. Mapping Criteria: (b) Medium Landslide Haz- ard (LM): Areas with slopes be- (a) Low Seismic Hazard(SL): tween fifteen percent(15%) and All Vashon age glacial and older forty percent (40%) where the sediments.The mapped areas surface soils are underlain by include: permeable geologic units.The permeable units include: (1) All deposits of recessional and advance glacial deposits: (1) Fill: af, afm, and m; Qik,Qit,Qiv,Qpa,Qis,Qys,Qyg, Qur, Qsr, Qos, Qog. (2) Alluvium: Qac, Qaw, Qas, and Qa; (2) Vashon glacial deposits: Qg, Qgt, Qt, and Qvt; (3) Vashon recessional and ad- vance glacial deposits: Qik, Qit, (3) Pre-Vashon Pleistocene Qiv, Qpa, Qis, Qys, Qyg, Qvr, deposits: Qss, Qu, Qc, and Qcg; Qsr, and Qos; (4) Tertiary rock formations:Ts, (4) Vashon glacial deposits: Ti,Tr, Tt,Tet,Ttu,Tta,Teta, and Qg, Qgt, Qt, and Qvt. Ttl; (c) High Landslide Hazards (5) Areas of roadway fill,af and (LH): Areas with slopes greater afm, which overlay the above than forty percent (40%) and ar- units. eas with slopes between fifteen percent (15%) and forty percent (b) High Seismic Hazard (40%)where the surface soils (SH): Post-glacial deposits are underlain by low permeability which are likely to be saturated geologic units.The low perme- as they occupy low areas and ability units include: frequently overlay low perme- ability deposits.They include: (1) Post-glacial lake and peat silts: Qlp, Qp, Qlm, and Qvl; (1) Deposits of fill: af, afm, and m; (2) Pre-Vashon Pleistocene deposits: Qss, Qu,Qc,Qcg,and (2) Alluvium: Qaw, Qac, Qas, Qog; and Qa; (3) Tertiary rock formations:Ts, (3) Mass wasting deposits: Ti,Tr, Tt,Tet, Ttu,Tta,Teta, and Qmc, Qm, and QI; Ttl. (4) Post-glacial lake silts and (d) Very High Landslide Haz- peats: Qlp, Qp, Qlm, and Qvl. ards (LV): All mapped landslide deposits: Qmc, Qm, QI, and e. Steep Slopes: landslides known from public records. i. Map: Refer to the City of Renton Steep Slope Atlas and Figure 4-3-050Q3e(i)for reference map. 3 -20.41 (Revised 6/05) 4-3-050Q f. Volcanic Hazards: Volcanic hazard areas are those areas subject to a poten- tial for inundation from post lahar sedi- mentation along the lower Green River as identified in Plate II, Map D, in the re- port U.S.Department of the Interior, U.S. Geological Survey (Revised 1998), Vol- cano Hazards from Mount Rainier, Wash- ington. Open-File Report 98-428. 4. Streams and Lakes: See Figure 4-3-050Q4 for reference map identifying Class 2 to 4 water bodies. Water class shall be determined in accordance with subsection L1 of this Section. For Class 1 waters, refer to RMC 4-3-090, Shoreline Master Program Regulations. 5. Wetlands: Refer to the City of Renton Wetland and Stream Corridors Critical Areas Inventory and see Figure 4-3-050Q5 for ref- erence map. 6. Drainage Basins: See Figures 4-3-050Q6a and b for maps identifying basins and subbasins in the Renton vicinity. (Revised 6/05) 3 -20.42 4-3-050Q Figure 4-3-050Q1 AQUIFER PROTECTION ZONES p apa. ..Q, '•'•••' ;i q:•{i:$$$K:•,:�%::. ?....,vyl�•:ry:;:}•:4::':I 4,,, .' t'''' .4'',VAPx.x-x.M*Mft.x.:$*** : Li_ r g MtlY._,-._-.,.g "^nays E9 d •4J• •:•�`: :J'.....-*Mi.m.x'..-1___:1-1:1 ;3 :©" 01 -:% °fig,•/ ,..: .-- ,,R i41C", Oti.Y. " ‘,4„, ,e . 41111811..,„, _., ,,,,„„„, „, _ , ,„,....,, ? ''.:4 $W .,�.: 0y- *::::, :%%'.:'m'to J. 11111 1 0 i 1 1i .SA NM 37 91 asl SL x� S,A' SI Rtl St S 1 S 1 KENT / �Li2 v 5: ::�i:;•',; :;...:< %i>. <',i - y -;p:! -Ax*KmAmm*Kamv*Kft*Kv* • RENTON MUNICIPAL CODE 0 5280' 10560' '"4=JI Zone 1 Zone 1 Modified :..::.::.:;...::.: :. . •: ::•.:•:•%.•: Zone 2 1" = 1 MILE City Limits • 3 -20.43 (Revised 6/05) 4-3-050Q Figure 4-3-050Q2 FLOOD HAZARDS ' -' MERCER '— ) 'x` Pia-}_� - ISLAND ' - xs BOREN �fi . e NEWCASTLE ‘4.\ 4.K.A151._. • .:_1,,,,„..„.,..,-.--; ...f.m.:-,!,a"ur i i. liih 1_ _j yir-i k. :;iA:,,- %Art-den-'._ ,p ik,A3:attl S'M-ti: 1 ' '\ it's A3 LI Illitl ill N.r:.‘ir;$414.-C.:24:*e:14.3.:*.4, -44 4. — I 1 .. _tomnik --`` .i; � ice.. :L % Ihop*o.s,„ ifisri. • I'mirenii �� t` .. 1a j 4IC 1 1:.../1111P* i rigi:.. e �Fbb ,� '�\ AN 7 \ x 11 hya taly Rd11 _W '� LAKE DESIREii. . ilk `_- io 41/ i, I ` PANTHER LAKE �!-'_-` U _- Renton Municipal Code -,-.i'- Creeks For Reference Only Roads Rivers City Boundary 1 Inch=1Mile '; ' ' Flood Hazardsgwo:44 Lakes — — — Municipality Boundaries El (Revised 6/05) 3-20.44 4-3-050Q Figure 4-3-050Q3a(i) COAL MINE HAZARDS Pleig::31:WM7t44:=1-.-%.. 4%.,K ...,„,,...k.-4,-sr., .'Nea,-.1:nE MERCER /47...t.tiRr - A*:44•444 +4..40$:44:44:•):*....i."+ a,u,, e,g.t.Z . Vet;VZ;;;; ..!:.:......6:44:+:44to+******4:41X0:40:•:+:440.40. ',3 3(,.&;'';.-•:a,c. ISLAND Ottt: 1 „4- KZ BORE 44BAPPI•..-P•RAPP•PonAPPW•Pit,•••••••••••••••••••elt .. '". .."4:1i:+:4444:4:::::::4:::: 43•X;ir•-,,...,AVaW.Ap. S'ift:ft P NEWCA E \-, y -t- ' .,,,1246,„:"„..",,s..10y,‘,-,,,, ,2, v*•41e4 '••••,-,:••••:ARV'i- IP' -,''''' . ..,„.9,:t.,P .P.245.x.- r......, \, .)-...-1 ,r,fe,,,i,L.,..,,"‘'-',4414,,,, ,,,A*zif-VW,;,•:-Aii-'3., Ic ro•x• .,-,=+<*:6z,Azis.4.:, (1.2sbiria,,,vk,',1`• „,, , ._\i ---" .4- • :a•atima'ume,',...-;.. — ; -.--------_-_:.):si- Ir K-it•ti \:,,-..;..___., \ --- ...• - RENT, CH:r:S..1 .1... '''‘...1.--) 1 •'. .-----'"- ..---. ' 14,Z*VAFF \\) . ijlAi .. .-"'s 10' tillilisillt°: -1 1....- 1k. "(4i •:AA-1' e"g" l'''-.410tIcTIM,,,...-, ....% #jtvf.X.4.1;31/40.1wIte, . ..- ' .-e,*,---v..,;,•.y.',=,.,pstp.e...;,ANAe. ....,..---e" C 0 ,ill 0 ..,,,,, „,,,,,,,,,,„...,,,,..,,_4" * ;PI°. 'iket:VM- t., t Y - '4•1-.... `-'r'i A .... Co-- • . Arii : 1 ' lir /\.- 1 , .. ).. .,, ,,,,m.,;„,,,,:,„„ \--- -, „....., • ...... ..•• ,:•,::•, .........„:, t;f4... ,....:::: :Ax t...• .••••• ......, ...... r.„:„.„ :,..„ 7 r 111 VI r LAKE DESIREt • .::-.• -:,:- Zit 's\ 1. r ti- \-. • s.,.\., -:7607.K3-5:::. KENT _gm.,„ I * 1,_ _ ,PANTHER LAHR Renton Municipal Code -"*"•.------' Creeks Roads 1.:}:11Ft3r1Reference Only ..--\..-- .'--.—,,-- Rivers 1 Inch=1 Mile High Hazard City Boundary II Hazard BrIZZZ Unclassified kiV-I-4-10;-: Lakes T_ = C.,.....01.!iut Moderate 3 -20.45 (Revised 6/05) 4-3-050Q Figure 4-3-050Q3b(i) EROSION HAZARDS . A_ t, --* A...i..T....,Ar- 77..' . ..\•- •;', .ar--- / vic-.4r-sca mERcE,...,- i % ,...„. , ,REN I \ COAL CREEK ) '" ' J TRIBUTARIES ..- :- ot• .-.., ...),-x.,t4tK.0)W('L.--, • N., , . _ it -- ..•.; ::. -' t, --•--,4-04 w-7--. ..-.,,-.„9.....,4-42,-444.( , ,, .---• 4-9-1)----..--- ...45-.."...5-• s,„." --,-. i ›-..`-`•"`-%' - ,714-„-r4 N.,,,,,,, ..r, 1 ti , ___ ,r 't,„,,,-.1.4 , .. '-"411MiiMa & ''`•••••- '.` ,,•:• , ...e.,. ....ng.1.q.,'"1:11-''''',Y41,1 Ar'4, • -1' 41N 414:..tW4.P.P 7-P NCPV. P.. iR.14,....'Pe.g4 ..., ,''. .d.t.•... i,... SEA -------\rzfr. N7A•s":"...st, 4,_-_s- i.,-1---,,,,,,,A. i . II' \ I —1 all • - _ a -, .. :-...4 ' 4 NN IL i ,ll& iv - .wab. .,..._. vt \ - , \\ \)•, ---- , , Irtilrill CIPIII. . ,lilt ap,........ , 412442,1244:."` i vigrillIPIP AN L, II •'' -g' -, '. Irji ,t ' * :so , • . „ , . • X PIITOPIOIli i k I 1 Wji .11' 4 '''''^ TAKE DESIRE( „Ili Fr It .iiriel r t g NI 7, ; •“5-..::44 \I . , HER LAKE ''''L, :51(1:41tif- As.s. tx.'4PANT , , For Reference Only —__..—., Creeks Renton Municipal Code Roads --•.—.-_-_,-„,.----.--: Rivers City Boundary 1 Inch---•1 Mile High74.:;--;.:, 11 gh Hazard :-....E,Kr.,-.,ks_..,....f..-L Lakes _ __ _ Municipality Boundaries = - -•:, 3-20.46(Revised 6/05) 4-3-050Q Figure 4-3-050Q3c(i) LANDSLIDE HAZARDS f w'GS ?R.1 r c rir gvrw' S:M-'a_ sr:••••• '.'C` .n MERCER / . P4 +c',r�T'••'Y--`' 'Y,bxrycpSwi 4 pr.i XE REN . ISLAND z�' NBWCASTL. a.r > .> `bra'-R *�. x�sh� a.a»''p $pip ' COAL CREEK { R ' ')a.§ z'Z,Vi;5, 40A.I•a�J,7 �'' ` e' ...,,..� \ TRIBUTARIES A Faf h �r :t" W. sgar"vl**.liC:VQC>} .wg};,, W.(2 $ - . SEA�! ham-}l Y.4r4PmgAA' �Q�l ' t._ S' y4J?✓h af4` $ r..�t b S p o v ..` 'i, jr \ b V,, yam���5a�,-._.,.��= , {, ^ r . ---•\-\\\\\\ 1=) 1 := y ' 8j a gill. 11F 'y V • r 9 Pt 1 +M�'m, P y �3 a i. ir48 .Y D .0 5t ...A �-WPR wn t� i \�rK w�r'A r• •bt•t t• 1 . r 4 ��•• `s 4 .4d y' r` '7 r�I' Sir .�- `a '+� F3j %.Jiw♦ r\ �% ..r -kJJ? } Yp ..-••,i♦sy',o ,.7 lt� "4 f 1�Y '7 IV P k^ �•O 1.444:46'w . 4.4.ram r L�.•.�d: l •• .4.0.0•s Nk 'Q �a1 N�•i.i`F`i`rir?JPr ✓rrv.+� FL I •.��a r� •S ��i'•.w•i iE�*�p�J=ri�• ♦1�i••••r♦6�••OL�•C•JJ: k z Y S. y1. •a•+ �a i i%Y'•jra•4♦•• 4 i'••`iM rg 110 tA f*:' a m �'y♦rinej�` ..._ i., 4 �' wrelator R.5 irl s y ,�, q rI LAKE DESIRE--__t' O.. 1. •X ro ., :,is I, 1) 't. 4:V 0: .+.KENT *N '4 r�:v: PANTHER LAKE `''�"-25=5"_`? Renton Municipal Code Roads or Reference Only • Very High Hazard %r;..44,-.w. Moderate Hazard _,- Creeks 1 Inch=1 Milet High Hazard �.': `sv Unclassified ''�—^ fivers City Boundary 3 -20.47 (Revised 6/05) 4-3-050Q Figure 4-3-050Q3d(i) SEISMIC HAZARDS k..„...a,s, pf+' ' fl 3 a;AXR. MERCER -- . > 0° ISLAND NEWCA t i x COAL CRPSX s A J raurAwds (Po. wt ' " tr"16-w$8�afcaTw U `?a ��'ti tic Ai.`f- '°c' 1 ` 110 SEA`` "" ,. ,. a;:> ..f. 1. 1 `\Y�— i.�$ .A'S_{'- --�gyp_,.(�j -' k! ' ` 4 4t-MG:Y 4i iii.r I qN ".i:µ :[ 1 �. \ ) ,I G ill / Ka St 1- I • :y.., .: T1 ,, -' gni/ \\ r J ■ 1 u 1�11 �� ..,1, 4, , .. ,4 ,,, A i j M V \j , •'Awl.,W - ilI- a "T +F.v /^It 1 ii UXd D6SlRd / / }tk -v-tII KENT I ` v, PANTHER Xd tif:i �Ue -Renton Municipal Code Roads For Reference Only High Hazard City Boundary 1, Creeks 1 ____ Mile u5§,:-. k:zi: Lakes —tom '��^�"`�` ��- �` Rivers — —— Municipality Boundaries (Revised 6/05) 3 -20.48 4-3-050Q Figure 4-3-050Q3e(i) STEEP SLOPES •c am!„..^ ` ,: J 3 'l `" /..%<:',,— 0:.-• " • .`ram MERCER " =`_ { 33 lux 1 •w l.Gn A a, o • J. r..,cgec,y ,/ L'BE 1 °� ISLAND ! n y '. I i � t �� NEWCAS 'k`'i""" z ^^ Z4 a•' \\ COAL CREEK 1 TRIBUTARIES N 1 ' ��"'^'' mil"3�dl�v;��fi' � �` x \\\ ! < < + m. J TRfHUT�RIES y a». wer'f 'ris$ 3n aw h1• �1 Wi".11111‘'I EATT , pro,.. msete;, a �,,, • v «sAlt'..yak. rt * • u a x�wyn� p • ,J ILI ‘ii:,:14 F-1‘,, \ ... .,. :,• ftr `"...•\C 4 ,.I' 4�� di •fir t L • ♦ IT \..\\1/:(1‘ AL ----e?..__z , -% ' - % • ' \ -t lit 1.:..: • = ' . 0: i i.),-,: ): • h T • ( x `Z` Al d • /I1: :: S L.: �� �. `-- r { -' A LAKE DESIRE . S r - R C 4 -S --( 1 sr ' 71k + s'.E'4_Q.av ,p f KENT c a 1•-., :.,;& \\ ci:X _: Renton Municipal Code For Reference Only -..._-----. Creeks - Roads `f:64.r.6.* 25-40%Slope :•-�� _ --; Rivers City Boundary 1 Inch=1 Mile 40+%Slope t_=: ___�Lakes — — — Municipality Boundaries 3 -20.49 (Revised 5/08) . .4-3-050Q • Figure 4-3-050Q4 STREAMS AND LAKES .ct ;...,......,,,,:,... ..:F,F., ...z•A'..*;?::','::;',...‘„)„,...., . :.....,,..:.,.,.2.:',2.:;i:f..,..:::::•.1:1-;:. ..;: :,:'.:. .V. .:,:14,..::::,"::r:.:. -. ,;i?•:.•4••::: .Z...:4i'..t;f:;;•i•N4• i I it:I. i , ,,..;:.4 NI, •k-N.,. -` 1 ,...::::.•, : if..,-.i.!,,,,:!-:,,...*,.,,.;;,,,, ...a),f,.i.:44.;:v!.. 1 , f '.: I - Aly\‘‘-;\•-, °- I:',:,?:• :,:::'::':;7:::::',', :.:;:t•:,,,:•„, .=,;F::=;:=:M.i, ....S.:::: -. P.; . 0. 7.'c '(c 0,: .V:..'::::: P;.; ":^....; .;:f."-,: i...;:-.:,,,".;:,i,q.,,:;• ,: . ?4=.„... ,i ,1.07i, ,_,, ,,... 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Strategic Planning ---,-Class 1, I. .,I N Alex PieLsch,Acimihistrator —A.Johnson.Planning Technician 2-Class 2 0 1,800 3,600 7,2reet Prularal-4 t3 Cita ra Ft.trCI03.200?.t10.Cini 0 rarrma ja —4-Class 4 1:60.000 natal rraa•awai raaarr•artsaaraq aalr arat inr4r4mq t44 no broara 3a rx-aaaacy.0ross.0 100.m001N raaaaar9,3al'raa W3,4, r-,40,a.a.a•,?Ltr•ras,=analz4aaa•vaaa (Amd. Ord. 5355, 2-25-2008) 3 -20.50(Revised 5/08) 4-3-050Q Figure 4-3-050Q5 WETLANDS • MERCER �_` -, 1 ay A f ; .. Y- 3-. �^--' ISLAND _��'-_p. i AT 80RPN r ��i ". v e NEWCASTL : �� I �0 ?.•..r.'-050:3,pro V-:. -IP t COAL CREEK I •„ , r J TRIBUTARIES ST VI P ' V— -''',"c.:._NAK,_0*-421:„_., -* I NI - -d9n ���l�f�+iC_vpyfCf=• C i!. 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I . �� µ� 1 � i1 I ` I r' , n s� ( . v --l- �l _ri Y1 I� � . � ,Y r_` � ! I { r ..� j ' - ? ,wr t .ii --t t N!VY +. * Surface Water Facilities Sub-Basins -'N1° City Limits April 2005 S\ (Amd. Ord. 4992, 12-9-2002; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) 3-20.53 (Revised 6/05) 4-3-050R R. GENERIC HAZARDOUS MATERIALS LIST: GENERIC,HAZAR40US MATERIALS'LIST ;3, GENERIC HAZARDOUS MATERIALS,LIST FOR INFORMATIONAL„USE ONLY,' _ ''FOR INFORMATIONAL USE ONLY- Acid and basic cleaning solutions Processed dust and particulates Antifreeze and coolants Radioactive sources Arsenic and arsenic compounds Reagents and standards Battery acid Refrigerants Bleaches, peroxides Roofing chemicals and sealers Brake and transmission fluids Sanitizers,disinfectants,bactericides,and algaecides Brine solution Soaps,detergents and surfactants Casting and foundry chemicals Solders and fluxes Caulking agents and sealants Stripping compounds Cleaning solvents Tanning industry chemicals Cooling water(not isolated from process chemicals) Transformer and capacitor oils/fluids Corrosion and rust prevention solutions Wastewater treatment sludges Cutting fluids Degreasing solvents (Ord. 4851, 8-7-2000) Deicing materials Disinfectants Dyes Electroplating solutions Engraving solutions Etching solutions Explosives Fertilizers Food processing wastes Formaldehyde Fuels and additives Glues, adhesives, and resins Greases Hydraulic fluid Indicators Industrial and commercial janitorial supplies Industrial sludges and stillbottoms Inks, printing, and photocopying chemicals Laboratory chemicals Medical, pharmaceutical, dental,veterinary,and hos- pital solutions Metal dusts Mercury and mercury compounds Metals finishing solutions Oils Paints, pigments, primers,thinners, dyes, stains, wood preservatives,varnishing,and cleaning com- pounds Painting solvents PCBs Pesticides and herbicides Plastic resins,plasticizers, and catalysts Photo development chemicals Poisons Polishes Pool chemicals (Revised 6/05) 3-20.54 4-3-050S S. PIPELINE MATERIAL: 1. PIPELINE MATERIAL REQUIREMENT Pipe Diameter in Inches Suggested Material Considerations Pipe Material <4 4-8 10-12 14-20 24-30 36-54 Spec (See subsection S2) Ductile Iron, Rubber Gaskets Cement Mortar-Lined 1,2 1,2 1,2 1,2 1,2 AWWA C151, C104 abcdnopr Polyethylene-Lined 1,2 1,2 1,2 1,2 1,2 AWWA C151 abcdnopr . Ductile Iron, Nitrile Gaskets Cement Mortar-Lined 1,2 1,2 1,2 1,2 1,2 AWWA C151, C104 bcdinopr Polyethylene-Lined 1,2,3 1,2,3 1,2,3 1,2,3 1,2,3 AWWA C151 bcdeinopr PVC, Rubber Gasket Joints CL 150 or 200 1,2 1,2 1,2 AWWA C900 abjlnoprt SDR 35 1 1 ASTM D3034 PVC, Nitrile Gasket Joints 1,2,3 1,2,3 AWWA C900 bijlnoprt CL 150 or 200 PVC,Solvent Welded Joints 2,3 1,2,3 1,2,3 ASTM D1784, hjklnoprt Sch 80 D1785 Welded Steel, Rubber Gaskets Cement Mortar-Lined 1,2 1,2 1,2 1,2 1,2 AWWA C200, C205 abfghnopr Dielectric-Lined 1,2 1,2 1,2 1,2 1,2 AWWA C200, C210 abfghnopr Welded Steel,Welded Joints Cement Mortar-Lined 1,2 1,2 AWWA C200, C205 fghnopr Dielectric-Lined 1,2,3 1,2,3 AWWA C200, C210 fghnopr High Density Polyethylene Pipe 1,2 1,2 1,2 1,2 1 ASTM D1248 and hkpqu Corrugated High Density D3350 Polyethylene Pipe-Smooth 1 1 1 1 1 ASTM D1248 and kpqsu Interior AASHTO Slip Form Liner 4,5 4,5 4,5 4,5 4,5 ASTM D638 mnopqr PIPELINE SERVICE 1. Storm Sewer 2. Sanitary Sewer and Side Sewer 3. Leachate Pipeline 4. Rehab Existing Storm Sewer 5. Rehab Existing Sanitary Sewer 2. CONSIDERATIONS ON SELECTION OF PIPE MATERIALS The Utility maintains a list of materials meeting performance standards. Other materials meeting similar performance standards or developed as the result of new technology may be approved by the Utility. a. Rubber gaskets may be severely damaged by petroleum products, particularly in prolonged exposures to concentrated flows containing little or no storm water or sanitary sewage. In cases where heavy concentrations of petroleum products may be experienced, nitrile(Nitrile-Butadiene; i.e., NBR)gaskets should be used. b. Gasketed joints may not be leak-proof at zero or low pressures, if improperly installed. c. Mechanical joints may be less likely to leak at low pressures than push-on joints. d. May need protective coatings and/or cathodic protection against external corrosion. e. Considered most reliable gasket and lining material for ductile iron leachate pipeline. f. Very difficult to repair linings on inside of joints in pipe smaller than 24-inch diameter. g. Almost always needs protective coatings and cathodic protection against external corrosion. h. Properly made joints are considered leak-proof. i. Nitrile gaskets may require long delivery time. j. Requires special attention to bedding and backfill depth to avoid structural failure of pipe. 3 -20.55 (Revised 7/03) 4-3-050S • k. Large thermal expansion coefficient.May need to limit solvent welded joints to 4-inch and smaller pipe. May require careful evaluation of pipe installation temperature and temperature of piped liquids to ensure joint integrity. I. Pipe not available over 12-inch diameter. m. Slip form lining is available in 6-inch through 60-inch diameter for almost any pressure, if sufficient pipe cross- sectional area is available. n. Pressure grouts and gels are not acceptable for rehabilitation or patching of storm and sanitary sewers. o. Suitability of pipe lining and gasket material to resist chemical attack by conveyed fluids must be determined for each pipeline service considered. p. All storm and sanitary sewer manholes,catch basins,and inlets should be equipped with precast concrete bottom and sidewalls with rubber gasketed joints between sections,water-tight epoxy grout or other approved pipe entrances through walls, and approved waterproof coating of all interior floor and wall surfaces.Manholes, catch basins, and inlets should have no leakage when hydrostatically tested at atmospheric pressure. q. Has good resistance to a number of chemicals, petroleum products, and hydrogen sulfide corrosion. r. "Zero leakage"test requirement may be impossible to achieve under the best conditions for any pipe materials because trapped air may distort test results, even in a drop-tight pipe. Pressure and leakage test requirements should consider whether the pipe has steep slope or will stand full of liquid. Pipelines should be tested with the intent to prevent or minimize leakage.Air testing should not be allowed; hydrostatic testing should be as stringent as any found in the industry. Pipe materials, without regard for chemical attack, corrosion, or puncture, are generally ranked as follows, in decreasing order of liquid-tight reliability: • welded steel with welded joints • PVC with solvent welded joints • slip form liner • ductile iron with viton or rubber gaskets • welded steel with rubber gasketed joints • PVC with viton or rubber gasketed joints s. Joints should consist of"heat-shrink"wrap,standard corrugated coupling, and full pipe band clamps. t. The use of PVC may be restricted by other Utility policy in regards to depth of pipe cover. u. HDPE may be adversely affected by solvents;its use is not recommended where contact with solvents may occur. (Ord. 4851, 8-7-2000) (Revised 7/03) 3 -20.56 4-3-090B 4-3-060 (Reserved) C. MEETING SUMMARY: A summary of the meeting shall be mailed within seven(7)days of the meeting to the Development 4-3-070 (Reserved) Services Division and to all in attendance who re- quest, in writing, to receive the summary as well as parties that do not attend the meeting but re- 4-3-080 PUBLIC USE/"P" SUFFIX quest in writing to receive the summary. In addi- NOTIFICATION PROCEDURES: tion, the Development Services Division shall receive and keep the summary of the meeting in A. NOTICE REQUIRED: its preapplication files for future reference. The owner of any property designated with a"P" suffix shall be required to give written notice to the D. SPECIAL HEIGHT ALLOWANCES owners of all property within a three hundred foot FOR PUBLICLY OWNED STRUCTURES: (300') radius of the site involved, as well as all Any publicly owned structures on property desig- residents and/or businesses within a three hun- nated with a"P"suffix shall be allowed to develop dred foot (300') radius of the site or facility, at pursuant to the special height exceptions for such least sixty (60) days in advance of any of the fol- uses contained in RMC 4-2-110D, Condition 9, lowing: 4-2-110H, Condition 21, 4-2-120C, Condition 20, or 4-2-130B, Condition 13, as well as under the 1. A proposed change of use of the pre- Master Plan review regulations. (Ord. 4523, mises; 6-5-1995;Amd.Ord.4963,5-13-2002;Ord.5028, 11-24-2003) 2. A proposed change of the major tenant and/or tenant group using the premises if such a change is determined by the Planning/ 4-3-090 SHORELINE MASTER Building/Public Works Administrator or desig- PROGRAM REGULATIONS: nee to have probable major adverse impacts to the immediate surrounding area; or A. PROGRAM ADOPTED: The Shoreline Master Program, as issued and 3. Any proposed change of ownership of prepared by City of Renton Planning Commis- the premises. sion, of which one printed copy in book form has heretofore been filed and is now on file in the of- Such notice shall not be required if the proposed fice of the City Clerk and made available for ex- change has been identified in a Master Plan amination by the general public, is hereby adopted pursuant to the site development plan re- adopted as the Shoreline Master Program by the view regulations in chapter 4-9 RMC.The notice City of Renton. (Ord. 3758, 12-5-1983, Rev. shall also invite these neighborhood property 7-22-1985 (Min.), 3-12-1990 (Res. 2787), owners, residents and/or business persons to at- 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), tend an informational meeting in the area, hosted Ord. 4716, 4-13-1998) by the owner of the property or their representa- tive. (Ord. 5028, 11-24-2003) The following is an excerpt from the officially adopted Shoreline Master Program.The com- B. NOTICE CONTENT: plete Shoreline Master Program, including poli- The notices shall indicate that a summary of the cies, should also be consulted. (Ord. 4722, meeting shall be prepared by the owner or 5-11-1998) owner's agent at least thirty(30)days in advance of any of the above three(3)actions in subsection B. AUTHENTICATION, RECORD OF A of this Section, Notice Required. At least four- PROGRAM: teen (14) days in advance of the information The City Clerk is hereby authorized and directed meeting,the owner,agency, or organization host- to duly authenticate and record a copy of the ing the meeting shall give general notice of the above mentioned Shoreline Master Program to- meeting in a local newspaper having broad circu- gether with any amendments or additions thereto, lation in the area. This meeting is intended to ex- together with an authenticated copy of this Sec- plain the proposed changes and invite citizen tion. (Ord. 3094, 1-10-1977, eff. 1-19-1977) input. 3 -20.57 (Revised 2/04) 4-3-090C C. AMENDMENTS: 3. Lake Washington. Any and all amendments, additions or modifica- tions to said Master Program, shall be by ordi- 4. May Creek from the intersection of May nance. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 Creek and N.E. 31 st Street in the southeast (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. quarter of the southeast quarter of Section 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 32-24-5E WM downstream in a northeasterly 4-13-1998; Amd. Ord. 4633, 9-16-1996) direction to its mouth at Lake Washington. D. PURPOSES AND PRIORITIES: 5. Springbrook Creek from the Black River Each shoreline has its own unique qualities which on the north to SW 43rd Street on the south. makes it valuable, particularly Shorelines of Statewide Significance, which in Renton include 6. Black River. Lake Washington and the Green River. Prefer- ence is, therefore, given to the following uses in 7. The jurisdiction of this Master Program descending order of priority for shorelines of includes shorelines of the State as defined in statewide significance (as established by RCW subsection F of this Section. (Ord. 3758, 90.58.020): 12-5-1983, Rev.7-22-1985(Min.),3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 1. Recognize and protect the statewide in- 9-12-1993 (Min.), Ord. 4716, 4-13-1998) terest over local interest for shorelines of statewide significance. F. STATE OF WASHINGTON CLASSIFICATION OF WATER BODIES: 2. Preserve the natural character of the shorelines. 1. Shorelines of Statewide Significance: By State standards, the Green River and 3. Result in long-term over short-term ben- efits. 4. Protect the resources and ecology of the shorelines. 5. Increase public access to publicly owned areas of the shorelines. (Ord. 3758, 12-5-1983, Rev.7-22-1985(Min.),3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) 6. Increase recreational opportunities for the public in the shoreline. E. REGULATED WATER BODIES: Approximately eighteen (18) miles of shoreline in the City of Renton are under the jurisdiction of the Shoreline Management Act of 1971. These eigh- teen (18) miles of shoreline in the City of Renton are considered an extremely valuable resource not only to the City of Renton,but also to the State Metropolitan Area of which Renton is an integral part. In the City of Renton,the following bodies of water are regulated by the Act: 1. Cedar River. 2. Green River. (Revised 2/04) 3-20.58 4-3-090G Lake Washington are classified as Shorelines of Statewide Significance, and comprise ap- proximately 5.8 miles of the shorelines of the State regulated by the City of Renton. 2. Shorelines of the State: In addition,the shorelines of the Cedar River, Black River, Springbrook Creek, and May Creek are shorelines within the City. G. THREE (3) ENVIRONMENTS DESIGNATED BY CITY: 1. Names of Environments:Three (3) en- vironments, Natural, Conservancy, and Ur- ban,shall be designated to provide a uniform basis to apply policies and use regulations within distinctively different shoreline areas. 2. Basis for Designation:The environ- mental designation to be given any specific area shall be based on the existing develop- ment pattern,the biophysical capabilities and limitations of the area being considered for , development and the goals and aspirations of local citizenry. Shorelines have been catego- rized according to the natural characteristics and use regulations have been designated herein. 3. Map of Environments:The above infor- mation is illustrated in the following map. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) 3 -21 4-3-090G SHORELINE ENVIRONMENTS / / -.i.i, n ,,f.,-Ll-J 1,` —C? Cr�41 . r ' ENVIRONMENTS �:' `, Urban f, ;.- ' , E BOREN Conservancy r' ; 1 - ,ft- O ,�; O Natural •,.I.•.• Ct_-^� '- h.a' j \ _ ��� LAKEIIASNINCTON \ Y ! , `' t „,..I I.,_, ',...\\ . 7.r S .. _r u S. -;1 411,; N.r �. 4 III _.�� ..I,. PI ,c. J all: -i' t i , i 1'f, ;mot-,'{_ .n ` i I -� \, -i t I I I(`gill,. { `T i_ i fi 11 ' -�� --- lA 11! F 1 .\LF-qt:t ... , 111 I.(- . )1 r , ; ,4.,u is r �j ;.__.. 1 , J ` r } > f I — i rl --4 +4:-/ vat " ( }} itiii {-1,.- f` - �� I I �I1.t1!:' I ';l/f ,1. `��% `iCr)-1f`'Hi'i','1L�..� ,y `.1.. 1 E� `( r T I iiJhii • mo' i - E� ;' Ia Il'_, ' I ` '� l .--.1 .vr`N.--5>;:s. ').`v.-1`1.-) (c.t 3 -22 4-3-090G CITY OF RENTON ( , SHORELINE MASTER PROGRAM SPRINGBROOK CREEK SHORELINE BOUNDARY MAP 111 �' r -- - - �� r•J%�: 5 amlan Yi irsi ow: J u/II rof41J� Yr� ''''+ / , SW 12U'�1 ,.; III B AI Mg li ' .z rd \;... "sue p % _t Z.n WA fill " ' r Sw 1OM Si"' la7 S 91A E� ,' ID ., r I (/I iii cILi y C y y \II �_1 i''CI I },'Wag 7-4 1 \\ ro •N 271 r Sw 27.r.W.2Cdi �y 9 I_ 11 Ill. /a.ia^•k". If" �'41,g i"Y ! .a'q. +a ` ,y�Y C r�R 1 'C'(I y D§ 3 \144.1 �,v. ' StY:10UT� !;:l. ..A ��� Sry" 4 fi b Fit a 1- ' I f < 4>' % . ,.Sw m 5J1' • w / c F C � 4 ji I ®��BF r �� tel f ‘..,, r.///L SW 391h SI_ � �' �i +y III la. ,r,T, g4145 � _ l I SIT net sm , r`�.� t r' . ,AE 51. SW/Jrd 51. �1�1.ri 4 In * wry' isi v:rr'r- .J i ' �q, sl Mill U Urban Environment Conservancy Environment 2 PLANNINOIBURDINO/PUBLIC WORKS 0 1000 2000 .,_,C' NJA• Owle,D.ylmnkl,N.Dotson -' u. Wetlands ©7. � JurvYry 1BB� — Shoreline Boundary 1:12000 --- - — City Limits Note: This map depicts the approximate location of the Springbrook Creek shoreline boundary and associated wetlands governed by the Renton Shoreline Master Program. Application of the Renton Shoreline • Master Program to a property is determined on a site-specific basis by the Development Services Division utilizing the regulations and definitions In the Program and any site specific environmental .analysis. 3 -23 4-3-090H H. NATURAL ENVIRONMENT: 2. Areas to Be Designated as a Conser- vancy Environment: 1. Objective: The objective in designating a Natural environment is to protect and pre- a. Areas of high scenic value. serve unique and fragile shoreline or wetland environments in their natural state.The Natu- b. Valuable areas for wildlife habitat. ral environment is intended to provide areas of wildlife sanctuary and habitat preservation. c. Hazardous slope areas. (Ord.3758,12-5-1983, Rev.7-22-1985(Min.) 3-12-1990 (Res. 2787), 7-16-1990 (Res. d. Flood-prone areas. 2805) Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) e. Areas which cannot provide ade- quate utilities for intense development. 2. Areas to Be Designated as a Natural Environment: f. Areas with unique or fragile features. a. Areas that are unique or fragile. 3. Extent of the Conservancy Environ- ment:That portion of May Creek east of FAI- b. Floodway areas. 405 right-of-way and that portion of the south bank of the Cedar River, two thousand five 3. Extent of the Natural Environment: hundred feet(2,500')east of FAI-405 right-of- That portion of the north bank of the Black way, and that portion of Springbrook Creek River lying west of its confluence with Spring- beginning from approximately S.W. 27th brook Creek shall be designated Natural(see Street on the north to S.W.31 st Street on the the Shoreline Environment Map in subsection south, abutting City-owned wetlands in this G of this Section). area, and for that portion of the west side of the Creek in the vicinity of S.W. 38th Street 4. Acceptable Activities and Uses:The abutting the City's recently acquired Wet- only human activity that is acceptable is for lands Mitigation Bank shall be designated floodway drainage or storage. All other hu- Conservancy (see the Shoreline Environ- man activities including recreation are con- ment Map and the Springbrook Creek Shore- sidered inappropriate. line Boundary Map in subsection G of this Section). 5. Dedication for Flood Storage:The City of Renton recognizes that preservation of 4. Acceptable Activities and Uses: Activ- Natural shoreline areas can only be assured ities and uses considered to be acceptable in through public acquisition. Therefore, where a Conservancy environment are those of a private development is proposed in areas so nonconsumptive nature which do not de- designated, the City shall require dedication grade the existing character of the area.Uses as necessary for flood storage. that are to be predominant in a Conservancy environment are low-density residential, pas- I. CONSERVANCY ENVIRONMENT: sive agricultural uses such as pasture or range lands, and passive outdoor recreation. 1. Objective: The objective in designating a Conservancy environment is to protect, 5. Use Regulations in the Conservancy conserve, and manage existing areas with ir- Environment: replaceable natural or aesthetic features in essentially their native state, while providing a. Commercial Uses: Commercial for limited use of the area.The Conservancy uses shall be limited to home occupa- environment is intended to provide a pleasant tions,which shall be contained wholly break in the surrounding urban community. within the dwelling unit. This environment shall seek to satisfy a por- tion of the present and future needs of b. Fish and Game Reserve and Renton. Breeding Operations:Any such activity shall be allowed only by the Land Use • Hearing Examiner. 3 - 24 4-3-090J c. Industrial Uses:All industrial activi- 2. Areas to Be Designated as Urban En- ties are prohibited in a Conservancy en- vironment: vironment. a. Areas of High Intensity Land Use: d. Recreation Use: In the Conser- The Urban environment is an area of vancy environment,recreation uses shall high-intensity land use including residen- be limited to passive recreation. tial, commercial, and industrial develop- ment. The environment does not i. Permitted Uses: Public hiking necessarily include all shorelines within and bicycle trails, nonmotorized pub- an incorporated city, but is particularly lic fishing, public wading and swim- suitable to those areas presently sub- ming spots, public areas for nature jected to extremely intensive use pres- study, public picnic areas. sure, as well as areas planned to accommodate intensive urban expan- ii. Uses Allowed by Hearing Ex- sion. On certain shorelines planned for aminer: Public overnight camping future urban expansion,there should be areas. limitations based on the physical aspects of the site. e. Residential Uses: 3. Extent of the Urban Environment: All i. Permitted Uses: Low-density shorelines of the State regulated by the City single family residences. which are not designated as Conservancy or Natural are designated as Urban (see the ii. Prohibited Uses: Multi-family Shoreline Environment Map in subsection G residences of two (2) units or more. of this Section). f. Utilities: 4. Acceptable Use and Activities:All uses shall be allowed as indicated by subsection L i. Local Service Utilities:The nec- of this Section, Specific Use Regulations. essary local service utilities shall be permitted for approved activities and 5. Use Regulations in the Urban Environ- uses within the Conservancy envi- ment: ronment and shall be underground per City Code requirements. a. Water-Oriented Activities: Be- cause shorelines suitable for urban uses ii. Major Utilities: Major utilities are a limited resource,emphasis shall be may be allowed only by approval of given to development within already de- the Land Use Hearing Examiner and veloped areas and particularly to water- only if they cross the conservancy oriented industrial and commercial uses. area in the shortest feasible route. - b. Public Access: In this Master Pro- g. Roads: Necessary roads are permit- gram,priority is also given to planning for ted subject to the standards of subsec- public visual and physical access to wa- tion L15 of this Section, Roads and ter in the Urban environment. Identifying Railroads. • needs and planning for the acquisition of urban land for permanent public access J. URBAN ENVIRONMENT: to the water in the Urban environment shall be accomplished through the Mas- 1. Objective:The objective of the Urban ter Program. To enhance waterfront and environment is to ensure optimum utilization ensure maximum public use, industrial of shorelines within urbanized areas by pro- and commercial facilities shall be de- viding for public use,especially access to and signed to permit pedestrian waterfront along the water's edge and by managing de- activities where practicable, and the vari- velopment so that it enhances and maintains ous access points ought to be linked to • shorelines for a multiplicity of viable and nec- nonmotorized transportation routes such essary urban uses. as bicycle and hiking paths. 3 -25 4-3-090K K. GENERAL USE REGULATIONS FOR ii. Community Disturbances: • ALL SHORELINE USES: Noise, odors, night lighting, water and land traffic, and other structures 1. Applicability:This Section shall apply to and activities. all shoreline uses whenever applicable.Items included here will not necessarily be re- iii. Design Theme: Architectural peated in subsection L of this Section, Spe- styles, exterior designs, landscaping cific Use Regulations, and shall be used in patterns and other aspects of the the evaluation of all permits. overall design of a site shall be a uni- form or coordinated design, planned 2. Environmental Effects: for the purpose of visual enhance- ment as well as for serving a useful a. Pollution and Ecological Disrup- purpose. tion:The potential effects on water qual- ity, water and land vegetation, water life iv. Visually Unpleasant Areas: and other wildlife(including,for example, Landscaped screening shall be used spawning areas,migration and circulation to hide from public view any area that habits,natural habitats,and feeding),soil may impinge upon the visual quality quality and all other environmental as- of a site, for example, disposal bins, pects must be considered in the design storage yards, and outdoor work ar- plans for any activity or facility which may eas. have detrimental effects on the environ- ment. v. Outdoor Activities:Work areas, storage, and other activities on a site b. Burden on Applicant: Applicants in a residential area shall be in en- for permits must explain the methods that closed buildings, as is reasonably will be used to abate, avoid or otherwise possible, to reduce distractions and control the harmful effects. other effects on surrounding areas. Outdoor activities of commercial and c. Erosion: Erosion is to be controlled industrial operations shall be limited through the use of vegetation rather than to those necessary for the operation structural means where feasible. of the enterprise.Outdoor areas shall not be used for storage of more than d. Geology: Important geological fac- minimal amounts of equipment, tors—such as possible slide areas—on a parts, materials, products, or other site must be considered. Whatever activ- objects. ity is planned under the application for the development permit must be safe and 4. Public Access: appropriate in view of the geological fac- tors prevailing. a. Where possible, space and right-of- way shall be left available on the immedi- 3. Use Compatibility and Aesthetic Ef- ate shoreline so that trails, nonmotorized fects: bike paths, and/or other means of public • use may be developed providing greater a. The potential impact of any of the fol- shoreline utilization. lowing on adjacent, nearby, and possibly distant land and shoreline users shall be b. Any trail system shall be designed to considered in the design plans and ef- avoid conflict with private residential forts made to avoid or minimize detrimen- property rights. tal aspects: c. No property shall be acquired for • i. View Obstruction: Buildings, public use without just compensation to smokestacks, machinery, fences, the owner. piers, poles,wires, signs, lights, and other structures. 5. Facility Arrangement—Shoreline Ori- entation: Where feasible, shoreline develop- 3 -26 4-3-090L ments shall locate the water-dependent, ii. Tie-down areas should be no water-related and water-enjoyment portions closer than twenty feet(20')from the of their developments along the shoreline and ordinary high water mark of the place all other facilities inland. shoreline for aircraft. 6. Landscaping:The natural and proposed d. Seaplane Bases (Commercial): landscaping should be representative of the indigenous character of the specific types of i. Docks and Tie Down Areas: waterway (stream, lake edge, marshland) Docks for the mooring of seaplanes and shall be compatible with the Northwest are permitted. Seaplanes may be image.The scenic, aesthetic, and ecological stored on the dock or ramps. qualities of natural and developed shorelines should be recognized and preserved as valu- ii. Tie-down areas may be pro- able resources. vided on seaplane ramps. 7. Unique and Fragile Areas: Unique fea- e. Landscaping:Landscaping shall be tures and wildlife habitats should be pre- required around parking areas in accor- served and incorporated into the site. Fragile dance with City regulations. The land- areas shall be protected from development scaping shall be compatible with the and encroachment. activities and characteristics of aircraft in that it should be wind resistant, low pro- L. SPECIFIC USE REGULATIONS: file, and able to survive under adverse conditions. 1. Airports and Seaplane Bases: f. Services: Services or aircraft shall a. Airport Location: A new airport conform to FAA standards,which include shall not be allowed to locate within the fuel,oil spill clean-up,safety and firefight- shoreline. However, an airport already lo- ing equipment, and vehicle and pedes- cated within a shoreline shall be permit- trian separation. ted to upgrade and expand its facilities provided such upgrading and expansion 2. Aquaculture: would not have a detrimental effect on the shoreline. a. Location: Aquaculture operations may be located on streams and rivers, b. Location of Seaplane Bases: EXCEPT in Natural and Conservancy en- vironments and along urban areas devel- i. Private Seaplane Bases: A sin- oped with residential uses. gle private seaplane is permitted per residence. b. Time:Facilities shall be allowed on a temporary basis only. ii. Commercial Seaplane Bases: New commercial seaplane bases c. Design and Construction:All struc- may be allowed in industrial areas tures over or in the water shall meet the provided such bases are not contigu- following restrictions: ous to residential areas. i. They shall be securely fastened c. Airport Facilities: to the shore. i. Future hangars should be set ii. They shall be designed for a min- back a minimum of twenty feet (20') imum of interference with the natural from the ordinary high water mark of systems of the waterway including, the shoreline and shall be designed for example, water flow and quality, and spaced to allow viewing of air- fish circulation,and aquatic plant life. port activities from the area along the water's edge. 3 -27 4-3-090L iii. They should not prohibit or re- b. When Permitted: A bulkhead may strict other human uses of the water, be permitted only when: such as swimming and/or boating. i. Required to protect upland areas iv. They shall be set back appropri- or facilities. ate distances from other shoreline uses, if potential conflicts exist. ii. Riprap cannot provide the neces- sary protection. 3. Boat-Launching Ramps: • iii. The bulkhead design has been a. Site Appropriateness—Water engineered by an appropriately State Characteristics:Water depth should be licensed professional engineer, and deep enough off the shore to allow use by the design has been approved by the boats.Water currents and movement and Renton Department of Public Works. normal wave action shall be suitable for ramp activity. c. Associated Fill: A bulkhead for the purpose of creating land by filling behind b. Site Appropriateness—Topogra- the bulkhead shall be permitted only phy: The proposed area should not when the landfill has been approved.The present major geological or topographi- application for a bulkhead shall be In- cal obstacles to construction or operation cluded in the application for the landfill in of the ramp. Site adaptation such as this case. (See subsection L8 of this Sec- dredging shall be minimized. tion, Landfills.) c. Dimensions and Location: The d. General Design Requirements: ramp should be designed so as to allow for ease of access to the water with mini- i. The burden rests upon the appli- mal impact on the shoreline and water cant for the permit to propose a spe- surface. cific type of bulkhead design which has been engineered by an appropri- d. Ramp Surface Material:The sur- ately State licensed professional en- face of the ramp may be concrete, pre- gineer. cast concrete, or other hard permanent substance. The material shall be perma- ii. All approved bulkheads are to be nent and noncontaminating to the water. constructed in such a manner as to Loose materials, such as gravel or cin- minimize damage to fish and shell ders, will not be used.The material cho- fish habitat. In evaluating the applica- sen shall be appropriate considering the tion for a proposed bulkhead,the De- following conditions:Soil characteristics, velopment Services Division shall erosion,water currents,waterfront condi- consider the effect of the bulkheads tions, and usage of the ramp. on public access to publicly owned shorelines. Where possible, bulk- e. Review Required: Engineering de- heads are to be designed so as not to sign and site location approval shall be detract from the aesthetic qualities of obtained from the appropriate City de- the shoreline. partment. iii. Bulkheads are to be constructed 4. Bulkheads: in such a manner as to minimize al- terations of the natural shoreline and a. Applicability and Exemption: All to minimize adverse effects on bulkheads are subject to the regulations nearby beaches. set forth in this Master Program, except that bulkheads common to a single family iv. In cases where bulkheading is residence are exempted from the permit permitted, scientific information sug- system set forth in this Master Program gests a rock riprap design is pre • - and Building Code. ferred. The cracks and openings in 3 -28 4-3-090L such a structure afford suitable habi- 6. Dredging: tats for certain forms of aquatic life. If there is determined to be a severe a. Definition: The removal of earth or rate population, consideration must sediment from the bottom or banks of a be given to construction of a solid body of water. bulkhead to eliminate cracks and openings typical to a riprap structure. b. Permitted Dredging: Dredging is to be permitted only when: 5. Commercial Developments: i. Dredging is necessary for flood a. Location of Developments: control purposes, if a definite flood hazard would exist unless dredging i. New commercial developments were permitted. are to be encouraged to locate in those areas where current commer- ii. Dredging is necessary to correct cial uses exist. problems of material distribution and water quality, when such problems ii. New commercial developments are adversely affecting aquatic life or on Lake Washington which are nei- recreational areas. ther water-dependent, nor water-re- lated, nor water-enjoyment, nor iii. Dredging is necessary to obtain which do not provide significant pub- additional water area so as to de- lic access to and along the water's crease the intrusion into the lake of a edge will not be permitted upon the public, private or marina dock. This shoreline. type of dredging may only be allowed if the following conditions are met: b. Incorporation of Public Recre- The water of the dredged area shall ational Opportunities: Commercial de- not be stagnant or polluted; and the velopments should incorporate recre- water of the dredged area shall be ational opportunities along the shoreline capable of supporting aquatic life. for the general public. iv. Dredging may be permitted c. View Impacts: The applicant for a where necessary for the develop- shoreline development permit for a new ment and maintenance of public commercial development must indicate shoreline parks and of private shore- in his application the effect which the pro- lines to which the public is provided posed commercial development will have access. Dredging may be permitted upon the scenic view prevailing in the where additional public access is given area. Specifically,the applicant provided and/or where there is antic- must state in his permit what steps have ipated to be a significant improve- been taken in the design of the proposed ment to fish or wildlife habitat, commercial development to reduce to a provided there is no net reduction minimum interference with the scenic upon the surface waters of the lake. view enjoyed by any significant number of people in the area. v. Dredging may be permitted to maintain water depth and navigabil- d. Setback: A commercial building ity. should be located no closer than fifty feet (50') to the ordinary high water mark; vi. Dredging is performed pursuant however,the Land Use Hearing Exam- to a remedial action plan, approved iner may reduce this requirement through under authority of the Model Toxics the variance process for good reason for Control Act or pursuant to other au- those structures that allow public access thorization by the Department of to and along the water's edge. Ecology, U.S. Army Corps of Engi- neer or other agency with jurisdic- tion. 3 -29 4-3-090L c. Prohibited Dredging: adjacent banks for access to the dredging area, the responsibility i. Dredging is prohibited in unique rests with the applicant to propose or fragile areas (see RMC 4-11-210) and carry out a method of restoration except for the purposes identified in of the disturbed area to a condition subsection L7a of this Section where minimizing erosion and siltation. appropriate Federal and/or State au- thorization has been received, and vi. Adjacent Properties: The re- any required environmental review sponsibility rests with the applicant to and mitigation is conducted. demonstrate a method of eliminating or preventing conditions that may: ii. Dredging solely for the purpose of obtaining fill or construction mate- • Create a nuisance to the public rial, which dredging is not directly re- or nearby activity. lated to those purposes permitted in subsection L7a of this Section,is pro- • Damage property in or near the hibited. area. d. Regulations on Permitted Dredg- • Cause substantial adverse effect ing: to plant, animal, aquatic or hu- man life in or near the area. i. Report by Engineer Required: All proposed dredging operations • Endanger public safety in or near shall be planned by an appropriate the area. State licensed professional engineer. An approved engineering report shall vii. Contamination:The applicant be submitted to the Renton Develop- shall demonstrate a method to con- ment Services Division as part of the trol contamination and pollution to application for a shoreline permit. water, air, and ground. ii. Applicant's Responsibility: viii. Disposal of dredged mate- The responsibility rests solely with rial:The applicant shall demonstrate the applicant to demonstrate the ne- a method of disposing of all dredged cessity of the proposed dredging op- material. Dredged material shall not eration. be deposited in a lake or stream ex- cept if the material is approved as iii. Minimal Adverse Effect: The part of a contamination remediation responsibility further rests with the project approved by appropriate applicant to demonstrate that there State and/or Federal agencies. In no will be a minimal adverse effect on instance shall dredged material be aquatic life and/or on recreational ar- stockpiled in a shoreland area. If the eas. dredged material is contaminant or pollutant in nature,the applicant shall iv. Timing:The timing of any propose and carry out a method of dredging operation shall be planned disposal that does not contaminate so that it has minimal impact or inter- or pollute water, air, or ground. ference with fish migration. 7. Industrial Development: v. Adjacent Bank Protection: When dredging bottom material of a a. When Permitted: Industrial devel- body of water,the banks shall not be opments are to be permitted only when: disturbed unless absolutely neces- sary.The responsibility rests with the i. They are water-dependent, wa- applicant to propose and carry out ter-related or they provide reason- practices to protect the banks. If it is able public access to and along the absolutely necessary to disturb the water's edge. New industrial devel- 3 - 30 4-3-090L opments on Lake Washington which iii. When in a public use area, land- are neither water-dependent,norwa- fill would be advantageous to the ter-related shall provide significant general public; or public access. iv. When repairs or modifications ii. They minimize and cluster those are required for existing bulkheads water-dependent and water-related and fills; or portions of their development along the shoreline and place inland all fa- v. When landfill is required for flood cilities which are not water-depen- control purposes; or dent;.and, vi. When a landfill is part of a reme- iii. Any over-water portion is water- dial action plan approved by the De- dependent, is limited to the smallest partment of Ecology pursuant to the reasonable dimensions, and is ap- Model Toxics Control Act, or other- proved by the Land Use Hearing Ex- wise authorized by the Department of aminer; and, Ecology, U.S. Army Corps of Engi- neers, or other agency with jurisdic- iv. They are designed in such man- tion. ner as to enhance the scenic view; and, vii. Justification for landfill for any other purpose than those listed in v. It has been demonstrated in the subsections L8a(i)through(vi)of this permit application that a capability Section will be allowed only with prior exists to contain and clean up spills approval of the Land Use Hearing or discharges of pollutants associ- Examiner. ated with the industrial development. 9. Marinas: b. Setbacks: Industrial structures shall be set back twenty five feet (25') mini- a. When Permitted: Marinas shall be mum from the ordinary high water mark. permitted only when: 8. Landfills: i. Adequate on-site parking is avail- able commensurate with the moor- a. When Permitted: Landfills shall be age facilities provided. (See permitted in the following cases: subsection L9b(vi) of this Section.) i. For detached single family resi- ii. Adequate water area is available dential uses, when the property is lo- commensurate with the actual moor- cated between two(2) existing age facilities provided. bulkheads,the property may be filled to the line of conformity provided the iii. The location of the moorage fa- fill does not exceed one hundred cilities is convenient to public roads. twenty five feet(125')in length along the ordinary high water mark and b. Design Requirements: thirty five feet (35') into the water, and provided the provisions of RMC i. Marinas are to be designed in the 4-9-19014b(i) through 4-9-19014b(vi) manner that will minimize adverse ef- are satisfactorily met; or fects on fish and shellfish resources and be aesthetically compatible with ii. When a bulkhead is built to pro- adjacent areas. tect the existing perimeter land, a landfill shall be approved to bring the ii. Marinas utilized to overnight and contour up to the desired grade; or long-term moorage are not to be lo- cated in shallow-water embayments with poor flushing action. 3 -31 4-3-090L iii. Applications for permits for ma- at the surface of the earth, mining by the rina construction are to be evaluated auger method, and production of surface for compliance with standards pro- mining refuse.The surface mining shall mulgated by Federal,State,and local not include reasonable excavation or agencies. grading conducted for farming, on-site road construction,or on-site building con- iv. Marinas and other commercial struction. boating activities are to be equipped with receptacles to receive and ade- 11. Parking: quately dispose of sewage, waste, rubbish, and litter from patrons' a. Public Parking: In order to encour- boats. age public use of the shoreline, public parking is to be provided at frequent loca- v. Applications for development tions. Public parking facilities should be permits for the construction of marl- discouraged along the water's edge. nas must affirmatively indicate that Public parking facilities are to be de- the marina will be equipped to con- signed and landscaped to minimize ad- tain and clean up any spills or dis- verse impact upon the shoreline and charges of pollutants associated with adjacent lands and upon the water view. boating activities. b. Private Parking: Private parking fa- vi. Parking should be provided in cilities are to be located away from the accordance with the following ratio: water's edge where possible. private and public marinas:two (2) per three (3) slips;private marina as- 12. Piers and Docks: sociated with residential complex: one per(3) slips. a. Purpose:To establish approval and design criteria. vii. Special designated loading ar- eas should be provided near piers in b. Fees Prohibited: No fees or other the amount of one parking space per compensation may be charged for use by twenty five (25) slips; all other park- nonresidents of piers or docks accessory ing areas are to be located one hun- to residences. dred feet (100') from the ordinary high water mark. c. General Design Requirements: c. Location of Marinas: i. Minimize Interference: Piers and docks shall be designed to mini- i. Marinas shall be permitted only mize interference with the public use upon Lake Washington. Marinas of the water surface and shoreline. must provide adequate access,park- ing, and surface water area in rela- ii. Floating Docks: The use of tion to the number of moorage floating docks in lieu of other types of spaces provided. docks is to be encouraged in those areas where scenic values are high 10. Mining: and where substantial conflicts with recreational boaters and fishermen a. All mining, including surface mining, will not be created. shall be prohibited. iii. Expansion Encouraged: The b. Surface mining shall mean all or any expansion of existing piers and part of the process involved in extraction docks is encouraged over the con- of minerals by removing the overburden struction of new facilities. and mining directly from the mineral de- posits thereby exposed, including open iv. General Criteria for Approval pit mining of minerals naturally exposed of Docks and Piers: The responsi- 3 -32 4-3-090L bility rests upon the applicant to affir- als, petrochemicals and other pollut- matively demonstrate the need for ants from entering surface water the proposed pier or dock in his appli- during and after construction. cation for a permit.The approval of a new dock or pier.or a modification or d. Allowable Types of Piers and extension of an existing dock or pier Docks: Permits for the following con- shall include a finding that the follow- struction of piers or docks will be allowed: ing criteria have been met: i. Piers and docks which provide for • The dock or pier length does not public recreational access and use or extend beyond a length neces- marinas. sary to provide reasonable and safe moorage. ii. Community piers and docks in new major waterfront subdivisions. • The dock or pier does not inter- fere with the public use and en- iii. Piers and docks which are con- joyment of the water nor create a structed for private joint use by two hazard to navigation. (2) or more waterfront property own- ers. • The dock or pier will not result in the unreasonable interference iv. Private single family residence with the use of adjacent docks piers and docks. and/or piers; and v. Community piers and docks for • The dock or pier must comply multi-family residence including with the design criteria specified apartments, condominiums, or simi- in the following sections. lar developments. v. Construction Type: All piers vi. Water-dependent commercial and docks shall be built of open pile and industrial uses. construction except that floating docks may be permitted where there e. Design Criteria for Single Family is no danger of significant damage to Docks and Piers: an ecosystem, where scenic values are high, and where one or more of i. Number:There shall be no more the following conditions exist: than one pier per developed water- front lot or ownership. • Extreme water depth, beyond the range of normal length piling. ii. Dock Size Specifications: The following dock specifications shall be • A soft bottom condition, provid- allowed: ing little support for piling. • Length:The dock may extend to • Ledge rock bottom that renders it a maximum of eighty feet(80') not feasible to install piling. beyond the ordinary high water line into the water or until a depth vi. Safety:All piers and docks shall of twelve feet (12') below the be constructed and maintained in a mean low water mark,whichever safe and sound condition. • is reached first. However, in no case shall a dock of less than vii. Protection from Toxic Materi- fifty feet (50') in length be re- als: Applicants for the new construc- quired. tion or extension of piers and docks or the repair and maintenance of ex- • Width:The maximum width of a isting docks shall use materials and dock shall be eight feet (8'). methods which prevent toxic materi- 3 -33 4-3-090L • Location: No portion of a pier or specified below under subsec- dock for the sole use of a private tion L12i of this Section once an single family residence may lie individual has failed to work with closer than five feet(5')to an ad- an adjacent property owner in jacent property line. establishing a joint use dock. • Extension: One extension of a f. Design Criteria for Multi-Family dock parallel to the shoreline or Residence Docks: one float may be allowed pro- vided such extension is not lo- i. Resident Moorage: Moorage at cated closer that five feet (5') the docks shall be limited to residents from a side lot line or exceed one or owner of the subdivision, apart- hundred (100) square feet in ments, condominiums or similar de- size. velopments for which the dock was built. iii. Joint Use Piers and Docks: ii. Maximum Number of Berthing • Location: A joint use dock may , Spaces:The ratio of moorage berths be constructed for two (2) contig- to residential units shall be one berth uous waterfront properties and for every two (2)dwelling units. may be located on a side prop- erty line or straddling a side iii. Length of Multiple Family Pier property line, common to both or Dock: Multiple family piers and properties. docks shall not exceed a length of one hundred eighty feet (180') into • Agreement:A joint use owner- the water beyond the ordinary high ship agreement or covenant water mark, except as may be al- shall be prepared with the appro- lowed under subsection L12i of this priate signatures of the property Section. owners in question and recorded with the King County Assessor's g. Design Criteria for Recreational, Office. A copy of the recorded Commercial and Industrial Docks:The agreement shall be provided to following dock specifications shall be al- the City. Such document should' lowed: specify ownership rights and maintenance provisions. i. Length and Depth: Unless oth- erwise determined or directed by any • Dock Size Specifications:Joint State agency having jurisdiction, the use docks and piers may extend dock may extend into the water one to eighty feet(80')beyond the or- hundred fifty feet (150'); if the depth dinary high water mark or to a of thirty feet(30') is not reached,the depth of twelve feet (12'), which- dock may be extended until a depth ever is reached first. of thirty (feet 30') is reached, pro- vided the dock does not exceed two • Joint use docks and piers may hundred fifty feet (250'); and in the not exceed a maximum width of case of a marina adjacent to a desig- twelve feet (12'). nated harbor area,docks and associ- ated breakwaters may extend to the • Joint use docks and piers may greater of (a)the distance deter- be allowed one pier extension or mined pursuant to the foregoing crite- float a maximum of one hundred ria, (b) the inner harbor line, or(c) fifty (150) square feet in size for such point beyond the inner harbor each owner. line as is allowed by the terms of a lease, license or other formal autho- • Requests for greater dock rization approved by the Washington length may only be submitted as State Department of Natural Re- 3 - 34 4-3-090L sources or other agency with jurisdic- beyond the ordinary high water tion. mark, except public recreation floats. ii. Width:The maximum width shall be twelve feet (12'). i. Variance to Dock and Pier Dimen- sions: Requests for greater dock and iii. Location: Docks shall be pier dimensions than those specified placed no closer than thirty feet(30') above may be submitted as variance ap- to a side property line. plications to the City's Land Use Hearing Examiner. Any greater dimension than iv. Piers or Docks Associated those listed above may be allowed by the with City Trails: Docks or piers Land Use Hearing Examiner for good which are associated or linked with reason,which shall include,but is not lim- City trails shall be no greater than ited to, conditions requiring greater dock necessary to serve the intended pur- dimensions.The Examiner, in approving pose and will be determined by the a variance request,shall include a finding City on a case-by-case basis. that a variance request compiles with: h. Use of Buoys and Floats: i. The criteria listed in subsection L12c of this Section when approving i. Buoys and Floats Encouraged: such requests; and Where feasible,the use of buoys and floats for moorage, as permitted be- ii. The criteria specified in RMC low under subsection L12h(ii) of this 4-9-19014. Section, may be allowed as an alter- native to the construction of piers and 13. Recreation: docks. Such buoys and floats are to be placed as close to shore as possi- a. Definition:The refreshment of body ble in order to minimize hazards to and mind through forms of play, amuse- navigation, including reflectors for ment or relaxation. The recreational ex- nighttime visibility. In no case shall a perience may be active, such as boating, buoy be located further from the fishing, and swimming, or may be pas- shoreline than the allowable length sive,such as enjoying the natural beauty for docks. of the shoreline or its wildlife. ii. Requirements: Floats shall be b. Public Recreation: Public recre- allowed under the following condi- ation uses shall be permitted within the tions: shoreline only when the following criteria are considered: • Floats shall be anchored to allow clear passage on all sides by i. Accessibility to the water's edge small watercraft. is provided consistent with public safety needs and in consideration of • Floats shall not exceed a maxi- natural features. mum of one hundred (100) square feet in size. A float pro- ii. Recreational development shall posed for joint use between adja- be of such variety as to satisfy the di- cent property owners may not versity of demands of the local corn- exceed one hundred fifty (150) munity; and square feet per residence. iii. Just compensation is provided • A single family residence may to the owner for property acquired for only have one float. the public use; and • Floats shall not exceed a length iv. It is designed to avoid conflicts of fifty feet (50') into the water with owner's legal property rights and 3 -35 4-3-090L create minimum detrimental impact of Lake Washington, significant public • on the adjoining property; and access shall be provided. v. It provides parking spaces to 15. Roads and Railroads: handle the designed public use, and it will be designed to have a minimum a. Scenic Boulevards: Shoreline impact on the environment. roadways should be scenic boulevards where possible c. Private Recreation: Private recre- ational uses open to the public shall be b. Sensitive Design: Roadways lo- permitted only when the following stan- cated in shoreland areas should be lim- dards are met: ited and designed and maintained to • • prevent soil erosion and to permit natural i. There is reasonable public ac- movement of groundwater. cess to the recreational uses, includ- ing access along the water's edge c. Debris Disposal: All debris and where appropriate. In the case of other waste materials from construction Lake Washington, significant public are to be disposed of in such a way as to access shall be provided. prevent their entry by erosion into any water body. ii. The proposed facility will have no significant detrimental effects on ad- d. Road Locations: Road locations jacent parcels; and are to be planned to fit the topography, where possible, in order that minimum al- iii. Adequate, screened, and land- teration of existing natural conditions will scaped parking facilities that are sep- be necessary. arated from pedestrian paths are • provided. 16. Stream Alteration: 14. Residential Development: Floating a. Definition: Stream alteration is the residences are prohibited. Residential devel- relocation or change in the flow of a river, opments shall be allowed only when: stream or creek. A river, stream or creek is surface water runoff flowing in a natural a. Adequate public utilities are avail- or modified channel. able; and b. Permitted Stream Alteration: b. Residential structures are set back inland from the ordinary high water mark i. Unless otherwise prohibited by a minimum of twenty five feet (25') or subsection L16c of this Section, consistent with setback provisions of the stream alteration may be allowed Renton Municipal Code, whichever pro- subject to the regulations in subsec- vides the greater setback; and tion L16d of this Section. c. Density shall not increase beyond ii. Stream alteration may be permit- the zoning density outlined in the Renton ted if it is part of a public flood hazard Comprehensive Plan and Zoning Code. reduction/habitat enhancement project approved by appropriate d. New residential developments shall State and/or Federal agencies. be encouraged to provide public access. Unless deemed inappropriate due to c. Prohibited Stream Alteration: health,safety or environmental concerns, new multi-family, condominium, planned i. Stream alteration is prohibited in unit developments, and subdivisions ex- unique and fragile areas, except if cept short plats, shall provide public ac- the stream alteration is part of a pub- cess along the water's edge; in the case lic flood hazard reduction/habitat en- hancement project approved by 3 -36 4-3-090L appropriate State and/or Federal i. Provisions for maintenance oper- agencies. ation and emergency access have been provided. ii. Stream alteration solely for the purpose of enlarging the developable ii. They link water access points portion of a parcel of land or increas- along the shoreline,or they link water ing the economic potential of a parcel access points along the shoreline of land is prohibited. with upland community facilities. iii. Stream alteration is prohibited if iii. They are designed to avoid con- it would be significantly detrimental to flict with private property rights and to • adjacent parcels. create the minimum objectionable ' impact on adjacent property owners. d. Regulations on Stream Alteration: (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990(Res. i. Engineering: All proposed 2787), 7-16-1990 (Res. 2805), stream alterations shall be designed 9-12-1993 (Min.), Ord. 4716, by an appropriately State licensed 4-13-1998) professional engineer. The design shall be submitted to the Develop- iv. Just compensation is provided ment Services Division as part of the to the owner for property to be ac- application. quired by the public. ii. Applicant's Responsibility: v. They insure the rights and pri- The responsibility rests solely with .vacy of the adjoining property own- the applicant to demonstrate the ne- ers. cessity of the proposal. vi. Over-water structures required iii. Timing: The timing and the by the trails are determined to be in methods employed will have minimal the public interest. adverse effects on aquatic life. vii. They are designed with a sur- iv. Pollution: Pollution is to be min- face material which will carry the ac- imized during and after construction. tual user loads and will have a minimum impact on the environment. v. Low Flow Maintenance:The project must be designed so that the 18. Utilities: low flow is maintained and the es- cape of fish at low water is possible. a. Native Vegetation:The native vege- tation shall be maintained whenever pos- vi. Over-Water Cover: No perma- sible.When utility projects are completed nent over-water cover or structure in the water or shoreland, the disturbed shall be allowed unless it is in the area shall be restored and landscaped as public interest. nearly as possible to the original condi- tion, unless new landscaping is deter- 17. Trails: mined to be more desirable. a. Definition: For the purposes of the b. Landscaping:All vegetation and Shoreline Master Program,trails are a screening shall be hardy enough to with- nonmotorized transportation route de- stand the travel of service trucks and sim- signed primarily for pedestrians and bicy- filar traffic in areas where such activity clists. occurs. b. Permitted Uses:Trail uses shall be c. Screening of Public Utilities:When • permitted within the shoreline, when the a public utility building, telephone ex- following standards are met: change, sewage pumping operation or a 3 -37 4-3-090L public utility is built in the shoreline area, iii. Petro-chemical or toxic material the requirements of this Master Program pipelines shall have automatically shall be met and the following screening controlled shutoff valves at each side requirements shall be met. If the require- of the water crossing. ments of subsection L18a of this Section, Native Vegetation, and the requirements iv. All petro-chemical or toxic mate- of this subsection are in disagreement, rial pipelines shall be constructed in the requirements of this subsection shall accordance with the regulations of take precedence. the Washington State Transportation Commission and subject to review by i. If the installation is housed in a the City Public Works Department. building, the building shall conform architecturally with the surrounding e. Major Utilities—Specifications: buildings and area or with the type of building that will develop due to the i. Overhead High Voltage Power zoning district. Lines: Structure of overhead power lines should be single-pole type or ii. An unhoused installation on the other aesthetically compatible de- ground or a housed installation that sign. Joint use docks and piers may does not conform with subsection extend to eighty feet(80')beyond the L18c(i) of this Section shall be sight ordinary high water mark or to a screened with evergreen trees, depth of twelve feet(12'),whichever shrubs, and landscaping planted in is reached first. sufficient depth to form an effective and actual sight barrier within five (5) ii. Electrical Distribution Substa- years. tions: Electrical distribution substa- tions shall be at a shoreland location iii. An unhoused installation of a only when the applicant proves there dangerous nature,such as an electri- exists no other site out of the shore- cal distribution substation, shall be land area and when the screening re- enclosed with an eight foot (8') high quirements of subsection L18c of this open wire fence. Such installations Section are met. shall be sight screened with ever- green trees,shrubs,and landscaping iii. Communications:This Section planted in sufficient depth to form an applies to telephone exchanges in- effective and actual sight barrier ex- cluding radar transmission installa- cept at entrance gate(s), within five tions, receiving antennas for cable (5) years. television and/or radio,and any other facility for the transmission of com- d. Special Considerations for Pipe- munication systems. Communica- lines: Installation and operation of pipe- tions installations may be permitted lines shall protect the natural conditions in the shoreline area only when there of adjacent watercourses and shorelines. exists no feasible site out of the shoreline and water area and when i. Water quality is not to be de- the screening requirements of sub- graded to the detriment of marine life section L18c of this Section are met. nor shall water quality standards be In an aesthetic interest,such installa- violated. tions shall be located as far as possi- ble from residential,recreational,and ii. Native soils shall be protected commercial activities. from erosion and natural conditions restored. Watercourse banks and iv. Pipeline Utilities:All pipeline bottoms shall be protected, where utilities shall be underground. When necessary, with suitable surface underground projects are completed treatment. on the bank of a water body or in the shoreland or a shoreline,the dis- 3 -38 4-3-090M turbed area shall be restored to the Pretreatment of storm runoff or diver- original configuration. Underground sion to sanitary sewers may be re- utility installations shall be permitted quired to keep deleterious substanc- only when the finished installation es out of neighboring watercourses. shall not impair the appearance of Storm sewer sizes and specifications such areas. shall be determined by the Public Works Department in accordance v. Public Access:All utility compa- with A.P.W.A. guidelines. nies shall be asked to provide pedes- trian public access to utility owned iv. Discharges of Pollutants and shorelines when such areas are not Petroleum Products: potentially hazardous to the public. Where utility rights-of-way are lo- • Agency Review: Discharges of cated near recreational or public use pollutants into watercourses and areas, utility companies shall be en- groundwater shall be subject to couraged.to provide said rights-of- the Washington State Depart- way as parking or other public use ar- ment of Ecology, Corps of Engi- eas for the adjacent public use area. neers, and the Environmental Protection Agency for review of vi. All-Inclusive Utility Corridor: permits for discharge. When it is necessary for more than one major utility to go along the same • Oil Separations: These units general route, the common use of a shall be required at sites that single utility right-of-way is strongly have oil waste disposal into san- encouraged. It would be desirable to itary or storm sewer.These units include railroad lines within this right- shall be built to Municipality of of-way also. Metropolitan Seattle(METRO)or State of Washington Department f. Local Service Utilities, Specifica- of Public Health specifications. tions: • Petroleum Bulk Storage and i. Waterlines: Sizes and specifica- Distribution: Petroleum facili- tions shall be determined by the Pub- ties shall hereafter not be al- lic Works Department in accordance lowed. with American Water Works Associa- tion (AWWA) guidelines. g. All-Inclusive Utility Tunnels: For the distribution of local utilities, utility tun- ii. . Sanitary Sewer: The existence nels under the street right-of-way are rec- or use of outhouses or privies is pro ommended to carry all local utility hibited.All uses shall hook to the mu- services. For new development, the tun- nicipal sewer system.There shall be nel could be built at the time of road con- no septic tanks or other on-site sew- struction. The tunnel would include all age disposal systems. Storm drain- utility services, both public and private, age and pollutant drainage shall not necessary for use in the public right-of- . enter the sanitary sewer system. way,such as wiring for street lighting and During construction phases, corn- water lines for fire hydrants and all utility mercial sanitary chemical toilets may services necessary for the private uses of be allowed only until proper plumbing the area. (Ord. 3758, 12-5-1983, Rev. facilities are completed. All sanitary 7-22-1985(Min.),3-12-1990(Res.2787), sewer pipe sizes and materials shall 7-16-1990(Res.2805),9-12-1993(Min.), be approved by the Renton Planning/ Ord. 4716, 4-13-1998) Building/Public Works Department and METRO. M. VARIANCES AND CONDITIONAL USES: iii. Storm Sewers: A storm sewer See RMC 4-9-1901. (Ord.4722, 5-11-1998) drainage system shall be required. 3- 39 (Revised 5/08) 4-3-090N N. AMENDMENTS TO SHORELINE b. Enhance the general appearance of MASTER PROGRAM: the City; 1. Time: The City shall review this Master c. Encourage creativity in building and Program every four(4) years hereafter, or site design; sooner if necessary. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. d. Achieve predictability, balanced with 2787), 7-16-1990 (Res. 2805), 9-12-1993 flexibility; and (Min.), Ord. 4716, 4-13-1998) e. Consider the individual merits of pro- 2. Review Process: Any amendments to posals. this Master Program shall be reviewed first by • the Planning Commission, which shall con- 2. Create design standards and guidelines duct one public hearing on the proposed specific to District'A'that ensure design qual- amendment.The Planning Commission shall ity of structures and site development imple- make a recommendation to the City Council, menting the City of Renton's Comprehensive which may hold one public hearing before Plan Vision for portions of the Urban Center— making a determination. Any proposed Downtown zoned Center Downtown and amendment shall be submitted to the Wash- Residential Multi-Family Urban Center. This ington State Department of Ecology for ap- Vision is of a downtown that will continue to proval in accordance with the Shoreline develop into an efficient and attractive urban Management Act of 1971. (Ord. 3758, city.The Vision of the Downtown Core is of 12-5-1983, Rev.7-22-1985(Min.),3-12-1990 mixed uses with high-density residential liv- (Res. 2787), 7-16-1990 (Res. 2805), ing supported by multi-modal transit opportu- 9-12-1993 (Min.), Ord. 4716, 4-13-1998) nities. Redevelopment will be based on the pattern and scale of established streets and O. VIOLATIONS OF THIS CHAPTER AND buildings. (Ord. 5355, 2-25-2008) PENALTIES: • Unless otherwise specified, violations of this 3. Create design standards and guidelines Chapter are misdemeanors subject to RMC specific to District 'B' (the South Renton 1-3-1. (Ord. 4722, 5-11-1998; Ord. 5159, Neighborhood)that ensure design quality of 10-17-2005) structures and site development implement- , ing the City's South Renton Neighborhood P. APPEALS: Plan.The South Renton Neighborhood Plan, See RMC 4 8 110H. (Ord. 4722, 5-11-1998) for a residential area located within the Urban Center—Downtown, maintains the existing, traditional grid street plan and respects the 4-3-095 (Deleted by Ord. 5286, scale of the neighborhood, while providing 5-14-2007) new housing at urban densities. The South Renton Neighborhood Plan supports a resi- dential area that is positioned to capitalize on 4-3-100 URBAN DESIGN the employment and retail opportunities in- REGULATIONS: creasingly available in the Downtown Core. A. PURPOSE: 4. Create design standards and guidelines specific to the Urban Center—North (District The purpose of this Section is to: 'C') that ensure design quality of structures and site development that implements the 1. Establish design review regulations in City of Renton's Comprehensive Plan Vision accordance with policies established in the for its Urban Center—North.This Vision is of Land Use and Community Design Elements an urban environment that concentrates uses of the Renton Comprehensive Plan in order in a"grid pattern"of streets and blocks. The to: Vision is of a vibrant, economically vital neighborhood that encourages use through- a. Maintain and protect property values; out by pedestrians. (Revised 5/08) 3 -40 4-3-100B 5. Create design standards and.guidelines 2. This Section shall also apply to big-box applicable to the use of"big-box retail"as de- retail use where allowed in the Commercial fined in RMC 4-11-180, Definitions. Arterial (CA), Light Industrial (IL), Medium In- dustrial(IM),and Heavy Industrial(IH)zones, 6. Create design standards and guidelines except when those zones are located in the specific to the Center Village commercial Employment Area—Valley south of Interstate core(District'D')that ensure design quality of 405. Big-box retail uses within these zones, structure and site development that imple- except in the Employment Area—Valley, ments the City of Renton's Comprehensive must comply with design standards and Plan Vision for the Center Village designa- guidelines specific to the Urban Center— tion. Uses within this district include business North (District`C'). and professional offices, services, retail, res- taurants, recreational businesses,mixed-use 3. Where conflicts may be construed be- commercial and residential building, and tween the design regulations of this Section multi-family residential.This portion of the and other sections of the Renton Municipal Center Village is intended to provide a vital Code,the regulations of this Section shall business district serving the local neighbor- prevail. Where conflicts may be construed hood and beyond. between the map in subsection B4 of this Section and the text in this Section, the text 7. Create design standards and guidelines shall prevail. specific to the residential portion of the Cen- ter Village (District `E') that ensure design quality of structure and site development that implements the City of Renton's Comprehen- sive Plan Vision for the Center Village desig- nation. A variety of housing options allows economic and lifestyle diversity in the Center Village, with design regulations to tie the range of styles and types together. 8. Establish two (2) categories of regula- tions: (a) "minimum standards"that must be met, and (b) "guidelines"that, while not man- datory, are considered by the Development Services Director in determining if the pro- posed action meets the intent of the design guidelines. Set specific minimum standards and guidelines may apply to all districts;or certain districts only (Districts `A,' `B,'`C,"D,' or 'E'), as indicated herein. (Ord. 5029, 11-24-2003;Ord.5124,2-7-2005;Ord.5286, 5-14-2007) B. APPLICABILITY:. 1. This Section shall apply to all develop- ment in the Urban Center— Downtown and Urban Center—North. For the purposes of the design regulations,the Center Downtown is District'A,'South Renton is District`B,'and the Urban Center—North is District 'C.' Dis- tricts'A'through'C'are depicted on the Urban Center Design Overlay District Map,shown in subsection B4 of this Section. 3 -41 (Revised 5/08) 4-3-100B 4. Urban Design District: 7:1,.r ut 14 1,1t., IN; f 3... +�`� 8 Via. "- I.r I. 11 »la tipll rI 1�S ....sr.„„ r LAKE-WASf.11 - - , - - rr ev :! p..j j`ii1Jf��i' Utz i� -4 ' - District E R 3i f ifs T r1 , r� � l jrF"� to.3 _�' v]`/ t 2�! ``r�V; f iinll ri�el r \ \ I�` '" � *t�`1:turam c '-a t mailk. 1� -� 1r-� /(/' .,•timli , 1 Pr1.4,' III � Qi.Cltrl t�. ;.�'� i t l' 4 aw�4 t.r t g xalrr* ^.� 93(t Ln,u tllu nn akatj s i = s n Distrlct:D '' ";.<- 0"x= a . Iii cii " y i'11l P f L. % t ,-•' •'4, 3ilIt6F .a L Dis# ict�; =-=-- E � v• v tt tiF El- c� District' ,� 1��1� .. (gip r 3 ry - Mkt'owe r � $ ..L'l��r- ��'[�Y''r, k. r c wT �1 ._..-...».- �i�i ��.r i N-0'h SR 1 � - � )-. �t } 1�--'��(tII jj! 1 (T�j asZ trltIIzur. '- tv.. .III-' i 2r .ii3l t b V" JJ-C---3s7-7 r..M T it ' 'yyj ]C Lm t_�,n�r �.-...x✓_i rt. �:w _E 'A' .. ' Y .—._� a[� .{ t.I :„.-. Pat ,r - ` . .�� 4-I Arjrafi @ r�',{j.., .l .ifv' �It -. � _». E&uJSt m, � N I ter 4 ' i'`�S2n45t i " L 4J Ell1..41_ �f `/�j �. l �[}]� .._— � ;Le `i-4.. .--1 . ' V ,"` L k(1(1(�������.j�l7; .--0' `grvc �L 1 tj tei '1YlImliL.]t'L. T .._ .. .! , _: � `1Itt ;;DitrctB , � � � l � CEDAR R = ~ �" +,,as __) l � r1 , ,Ew ., \ �. ' I j.ii l 1. fir- i.4._ ,_ i:jj ::;:„.„:„._::::1 ,,,,/ ,,,_,,,h7litigl,-.12,,,,.,,i!L___'; _II;a.ek?lr,c,.:3,sf ,. ,, 3------) r,.._.: r 01st -q4,,1-../,'.- r f 1 —_,I=J_--,L s, ,p 4,./5 ---1,-\2\-.----,I---.,/-.-,a--—--_,I12,'/,t ��r r- m7, iV':'! ` ei r, r rT�rrr n 1i Urban Design Overlay District Map t , Economic Development.Neighborhoods and Strategic Planning ----- City Limits ,O)':=.��r+�. Alex(etsdy Admimiwtrtar ''N•V.. GG oval -Nt'�- IS Noxatnaer 2UO6 (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5355, 2-25-2008) (Revised 5/08) 3 -42 4-3-100E 5. This,Section shall apply to all develop- 5029, 11-24-2003;Ord.5124,2-7-2005;Ord. ment in the Center Village Land Use Desig- 5286, 5-14-2007) nation as shown on the Comprehensive Plan Land Use Map. For the purposes of the de- E. SITE DESIGN AND BUILDING sign regulations, areas within the Center Vil- LOCATION: lage Land Use Designation zoned Center Village(CV)shall comprise District'D.'Areas Intent:To ensure that buildings are located in within the Center Village Land Use Designa- relation to streets and other buildings so that tion zoned Residential Multi-Family(RMF) the Vision of the City of Renton can be real- and Residential-14 (R-14) shall be in District ized for a high-density urban environment;so 'E.' that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian 6. This Section shall also apply to residen- activity throughout the district. tial and mixed-use residential projects lo- cated in the Sunset, Northeast Fourth Street, 1. Site Design and Street Pattern: Rainier Avenue, and Puget Drive Business Districts. See RMC 4-3-040. Intent: To ensure that the City of Renton Vi- sion can be realized within the Urban Center 7. This Section shall apply to all develop- Districts; plan districts that are organized for ment in the Commercial Office Residential efficiency while maintaining flexibility for fu- (COR)Zone. For the purposes of the design ture development at high urban densities and regulations, the zone shall be in District'C.' intensities of use;create and maintain a safe, (Ord. 5191, 12-12-2005; Ord. 5286, convenient network of streets of varying di- 5-14-2007; Ord. 5331, 12-10-2007; Ord. mensions for vehicle circulation; and provide 5369, 4 14 2008) service to businesses. C. EXEMPTIONS: a. Minimum Standard for Districts'A' The design regulations shall not apply to: and 'B': Maintain existing grid street pat- tern. 1. Interior Remodels: Interior remodels of existing buildings or structures provided the b. Minimum Standards for Districts alterations do not modify the building facade. `C'and `D': 2. Aircraft Manufacturing: Structures re- i. Provide a network of public and/ lated to the existing use of aircraft manufac- or private local streets in addition to turing in District'C.' (Ord. 5124, 2-7-2005; public arterials. Ord. 5286, 5-14-2007) ii. Maintain a hierarchy of streets to D. ADMINISTRATION: provide organized circulation that promotes use by multiple transporta- 1. Review Process:Applications subject to tion modes and to avoid overburden- design regulations shall be processed as a ing the roadway system.The component of the governing land use pro- hierarchy shall consist of(from great- cess. est in size to smallest): 2. Authority: The Reviewing Official shall (a) High Visibility Street. A have the authority to approve, approve with highly visible arterial street that conditions,or deny proposals based upon the warrants special design treat- provisions of the design regulations. In ren- ment to improve its appearance dering a decision, the Official will consider and maintain its transportation proposals on the basis of individual merit,will function. consider the overall intent of the minimum standards and guidelines, and encourage (b) Arterial Street.A street creative design alternatives in order to classified as a principal arterial achieve the purposes of the design regula- on the City's Arterial Street Plan. tions. (Amd. Ord. 4991, 12-9-2002; Ord. 3 -43 (Revised 5/08) 4-3-100E (c) Pedestrian-Oriented ii. Buildings fronting on pedestrian- Streets. Streets that are in- oriented streets shall contain pedes- tended to feature a concentration trian-oriented uses. of pedestrian activity. Such streets feature slow moving traf- iii. Nonresidential buildings may be fic,narrow travel lanes,on-street located directly adjacent to any street parking, and wide sidewalks. as long as they feature a pedestrian- oriented facade. (d) Internal or local roads (pub- lic or private). iv. Buildings containing street-level residential uses and single-purpose 2. Building Location and Orientation: residential buildings shall be set back from the sidewalk a minimum of ten Intent:To ensure visibility of businesses; es- feet (10') and feature substantial tablish active,lively uses along sidewalks and landscaping between the sidewalk pedestrian pathways; organize buildings in and the building (see illustration, such a way that pedestrian use of the district' RMC 4-3-100E7b). is facilitated;encourage siting of structures so that natural light and solar access are avail- v. If buildings do not feature pedes- able to other structures and open space; en-' trian-oriented facades they shall hance the visual character and definition of have substantial landscaping be- streets within the district;provide an appropri- tween the sidewalk and building. ate transition between buildings, parking ar- Such landscaping shall be at least eas, and other land uses and the street; and ten feet (10') in width as measured increase privacy for residential uses located from the sidewalk (see illustration, near the street. RMC 4-3-100E7c). a. Minimum Standards for Districts c. Guideline Applicable to District 'A', 'B' and `D': `C': Siting of a structure should take into consideration the continued availability of i. Orient buildings to the street with natural light (both direct and reflected) clear connections to the sidewalk. and direct sun exposure to nearby build- ings and open space (except parking ar- ii. The front entry of a building shall eas). not be oriented to a drive aisle,but in- stead a public or private street or d. Guideline Applicable to Districts landscaped pedestrian-only court- `C'and`D':Ground floor residential uses yard. located near the street should be raised above street level for residents' privacy. b. Minimum Standards for District `C': 3. Building Entries: i. Buildings on designated pedes- Intent: To make building entrances conve- trian-oriented streets shall feature nient to locate and easy to access, and en- "pedestrian-oriented facades"and ' sure that building entries further the clear connections to the sidewalk pedestrian nature of the fronting sidewalk (see illustration, RMC 4-3-100E7a). and the urban character of the district. Such buildings shall be located adja- cent to the sidewalk, except where a. Minimum Standards for Districts pedestrian-oriented space is located 'A', 'B', 'D'and `E': between the building and the side- walk. Parking between the building i. A primary entrance of each build- and pedestrian-oriented streets is ing shall be located on the facade prohibited. facing a street, shall be prominent, visible from the street,connected by (Revised 5/08) 3 -44 4-3-100E a walkway to the public sidewalk,and include human-scale elements. ( ii. Multiple buildings on the same site shall provide a continuous net- work of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. iii. Ground floor units shall be di- rectly accessible from the street or an open space such as a courtyard or 3 -44.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 3-44.2 4-3-100E garden that is accessible from the c. Guidelines Applicable to Districts street. 'A', 'B' and 'C': iv. Secondary access (not fronting i. Multiple buildings on the same on a street) shall have weather pro- site should provide a continuous net- tection at least four and one-half feet work of pedestrian paths and open (4-1/2')wide over the entrance or spaces that incorporate landscaping other similar indicator of access. to provide a directed view to building entries. v. Pedestrian access shall be pro- vided to the building from property ii. Ground floor units should be di- edges, adjacent lots, abutting street rectly accessible from the street or an intersections,crosswalks,and transit open space such as a courtyard or stops. garden that is accessible from the street. b. Minimum Standards for District 'C': iii. Secondary access (not fronting on a street)should have weather pro- i. On pedestrian-oriented streets, tection at least four and one-half feet the primary entrance of each building (4-1/2') wide over the entrance or shall be located on the facade facing other similar indicator of access. the street. iv. Pedestrian access should be ii. On non-pedestrian-oriented provided to the building from prop- streets, entrances shall be promi- erty edges, adjacent lots, abutting nent, visible from surrounding street intersections, crosswalks, and • streets, connected by a walkway to transit stops. the public sidewalk, and include hu- man-scale elements. v. Features such as entries, lob- bies, and display windows should be iii. All building entries adjacent to a oriented to a street or pedestrian-ori- street shall be clearly marked with ented space;otherwise,screening or canopies, architectural elements, or- decorative features such as trellises, namental lighting, and/or landscap-. . artwork, murals, landscaping, or ing. Entries from parking lots should combinations thereof should be in- be subordinate to those related to the corporated into the street-oriented street for buildings with frontage on facade. designated pedestrian-oriented streets (see illustration, RMC d. Guidelines Applicable to Districts 4-3-100E7d). 'A' and 'D': iv. Weather protection at least four i. For projects that include residen- and one-half feet (4-1/2') wide and tial uses, entries should provide tan- proportional to the distance above sition space between the public ground level shall be provided over street and the private residence such the primary entry of all buildings and as a porch, landscaped area, ter- over any entry adjacent to a street. race, common area, lobby, or similar feature. v. Pedestrian pathways from public sidewalks to primary entrances or ii. Features such as entries, lob- from parking lots to primary en- bies,and display windows should be trances shall be clearly delineated. oriented to a street; otherwise, screening or art features such as trel- lises, artwork, murals, landscaping, or combinations thereof should be in- 3 - 45 (Revised 7/07) 4-3-100E corporated into the street-oriented iii. Building articulation to divide a facade. larger architectural element into smaller increments; or iii. Entries from the street should be clearly marked with canopies, archi- iv. Roof lines,roof pitches,and roof tectural elements, ornamental light- shapes designed to reduce apparent ing, or landscaping. Entries from bulk and transition with existing de- parking lots should be subordinate to velopment. those related to the street for build- ings within District'A'. b. Minimum Standards for Districts 'B' and `E': Careful siting and design e. Guideline Applicable to Districts treatment are necessary to achieve a 'B' and `E': Front yards should provide compatible transition where new build- transition space between the public ings differfrom surrounding development street and the private residence such as in terms of building height, bulk, and a porch, landscaped area, terrace, or scale.At least one of the following design similar feature. elements shall be considered to promote a transition to surrounding uses: f. Guideline Applicable to District `C': For projects that include residential i. Setbacks at the side or rear of a uses, entries should provide transition building may be increased in order to space between the public street and the reduce the bulk and scale of larger private residence such as a porch, land- buildings and so that sunlight scaped area,terrace, common area, reaches adjacent yards; or lobby, or similar feature. ii. Building articulation provided to 4. Transition to Surrounding Develop- divide a larger architectural element ment: into smaller pieces; or Intent: To shape redevelopment projects so iii. Roof lines, roof pitches, and roof that the character and value of Renton's long- shapes designed to reduce apparent established, existing neighborhoods are pre- bulk and transition with existing de- served. velopment. a. Minimum Standards for Districts c. Minimum Standards for District 'A' and 'D': Careful siting and design 'C': treatment are necessary to achieve a compatible transition where new build- i. For properties along North 6th ings differfrom surrounding development Street and Logan Avenue North (be- in terms of building height, bulk and tween North 4th Street and North 6th scale.At least one of the following design Street),applicants shall demonstrate elements shall be considered to promote how their project provides an appro- a transition to surrounding uses: priate transition to the long-estab- lished, existing neighborhood south i. Setbacks at the side or rear of a of North 6th Street known as the building may be increased by the Re- North Renton Neighborhood. viewing Official in order to reduce the bulk and scale of larger buildings and ii. For properties located south of so that sunlight reaches adjacent North 8th Street, east of Garden Av- yards; enue North, applicants must demon- strate how their project appropriately ii. Building proportions, including provides transitions to existing indus- step-backs on upper levels; trial uses. (Revised 7/07) 3 -46 4-3-100E 5. Service Element Location and Design: 6. Gateways: Intent: To reduce the potential negative im- Intent: To distinguish gateways as primary pacts of service elements (i.e., waste recep- entrances to districts or to the City; provide tacles,loading docks)by locating service and special design features and architectural ele- loading areas away from high-volume pedes- ments at gateways; and ensure that gate- trian areas, and screening them from view in ways, while they are distinctive within the high visibility areas. context of the district, are compatible with the district in form and scale. a. Minimum Standards for All Dis- tricts: a. Minimum Standards for Districts `C' and `D': i. Service elements shall be located and designed to minimize the im- i. Developments located at district pacts on the pedestrian environment gateways shall be marked with visu- and adjacent uses.Service elements ally prominent features (see illustra- shall be concentrated and located tion, subsection E7g of this Section). where they are accessible to service vehicles and convenient for tenant ii. Gateway elements shall be ori- use (see illustration, RMC ented toward and scaled for both pe- 4-3-100E7e). destrians and vehicles (see illustration, subsection E7h of this ii. Garbage, recycling collection, Section). and utility areas shall be enclosed, consistent with RMC 4-4-090, iii. Visual prominence shall be dis- Refuse and Recyclables Standards, tinguished by two (2) or more of the and RMC 4-4-095, Screening and following: Storage Height/Location Limitations. (a) Public art; iii. In addition to standard enclosure requirements, garbage, recycling (b) Monuments; collection, and utility areas shall be enclosed on all sides, including the (c) Special landscape treatment; roof and screened around their pe- rimeter by a wall or fence and have (d) Open space/plaza; self-closing doors (see illustration, RMC 4-3-100E7f). (e) Identifying building form; iv. The use of chain link, plastic, or (f) Special paving, unique pedes- wire fencing is prohibited. trian scale lighting, or bollards; v. If the service area is adjacent to (g) Prominent architectural fea- a street, pathway, or pedestrian-ori- tures (trellis, arbor, pergola, or ga- ented space, a landscaped planting zebo); strip, minimum three feet (3')wide, shall be located on three (3) sides of (h) Signage, displaying neighbor- such facility. hood or district entry identification (commercial signs are not allowed). b. Guideline Applicable to All Dis- tricts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three (3). 3 -47 (Revised 7/07) 4-3-100E 7. Illustrations. a. Pedestrian-oriented facades (see subsection E2b(i) of this Section). Pedestrian-oriented • facade • r�A Property line 1 .z Pedestrian-oriented facades: ,„,.- ;;.. i . Primary building entry �� .\ must be facing the street .' fd�/' transparent window area or window � .`-�`_)` - ° -5 display along 75%of the ground floor .�� ;T , . , between the height of 2 to 8 feet \. /'l `I �>.. '• above the ground 'e weather protection at least 4%feet wide along at least 75% of the facade �, b. Street-level residential (see subsection E2b(iv) of this Section). Raised planters provide privacy for residents while maintaining views of the street from units �. i_ i Trees 1. IIIII ./T\.f illull -- � -��� 1 aal 11Ikv Atut : - ,� t i lol l f , At4. - , . 1, --- (Revised 7/07) 3 -48 4-3-1 QUt c. Buildings without pedestrian-oriented uses (see subsection E2b(v) of this Section). i Combination of evergreen and Building—•\ deciduous shrubs and trees 4 ,--% 47‘ „1/4_„,.,y1-'r-L 1 .v-.7.-(-0 zsp .., _., , _„ .4,N2.. .... i M— I `'1-- Raised planter d. Building entries (see subsection E3b(iii) of this Section). � 1� ‘0,4007 ' iiiii ,, ,.....,-. , ,... „„..„ ,... A . 1,1,,,;,--- 1 .0. N-,-.4 .,114,4141 •,' 1,\\4 < \ !.( !I 11'11t�■IIIol f I I I t \ I�aw i( II' iiiit i I! ' -i i. I _ 4..w„ ./„..e,./, ill / 1 1, iiii j: diso N4----\. i'Mr. ----145s.... imillitl ti.aMI ;1 *11! ii_54.141t i'[r[lt4I yiyT. / P _7..A�i.111,.r�.�wr.� /1 I�'. l I N. 3 -49 (Revised 7/07) 4-3-100E e. Service elements located to minimize the impact on the pedestrian environment (see subsec- tion E5a(i) of this Section). SCREENED MECHANICAL EQUIPMENT DUMPSTER LOCATED AT . REAR OF • �� ,,,,, 4 SITE 4I ill‘ /` ..‘ • i 'ASH / l O RO M -t OO# �t, 4 ., f. Service enclosure (see subsection E5a(iii) of this Section). Roof enclosure Landscaping to keep birds out la �,t 41V1** riiiii ibii: Tiiiii..ikikt. 4, .. Self-closing ='r-- ' doors Trellis `, Concrete pad (Revised 7/07) 3 - 50 4-3-1 UUt g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). ( mmm�mmonnui m m mmmm CD m DI m m Elevation ■■■ II nnn Balconies Turret Comeraccentuating roof line �i ro!..Lal",.10�)L Plan 11111 11 3li' ) Note:Ensure that building does not block viewing triangle at intersections 0 0 0 0 0 I nioninniwcuumonil •' ❑ Elevation ••- 00000 ❑ uii _ ;;;; ngnuts = ell? -'I Distinctive use of materials Canopy Bay window _.=_-,As. / ii ��° °n�i Plan J iJ Illlllll0IIIIIIIIIIllllifl ' h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the corn mercial area (see subsection E6a(ii) of this Section). s e 3y Y p � y,I * ,„, ` ss '4 ePre .. l ),-,-.-2,l p HT �^{rrt : 'CVAlt 71 wee" :a+Fsi l'k , � t %'r , >NPti . w xI 4aTro t� �wya ' 'err ^ , 1. '.S ' � E .. 4r Mn r.. ,," iy' Y , X. tt• ' O '- ze x ,� �i Wt tt• \ FF 4s i �Ya' e 4 :. 1 71 'i'ro'.,wa`�' ,.ems' 7. . - r'?. _".r ; ,"'�`.."a e t trr �eX- (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) 3-51 (Revised 7/07) 4-3-100F F. PARKING AND VEHICULAR ACCESS: (c) On-street parallel parking shall be required on both sides of Intent:To provide safe,convenient access to the street. the Urban Center and the Center Village; in- corporate various modes of transportation, ii. All parking lots located between including public mass transit, in order to re- a building and street or visible from a duce traffic volumes and other impacts from street shall feature landscaping be- vehicles; ensure sufficient parking is pro- tween the sidewalk and building;see vided, while encouraging creativity in reduc- RMC 4-4-080F, Parking Lot Design ing the impacts of parking areas; allow an Standards. active pedestrian environment by maintaining contiguous street frontages, without parking iii. Surface Parking Lots: The ap- lot siting along sidewalks and building fa- plicant must successfully demon- cades; minimize the visual impact of parking strate that the surface parking lot is lots; and use access streets and parking to designed to facilitate future struc- maintain an urban edge to the district. tured parking and/or other infill devel- opment.For example,an appropriate 1. Location of Parking: surface parking area would feature a one thousand five hundred foot Intent: To maintain active pedestrian envi- (1,500') maximum perimeter area ronments along streets by placing parking and a minimum dimension on one lots primarily in back of buildings. side of two hundred feet (200'), un- less project proponent can demon- a. Minimum Standard for Districts strate future alternative use of the 'A', 'B'and 'D': No surface parking shall area would be physically possible. be located between a building and the Exception: If there are size con- front property line or the building and side straints inherent in the original parcel property line on the street side of a corner (see illustration, subsection F5a of lot. this Section). b. Minimum Standards for District c. Minimum Standards for District 'C': 'E': i. On Designated Pedestrian-Ori- i. No surface parking shall be lo- ented Streets: cated between a building and the front property line or the building and (a) Parking shall be at the side side property line on the street side of and/or rear of a building,with the a corner lot. exception of on-street parallel parking. No more than sixty feet ii. Parking shall be located off an al- (60') of the street frontage mea- ley if an alley is present. sured parallel to the curb shall be occupied by off-street parking d. Guideline Applicable to Districts and vehicular access. 'A', 'B', 'C' and 'D': In areas of mixed use development, shared parking is rec- (b) On-street parallel parking ommended. spaces located adjacent to the site can be included in calcula- e. Guidelines Applicable to District tion of required parking. For 'C': parking ratios based on use and zone, see RMC 4-4-080, Park- i. If a limited number of parking ing, Loading and Driveway Reg- spaces are made available in front of ulations. a building for passenger drop-off and pick-up, they shall be parallel to the building facade. (Revised 7/07) 3 -52 4-3-100F ii. When fronting on streets not des- uses; and reduce the overall impact of park- ignatedas pedestrian-oriented, park- ing garages when they are located in proxim- ing lots should be located on the ity to the designated pedestrian environment. 1 interior portions of blocks and screened from the surrounding road- a. Minimum Standards for Districts ways by buildings, landscaping and/ 'C' and 'D': or gateway features as dictated by lo- cation. i. Parking Structures Fronting Designated Pedestrian-Oriented 2. Design of Surface Parking: Streets: Intent:To ensure safety of users of parking (a) Parking structures shall areas, convenience to businesses, and re- provide space for ground floor duce the impact of parking lots wherever pos- commercial uses along street sible. frontages at a minimum of sev- enty five percent(75%) of the a. Minimum Standards for Districts frontage width (see illustration, 'A', 'C' and 'D': subsection F5c of this Section). i. Parking lot lighting shall not spill (b) The entire facade must fea- onto adjacent or abutting properties ture a pedestrian-oriented fa- (see illustration, subsection F5b of cade. this Section). ii. Parking Structures Fronting ii. All surface parking lots shall be Non-Pedestrian-Oriented Streets: landscaped to reduce their visual im- pact (see RMC 4-4-080F7, Land- (a) Parking structures fronting scape Requirements). non-pedestrian-oriented streets and not featuring a pedestrian- b. Guidelines Applicable to Districts oriented facade shall be set back 'A', 'C' and 'D': at least six feet(6')from the side- walk and feature substantial i. Wherever possible, parking landscaping. This includes a should be configured into small units, combination of evergreen and connected by landscaped areas to deciduous trees, shrubs, and provide on-site buffering from visual ground cover.This setback shall impacts. be increased to ten feet (10') ad- jacent to high visibility streets. ii. Access to parking modules should be provided by public or pri- (b) The Director may allow a vate local streets with sidewalks on reduced setback where the ap- both sides where possible, rather plicant can successfully demon- than internal drive aisles. strate that the landscaped area and/or other design treatment iii. Where multiple driveways can- meets the intent of these stan- not be avoided, provide landscaping dards and guidelines. Possible to separate and minimize their im- treatments to reduce the setback pact on the streetscape. include landscaping components plus one or more of the following 3. Structured Parking Garages: integrated with the architectural design of the building: Intent:To more efficiently use land needed for vehicle parking; encourage the use of (1) Ornamental grillwork(other structured parking throughout the Urban than vertical bars); Center and the Center Village;physically and visually integrate parking garages with other (2) Decorative artwork; 3 -53 (Revised 7/07) 4-3-100F • (3) Display windows; try. If possible, locate the parking en- try away from the primary street,to (4) Brick,tile, or stone; either the side or rear of the building. (5) Pre-cast decorative panels; ii. Parking garage entries should not dominate the streetscape. (6) Vine-covered trellis; iii. The design of structured parking (7) Raised landscaping beds at finished grade under a building with decorative materials; or should minimize the apparent width of garage entries. (8) Other treatments that meet the intent of this standard. iv. Parking within the building should be enclosed or screened (c) Facades shall be articulated through any combination of walls, architecturally, so as to maintain decorative grilles, or trellis work with a human scale and to avoid a landscaping. solid wall.Vehicular entrances to nonresidential or mixed use v. Parking garages should be de- parking structures shall be artic- signed to be complementary with ad- ulated by arches, lintels, ma- jacent buildings. Use similar forms, sonry trim, or other architectural materials, and/or details to enhance elements and/or materials (see garages. illustration, subsection F5d of this Section). vi. Parking service and storage functions should be located away b. Minimum Standards for District from the street edge and generally 'D': not be visible from the street or side- walks. i. Parking structures shall provide space for ground floor commercial d. Guidelines Applicable to Districts uses along street frontages at a min- 'B' and `E': imum of seventy five percent (75%) of the frontage width(see illustration, i. Attached personal parking ga- subsection F5c of this Section). rages at-grade should be individual- ized and not enclose more than two ii. The entire facade must feature a (2) cars per enclosed space. Such pedestrian-oriented facade. garages should be architecturally in- tegrated into the whole development. iii. Facades shall be articulated ar- chitecturally, so as to maintain a hu- ii. Multiple-user parking garages at- man scale and to avoid a solid wall. grade should be enclosed or Vehicular entrances to nonresidential screened from view through any or mixed use parking structures shall combination of walls, decorative be articulated by arches, lintels, ma- grilles, or trellis work with landscap- sonry trim, or other architectural ele- ing. ments and/or materials (see illustration, subsection F5d of this iii. Personal parking garages Section). should be individualized whenever possible with separate entries and c. Guidelines Applicable to Districts architectural detailing in character 'A', 'C' and `D': with the lower density district. i. Parking garage entries should be iv. Large multi-user parking ga- designed and sited to complement, rages are discouraged in this lower not subordinate, the pedestrian en- density district and, if provided, (Revised 7/07) 3 -54 4-3-100F should be located below grade ii. Curb cuts should be minimized whenever possible. whenever possible through the use of shared driveways. 4. Vehicular Access: Intent:To maintain a contiguous, uninter- rupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/ or designated pedestrian-oriented streets. a. Minimum Standard for Districts'B' and 'E': Parking lots and garages shall be accessed from alleys when available. b. Minimum Standards for District `C': i. Parking garages shall be ac- cessed at the rear of buildings or from non-pedestrian-oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian-oriented streets. iii. Parking lot entrances, drive- ways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. c. Guidelines Applicable to Districts 'A' and 'D': i. Parking lots and garages should be accessed from alleys or side streets. ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on- site or to adjoining properties.Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Districts 'B' and `E': i. Garage entryways and/or drive- ways accessible only from a street should not impede pedestrian circu- lation along the sidewalk. 3 -55 (Revised 7/07) 4-3-100F • 5. Illustrations. a. Parking and vehicular access in District'C' (see iuf.b.,;,,,s, ection F1b(iii) of this Section). 'Si m , . Parking lots are accessed by �+q;t+!j�'�, 4 a system()lima!access"streets' a� i'',�% %, - fy; - , �-p.. Parallel parkaccess \\\\\ c° �¢' on local access ;.. ,tk °� "streets' g Parking lots are sited 1 f', �� ,., / Minimize access towards the interior of the block ,, points from High Visibilit to the extent possible--� t, \`�-: ,G� , ~"`'---1 Streets '. .+�yv r' '>r"�C K � y�fi k A Y u£ ' t /n Ir V� ,tf h, Parking lots are ,en` ,. 'a k 'ti } r r y configured to slim 6 , t, Ilk r_kP .r Pyn >. ' +�R. m future infill "' „'` ..;.(3.:" e / %.' , development 6+_'^nr yo /s "+ s " rR n,�s I t; Zr,....' cY, .r , Gfi U .y Sl ?qy+y d 6 J*AN 7 / s . . ` . w'v r. V', ,e�".•t a, v1 )b ,�t ° �.4ft I,`�} ¢s ,tx �o «� • . is r f x. ap d U, w� ^C,r' s'" `;' es Mid-block connections enhance '�i 1,+*," "y, ` `„, e° access and provides good et& 1y$, 'f \. ' framework for future lntill development ®4 ti�"'ii I. 44.t s". No packing lots or driveways � ,adjacent to a �;;iry_R pedestaan•onented street `�c`. \\ Parking garage entrance designed to minimize impact \--on pedestrian environment (Revised 7/07) 3 -56 4-3-100F b. Parking lot lighting (see subsection F2a(i) of this Section). ttem 0Y { - f a 0 ` l x „ ,. a.5.d•' s 4 ,, xf $s. X 'AP B 14 �,g,� � p motu+s�a L -[>o- � a,a �' dAEf�':;Y ��` r L I DO THIS : via 4Y'iY-kk v. 6._ y SM a! I 'VIDEO+ ���,S, $ i COFFE6b' Ft 2 — )A0 <ot'a. A DON'T DO THIS c. Parking structure fronting on pedestrian-oriented street with pedestrian-oriented uses and fa- cades along the ground floor(see subsection F3a(i)(a) of this Section). �.. -- , ---r`-` Parkingarage_' //xi— second floor , ; i ,fv. 44- , • 4hIL'-' , '' �� 1 _Ts ti ' W11.^.i YTS &.. 4°I Ground floor commercial space with pedestrian-oriented facade I 3 -57 (Revised 7/07) 4-3-100G d. Parking structure designed to enhance streetscape (see subsection F3a(ii)(c) of this Section). Articulation of � facade components ® I ','i r , '7 ze to reduce scale { � �`_ and add visual 4 '-'1 i �.t� interest . �� I i ill ' '4> ' r --- •� illy 1 "? # , irel, l 17 1:� ` f Decorative trellis ---...,„,„.1_i • _ �t,) , l T�'I ',,, 1, structure for vines I (,I I � i r /� j Q - ,,e I i 0- -__Littopo /� t Ali .,V 411. �., I �� -�FialiiiillY • 3f' 00 A' 1� fi ray 1 (E,�� Raised planting .�..r. ,t IL t " (so �__ �" bed adjacent to .(.� tE � e F'; S � sidewalk �*- —__---- 1 _- -` ' (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) G. PEDESTRIAN ENVIRONMENT: ii. Within parking areas, pedestrian pathways shall be provided perpen- Intent:To enhance the urban character of de- dicular to the applicable building fa- velopment in the Urban Center and the Cen- cade, at a maximum distance of one ter Village by creating pedestrian networks hundred and fifty feet (150') apart and by providing strong links from streets and (see illustration, subsection G4a of drives to building entrances;make the pedes- this Section). trian environment safer and more convenient, comfortable, and pleasant to walk between 2. Pedestrian Circulation: businesses, on sidewalks, to and from ac- cess points, and through parking lots; and Intent:To create a network of linkages for pe- promote the use of multi-modal and public destrians to improve safety and convenience transportation systems in order to reduce and enhance the pedestrian environment. other vehicular traffic. a. Minimum Standards for Districts 1. Pathways through Parking Lots: 'A', 'C' and 'D': Intent:To provide safe and attractive pedes- i. Developments shall include an in- trian connections to buildings, parking ga- tegrated pedestrian circulation sys- rages, and parking lots. tem that connects buildings, open . space, and parking areas with the a. Minimum Standards for Districts adjacent street sidewalk system and 'C' and 'D': adjacent properties (see illustration, subsection G4b of this Section). i. Clearly delineated pedestrian pathways and/or private streets shall ii. Sidewalks located between be provided throughout parking ar- buildings and streets shall be raised eas. above the level of vehicular travel. (Revised 7/07) 3- 58 4-3-100G iii. Pedestrian pathways within onstrate that the proposed surface is parking lots or parking modules shall appropriate for the anticipated num- be differentiated by material or tex- ber of users and complementary to ture from adjacent paving materials the design of the development. (see illustration, subsection G4c of this Section). b. Guidelines Applicable to All Dis- tricts: iv. Sidewalks and pathways along the facades of buildings shall be of i. Delineation of pathways may be sufficient width to accommodate an- through the use of architectural fea- ticipated numbers of users. Specifi- tures, such as trellises, railings, low cally: seat walls, or similar treatment. (a) Sidewalks and pathways ii. Mid-block connections are desir- along the facades of mixed use able where a strong linkage between and retail buildings one hundred uses can be established. (100) or more feet in width (mea- sured along the facade) shall iii. Decorative fences, with the ex- provide sidewalks at least twelve ception of chain link fences, may be feet(12') in width.The walkway allowed when appropriate to the situ- shall include an eight foot (8') ation. minimum unobstructed walking surface and street trees (see il- c. Guidelines Applicable to District lustration,subsection G4d of this 'C' Only: Section). i. Through-block connections (b) To increase business visibil- should be made between buildings, ity and accessibility, breaks in between streets, and to connect the tree coverage adjacent to sidewalks with public spaces. Pre- major building entries shall be al- ferred location for through-block con- lowed. nections is mid-block(see illustration, subsection G4e of this (c) For all other interior path- Section). ways, the proposed walkway shall be of sufficient width to ac- ii. Between buildings of up to and commodate the anticipated num- including two (2) stories in height, ber of users.A ten to twelve foot through-block connections should be (10'-12')pathway,for example, at least six feet(6') in width. can accommodate groups of per- sons walking four(4) abreast, or iii. Between buildings three (3) sto- two (2) couples passing one an- ries in height or greater, through- other. An eight foot (8') pathway block connections should be at least will accommodate three (3) indi- twelve feet (12') in width. viduals walking abreast, whereas a smaller five to six foot iv. Transit stops should be located (5'—6') pathway will accommo- along designated transit routes a date two (2) individuals. maximum of one-quarter(0.25) mile apart. v. Locate pathways with clear sight lines to increase safety.Landscaping v. As an alternative to some of the shall not obstruct visibility of walkway required street trees, developments or sight lines to building entries. may provide pedestrian-scaled light fixtures at appropriate spacing and vi. All pedestrian walkways shall no taller than fourteen feet(14') in provide an all-weather walking sur- height. No less than one tree or light face unless the applicant can dem- fixture per thirty(30) lineal feet of the 3 -59 (Revised 7/07) 4-3-100G required walkway should be pro- ground elevation, and no lower than vided. eight feet (8') above ground level. 3. Pedestrian Amenities: ii. Site furniture provided in public spaces shall be made of durable, Intent: To create attractive spaces that unify vandal- and weather-resistant mate- the building and street environments and are rials that do not retain rainwater and inviting and comfortable for pedestrians; and can be reasonably maintained over provide publicly accessible areas that func- an extended period of time. tion for a variety of activities,at all times of the year, and under typical seasonal weather iii. Site furniture and amenities shall conditions. not impede or block pedestrian ac- cess to public spaces or building en- a. Minimum Standards for District trances. `C': c. Minimum Standards for District`E' i. On designated pedestrian-ori- Only: ented streets, provide pedestrian overhead weather protection in the i. Site furniture provided in public form of awnings, marquees, cano- spaces shall be made of durable, pies, or building overhangs.These vandal-and weather-resistant mate- elements shall be a minimum of four rials that do not retain rainwater and and one-half feet(4-1/2')wide along can be reasonably maintained over at least seventy five percent(75%)of an extended period of time. the length of the building facade fac- ing the designated pedestrian-ori- ii. Site furniture and amenities shall ented street, a maximum height of not impede or block pedestrian ac- fifteen feet(15')above the ground el- cess to public spaces or building en- evation, and no lower than eight feet trances. (8') above ground level. d. Guidelines Applicable to Districts ii. Site furniture provided in public `C', `D' and `E': spaces shall be made of durable, vandal-and weather-resistant mate- i. Transit shelters, bicycle racks, rials that do not retain rainwater and benches, trash receptacles, and can be reasonably maintained over other street furniture should be pro- an extended period of time. vided. iii. Site furniture and amenities shall ii. Street amenities such as outdoor not impede or block pedestrian ac- group seating, kiosks,fountains,and cess to public spaces or building en- public art should be provided. trances. iii. Architectural elements that in- b. Minimum Standards for District corporate plants, such as facade- mounted planting boxes or trellises or ground-related or hanging con- i. Provide pedestrian overhead tainers are encouraged, particularly weather protection in the form of aw- at building entrances, in publicly ac- nings, marquees, canopies, or build- cessible spaces, and at facades ing overhangs.These elements shall along pedestrian-oriented streets be a minimum of four and one-half (see illustration, subsection G4f of feet(4-1/2')wide along at least sev- this Section). enty five percent(75%) of the length of the building facade, a maximum height of fifteen feet(15') above the (Revised 7/07) 3 -60 4-3-100(i i 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section). 7/3 / / '''6413-.T0'***:.'Pt.;1.?0,.jA!.`M.v.e4S/„/...,,,/,.. .,,,d1. g �4 A., I , `�..,. 4Q �;, y 150' MAX - � , N w-44-V N N• u� ZTV N , ,„., Pedestrian walkways411 b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). '.^' - Sidewalk along Pathways eking building m. i :;�', r high visibility street facades areal least t2 wide 5 ,! and includes street trees t":, � ,,_ Parking lot Pathway l ,p,,, z v N f: U Mid-block pathway °. yh " i'`'- ' > s ,,.'4' " �. d- connecls uses and k .." V\'l d ,e. PIN i §, n ° t.,y - actfdtycenters .� r ; aF s k 4f'13 r is _ .y C^"t 5: i i `` t ( .` �a t' ' is 4, <," " t :, d;•'a l. l" • ✓ rtyv1� ra ter ,S � W� "Y' a 4 �V xh�U"` �%5heo rs0 e.x Y � 4t4, n. w ao-L # '4' '`t * '.Si; {,- . Major local access e,. ,0'WY' "at sets-are designed g�z:�t 111 with sidewalks Pedestrian.atiehtetl "Sv:* "v a\ " l a on at least one side street with wide —� .\ � ,.�. sidewalks,end sleet trees ai \. .., t-° \ -tt' Interior pathways that link storefronts parking areas. and residential uses 3 -61 (Revised 7/07) 4-3-100G c. Parking lot pedestrian interior walkway(see subsection G2a(iii) of this Section). • t 7 .1 ' ,1 __ _ - { 4 sue§ c k.. am- 'Lir tik xx. 41,, Niiiii‘iii..., ' ... t. _, _._.,y d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section). Street trees and/or pedestrian street lamps every 30' Weather protection x4".ri, y, 4 ? ✓ ph i , . F T s{" .le 1 P A ] n { '`7t� ,,,r,r-- iis'eir,•.:-' Li._ . . . Ems}; ,. E - , `` r 8' min' unobstructed width 12'min Total sidewalk width (Revised 7/07) 3 1- 62 4-Zi-1 UUI-1 e. Through-block pedestrian connections (see subsection G2c(i) of this Section). 7 ...__ . - ( I T ptol , I 0 % . 1 i g Pedestrian Corndor Pedetistriotahnolor ... 1 4 a m or a m••e iii mmmmmmm ito- < 4 .10- g ., • . f. Pedestrian amenities incorporated into development (see subsection G3d(iii) of this Section). Recessed entry Seasonal landscaping Transparent windows Weather protection ( , allilliOr limn 1 ,) Pedestrian 1' oriented '''"•-• _.., -1111.-ai-:11r: space , .0, ,---:,,.. .iiiitalZt„ ,,, li• \ ' ) 11111 -----1:q Iti \ -'.%%.- --.'.....---1.1a01--1kNb•---;11•14.11:11.-(11.101111111.11 --.0 •M -.FACillk • PI • Seating 41 • _,.,,---..--,...- -....-t-,-Tr.._<-_...e..-.......-.Inelnivd' • :,-; 111V &‘ 1;' areas MO 11__ IN .(wil, .,0 . Trees and Num 1111111EMVA-fi ihkr 110; . street features ?1.41.. • - IWAPIllifil /4' used to -. FtioGE r A_-"-.iN.-I-,Il-1 kt•-.-.'-'W-."i-"'..l.---7',\re.-.,...,..1.:1.1„-"j•.1-.: _-I1.__---1.'-0 IOlWi‘..g,G,.-4r-e:a,1r/Zri.mi•l ' _..._ll_i_„.I.. . '.. • define I 1 lIlis pedestrian area _ i :. ,.--- -- ... Varied ). ----- -.----- - , .- - / pavement --------.-7- ---% — ___. . 'T-‘,----- ----__ ,r - Pedestrian oriented ---, ------- '---- WWI signage • (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) H. LANDSCAPING/RECREATION portunity for community gathering in places AREAS/COMMON OPEN SPACE: centrally located and designed to encourage such activity. Intent:To provide visual relief in areas of ex- pansive paving or structures; define logical 1. Landscaping: areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the Intent: Landscaping is intended to reinforce area by the community.To have areas suit- the architecture or concept of the area; pro- able for both passive and active recreation by vide visual and climatic relief in areas of ex- residents, workers, and visitors; provide pensive paving or structures;channelize and these areas in sufficient amounts and in safe define logical areas of pedestrian and vehic- and convenient locations;and provide the op- 3 - 63 (Revised 7/07) 4-3-100H ular circulation; and add to the aesthetic en- feet (4')from the top of the root joyment of the area by the community. ball) respectively. a. Minimum Standards for All Dis- (b) Shrubs at the minimum rate tricts: of one per twenty(20) square feet of landscaped area. Shrubs i. All pervious areas shall be land- shall be at least twelve inches scaped (see RMC 4-4-070, Land- (12") tall at planting and have a scaping). mature height between three feet (3') and four feet (4'). ii. Street trees are required and shall be located between the curb (c) Ground cover shall be edge and building, as determined by planted in sufficient quantities to the City of Renton. provide at least ninety percent (90%) coverage of the land- iii. On designated pedestrian-ori- scaped area within three (3) ented streets,street trees shall be in- years of installation. stalled with tree grates. For all other streets,street tree treatment shall be (d) The applicant shall provide as determined by the City of Renton . a maintenance assurance de- (see illustration, subsection H3a of vice,prior to occupancy,fora pe- this Section). riod of not less than three (3) years and in sufficient amount to iv. The proposed landscaping shall ensure required landscape stan- be consistent with the design intent dards have been met by the third and program of the building,the site, year following installation. and use. (e) Surface parking with more v. The landscape plan shall demon- than fourteen (14)stalls shall be strate how the proposed landscap- landscaped as follows: ing,through the use of plant material and nonvegetative elements, rein- (1) Required Amount: forces the architecture or concept of the development. Total Number Minimum Required Landscape of Spaces Area* vi. Surface parking areas shall be screened by landscaping in order to 15 to 50 15 square feet/parking space reduce views of parked cars from 51 to 99 25 square feet/parking space streets (see RMC 4-4-080F7, Land- 100 or more 35 square feet/parking space scape Requirements). Such land- scaping shall be at least ten feet(10') * Landscape area calculations above and plant- in width as measured from the side- ing requirements below exclude perimeter park- walk(see illustration,subsection H3b ing lot landscaping areas. of this Section). Standards for plant- ing shall be as follows: (2) Provide trees, shrubs, and ground cover in the required inte- (a) Trees at an average mini- nor parking lot landscape areas. mum rate of one tree per thirty (30) lineal feet of street frontage. (3) Plant at least one tree for Permitted tree species are those every six (6) parking spaces. that reach a mature height of at Permitted tree species are those least thirty five feet(35'). Mini- that reach a mature height of at mum height or caliper at planting least thirty five feet (35'). Mini- shall be eight feet(8')or two inch mum height or caliper at planting (2") caliper(as measured four shall be eight feet(8')or two inch (2") caliper(as measured four (Revised 7/07) 3 - 64 4-3-100H feet (4')from the top of the root ticularly at building entries and in ball) respectively. publicly accessible spaces. (4) Plant shrubs at a rate of five vi. Window boxes, containers for (5) per one hundred (100) plantings, hanging baskets, or other square feet of landscape area. planting feature elements should be Shrubs shall be at least sixteen made of weather-resistant materials inches (16") tall at planting and that can be reasonably maintained. have a mature height between three feet(3') and four feet (4'). vii. Landscaping should be used to screen parking lots from adjacent or (5) Up to fifty percent (50%) of neighboring properties. shrubs may be deciduous. c. Guidelines Applicable to Districts (6) Select and plant ground `B' and `E': cover so as to provide ninety per- cent(90%)coverage within three i. Front yards should be visible from (3)years of planting; provided, the street and visually contribute to that mulch is applied until plant the streetscape. coverage is complete. ii. Decorative walls and fencing are (7) Do not locate a parking stall encouraged when architecturally in- more than fifty feet (50')from a tegrated into the project. landscape area. 2. Recreation Areas and Common Open vii. Regular maintenance shall be Space: provided to ensure that plant materi- als are kept healthy and that dead or Intent: To ensure that districts have areas dying plant materials are replaced. suitable for both passive and active recre- ation by residents, workers, and visitors and viii. Underground, automatic irriga- that these areas are of sufficient size for the tion systems are required in all land- intended activity and in convenient locations; scape areas. create usable, accessible, and inviting open space that is accessible to the public; and b. Guidelines Applicable to all Dis- promote pedestrian activity on pedestrian-ori- tricts: ented streets particularly at street corners. i. Landscaping should be used to a. Minimum Standards for Districts soften and integrate the bulk of build- 'A', 'C' and `D': ings. i. Mixed use residential and at- ii. Landscaping should be provided tached housing developments of ten that appropriately provides either (10) or more dwelling units shall pro- screening of unwanted views or fo- vide a minimum area of common cuses attention to preferred views. space or recreation area equal to fifty (50) square feet per unit.The corn- iii. Use of low maintenance, mon space area shall be aggregated drought-resistant landscape material to provide usable area(s) for resi- is encouraged. dents. The location, layout, and pro- posed type of common space or iv. Choice of materials should re- recreation area shall be subject to flect the level of maintenance that will approval by the Director. The re- be available. quired common open space shall be satisfied with one or more of the ele- v. Seasonal landscaping and con- ments listed below.The Director may tainer plantings are encouraged, par- require more than one of the follow- 3 -65 (Revised 7/07) 4-3-100H ing elements for developments hav- v. In mixed use residential and at- ing more than one hundred (100) tached residential projects, other re- units. quired landscaping and sensitive area buffers without common access (a) Courtyards, plazas, or links, such as pedestrian trails, shall multi-purpose open spaces; not be included toward the required recreation and common space re- (b) Upper level common decks, quirement. patios,terraces,or roof gardens. Such spaces above the street vi. All buildings and developments level must feature views or with over thirty thousand (30,000) amenities that are unique to the square feet of nonresidential uses site and are provided as an asset (excludes parking garage floorplate to the development; areas) shall provide pedestrian-ori- ented space (see illustration, sub- (c) Pedestrian corridors dedi- section H3d of this Section) cated to passive recreation and according to the following formula: separate from the public street system; 1% of the lot area+ 1%of the build- ing area= Minimum amount of pe- (d) Recreation facilities includ- destrian-oriented space ing, but not limited to, tennis/ sports courts, swimming pools, vii. To qualify as pedestrian-ori- exercise areas, game rooms, or ented space, the following must be other similar facilities; or included: (e) Children's play spaces. (a) Visual and pedestrian ac- cess (including barrier-free ac- ii. In mixed use residential and at- cess) to the abutting structures tached residential projects, required from the public right-of-way or a landscaping, driveways, parking, or nonvehicular courtyard; other vehicular use areas shall not be counted toward the common space (b) Paved walking surfaces of requirement or be located in dedi- either concrete or approved unit cated outdoor recreation or common paving; use areas. (c) On-site or building-mounted iii. In mixed use residential and at- lighting providing at least four(4) tached residential projects required foot-candles (average) on the yard setback areas shall not count to- ground; and ward outdoor recreation and corn- mon space unless such areas are (d) At least three feet (3') of developed as private or semi-private seating area(bench, ledge, etc.) (from abutting or adjacent properties) or one individual seat per sixty courtyards, plazas or passive use ar- (60) square feet of plaza area or eas containing landscaping and open space. fencing sufficient to create a fully us- able area accessible to all residents viii. The following features are en- of the development(see illustration, couraged in pedestrian-oriented subsection H3c of this Section). space (see illustration, subsection H3e of this Section) and may be re- iv. Private decks, balconies, and quired by the Director: private ground floor open space shall not count toward the common space/ (a) Provide pedestrian-ori- recreation area requirement. ented uses on the building fa- (Revised 7/07) 3- 66 4-3-1 UUH cade facing the pedestrian- be considered in relation to building ori- oriented space. entation, sun and light exposure, and lo- cal micro-climatic conditions. ( (b) Spaces should be posi- tioned in areas with significant d. Guidelines Applicable to Districts pedestrian traffic to provide inter- 'A', `C' and 'D': est and security—such as adja- cent to a building entry. i. Common space areas in mixed use residential and attached residen- (c) Provide pedestrian-oriented tial projects should be centrally lo- facades on some or all buildings cated so they are near a majority of facing the space. dwelling units,accessible and usable to residents, and visible from sur- (d) Provide movable public rounding units. seating. ii. Common space areas should be ix. The following are prohibited located to take advantage of sur- within pedestrian-oriented space: rounding features such as building entrances, significant landscaping, (a) Adjacent unscreened park- unique topography or architecture, ing lots; and solar exposure. (b) Adjacent chain link fences; iii. In mixed use residential and at- tached residential projects children's (c) Adjacent blank walls; play space should be centrally lo- cated,visible from the dwellings,and (d) Adjacent dumpsters or ser- away from hazardous areas like gar- vice areas; and bage dumpsters, drainage facilities, streets, and parking areas. (e) Outdoor storage (shopping carts,potting soil bags,firewood, e. Guideline Applicable to District etc.)that do not contribute to the 'C': Developments located at street inter- pedestrian environment. section corners on designated pedes- trian-oriented streets are encouraged to x. The minimum required walkway provide pedestrian-oriented space adja- areas shall not count as pedestrian- cent to the street corner to emphasize oriented space. However, where pedestrian activity (see illustration, sub- walkways are widened or enhanced section H3f of this Section). beyond minimum requirements, the area may count as pedestrian-ori- ented space if the Director deter- mines such space meets the definition of pedestrian-oriented space. b. Minimum Standard for Districts'B' and`E':Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty(150) square feet per unit of which one hundred (100) square feet are con- tiguous. Such space may include porches, balconies, yards, and decks. c. Minimum Standard for District`C': The location of public open space shall 3 -67 (Revised 7/07) 4-3-100H 3. Illustrations. a. Street tree installed with tree grate (see subsection H1a(iii) of this Section). •y��;^<;'�.;�:i.'• 'i^::.: :... is 1 : `� s..: :.. • • %: + :!;i'::' :';;,?:::'.:':. I „ate:.. . l c' ?"t4iLir_ 1 si.::Vj4 ?:Jtii - 41>I;%i at *~ C_•%%XA �r , � i "fv� 1 f .C•.�- �4K viy^ �1 'i/r!).ivY^' J^ H•. a ,,,,(` � - ,--ic..A1, ri ; n% rt � >t • ad ,. f,2 -moo . 'mf .•i y$h . f .r ✓ \he`d _ -` .rc^; ,-�•�=-ice - 0,40,1§�lj!111tAt.=�=".. -,.: - . ''.-.-1L"t'r'nit 5' -� `'�.- ', 5' 'v-_ xt�'t. }`.1' 'j n:»_r' :' +:i. :.c''i,::,..... ;ii:; :e'r.'?F:'.:..Y.: .,-.; w•-w�<<ti ..:`'.c._.se:' b. Parking lot landscaped buffer(see subsection H1 a(vi) of this Section). One tree per 30 lineal feet Parking, service, or storage areas r r r n'1s'^�: en e .i j( - IV y.J3; octu•ii S * -I' Landsca ing Buffer (Revised 7/07) 3 - 68 4-3-100H c. Visible and accessible common area featuring landscaping and other amenities (see subsec- tion H2a(iii) of this Section). r I , f\ 1 V ems. L tl. _ eau -\"-� _ " ,_ :�. -1..... ._ _ i _ . ...„ ,r4,.. . -r—i' r 'IS I i ""ss't?.._ 1 i (--..,", t-4' ''' O iir91104/. 1 D i 0141/1 �T� y..- try / 1 ....v. tl. • d. Pedestrian-oriented space associated with a large-scale retail building (see subsection H2a(vi) of this Section). f { ✓�lv!' .i Recessed entry areas 9': ' ` `, f canqualfyaspedestrian- s i i ti •, e f J „ �, oriented space nts r t* •• i •i� y�meet reyuirements— O � >> ,., j + AaH j y \.1 a ? �j Ate. Centralized and visible \ .,ti -' t' v pedestdat majorted space \ C,,r„°. rj \..r ,fit;, located at building r . ... entry and crossroads-� ram*' 4,r /' \ ,c., 3 � / \ �� � -'�'�\ ' a v IX ' '� . S 4.e e. ^7 t ., i r .F + iSY�3 S % ui / , il i� fs± l A �,,"� a .f+., �1�u' `./� ram. 6 -�, , .Y �°„f'\. u"yAiIY ;i ti !rr'��" �G�� �r`;1 3 -69 (Revised 7/07) 4-3-1001 e. Pedestrian-oriented spaces,visible from'the street,including ample seating areas, movable fur niture, special paving, landscaping components and pedestrian-oriented uses (see subsection • H2a(viii) of this Section). iII_IIIIII11 , q' .{ 11�t11III I . 1] ,,, :1�.7.k1 r- `.. -P rJ�t iii .rke4,. is it } /�;haw/illt0' Da[Ili \ V:. , ivsdottg,_'..-,7?-2,ALWATITolir_Al. " - ..., ,_,,,, .---- !ii - - - , _ . .. ___ _ _may. ' , ,,, __ f. Building setbacks increased at street corners along pedestrian-oriented streets to encourage provisions for pedest ,, ,, .,, „„„,, ,,,,,,, , 4 .- , :-.,-.' , rian spaces (see subsection H2e of this Section). D ,,,,9„,, ,, , ,,, „, „, ‘,. ,,,„„, ,„,,,,,,... ,. , , ,..,„ ,,,,, ,,- ,_„,, ,,,,,...,,, , " Corner building , III t3 a , i s l G.i: .4 Tt L' N' � h aeo b u s r I • Corner entry i I' with increased setback pedestrian-oriented space (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) I. BUILDING ARCHITECTURAL 1. Building Character and Massing: DESIGN: Intent:To ensure that buildings are not bland Intent: To encourage building design that is and visually appear to be at a human scale; unique and urban in character, comfortable and ensure that all sides of a building, that on a human scale, and uses appropriate can be seen by the public, are visually inter- building materials that are suitable for the Pa esting. cific Northwest climate.To discourage fran- chise retail architecture. a. Minimum Standard for Districts'A' ' and'D':All building facades shall include (Revised 7/07) 3 -70 4-3-1001 modulation or articulation at intervals of d. Guidelines Applicable to Districts no more than forty feet (40'). 'A', 'B', 'D' and `E': b. Minimum Standard for Districts'B' i. Building facades should be mod- and'E':All building facades shall include ulated and/or articulated with archi- modulation or articulation at intervals of tectural elements to reduce the no more than twenty feet (20'). apparent size of new buildings,break up long blank walls, add visual inter- c. Minimum Standards for District est,and enhance the character of the 'C': neighborhood. i. All building facades shall include ii. Articulation, modulation, and measures to reduce the apparent their intervals should create a sense scale of the building and add visual of scale important to residential build- interest. Examples include modula- ings. tion, articulation, defined entrances, and display windows(see illustration, iii. A variety of modulations and ar- subsection 15a of this Section). ticulations should be employed to add visual interest and to reduce the ii. All buildings shall be articulated bulk and scale of large projects. with one or more of the following: e. Guideline Applicable to Districts (a) Defined entry features; 'B'and `E': Building modulations should be a minimum of two feet(2') in depth (b) Window treatment; and four feet (4') in width. (c) Bay windows and/or balco- f. Guidelines Applicable to Districts Hies; 'A' and 'D': (d) Roof line features; or i. Building modulations should be a minimum of two feet(2') deep, six- (e) Other features as approved teen feet (16') in height, and eight by the Director. feet (8') in width. iii. Single purpose residential build- ii. Alternative methods to shape a ings shall feature building modulation building such as angled or curved fa- as follows (see illustration, subsec- cade elements, off-set planes, wing tion 15b of this Section): walls, and terracing will be consid- ered; provided, that the intent of this (a) The maximum width (as Section is met. measured horizontally along the building's exterior)without build- g. Guidelines Applicable to District ing modulation shall be forty feet 'C': (40'). i. Although streetfront buildings (b) The minimum width of mod- along designated pedestrian streets ulation shall be fifteen feet (15'). should strive to create a uniform street edge, building facades should (c) The minimum depth of mod- generally be modulated and/or artic- ulation shall be the greater of six ulated with architectural elements to feet (6') or not less than two- reduce the apparent size of new tenths (0.2) multiplied by the buildings, break up long blank walls, height of the structure (finished add visual interest, and enhance the grade to the top of the wall). character of the neighborhood. 3-71 (Revised 7/07) 4-3-1001 ii. Style: Buildings should be urban (a) A planting bed at least five in character. feet(5')in width containing trees, shrubs,evergreen ground cover, iii. Buildings greater than one hun- or vines adjacent to the blank dred and sixty feet (160') in length wall; should provide a variety of tech- niques to reduce the apparent bulk (b) Trellis or other vine sup- and scale of the facade or provide an ports with evergreen climbing additional special design feature vines; such as a clock tower, courtyard, fountain, or public gathering place to (c) Architectural detailing such add visual interest (see illustration, as reveals,contrasting materials, subsection 15c of this Section). or other special detailing that meets the intent of this standard; 2. Ground-Level Details: (d) Artwork, such as bas-relief Intent: To ensure that buildings are visually sculpture, mural, or similar; or interesting and reinforce the intended hu- man-scale character of the pedestrian envi- (e) Seating area with special ronment; and ensure that all sides of a paving and seasonal planting. building within near or distant public view have visual interest. iii. Treatment of blank walls shall be proportional to the wall. a. Minimum Standards for All Dis- tricts: iv. Provide human-scaled elements such as a lighting fixture, trellis, or i. Untreated blank walls visible from other landscape feature along the fa- public streets, sidewalks, or interior cade's ground floor. pedestrian pathways are prohibited. A wall (including building facades v. Facades on designated pedes- and retaining walls) is considered a trian-oriented streets shall have at blank wall if: least seventy five percent (75%) of the linear frontage of the ground floor (a) It is a ground floor wall or facade(as measured on a true eleva- portion of a ground floor wall tion facing the designated pedes- over six feet (6') in height, has a trian-oriented street) comprised of horizontal length greater than fif- transparent windows and/or doors. teen feet (15'), and does not in- clude a window, door, building vi. Other facade window require- modulation or other architectural ments include the following:• detailing; or (a) Building facades must have (b) Any portion of a ground clear windows with visibility into floor wall having a surface area and out of the building. However, of four hundred(400)square feet screening may be applied to pro- or greater and does not include a vide shade and energy effi- window, door, building module- ciency. The minimum amount of tion or other architectural detail- light transmittance for windows ing. shall be fifty percent (50%). ii. Where blank walls are required (b) Display windows shall be or unavoidable, blank walls shall be designed for frequent change of treated with one or more of the fol- merchandise, rather than perma- lowing (see illustration, subsection nent displays. 15d of this Section): (Revised 7/07) 3 -72 4-3-1001 (c) Where windows or store- (4) Street furniture (benches, fronts occur,they must princi- etc.). pally contain clear glazing. ii. Artwork or building ornamenta- (d) Tinted and dark glass, tion (such as mosaics, murals, grill- highly reflective (mirror-type) work, sculptures, relief, etc.) should glass and film are prohibited. be used to provide ground-level de- tail. b. Guidelines Applicable to Districts 'A', `C' and `D': iii. Elevated or terraced planting beds between the walkway and long i. The primary building entrance building walls are encouraged. should be made visibly prominent by incorporating a minimum of one of c. Guideline Applicable to Districts the following architectural features 'B' and `E': Use of material variations from each category listed (see illus- such as colors, brick, shingles, stucco, tration, subsection 15e of this Sec- and horizontal wood siding is encour- tion): aged. (a) Facade Features: 3. Building Roof Lines: (1) Recess; Intent: To ensure that roof forms provide dis- tinctive profiles and interest consistent with (2) Overhang; an urban project and contribute to the visual continuity of the district. (3) Canopy; a. Minimum Standards for Districts (4) Trellis; 'A', `C' and `D': (5) Portico; i. Buildings shall use at least one of the following elements to create var- (6) Porch; ied and interesting roof profiles (see illustration,subsection 15f of this Sec- (7) Clerestory. tion): (b) Doorway Features: (a) Extended parapets; (1) Transom windows; (b) Feature elements project- ing above parapets; (2) Glass windows flanking door; (c) Projected cornices; (3) Large entry doors; (d) Pitched or sloped roofs. (4) Ornamental lighting; ii. Locate and screen roof-mounted mechanical equipment so that the (5) Lighted displays. equipment is not visible within one hundred fifty feet(150') of the struc- (c) Detail Features: ture when viewed from ground level. (1) Decorative entry. iii. Screening features shall blend with the architectural character of the (2) Ornamental building name building, consistent with RMC and address; 4-4-095E, Roof-Top Equipment. (3) Planted containers; 3 -73 (Revised 5/08) 4-3-1001 iv. Match color of roof-mounted me- or metal banding, patterns, or textural chanical equipment to color of ex- changes. posed portions of the roof to minimize visual impacts when equip- c. Guidelines Applicable to All Dis- ment is visible from higher eleva- tricts: tions. (Ord. 5355, 2-25-2008) i. Building materials should be at- b. Guidelines Applicable to Districts tractive,durable, and consistent with 'B' and `E': more traditional urban development. Appropriate examples would include i. Buildings containing predomi- brick, integrally colored concrete ma- nantly residential uses should have sonry, pre-finished metal, stone, pitched roofs with a minimum slope steel, glass, and cast-in-place con- of one to four(1:4). Such roofs crete. should have dormers or intersecting roof forms that break up the massive- ii. Concrete walls should be en- ness of a continuous, uninterrupted hanced by texturing, reveals, snap- sloping roof. tie patterns;coloring with a concrete coating or admixture, or by incorpo- ii. Roof colors should be dark. rating embossed or sculpted sur- faces, mosaics, or artwork. c. Guideline Applicable to District `C': Building roof lines should be varied iii. Concrete block walls should be to add visual interest to the building. enhanced with integral color, tex- tured blocks and colored mortar,dec- 4. Building Materials: orative bond pattern and/or incorporate other masonry materials. Intent: To ensure high standards of quality and effective maintenance over time; encour- iv. Stucco and similar troweled fin- age the use of materials that reduce the vi- ishes should be used in combination sual bulk of large buildings; and encourage with other more highly textured fin- the use of materials that add visual interest to ishes or accents.They should not be the neighborhood. used at the base of buildings be- tween the finished floor elevation and a. Minimum Standards for All Dis- four feet (4') above. tricts: d. Guideline Applicable to Districts i. All sides of buildings visible from 'B' and `E': Use of material variations a street, pathway, parking area, or such as colors, brick or metal banding or open space shall be finished on all patterns, or textural changes is encour- sides with the same building materi- aged. als, detailing,and color scheme, or if different, with materials of the same quality. ii. Materials, individually or in com- bination, shall have an attractive tex- ture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably.maintained. b. Minimum Standard for Districts 'A', `C' and `D': Buildings shall employ material variations such as colors, brick (Revised 5/08) 3 -74 4-3-100I 5. Illustrations. a. Building modulation and articulation (see subsection 11c(i) of this Section). f I I I I I=I1 I } r 1 -it '1 ' I • 1 / i 1 1 1 . 1 . _ • 1 _ , - I I l I El • - I I I I I _ I I - I --- - 1. �n,X ` �� F"•5 J'��' V'C ti h �4..'Y'. � h��%. �h\, /.,n. I II(' I 111( i INTERVAL i INTERVAL i b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection 11c(iii) of this Section). Articulated roof line-in this case a traditional cornice ,4-.4 "*''-: ndows end building surfaces r ".=/r� Wiadd dsual interest end give the ztl .= • building a human s:zle ilj �•. ^,,, (gBoes in an out to relieve /\`ill ' (goes in y of out to relieve the �h.{'{; i' 14, ' manotonYWthe wide wall 0 %III Q p 11 ` k Ah 1 ' Of ,. ._, ]il irk -,. h I, `%„. ''J .� Q 1 �/ Elul a , ,II p $+ S '' s' 1, �...-ter::_(� ° r f -"`',� Y Y. � q �� 11 ri rni�tp � ill r - 3-75 (Revised 7/07) 4-3-1001 c. Reducing scale of long buildings (see subsection 11g(iii) of this Section). W= kill 1 11 I I I WW 160' Maximum facade length allowed F OJ H— W. r1 h1 AAA ® -1 O More than 160' Facade is too long W= -=JIIIIIIIIIiIIIDr , II J 1 110111 W W 160'or less 160'or less Meets guideline Meets guideline d. Acceptable blank wall treatments (see subsection 12a(ii) of this Section). • ` Trellis with vines or - other plants Artwork lig,, . ' Itlitiksi jitilipk„ Atilt* f:',,.r:^i� wK ,- 4,144jot 41,k( •:Itikt Fq rill V:. -~1,‘I'\)‘ k I _si - Min. 5' wide planting . bed and materials to µ 01 cover 50% of.wall within 3 years (Revised 7/07) 3 -76 4-;i-1 uui e. Building facade features (see subsection 12b(i) of this Section). 4'-6"min: I, f ,I i • CI E Co ' RECESS OVERHANG CANOPY ( _ I a _. is TRELLIS PORTICO PORCH f. Preferred roof forms (see subsection 13a of this Section). Feature elements projecting Extended parapets above .ara.ets ----- 40* 0 T� II 1 i < 7 1, 1------ ,.i h, , , 'IA Olt I . ..,, ►. Projected cornices Pitched or slo.ed roofs i „—%,k .,k. .,... ......... • \ . ,.../ \ z rl ji lnA . , III : i a,, ,l� T. '� I,fid � � r0 (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) 3-77 (Revised 7/07) 4-U-1 UUJ J. SIGNAGE: 2. Guidelines Applicable to Districts `C' and `D': Intent:To provide a means of identifying and advertising businesses; provide directional a. Alteration of trademarks notwith- assistance; encourage signs that are both standing, corporate signage should clear and of appropriate scale for the project; not be garish in color nor overly lit,al- encourage quality signage that contributes to though creative design, strong ac- the character of the Urban Center and the cent colors, and interesting surface Center Village; and create color and interest. materials and lighting techniques are encouraged. 1. Minimum Standards for Districts `C' and `D': b. Front-lit, ground-mounted monu- ment signs are the preferred type of a. Signage shall be an integral part of freestanding sign. the design approach to the building. c. Blade type signs, proportional to b. Corporate logos and signs shall be the building facade on which they are sized appropriately for their location. mounted, are encouraged on pedes- trian-oriented streets. c. Prohibited signs include (see illustra- tion, subsection J3a of this Section): i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permit- ted as are signs with only the individ- ual letters back-lit. d. In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground-related monu- ment signs,with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including sup- port structure.All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal inter- est in the area surrounding the sign. Al- ternately,signage may incorporate stone, brick,or other decorative materials as ap- proved by the Director. f. Entry signs shall be limited to the name of the larger development. (Revised 7/07) 3-78 4-3-1 UUK 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). Typical "can signs" Internally lit letters are not acceptable or graphics are acceptable fi p t se Jrk Plastic or Sheet Only the individual translucent metal letters are lit sheet box (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord.5286, 5-14-2007) K. LIGHTING: • ary building entrances, at building fa- cades, and at pedestrian-oriented Intent:To ensure safety and security;provide spaces. adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, park- 2. Guidelines Applicable to Districts `C' ing areas, building entries, and other public and `D': places;and increase the visual attractiveness of the area at all times of the day and night. a. Accent lighting should be provided at focal points such as gateways,public art, 1. Minimum Standards for Districts 'A', and significant landscape features such `C' and `D': as specimen trees. a. Lighting shall conform to on-site ex- b. Additional lighting to provide interest terior lighting regulations located in RMC in the pedestrian environment may in- 4-4-075, Lighting, Exterior On-Site. elude sconces on building facades, aw- nings with down-lighting, decorative b. Lighting shall be provided on-site to street lighting, etc. (Ord. 5029, increase security, but shall not be al- 11-24-2003; Ord. 5124, 2-7-2005; Ord: lowed to directly project off-site. 5286, 5-14-2007) c. Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and second- 3-79 (Revised 7/07) 4-3-100L L. MODIFICATION OF MINIMUM N. APPEALS: STANDARDS: For appeals of administrative decisions made pursuant to the design regulations, see RMC • 1. The Reviewing Official shall have the au- 4-8-110,Appeals. (Ord. 4821, 12-20-1999;Amd. thority to modify the minimum standards of Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003; the design regulations, subject to the provi- Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) sions of RMC 4-9-250D, Modification Proce- dures, and the following requirements: 4-3-105 (Deleted by Ord. 4992, a. The project as a whole meets the in- 12-9-2002) tent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; 4-3-110. URBAN SEPARATOR OVERLAY REGULATIONS: b. The requested modification meets the intent of the applicable design stan- A. PURPOSE: dard; The purpose of this Section is to implement the urban separators policies in the Community De- c. The modification will not have a detri- sign Element of the Comprehensive Plan and the mental effect on nearby properties and King County Countywide Planning Policies.The the City as a whole; intent is to provide physical and visual distinctions between Renton and adjacent communities, de- d. The deviation manifests high quality fine Renton's boundaries and create contiguous design; and open space corridors within and between urban communities, which provide environmental, vi- e. The modification will enhance the pe- sual, recreational and wildlife benefits. Urban destrian environment on the abutting separators shall be permanent low-density lands and/or adjacent streets and/or pathways. that protect resources and environmentally sensi- tive areas. (Ord. 5132, 4-4-2005) 2. Exceptions for Districts 'A' and 'B': Modifications to the requirements in subsec- B. APPLICABILITY: • tions E2a and E3a of this Section are limited This Section shall apply to subdivisions and build- to the following circumstances: ing permits on lands within designated urban sep- arators as shown in the urban separators maps. a. When the building is oriented to an (Ord. 5132, 4-4-2005) interior courtyard, and the courtyard has a prominent entry and walkway connect- ing directly to the public sidewalk; or b. When a building includes an archi- tectural feature that connects the building entry to the public sidewalk; or c. In complexes with several buildings, when the building is oriented to an inter- nal integrated walkway system with prominent connections to the public side- walk(s).(Ord.5124,2-7-2005;Ord.5286, 5-14-2007) M. VARIANCE: (Reserved). (Ord. 5124,2-7-2005; Ord. 5286, 5-14-2007) (Revised 7/07) 3 - 80 4-3-110C C. URBAN SEPARATORS MAPS: 1. May Valley Urban Separator: cc cp 4. 1 ;-----4114111141.L111104., may ii y .. . - .s .Y PSG. .. .�a' ' �� ;j.. , ' • J 7---- � .f <� 1 E i� RL 8q ,,..-,,,.; ,,,,- ' , 11 ,rilejwir• CI All apiNigloth Ct ' 4 ;.. le ft '•';'<z„; .,:,,,- , ' ,' 1. 11ffin se mu t _,. -�1lLl3 17� !1i;;k1t'i ���■�f ■l112CIMIN May Valley Urban Separator Overlay = contiguous Open Space 0 £tmna':➢n.b-a.u.T.I,....t..,c^.lurve Urban Separator Boundary . . P 5©gIII #r Sq 3-81 (Revised 7/07) 4-3-110C 2. Talbot Urban Separator: 1=fis I � ., r ,0. s ,voll � ---r� _ ��o � r - �. M S tr� /s.m - - ■ • l . et) S st . �, �� PPI Iii Lillymow, ( y , re III R4 t. is del Mgrfi 71=111404 . mv. _,Iiii =nn_ rw.. ,_ _..,&.a • 14, ._.„--.,9.-,..'_Vi..rg.,W,, I r elrunlpA % i n z.■ .1 , . 1..1f►♦iM �?!�I�j,tell ./11.►�m life �nr a`rr**� ��� IIIIII I 1. �jiy r J E. IIIII111I\� ,����'--�� fM -2114.1.111 la sI. ,S 55th St -n �-' �'�i��i��i Ij - II!! i '''(((\tl ICJ s� $!lifini II" MA nag . WI rr.�i �v "unarm' Il! Mlh .l IMIl V Palf l tia -e _ + r = \).____, \1 4��O+vaJs v Inn : i ' tii 4ed6111 m'-u7 INI Inn IMI II . ®gin� 1 .04y to dtin 14s 1'n �11111 1 i I , a — 7.2 1111; I1.IIM "T� .PTj!iI.t-- .. rims ► u. �; �l,�I��{rig, wig Ian 1N MI 1 I 4 < MINIM fi:e 6 E =• LE i call U �. ' F-1 I ?FER I Ed .l 1--1• Talbot Urban Separator j0:1Emrmmicc0velopo t.Neihborho0ds&-Sir�igiel'fanning Renton CdyLimes IvGs Dull Pa$ uAJi Urban Sepatator Qtiurriary1a 2:7 tkamt,14 f (Ord. 5132, 4-4-2005) 3 - 85 (Revised 6/05) 4-3-110D D. ADMINISTRATION: c. Approval of a building permit for an addition of three hundred (300) square 1. Review Process:Applications subject to feet for a primary use structure or five urban separator regulations shall be pro- hundred (500) square feet for an acces- cessed as a component of the governing land sory structure shall require recordation of use process. a conservation easement, protective easement or tract and deed restriction on 2. Authority: The reviewing official shall critical areas and critical area buffers lo- have the authority to approve with conditions cated within the contiguous open space or deny proposals based on the provisions of corridor pursuant to RMC 4-3-050E4,Na- the Urban Separator Overlay regulations. tive Growth Protection Areas. (Ord. 5132, 4-4-2005) d. Land dedicated as open space shall E. URBAN SEPARATOR OVERLAY be located within the mapped contiguous REGULATIONS: open space corridor unless a modifica- tion is approved pursuant to subsection 1. Contiguous Open Space Corridor Es- E6 of this Section. tablished: A designated contiguous open space corridor is established as shown on the 3. Uses Allowed In Contiguous Open Urban Separators Overlay Map in subsection Space. C of this Section. a. Passive recreation with no develop- 2. Dedication of Open Space Required. ment of active recreation facilities except within a municipal park. a. Approval of a plat, and/or building permit on an undeveloped legal lot in the, b. Natural surface pedestrian trails. Urban Separator Overlay shall require dedication of fifty percent (50%) of the c. Animal husbandry (small, medium gross land area of the parcel or parcels and large); provided, that fencing is sub- as a non-revocable open space tract re- ject to the conditions in subsection E3g of tained by property owner,or dedicated to this Section. a homeowners association or other suit- able organization as determined by the d. Existing residences and accessory reviewing official. Acreage in tracts may uses and structures. include critical areas and/or critical area buffers. At a minimum, open space shall e. Small and medium utilities and large be connected to another contiguous underground utilities. open space parcel by a fifty foot(50')cor- ridor. f. Access Easements. b. Existing residences, existing acces- i. Utilities easements and emer- sory uses and structures, existing above gency service access roads may be ground utilities located in the tract at the located within contiguous open time of designation and new small and space corridors for the limited pur- medium utilities shall not count toward pose of providing service to parcels the fifty percent(50%) gross land area platted after March 2005, for which calculation for open space except for there is no practical alternative way storm water ponds designed with less to provide service. Utilities and emer- than 3:1 engineered slopes and en- gency service easements shall be hanced per techniques and landscape developed with permeable surface requirements set forth in the publication treatment. the `Integrated Pond" King County Land and Water Resources Division. 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- (Revised 6/05) 3 - 86 4-3-110E ternative access to a pre-existing le- better water retention and ero- gal lot,but shall not serve lots platted sion control functions; after March 2005. (b) Five percent (5%) addi- g. Fencing or similar structures and/or tional replacement landscaping hedges or similar landscape features on per site is provided; the property or easement boundary of properties abutting and within the contig- (c) Plant caliper is determined uous open space corridor shall not create by the Reviewing Official to be a solid barrier.Where required to protect sufficient to achieve needed wa- wetlands pursuant to RMC 4-3-050E4e, ter retention and erosion control fencing shall be the minimum necessary. functions; 4. Uses in Portions of the Urban Separa- (d) Individual trees or stands of tor Outside the Established Contiguous trees are retained when feasible. Open Space Corridor. Feasibility is defined as locations and tree health sufficient to en- a. Uses shall be consistent with RMC sure continued viability of the 4-2-060 and 4-2-070B. Residential-1 tree and safety of structures Zone, one dwelling unit per net acre. within the developed portion of the lot; and b. Development shall be clustered out- side the contiguous open space corridor (e) The landscape plan pro- mapped in subsection C of this Section. vides massing of plant material to create either a connection to 5. Standards Within Entire Urban Sepa- required open space or is of suf- rator. ficient size to create functional wildlife habitat. a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent b. If the existing cleared area of a site, (35%)of the gross acreage of the site ex- as of March 21, 2005, is greater than cept: thirty five percent (35%), approval of a plat shall require replanting of forest/veg- i. The percentage of forest/vegeta- etative cover. tion coverage may be increased to qualify for the density bonus allowed c. Forest/vegetation cover may include in RMC 4-2-110D. a combination of Northwest native vege- tation including conifer, deciduous trees ii. The Reviewing Official may mod- and shrubs sufficient to provide water re- ify the percentage of forest/vegeta- tention and erosion control, as deter- tion retention if determined mined appropriate by the Reviewing necessary to meet the surface water Official.The Reviewing Official shall de- retention/detention standards of sub- termine whether existing vegetation pro- section E5d of this Section. vides functions to meet forest/vegetation coverage standards, and shall require iii. The Reviewing Official may ap- additional plantings if existing vegetation prove forest/vegetation clearing is found to be insufficient. greater than thirty five percent(35%) of individual building sites to allow d. Stormwater management shall corn- grading for a home site; provided, ply with the 2005 King County Surface that: Water Design Manual Conservation Flow Control Area Level 2 flow control stan- (a) A landscape plan is pro- dards. vided for each building site showing compensating replant- e. Private access easements and im- ing of species with the same or provements shall be established at the 3 -87 (Revised 12/05) 4-3-120A minimum standard needed to meet public of compliance to be made at no expense to safety requirements. this jurisdiction. f. Landscape plans required in RMC 2. Test methods shall be as specified by 4-4-070 shall include retention/replanting RMC 4-3-050, Critical Areas Regulations, or plans as applicable, consistent with stan- by other recognized and accepted test stan- dards and plant lists in King County De- dards. If there are no recognized or accepted partment of Natural Resources and test methods for the proposed alternate,the Parks Water and Land Resources Divi- Department Director shall determine test ero- sion Publication"Going Native." cedures. (Ord.4856, 8-21-2000) 6. Modification of Mapped Contiguous Open Space:The Reviewing Official may modify the open space configuration 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) 4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES: (Amd. Ord. 4963, 5-13-2002) A. ENFORCEMENT OFFICER: The Development Services Administrator or his or her designated representative shall be respon- sible for investigation of violation and citation of the violating parties. B. VIOLATION 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) 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 De- partment Director may require tests as proof (Revised 12/05) 3-88 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. 5387, June 9, 2008. SECTION PAGE NUMBER NUMBER 4-4-010 STANDARDS FOR ANIMAL KEEPING ACCESSORY TO RESIDENTIAUCOMMERCIAL USES 1 A. Purpose and Intent 1 B. Applicability 1 C. Authority 1 1. Responsibility 1 a. Animal Control Officer 1 b. Development Services Division 1 D. Number of Animals Allowed 1 1. Household Pets 1 2. Domestic Animals 1 E. Keeping Greater Number of Animals Than Allowed 2 F. Home Occupations 2 G. General Standards for Keeping Animals 2 1. Shelter Location 2 2. Confinement 2 3. Health and Safety 2 4. Animal Waste and Food Waste 2 H. Additional Standards for Kennels and Stables 2 1. Shelters and Structures 2 2. Food and Bedding 3 3. Criteria for Indoor Kennel Facilities 3 4. Criteria for Outdoor Kennel Facilities 3 I. Additional Standards for Beekeeping 3 1. Minimum Setback 3 2. Maintenance Standards 3 J. Review Criteria for Additional Animals Permits 3 K. Review Criteria for Kennels and Stables 3 L. Prohibited Animals 3 M. Violations and Penalties 3 1. Compliance with Current Code Regulations 3 2. Fines 3 4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION (Reserved) 3 4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS — GENERAL 3 A. Intent 3 4- i (Revised 8/08) SECTION PAGE NUMBER NUMBER B. Adoption by Reference 4 C. Construction Standards 4 1. Haul Routes 4 2. Haul Hours 4 3. Permitted Work Hours in or Near Residential Areas 4 a. Single Family Remodel or Single Family Addition Construction Activities 4 b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction Activities 4 4. Emergency Extensions to Permitted Work Hours 4.1 5. Temporary Erosion Control 4.1 6. Hydroseeding Required 4.1 7. Construction Debris 4.1 8. Construction Activity Standards—Aquifer Protection Area (APA) Zones 1 and 2 4.1 a. Designated Person 4.1 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 5 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 2. Exception for Public Owned or Operated Uses 6 I. Habitation of Travel Trailers or Recreational Vehicles 6.1 4-4-040 FENCES AND HEDGES 6.1 A. Purpose 6.1 (Revised 8/08) 4 - II SECTION PAGE NUMBER NUMBER B. Applicability 6.1 C. General Fence and Hedge Requirements 6.1 1. Fence Height- Method of Measurement 6.1 2. Berms 6.1 3. Grade Differences 6.1 4. City May Require Modification 6.1 D. Standards for Residential Uses 6.1 1. Height Limitations for Interior Lots 6.1 a. Front Yard Setbacks 6.1 b. Side Lot Lines 6.1 c. Rear Lot Line 6.1 2. Height Limitations for Corner Lots 6.2 a. Front Yard Setbacks 6.2 b. Interior Side Lot Line 7 c. Side Lot Line Abutting Street 7 d. Rear Lot Line 7 3. Gate Required 7 4. Electric Fences 7 E. Standards for Commercial, Industrial and Other Uses 7 1. Location and Maximum Height 7 2. Electric Fences 7 3. Barbed Wire Fences 7 4. Bulk Storage Fences 8 5. Special Provisions 8 F. Administrative Review of Variation from Height Restrictions 8 G. Special Administrative Fence Permits 8 1. Fences Eligible for Administrative Review Process 8 2. Evaluation Criteria 8 H. Compliance 8 4-4-050 GARAGE SALES - REQUIREMENTS FOR 8.1 • A. Applicability 8.1 B. Conditions 8.1 1. Maximum Time and Number 8.1 2. Supervision of Vehicles Required 8.1 3. Use of Right-of-Way Prohibited 8.1 4. Signage Installation and Removal Requirements 8.1 5. Special Restriction for Self Storage Uses in RM-F Zone. 9 C. Violations of This Section and Penalties 9 4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS 9 A. Purpose 9 B. Scope 9 1. Applicability 9 2. Application Required for Existing Activities 9 3. Application Required for Activities Annexed into City• 9 4. Time for Compliance 9 (; C. General 9 1. Landscaping 9 4- iii (Revised 12/05) SECTION PAGE NUMBER NUMBER 2. Screening 9 3. Natural Stream Courses 10 4. Hydroseeding Required 10 5. Conformance with RCW 10 6. Notification of Noncompliance 10 7. Transfer of Responsibility for Work 10 8. Stop Work Order 10 9. Emergency Permits 10 D. Bond Required to Cover Costs of Rehabilitation 10 E. Inspection 11 F. Engineering Grading Requirements 11 1. Reports Required 11 2. Civil Engineer Responsibilities 11 3. Soil Engineer Responsibilities 11 4. Engineering Geologist Responsibilities 11 5. Building Division Responsibilities 11 6. Specifications 12 7. Setbacks 12 G. Regular Grading Requirements 12 1. Inspection, Testing and Reports 12 H. Work in Progress 12 1. Maximum Slopes 12 2. Safety 12 3. Clearing and Rounding Tops of Slopes 12 4. Property and Setback Location 12 5. Maximum Noise Levels 12 6. Permitted Work Hours 12 7. Compliance with Pollution Control Regulations 13 8. Control of Dust and Mud 13 a. Access Roads 13 b. Dozing and Digging 13 9. Soil Erosion and Sedimentation 13 10. Appearance 13 I. Surface Water 13 1. Polluted or Stagnant Water Prohibited 13 2. Minimum Lake Depth 13 3. Maximum Bank Slopes Adjacent to Lake 13 a. Unconsolidated Material 13 J. Top and Toe Setbacks 13 1. Setbacks- Minimum 13 a. Tops of Slopes 13 b. Structures 14 K. Cuts 14 1. General 14 2. Maximum Slope 14 3. Drainage and Terracing 14 L. Fills 14 (Revised 12/05) 4-iv SECTION PAGE NUMBER NUMBER 1. Applicability and Exemptions 14 2. Fill Location 14 3. Preparation of Ground 14 4. Fill Material 14 5. Minimum Compaction 14.2 6. Maximum Slope 14.2 7. Drainage and Terracing 14.2 M. Solid Waste Fills 14.2 1. Reports Required 14.2 2. Report Contents 14.2 3. General 15 4. Location 15 5. Cell Cover 15 6. Compaction 15 7. Bulk Items 15 8. Building Debris and Flammable Material 15 9. Stabilization 15 10.Animal Waste 15 11. Treated Fill 15 12. Prohibited Fill 15 13. Drainage 15 14. Water Disposal 16 15. Special Considerations 16 16. Prohibited Activities 16 N. Drainage 16 1. General 16 2. Terrace 16 a. Swales 16 b. Scouring 16 c. Capacity 16 d. Settling Ponds 16 3. Subsurface Drainage 16 4. Disposal 16 a. Minimum Grade 17 , b. Drainage Releases 17 c. Stream Acceptance 17 5. Overland Runoff 17 O. Slopes 17 1. General 17 2. Other Devices 17 P. Final Reports 17 1. Plans and Reports 17 a. As-Graded Grading Plan 17 b. Soil Grading Report 17 c. Geologic Grading Report 17 2. Notification of Completion 17 Q. Permits and Fees 18 4 -V (Revised 5/08) SECTION PAGE NUMBER NUMBER R. Appeals 18 S. Violations of This Chapter and Penalties 18 4-4-070 LANDSCAPING 18 A. Purpose and Intent 18 B. Applicability 18 C. Plans Required 18 D. General Landscape Requirements 18 1. Street Frontage Landscaping Required 18 2. Pervious Areas to Be Landscaped 18 3. Residential Rear/Side Yard/Landscaping Along Streets 19 4. Compliance with Zone Standards Required 19 5. Parking Lot Landscaping Requirements 19 6. Use of Existing Plant Material 19 7. Use of Drought-Resistant Plants 19 8. Avoidance of Hazards 19 9. Preservation of Unique Features 19 10. Slopes 19 11. Erosion Control Devices 19 12. Permanent Underground Irrigation System Required 19 E. Specific Landscape Requirements 20 1. Trees 20 2. Soil 20 3. Drainage 20 4. Plants 20 5. Berms 20 F. Landscape Installation 20 G. Deferral of Landscape Improvements 21 H. Amended Landscaping Plan 21 1. Modification of Landscape Plans 21 2. Acceptability of Requested Modifications 21 3. Failure of Plan to Meet Intent 21 I. Performance Surety Device 21 J. Maintenance 21 1. Maintenance Surety Device 21 2. Maintenance Required 21 3. Failure to Maintain Landscaping 21 K. Damaged Landscaping 21 4-4-075 LIGHTING, EXTERIOR ON-SITE 22 A. Purpose 22 B. Applicability 22 C. Exemptions 22 D. Authority 22 E. Standards 22 1. Building Lights 22 2. Parking Lot or Display Lot Lights 22 F. Modifications of Standards 23 G. Variances to Standards 23 (Revised 5/08) 4-vi SECTION PAGE NUMBER NUMBER H. Appeals 23 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS 23 A. Purpose 23 B. Scope of Parking, Loading and Driveway Standards 23 1. Applicability 23 a. Within the Center Downtown Zone 23 b. Outside the Center Downtown Zone 23 2. Conformance Required 23 3. Plans Required 24 4. Future Changes to Parking Arrangement 24 5. Timing for Compliance 24 a. Building Permit Required 24 b. Requirements Prior to Occupancy Permit 24 c. Requirements Prior to Business License Issuance 24 C. (Deleted by Ord. 5357, 2-25-2008) 24 D. Administration 24 1. Authority 24 2. Interpretation 24 a. Calculation of Number of Parking Spaces- Fractions 24 b. Measurement of Distance- Method 24 c. Measurement of Seat Width- Benches and Pews 24 E. Location of Required Parking 24 1. On-Site Parking Required 24 a. Detached, Semi-Attached and Two (2) Attached Dwellings 24 b. Attached Dwellings Three (3) or More Units 24 c. Boat Moorages 24.1 d. Other Uses 24.1 2. Off-Site Parking 24.1 a. When Permitted 24.1 b. Agreement Required 24.1 c. Additional Information Required 24.1 d. Fees 24.1 e. Maximum Distance to Off-Site Parking Area 24.1 f. Transportation Management Plan Exception 24.1 3. Joint Use Parking Facilities 24.1 a. When Permitted 24.1 b. Agreement Required 24.1 c. Maximum Distance to Joint Use Parking 24.2 d. Special Provisions for Subdivision of Shopping Center 24.2 F. Parking Lot Design Standards 24.2 1. Maneuvering Space/Use of Public Right-of-Way 24.2 2. Maximum Parking Lot and Parking Structure Slopes 25 3. Access Approval Required 25 4. Linkages 25 5. Lighting 25 6. Fire Lane Standards 25 a. Applicability 25 4-VII (Revised 5/08) SECTION PAGE NUMBER NUMBER b. Minimum Width and Clearance 25 c. Identification 25 d. Surfacing and Construction Requirements 25 e. Clearances and Turning Radii 26 f. Existing Buildings — Hazards 26 g. Modification by Fire Chief 26 7. Landscape Requirements 26 a. When Applicable 26 b. Exemptions 26 c. Submittal Requirements 26 d. Landscape Approval Required 26 e. General Requirements for All Parking Lots 26 f. Minimum Landscaping Width Requirements Abutting Public Right-of-Way 26 g. Special Landscape and Screening Standards for Storage Lots 27 h. Planting Requirements for Parking Lots and Other Applicable Uses 27 i. Underground Irrigation System Required 27 j. Installation to Comply with Approved Plans 27 k. Landscape Bond Required 27 I. Maintenance Assurance Device 27 m. Failure to Maintain Landscaping 27 n. Dead or Damaged Landscaping 28 8. Parking Stall Types, Sizes, and Percentage Allowed/Required 28 a. Standard Parking Stall Size—Surface/Private Garage/Carport 28 b. Standard Parking Stall Size —Structured Parking 28 c. Compact Parking Stall Size and Maximum Number of Compact Spaces 28 d. Tandem Parking 28.1 e. Special Reduced Length for Overhang 28.1 f. Customer/Guest Parking 28.1 g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA) 28.1 9. Aisle Width Standards 29 a. Parallel Parking Minimum Aisle Width 29 b. Ninety Degree (90°) Head-In Parking Aisle Width Minimums 29 c. Sixty Degree (60°) Head-In Parking Aisle Width Minimums 29 d. Forty Five Degree (45°) Head-In Parking Aisle Width Minimums 30 10. Number of Parking Spaces Required 30 a. Interpretation of Standards— Minimum and Maximum Number of Spaces 30 b. Multiple Uses 30 c. Alternatives 31 d. Modification 31 e. Parking Spaces Required Based on Land Use 31 G. Parking Lot Construction Requirements 34.1 1. Surfacing Requirements for Parking Areas 34.1 2. Surfacing Requirements for Storage Lots - 34.1 (Revised 5/08) 4 -viii SECTION PAGE NUMBER NUMBER 3. Marking Requirements 34.1 4. Wheel Stops Required 34.1 5. Drainage 34.2 H. Landscape Maintenance Requirements 34.2 1. Maintenance Required 34.2 2. Periodic Inspection 34.2 3. Maintenance Bonds and Charges Authorized 34.2 I. Driveway Design Standards 34.2 1. Driveway Location — Hazard Prohibited 34.2 2. Driveway Spacing Based Upon Land Use 34.2 a. Industrial, Warehouse and Shopping Center Uses 34.2 b. All Other Uses 35 3. Driveway Width Maximums Based Upon Land Use 35 a. Industrial, Warehouse and Shopping Center Uses 35 b. Single Family and Duplex Uses 35 c. All Other Uses 35 4. Maximum Number of Driveways Based Upon Land Use 35 a. Industrial, Warehouse and Shopping Center Uses 35 b. All Other Uses 35 5. Driveway Angle— Minimum 35 6. Driveway Grades— Maximum Based Upon Land Use 35 a. Single Family and Two (2) Family Uses 35 b. All Other Uses 35 7. Joint Use Driveways 36 a. Benefits of 36 b. Where Permitted 36 J. Loading Space Standards 36 1. Loading Space Required 36 2. Plan Required 36 3. Projection into Streets or Alleys Prohibited 36 4 -viii.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 4-viii.2 SECTION PAGE NUMBER NUMBER 4. Minimum Clear Area for Dock High Loading Doors 36 5. Minimum Clear Area for Ground Level Loading Doors 36 K. Modifications 36 1. Special Provisions for Use of Paved Recreation Space for Parking 36 2. Modification of Standards 37 L. Deferral of Construction 37 1. Deferral of Installation of Required Improvements 37 2. Delay in Installation of Parking Spaces— Reserve Parking Areas 37 a. Decision Criteria 37 b. Standards for Parking Reserve Areas 37 M. Appeals 37 4-4-090 REFUSE AND RECYCLABLES STANDARDS 37 A. Applicability 37 B. Exemption for Single Family and Two (2) Attached Residences (Duplexes) 37 C. General Requirements Applicable to All Uses (Except Single Family and Two (2) Attached Dwelling Units) 37 1. Dimensions 37 2. Location in Setback or Landscape Areas Prohibited 37 3. Special Setbacks from Residential Properties 37 4. Obstruction Prohibited 38 5. Collocation Encouraged 38 6. Signage Required 38 7. Architectural Design of Deposit Areas to Be Consistent with Primary Structure 38 8. Screening of Deposit Areas 38 9. Minimum Gate Opening and Minimum Vertical Clearance 38 10. Weather Protection 38 11. Approval of Screening Detail Plan Required 38 D. Multi-Family Developments—Additional Requirements for Deposit and Collection Areas 38 1. Minimum Size 38 2. Minimum Number of Deposit Areas 38 3. Dispersal of Deposit Areas 38 4. Location within Structures Possible 38 5. Maximum Distance from Building Entrance 39 6. Site Plan Location 39 7. Parking Space Obstruction Prohibited 39 8. Storage in Required Parking Space Prohibited 39 E. Commercial, Industrial, and Other Nonresidential Developments— Additional Requirements for Deposit and Collection Areas 39 1. Location 39 2. Accessibility May Be Limited 39 3. Office, Educational and Institutional Developments— Minimum Size 39 4. Manufacturing and Other Nonresidential Developments— Minimum Size 39 5. Retail Developments— Minimum Size 39 4- IX (Revised 4/04) SECTION PAGE NUMBER NUMBER F. Modifications 39 G. Appeals - 39 4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS 40 A. Purpose 40 B. Applicability 40 1. New or Replacement Equipment/Activity 40 2. Enlargement or Exterior Modifications of Existing Structures 40 C. Authority 40 D. Surface Mounted Equipment 40 1. General Screening 40 a. Industrial Zone Exemption 40 E. Roof-top Equipment 40 1. New Construction 40 2. Additions to Existing Buildings 40 F. Outdoor Storage, Loading, Repair, Maintenance and Work Areas 40 1. Outdoor Loading- Multi-Family Zones 40 2. Outdoor Loading, Repair, Maintenance and Work Areas- Commercial and Industrial Zones 40 3. Outdoor Storage- Commercial or Industrial Zones 40.1 a. Special Outdoor Storage Height Requirements, Industrial Zones 40.1 G. Vehicle Storage Screening, CA Zone 40.1 H. Outdoor Retail Sales- CD Zone 40.1 I. Variances 40.1 J. Appeals 40.1 4-4-100 SIGN REGULATIONS 40.1 A. Purpose 40.1 B. Applicability and Authority 40.1 1. Applicability 40.1 2. Permits Required 40.1 3. Periodic Inspection of Signs 40.1 4. Authority of Planning/Building/Public Works Administrator 40.2 5. Exemptions from Sign Code Regulations 40.2 a. Indoor Signage 40.2 b. Government and Utility Signage 40.2 c. Awning, Canopy, and Marquee Structures Having No Signage 40.2 6. Exceptions from Permit Requirements 40.2 a. Bulletin Boards 40.2 b. City Sponsored Signs 40.2 c. City Sponsored or Co-Sponsored Signs and Displays 40.2 d. Construction Signs 40.2 e. Copy Changes 41 f. Credit Signs 41 g. Flags 41 h. Garage Sale Signs 41 i. Holiday Displays 41 j. Memorial Signs 41 k. Modifications Not Requiring Structural or Electrical Changes 41 (Revised 4/04) 4-x SECTION PAGE NUMBER NUMBER I. Open House Signs 41 m. Political Signs 41 n. Public Art 41 o. Public Service Signs 41 p. Real Estate Signs 42 q. Safety Information Signs 42 r. Small Parking and Traffic Control Signs 42 s. Small Wall Signs 42 t. Weekend and Holiday Display Signage for Vehicle and Vessel Sales in the Auto Mall Overlay Districts 42 u. Banner Signage for Vehicle and Vessel Sales in the Auto Mall Overlay Districts 42 C. Prohibited Signs and Devices 42 1. Signs Which Violate State Regulations 42 2. Signs Which Interfere with Traffic Control 42 3. Animated, Revolving, Blinking and Flashing Signs 42 a. Outside City Center 42 b. Inside City Center Sign Regulation Area Boundaries 42.1 4. Devices of a Carnival Nature 42.1 5. Banners and Rigid Portable Signs 42.1 6. Signs Which Obscure Vision 42.1 7. Signs on Stationary Vehicles 42.1 8. Signs over Public Right-of-Way 42.1 9. Signs on Public Right-of-Way 42.1 10. Off-Premises Signs 42.1 11. Roof Signs within the City Center Sign Regulation Area 42.1 12. Signs Obscuring Address Numbers 42.1 13. Signs Located in Designated Fire Lanes 42.1 14. Perimeter Street Landscaping 42.1 15. Signs on Vegetation 42.1 16. Real Estate Signs 42.1 D. General Requirements for Signs 43 1. Permit Fees 43 2. Method of Calculating Sign Area 43 3. Sign Maintenance Required 43 4. Appearance of Signs 43 5. Lighting 43 6. Removal of Signage Upon Closure of Business 43 a. City-Wide Outside of City Center 43 b. City Center Sign Regulation Area 43 7. Nonconforming Signs 44 E. Size, Number and Height of Permanent Signs 45 1. Permitted and Prohibited Signs 45 2. Location Limitations 45 3. Height Limits 45 a. Signs within City Center 45 b. Signs Outside City Center Sign Regulation Area 45 4-xi (Revised 5/08) SECTION PAGE NUMBER NUMBER 4. Signs Permitted in All Residential, Commercial, and Industrial Zones 45 a. Churches, Apartments and Subdivisions 45 b. Home Occupations 46 c. Temporary Signs 46 d. Public Facilities (Public Buildings, Schools, Parks and Recreation Facilities) 46 5. Additional Signs Permitted in Commercial and Industrial Zones 46 a. Business Signs—General 46 b. Marquee Signs 46 c. Under Marquee Signs 46 d. Shopping Centers 46 e. Large Retail Uses 47 f. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located within the Auto Mall Area(s) 48 g. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Outside the Auto Mall Area 48 h. Subdivision Identification Signs 49 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 RC, R-1, R-4, R-8, R-10, R-14, and RM 49 j. Self Storage Uses in the RM-F Zone 49 F. Signs within Shoreline Areas— Special Requirements 49 1. View Impairment Prohibited 49 2. Location, Size and Type Limitations 50 3. Illuminated, Freestanding and Roof Signs Prohibited 50 G. Special Requirements for the Public Use (P-1) Zone 50 1. Type of Signage Permitted 50 2. Size 50 3. Height and Setback Restrictions 50 4. Illumination and Location 50 5. Exception for Off-Premises Advertising 50 H. Signs within City Center— Special Requirements 50 1. Purpose of Special Regulations 50 2. Applicability 50 3. Map of City Center Sign Regulation Boundaries 51 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 (Revised 5/08) 4-xii SECTION PAGE NUMBER NUMBER 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 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 65 3. Garage Sale Signs 66 a. Permit Requirements 66 b. Maximum Display Period 66 c. Allowed Uses 66 d. Allowable Sign Type 66 e. Maximum Size 66 f. Sign Location 66 g. Maximum Height 66 4. Political Signs 66 a. Permitted Location 66 b. Maximum Size 66.1 c. Removal Required 66.1 5. A-Frame Signs 66.1 a. Number 66.1 4-Xlli (Revised 4/04) SECTION PAGE NUMBER NUMBER 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 66.1 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 I. 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 66.3 K. Design and Construction Requirements for Permanent Signs-General 66.3 1. General Design 66.3 2. Wind Loads 66.3 3. Seismic Loads 66.3 4. Combined Loads 66.3 5. Allowable Stresses 66.3 6. Location and General Standards for Structural Supports 66.3 7. Materials 66.3 8. Restrictions on Combustible Materials 66.4 9. Nonstructural Trim 67 10. Anchorage 67 11. Size of and Materials for Display Surfaces 67 12. Glass Panel Size, Thickness and Type 67 13.Approved Plastics 67 14. Welding 67 15. Electrical Requirements 67 16. Clearance 67 17. Clearance from High Voltage Power Lines 67 18. Clearance from Fire Escapes, Exits or Standpipes 68 19. Obstruction of Openings Prohibited 68 20. Standards for Supports 68 L. Location/Insurance Requirements for Signs Projecting into Setbacks or Right-of-Way 68 1. Maximum Sign Projection into Setback 68 2. Allowed Projections into Right-of-Way 68 a. Wall Signs 68 b. Marquees 68 (Revised 4/04) 4-xiv SECTION PAGE NUMBER NUMBER c. Additional Allowances within City Center Sign Regulation Boundaries 68 3. Identification of Sign Installer 68.1 4. Liability Insurance Required for Signs Located on or over Public Property 68.1 5. Annual Right-of-Way Use Permit Required for Signs Projecting on or over Public Right-of-Way 68.1 M. Design Requirements for Projecting Signs 68.1 1. Standards 68.1 N. Design Requirements for Awning, Canopy, or Marquee Signs 68.1 1. Applicability of this Section 68.1 2. Acceptable Location and Uniform Building Code Requirements 68.1 3. Under Marquee/Under Awning/Under Canopy Sign Limitations 68.1 a. Number 68.1 b. Location and Size-Outside City Center 68.2 c. Location and Size-Within City Center 69 O. Design Requirements for Electric Signs 69 1. Materials and Design Standards 69 2. Installation 69 3. Erector's Name 69 4. Label Required 69 P. Inspections 69 Q. Alternate Provisions for Material, Construction and Design 69 R. Appeals of Administrative Decisions 69 S. Variances 69 T. Compliance and Confiscation of Signs 69 1. Compliance Required 69 2. Removal and Storage of Illegal Signs Authorized 69 3. Confiscated Signs 69 U. Violations of This Chapter and Penalties 69 4-4-110 STORAGE FACILITIES, BULK 70 A. Intent 70 B. Special Review and Higher Standards Required 70 C. Special Permit and Administration 70 1. Special Permit Required for Bulk Storage Facilities 70 2. Applicability 70 3. Authority and Responsibility 70 4. Provision of Information 70 5. Evaluation Criteria 70 D. Development Standards 71 1. Height of Containers and Stock Piles 71 2. Setbacks 71 3. Landscaping and Screening 71 a. Intent 71 b. Screening Required for Recognized Higher Risk Storage 71 c. Screening Required for Other Bulk Storage 71 d. Landscaping Maintenance 72 4-xiv.1 (Revised 4/04) SECTION PAGE NUMBER NUMBER 4. Signs Permitted 73 5. Surface Drainage 73 a. Intent 73 b. Standards 74 6. Toxic Substances 74 a. Intent 74 b. PSAPCA Standards 74 c. Maximum Concentrations of Toxic Substances 74 d. Method of Measurement 74 (Revised 4/04) 4-xiv.2 SECTION PAGE NUMBER NUMBER 7. Traffic and Access Control 74 a. Intent 74 b. Access Requirements 74 c. Emergency Vehicle Access 74 d. Traffic Flow, Setbacks from Access Routes and Curb Cuts 75 e. Separation of Parking from Loading/Maneuvering Areas 75 f. Overpasses 75 g. Paving of Access Routes 75 h. Surfacing of Storage Areas 75 8. Sound 75 a. Intent 75 b. WAC Regulations Adopted by Reference 75 c. Classifications 75 d. Maximum Sound Levels 76 e. Reduction Due to Method of Measurement 76 f. Extension of Hours of Restrictions 76 9. Liquid Waste 76 a. Intent 76 b. Discharge Regulated 76 c. Standards and Permits 77 d. Standards for Discharge into Sewer System 77 e. Disposal Schedule 77 f. Proof of Compliance 77 g. Prevention of Odorants 77 h. Treatment of Liquid Waste 77 10. Light and Glare 77 a. Intent 77 b. Method of Measurement 77 c. Maximum Levels 77 11. Odorants 77 a. Intent 77 b. Maximum Levels 78 c. Testing Procedure 79 d. Monitoring Required Upon Complaint 79 e. Other Remedies Not Impaired 79 12. Hazardous Materials 79 a. Intent 79 b. Off-Site Economic Burdens Prohibited 80 c. Barrier Required 80 d. Barrier Design 80 e. Fire Suppression System Standards 80 f. Maximum Quantities and Permitted Locations 80 g. Additional Requirements 81 h. Separation of Barrier and Fire Code Dyke 81 i. Combination of Requirements Encouraged 81 j. Impervious Surfacing Required 81 4 -xv (Revised 11/07) SECTION PAGE NUMBER NUMBER 13. Gaseous and Particulate Emissions 81 a. Intent 81 b. Preferred Process Methods 81 c. PSAPCA Requirements 81 d. Substance Density Limitations 82 e. Further Emission Limitations During an Alert 82 f. Hydroseeding Required 82 g. Report by Developer Required 82 h. Quarterly Reports May Be Required 82 i. Notification Required 82 j. Additional Reports Authorized 82 k. Locational Restrictions for Facilities with Emissions 82 I. Special Emission Standards for Existing Facilities 83 m. Compliance Later Required for Existing Facilities 83 n. Efficiency Rating — Minimum 83 E. Variances 84 4-4-120 STORAGE LOTS - OUTSIDE 84 A. Screening Required 84 1. Landscaping 84 2. Fencing 84 B. Surfacing 84 4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS 84 A. Purpose 84 B. Applicability 84 C. Allowable Tree Removal Activities 84 1. Emergency Situations 84 2. Dead, Dangerous, or Diseased Trees 85 3. Maintenance Activities/Essential Tree Removal— Public or Private Utilities, Roads and Public Parks 85 4. Installation of SEPA Exempt Public or Private Utilities 85 5. Existing and Ongoing Agricultural Activities 85 6. Commercial Nurseries or Tree Farms 85 7. Public Road Expansion 85 8. Site Investigative Work 85 9. Allowable Minor Tree Removal Activities 85 10. Landscaping or Gardening Permitted 85 11. Operational Mining/Quarrying 85 12. Modification of Existing Utilities and Streets by Ten Percent (10%) or Less 86 13. Utilities, Traffic Control, Walkways, Bikeways Within Existing, Improved Right-of-Way or Easements 86 D. Prohibited Activities 86 1. Prohibited Activities 86 2. Restrictions for Critical Areas—General 86 3. Restrictions for Native Growth Protection Areas 86 E. Review Authority 86 1. Authority and Interpretation 86 (Revised 11/07) 4-Xvi SECTION PAGE NUMBER NUMBER 2. Independent Secondary Review 86 F. Permits Required 86 1. Land Development Permit 86 2. Permit Required for Routine Vegetation Management on Undeveloped Properties 86 3. Permit Required to Use Mechanical Equipment 86 4. Timber Stand Maintenance—Conditional Use Permit Required 87 5. Tree Cutting —Solar Access or Pasture Land 87 G. Routine Vegetation Management Permit Review Process 87 H. Performance Standards for Land Development/Building Permits 87 1. Protected Trees— Retention Required 87 2. Plan Required 88 3. Applicability, Performance Standards and Alternates 88 4. General Review Criteria 88 5. Timing 88 6. Restrictions for Critical Areas 88 7. Tree/Ground Cover Retention 89 8. Protection Measures During Construction 89 a. Construction Storage Prohibited 89 b. Fenced Protection Area Required 89 c. Protection from Grade Changes 89 d. Impervious Surfaces Prohibited Within the Drip Line 89 e. Restrictions on Grading Within the Drip Lines of Retained Trees 89 f. Mulch Layer Required 90 g. Monitoring Required During Construction 90 h. Alternative Protection 90 9. Maintenance 90 I. Variance Procedures 90 J. Violations and Penalties 90 1. Penalties 90 2. Additional Liability for Damage 90 3. Restoration Required 90 4. Replacement Required 90 5. Stop Work 90 4-4-140 WIRELESS COMMUNICATION FACILITIES 90.1 A. Purpose 90.1 B. Goals 90.1 C. Exemption for Amateur Radio, Receive Only Antennas 90.1 D. Administering and Enforcing Authority 90.1 E. Compliance with Telecommunications Act of 1996 91 F. Standards and Requirements for All Types of Wireless Communications Facilities 91 1. Equipment Shelters or Cabinets 91 a. Location 91 b. Landscaping and Screening 91 c. Size 91 2. Visual Impact 91 4-xvii (Revised 11/07) SECTION PAGE NUMBER NUMBER 3. Maximum Noise Levels 91 4. Fencing 92 5. Lighting 92 6. Advertising Prohibited 92 7. Building Standards 92 8. Radio Frequency Standards 92 9. Special Requirements for Equipment Shelters/Cabinets within the Public Right-of-Way 92 G. Standards for Specific Types of Wireless Facilities 92 H. Airport Restrictions— Notice To FAA 96 I. Obsolescence 96 J. Collocation Required 96 1. Evaluation of Existing Support Structures 96 2. Cooperation in Collocation Efforts 96 3. Reasonable Efforts 96 K. Permit Limitations 96 1. Maintenance Required 96 2. Compliance with Federal Standards for Radio Frequency Emissions 97 3. Notice to City of Change of Ownership 97 L. Alternates, Modifications, Variances 97 M. Appeals 97 4-4-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES 97 (Revised 11/07) 4-xviii • 4-4-010D 4-4-010 STANDARDS FOR ANIMAL Permit (RMC 4-9-100) or a Conditional Use KEEPING ACCESSORY TO Permit for a Kennel (RMC 4-9-030). RESIDENTIAL/COMMERCIAL USES: 2. Domestic Animals: Domestic animals, as defined in RMC 4-11-010A,are allowed to A. PURPOSE AND INTENT: Animal owners keep their animals for a variety of be kept in residentialial must zobe kgept designations.All domestic animals be kept outdoors and reasons including, but not limited to, companion- confined in a dedicated shelter, pen, and/or ship, affection and protection.The regulations in open-run area. Small lot domestic animals, this section set standards intended to require that as defined in RMC 4-11-010A,may be kept in the keeping of animals occurs in a humane and addition to household pets, medium lot do- appropriate manner that benefits the animals and mestic animals, as defined in RMC allows animals to coexist harmoniously with adja- 4-11-010A,and/or large lot domestic animals, cent and abutting uses. as defined in RMC 4-11-010A.When the total B. number of any combination of medium lot do- The keeping APPLICABILITY:householdpets and/or domestic mestic animals, large lot domestic animals, p g and/or household pets at the property is animals up to the maximum number allowed in greater than four (4) total animals, an Addi- this Section and/or RMC 4-9-100, Additional Ani- tional Animals Permit(RMC 4-9-100)shall be mals Permit, by an owner/tenant for the purpose required.The specified minimum lot sizes are of enjoyment is permitted outright as an acces- absolute requirements; variances, waivers, sory use to residential or commercial use subject and/or modifications(RMC 4-9-250) may not to the requirements of this Section and RMC be granted. 4-5-050A,Accessory Use.Household pets and/or domestic animals must not become a nuisance a. Two (2) large lot domestic animals (RMC 1-3-3)or create a public disturbance(RMC may be kept on lots that are at least one 8-7-3).The keeping of animals shall be consistent gross acre in size. On lots that are larger with the standards in this chapter. than one gross acre, one (1) additional C. AUTHORITY: large e m b ke per lar additional lotdom twentystic thousandanimalay (20e ,0pt0 0 ) gross square feet in lot size. 1. Responsibility: Interpretation regarding responsibility will be determined administra- b. Two(2)medium lot domestic animals tively; responsibility for enforcement of the may be kept on lots that are at least provisions of this Section shall be as follows: twelve thousand five hundred (12,500) gross square feet in size.On lots that are a. Animal Control Officer: All those larger than twelve thousand five hundred matters related to care, maintenance, (12,500) gross square feet, one (1) addi- and individual licensing. tional medium lot domestic animal may be kept per additional seven thousand b. Development Services Division: five hundred (7,500) gross square feet in All those matters concerning land use lot size. and zoning. c. Three (3) small lot domestic animals D. NUMBER OF ANIMALS ALLOWED: may be kept on lots that are at least six thousand (6,000) gross square feet in 1. Household Pets: Three (3) household size. On lots that are larger than six thou- pets may be kept per single family residence, sand (6,000) gross square feet, one (1) residential unit, or commercial building. On additional small lot domestic animal may single family residential lots that are larger be kept per additional two thousand than twenty thousand (20,000) gross square (2,000) gross square feet in lot size. feet, one additional household pet may be kept per additional ten thousand (10,000) gross square feet in lot size.The keeping of four(4)or more dogs and/or cats shall always require obtainment of an Additional Animals 4- 1 (Revised 5/08) 4-4-010 E E. KEEPING GREATER NUMBER OF a. Dog-runs, open-run areas, and per- ANIMALS THAN ALLOWED: manent/temporary kennel structures shall be surrounded by a fence of ade- 1. Greater numbers of animals than allowed quate height, located a minimum of ten in RMC 4-4-010D may be allowed subject to feet (10') from any property line, and lo- an Additional Animals Permit(RMC 4-9-100). cated in the rear yard unless the Devel- opment Services Division, based upon 2. Occasional breeders are permitted to information provided by an owner/tenant, keep a greater number of animals than al- determines that a side yard would be a lowed on a temporary basis, not to exceed better location. Electric and barbed wire • one hundred twenty (120) days when those fences may be used, provided the condi- animals are less than one hundred twenty tions of RMC 4-4-040, Fences and (120) days old. Hedges, are met. 3. Animal foster care providers shall be al- b. On lots that are larger than one gross lowed to keep a greater number of household acre in size, dog-runs, open-run areas, pets than permitted outright, provided they and permanent/temporary kennel struc- obtain an Additional Animals Permit. tures may be located closer than ten feet • (10') to a property line if the dog-run, F. HOME OCCUPATIONS: open-run area, and/or permanent/tempo- The keeping of household pets or domestic ani- rary kennel structure is no closer than mals for the purposes of sale, boarding, or any one hundred feet (100') to any dwelling for-profit venture in all residential and mixed-use unit and the location is approved by De- zones requires a Home Occupation Permit, RMC velopment Services. 4-9-090.Any owner/tenant who keeps household pets and/or domestic animals and sells any ani- 3. Health and Safety: All animals shall be mal-related product, made from or produced by kept in such a manner so as not to create any their household pets and/or domestic animals, objectionable noise, odor, annoyance, or be- shall be required to obtain a Home Occupation come a public nuisance. Provision shall be Permit, RMC 4-9-090. Keeping animals for corn- made to ensure that animal food stored out- mercial purposes that exceed the standards of a doors will not attract rodents,insects,or other home occupation accessory use requires ap- animals. proval pursuant to RMC 4-2-060, Uses Allowed in Zoning Designations. 4. Animal Waste and Food Waste: All shelter structures,confinement areas,and/or G. GENERAL STANDARDS FOR open-run areas shall be kept clean. Provision KEEPING ANIMALS: shall be made for the removal of animal waste and food waste so that the areas are 1. Shelter Location: Shelters, pens, and kept free from infestation of insects, rodents, permanent/temporary kennel structures shall or disease,as well as to prevent obnoxious or be located a minimum of ten feet (10') from foul odors. Animal waste shall be properly any property line and in the rear yard unless disposed of, and any accumulated animal the Development Services Division, based waste must not be stored within the shelter upon information provided by an owner/ten- setback area.Any storage of animal waste ant, determines that a side yard would be a must not constitute a nuisance as defined in better location. Private barns and stables chapter 1-3 RMC. shall be located a minimum of fifty feet (50') H. ADDITIONAL STANDARDS FOR from any property line. Barns and stables may not be located in attached garages or KENNELS AND STABLES: carports. 1. Shelter and Structures:Shelter shall be 2. Confinement: All animals shall be kept provided for animals in clean structures and maintained in a manner which confines which shall be kept structurally sound, main- their movement and activity to the premises tained in good repair, contain the animals, of the owner/tenant. and restrict entrance of other animals. All structures associated with kennels and sta- (Revised 5/08) 4-2 4-4-030A bles shall be located a minimum of fifty feet for example by requeening regularly, so (50') from any property line and must be lo- as not to become a nuisance. cated in a rear yard. On lots that are larger ( than one gross acre in size, exercising, train- b. Hives shall be marked or identified to ing,and/or riding areas may be located closer notify visitors. than fifty feet (50')from a property line if the exercising,training, and/or riding areas are J. REVIEW CRITERIA FOR ADDITIONAL no closer than one hundred feet(100')to any ANIMALS PERMITS: dwelling unit and the location is approved by Special review criteria to be considered by the Development Services. Reviewing Official for Additional Animals Permits are included in RMC 4-9-100. 2. Food and Bedding: Suitable food and bedding shall be provided and stored in facil- K. REVIEW CRITERIA FOR KENNELS ities adequate to provide protection against AND STABLES: infestation or contamination by insects or ro- For kennels, commercial equine boarding, riding dents. Refrigeration shall be provided for the schools,and stables the conditional use criteria of protection of perishable foods. RMC 4-9-030 shall be applicable. 3. Criteria for Indoor Kennel Facilities: L. PROHIBITED ANIMALS: Applicants for kennels must show that indoor Animals that are wild or dangerous are prohibited facilities have a sufficient heating and cooling pursuant to RMC 6-6-12. system to provide a moderate temperature throughout the year; a sufficient ventilation M. VIOLATIONS AND PENALTIES: system to circulate the air; an adequate natu- ral or artificial lighting system to allow inspec 1. Compliance with Current Code Regu- tion and cleaning at any time of the day and lations: If the keeping of animals does not that interior wall and ceiling surfaces are con comply with these regulations and is not clas- structed of materials which are resistant to sified as a nonconforming use, the owner the absorption of moisture and odors. shall have to comply with the Code regula- 4. Criteria for Outdoor Kennel Facilities: lions. Outdoor facilities will be constructed to pro 2. Fines: Violation of land use permits vide shelter from the weather and associated granted is subject to fines established in this elements while providing sufficient space for animal movement and exercise. Adequate Code. All other violations of police regula drainage must be provided to prevent water tions shall be administered in accordance buildup and subsequent damage and to facil- with Chapter 6-6 RMC, Animals and Fowl at itate waste removal. Adequate fences or re- Large. taining walls must be constructed to contain (Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992; animals and prevent intrusion by others. Amd. Ord. 4963, 5 13 2002; Ord.4999, I. ADDITIONAL STANDARDS FOR 1-13-2003; Ord. 5305, 9-17-2007; Ord. 5356, BEEKEEPING: 2-25-2008) 1. Minimum Setback: Hives shall be lo- 4-4-020 COMPREHENSIVE PLAN cated a minimum of twenty five feet(25')from IMPLEMENTATION: (Reserved) an interior lot line,with the hive(s)entrance(s) facing away from the nearest property line. Hives shall be located a minimum of one hun- 4-4-030 DEVELOPMENT dred feet (100') from public and/or private GUIDELINES AND REGULATIONS — rights-of-way or access easements. GENERAL: 2. Maintenance Standards: A. INTENT: a. Hives shall be maintained to avoid It is the intent of this Section to provide the City, overpopulation and minimize swarming, especially the Development Services Division 4-3 (Revised 5/08) 4-4-030B and the Hearing Examiner, with criteria to make Traffic Mitigation Resolution and Fee consistent and rational land use recommenda- tions and decisions that (1) place the public Parks Mitigation Resolution and Fee health, safety and welfare paramount; (2) recog- nize property rights; (3) promote aesthetics, Fire Mitigation Resolution and Fee amenities and good design; (4) minimize incom- patibility of adjacent uses; (5) minimize pollution; Comprehensive Plan (6) contain adverse impacts on-site; (7) make consistent and rational decisions and recommen- C. CONSTRUCTION STANDARDS: dations. Furthermore it is the intent of this Section to comply with the various resolutions,codes and 1. Haul Routes: A construction plan indi- ordinances of the City and the State Environmen- sating haul routes and hours, construction tal Policy Act, as amended. hours, and a traffic control plan must be sub- mitted to the Development Services Division B. ADOPTION BY REFERENCE: for approval prior to a construction permit be- The goals, objectives, and policies as set forth in ing issued. the following documents and related studies or documents are presently in force or as modified 2. Haul Hours: Haul hours shall be re- from time to time are hereby incorporated by ref- stricted to the hours between eight-thirty erence and shall be considered as if fully set forth (8:30) a.m. and three-thirty (3:30) p.m., Mon- herein: day through Friday unless otherwise ap- proved in advance by the Development Cedar River Master Plan Services Division. Comprehensive Solid Waste Management 3. Permitted Work Flours in or Near Res- Plan idential Areas: Construction activities that require construction or building permits and Green River Valley Plan that are conducted in residential areas or within three hundred feet(300') of residential Fire Department Master Plan areas shall be restricted to the following hours: Airport Master Plan a. Single Family Remodel or Single King County Stormwater Management Man- Family Addition Construction Activi- ual ties: Single family remodel or single fam- ily addition construction activities shall be Comprehensive Park, Recreation and Open restricted to the hours between seven Space Plan o'clock (7:00) a.m. and ten o'clock (10:00) p.m., Monday through Friday. Comprehensive Water System Plan Work on Saturdays and Sundays shall be restricted to the hours between nine Long Range Wastewater Management Plan . o'clock (9:00) a.m. and ten o'clock (10:00) p.m. King County Comprehensive Housing Afford- ability Strategy (CHAS) b. Commercial, Multi-Family, New Single Family and Other Nonresiden- Shoreline Master Program tial Construction Activities: Commer- cial, multi-family, new single family and King County Solid Waste Management Plan other nonresidential construction activi- ties shall be restricted to the hours be- Countywide Planning Policies tween seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday. Six-Year Transportation Improvement Plan through Friday. Work on Saturdays shall be restricted to the hours between nine Street Arterial Plan o'clock (9:00) a.m. and eight o'clock • (Revised 5/08) 4-4 4-4-030C (8:00)p.m.No work shall be permitted on pounds shall be considered equal to one gal- Sundays. Ion. 4. Emergency Extensions to Permitted a. Designated Person:There shall be Work Hours: The Development Services Di- a designated person on site during oper- vision Director is authorized to grant an ex- ating hours who is responsible for super- 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 current King County Surface Water Design Manual as adopted by the City of Renton and must be approved by the Development Services Divi- sion. 6. 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 current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31 st of each year. The Devel- opment Services Division's approval of this work is required prior to final inspection and approval of the permit. 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- 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) 4-4.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 4-4.2 4-4-030D vising the use, storage, and handling of 4-9-015G, Unauthorized Releases. Con- hazardous materials and who shall take taminated soil,water,and other materials appropriate mitigating actions necessary shall be disposed of according to state in the event of fire or spill. and local requirements. b. Secondary Containment: Hazard- h. Application of Pesticides and Fer- ous material storage, dispensing, and re- tilizer: Application of pesticide and fertil- fueling areas and,to the extent possible, izer shall be in accordance with the use and handling areas shall be provided requirements of RMC 4-3-050H3, Use of with secondary containment in accor- Pesticides and Nitrates—APA Zones 1 dance with RMC 4-3-050H2d(i), Second- and 2. ary Containment—Zones 1 and 2. i. Hazardous Materials Management c. Securing Hazardous Materials: Statement: A hazardous materials man- Hazardous materials left on site when the agement statement as described in RMC site is unsupervised must be inaccessible 4-8-120D8, Definitions H, Hazardous to the public. Locked storage sheds, Materials Management Statement, shall locked fencing, locked fuel tanks on con- be submitted to and approved by the De- struction vehicles, or other techniques partment prior to issuance of a permit may be used if they will preclude access. regulating construction activity in the APA. d. Removal of Leaking Vehicles and Equipment: Construction vehicles and D. OFF-SITE IMPROVEMENTS: stationary equipment that are found to be leaking fuel, hydraulic fluid, and/or other 1. Improvements Required: Whenever a hazardous materials shall be removed building permit is applied for under the provi- from the site and the aquifer protection sions of this Code for new construction of a area or repaired in place as soon as pos- multiple dwelling consisting of three (3) or sible and may remain on the site in the in- more units, public assembly, commercial or terim only if leakage is completely industrial structure or alteration of an existing contained. structure of said type, in excess of fifty thou- sand dollars ($50,000.00), then the person e. Flammable and Combustible Liq- applying for such building permit shall simul- uids—Storage and Dispensing: Stor- taneously make application for a permit, as age and dispensing of flammable and an integral part of such new construction or combustible liquids from tanks, contain- alteration thereof, for the building and instal- ers, and tank vehicles into the fuel and lation of certain off-site improvements, includ- fluid reservoirs of construction vehicles or ing but not limited to water mains, drainage, stationary equipment on the construction sanitary sewer, all improvements required by site shall be in accordance with these the street improvement regulations and the standards and the Uniform Fire Code subdivision regulations and all necessary ap- Section 7904.2, as adopted or amended purtenances. Such off-site improvements by the City. (except traffic signalization systems)shall ex- tend the full distance of such property to be f. Clean-Up Equipment and Sup- improved upon and sought to be occupied as plies: Equipment and supplies adequate a building site or parking area for the afore- for the immediate clean-up of the worst said building purposes and which may adjoin case release shall be stored on the con- property dedicated as a public street.Traffic struction site in close proximity to hazard- signalization off-site improvements shall be ous materials. installed pursuant to the provisions of the subdivision regulations. g. Unauthorized Releases: Unautho- rized releases as defined in RMC 2. Design Standards: All sidewalks shall 4-11-210, Definitions U, shall immedi- be constructed to the City standards and con- ately be contained, reported, and form to standard specifications for municipal cleaned up as required by RMC 4-5 (Revised 1/05) 4-4-030E public works constructions,commonly known 2. Application Required Prior to Permit- as APWA Standards. ting Excavation: No permit for excavation for any building shall be issued before the ap- Street width and standards for construction plication has been made for certificate of oc- shall be specified by the Administrator of the cupancy.See also RMC 4-9-130,Occupancy Planning/Building/Public Works Department. Permits. All plans and specifications for such improve- ments are to be submitted at time such appli- 3. Certificate of Use Available Upon Re- cation for a permit is made. quest: Upon a written request of the owner, the Building Inspector shall issue a certificate 3. Permits Required: All permits required of occupancy for any building or land existing for the construction of these improvements at the time this Code takes effect, certifying, shall be applied for and obtained in the same after inspection, the use of the building or manner, and with fees and conditions as land and whether such use conforms to the specified in RMC Title 9, Public Ways and provisions of the Code. Where a plat as Property, relating to excavating or disturbing above provided is not already on file, an ap- streets, alleys, pavement or improvements. plication for a certificate of occupancy shall be accompanied by a survey in duplicate E. CONSTRUCTION OF form such as is required for a permit. IMPROVEMENTS REQUIRED PRIOR TO PERMANENT OCCUPANCY PERMIT H. USE OF EXISTING STRUCTURES ISSUANCE: DURING CONSTRUCTION OF NEW There is hereby added an additional condition to STRUCTURES: the issuance of any permanent occupancy per- mit. No permanent occupancy permit shall be 1. Conditionally Authorized: When an ex- granted until all on-and off-site improvements re- isting structure or use is being replaced else- quired of the project shall be constructed and ap- where on a lot, the structure being replaced, proved by the City or alternatively deferred or if remaining during the interim, shall not be waived pursuant to RMC 4-9-060 or 4-9-250C. considered as countable or measurable de- velopment under the provisions of this Code F. DEFERRAL OF REQUIRED when: IMPROVEMENTS: See RMC 4-9-060. a. The structure has been condemned as a threat to the public health, welfare, G. CHANGE OF USE AND NEW or safety and cannot be reoccupied; or CONSTRUCTION REQUIRES CERTIFICATE OF OCCUPANCY: b. The applicant has provided the City with sureties and/or other devices satis- 1. Certificate of Occupancy Required:No factory to the City Attorney to ensure vacant land shall be occupied or used and no compliance with lot coverage and other building hereafter erected shall be occupied possible requirements prior to the issu- or used, nor shall the use of a building be ance of a certificate of occupancy for the. changed from a use limited to one district to replacement structure(s), or within a rea- that of any other district as defined by this Ti- sonable period thereafter. tle until a certificate of occupancy shall have 2. Exception for Public Owned or Oper- been issued by the Building Inspector. Certif- icate of occupancy for the use of vacant lands ated Uses: Unless the Council or Hearing or the change in the use of land as herein pro- Examiner makes a determination that such a vided shall be applied for before any such surety device should be provided, no such land shall be occupied or used, and a certifi- device shall be required for a public owned or cateoperated use having a"P"suffix designation. 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. (Revised 1/05) 4-6 4-4-040D I. HABITATION OF TRAVEL TRAILERS from the top surface of the wall to the ground OR RECREATIONAL VEHICLES: on the high side of the wall. Except as authorized in RMC 4-9-240,Temporary Use Permits,recreational vehicles,travel trailers, 2. Berms: A berm may not be constructed tents, or other temporary shelters shall not be with a fence on it unless the total height of the used for habitation. berm plus the fence is less than the maximum height allowable for the fence if the berm (Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977; were not present. Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981; Ord.4523,6-5-1995; Ord.4527,6-12-1995;Ord. 3. Grade Differences: Where the finished 4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord. grade is a different elevation on either side of 4835,3-27-2000;Ord.4851,8-7-2000;Amd.Ord. a fence the height may be measured from the 4963, 5-13-2002; Ord. 5100, 11-1-2004) side having the highest elevation. 4. City May Require Modification: Where 4-4-040 FENCES AND HEDGES: a traffic vision hazard is created,the City may require a modification to the height limitations A. PURPOSE: and location of fences, hedges or walls to the These regulations are intended to regulate the degree necessary to eliminate the hazard. material and height of fences and hedges, partic- ularly in front yards and in yards abutting public D. STANDARDS FOR RESIDENTIAL rights-of-way, in order to promote traffic and pub- USES: lic safety and to maintain aesthetically pleasing neighborhoods.The following regulations are in- 1. Height Limitations for Interior Lots: tended to provide and maintain adequate sight distance along public rights-of-way at intersec- a. Front Yard Setbacks: Fences,walls tions and to encourage safe ingress and egress or hedges a maximum of forty eight from individual properties.These regulations also inches (48") in height may be allowed encourage the feeling of spaciousness along within the required front yard subject to neighborhood streets and minimize the closed these provisions. city atmosphere which tall fences along public rights-of-way can create. b. Side Lot Lines: Fences, walls or hedges on interior lot lines of required B. APPLICABILITY: front yards shall not exceed forty eight The provisions and conditions of this Section reg- inches (48") in height. Fences, walls or ulating height are not applicable to fences or bar- hedges on interior side lot lines not within riers required by State law or by the zoning required front yards may be a maximum provisions of this Code to surround and enclose of seventy two inches (72") in height. public safety installations,school grounds, public playgrounds, private or public swimming pools c. Rear Lot Line: A fence or hedge a and similar installations and improvements. maximum of seventy two inches (72") may be located on the rear lot line. Fences and hedges within the urban separator overlay are also subject to requirements of the Ur- ban Separator Overlay regulations (see RMC 4-3-110). (Ord. 5132, 4-4-2005) ` C. GENERAL FENCE AND HEDGE / REQUIREMENTS: e ` <;;. 1. Fence Height—Method of Measure- ment:The height shall be measured from the FFr 4=- top elevation of the top board rail or wire to "'`+^ the ground. In cases where a wall is used in- stead of a fence, height shall be measured 4-6.1 (Revised 6/05) 4-4-040D 2. Height Limitations for Corner Lots: a. Front Yard Setbacks:Fences,walls or hedges a maximum of forty two inches (42") in height may be allowed on any (Revised 6/05) 4 -6.2 4-4-040E part of the clear vision area. Fences, other barrier is erected along the property walls,or hedges a maximum of forty eight lines. inches (48") in height may be allowed within any part of the front yard setback E. STANDARDS FOR COMMERCIAL, when located outside of any clear vision INDUSTRIAL AND OTHER USES: area on said lot. 1. Location and Maximum Height:A max- b. Interior Side Lot Line: Fences, imum of eight feet(8') anywhere on the lot walls or hedges a maximum of seventy provided the fence does not stand in or in two inches(72")in height may be located front of any required landscaping or pose a on interior side lot lines to the point where traffic vision hazard. they intersect the required front yard set- back, in which case they shall be gov- erned by subsection D2a of this Section. c. Side Lot Line Abutting Street: • sic Fences, walls or hedges a maximum of 2' forty two inches(42")in height within any `... ..,, clear vision area and forty eight inches e±;,. (48") in height elsewhere. s d. Rear Lot Line: Fences, walls, or rR�FT qv* yq� hedges a maximum of seventy two GEM VISION NU inches (72") in height may be located along the rear lot line except the fence shall be limited to forty eight inches(48") 2. Electric Fences:All electric fences shall in height where they intersect the width of be posted with permanent signs a minimum the required side yard setback of the side of thirty six(36)square inches in area at inter- ' street and where the fence abuts the vals of fifteen feet(15') stating that the fence front yard of an interior lot. is electrified. -- Electric fences and any related equipment ( sINTERIORzLOT �� and appliances must be installed in accor- dance t t < ;,_ y4 dance with the manufacturer's specifications and in compliance with the National Electrical �' Code. jR1 ti % 4 , i s CORNERI.;OT 'M�s,��f � „,._ `=- => w �� 3. Barbed Wire Fences: Barbed wire may ` "".. S YARD LOG s" ' i only be used on top of fences at least six feet sicui\ ,� —+ (6') high for commercial, industrial, utility and public uses. %'/, 42"MAXIML4r1 HEIGHT �•• .E 149'MAXIMUM FfJG Ir .WI 72"MAXIMUM Ff1G+1rrn-+ I m - COMMERL1AL LOt 3. Gate Required: Residential fences, walls or hedges along rear lot lines of interior lots abutting alleys shall contain an access ice., ,.,u� ...,ra., - gate to the alley. STREET 4. Electric Fences: Electric fences are per- mitted by special review in all residential 1=1 96-MAZILI (. NO FENCE OR LANINGSHPIL BE PLANED zones in cases where large domestic animals OME NThE NEYaFT OF THREE TEN FEET are being kept provided additional fencing or 4 -7 (Revised 3/06) 4-4-040F 4. Bulk Storage Fences: See RMC • The proposed fence compliments the 4-4-110. environment it serves in an aestheti- cally pleasing manner; and 5. Special Provisions: Fences for mobile home parks, subdivisions or planned urban • The proposed fence does not development and for sites which are mined, present a hazard to vehicular or pe- graded or excavated may vary from these destrian traffic. regulations as provided in the respective code sections. (Ord. 5153, 9-26-2005) a. Acceptable Measures to Meet Cri- teria: Fences located within the front or F. ADMINISTRATIVE REVIEW OF side and/or rear yard along a street set- VARIATION FROM HEIGHT back may be a maximum of seventy two RESTRICTIONS: inches (72") in height, provided the eval- A property owner wishing to vary the height re- uation criteria are met. Acceptable mea- strictions or placement of a fence or hedge on a sures to achieve these criteria include, lot may make written application to the Develop- but are not limited to the following: ment Services Division for an administrative re- view of the situation.The Department's staff shall • Permanent landscaping along the review the application and prepare a written de- front of the fence; termination based upon criteria listed in these regulations. • Quality fence material,such as cedar fencing; G. SPECIAL ADMINISTRATIVE FENCE PERMITS: • Modulation of the fence; • 1. Fences Eligible for Administrative Re- Similar design and material as other view Process: Persons wishing to have one fences in the surrounding neighbor of the following types of fences may submit a hood; letter of justification, site plan and typical ele- vation together with the permit fee to the • Increased setbacks from the adja- Planning/Building/Public Works Department: cent sidewalk; a. Fences exceeding forty eight inches • Ornamental materials or construction (48")within front yard or side yards along treatment, such as wrought iron; a street setback but not within a clear vi- sion area. • Orientation of the finished face of the fence toward the street; and b. Electric fences. • Other comparable construction or 2. Evaluation Criteria: The Development design methods. Services Division may approve the issuance b. Clear Vision Area:The fence pro- of special fence permits provided that the fol- lowing objectives can be met: posed for special permits must have no portion in the clear vision area over forty • The proposed fence improves the two inches (42") in height.The location privacy and security of the adjoining and height of the fence must not obstruct yard space; views of oncoming traffic, or views from driveways. (Amd. Ord. 5008,4-28-2003) • The proposed fence does not detract H. COMPLIANCE: from the quality of the residential en- vironment by being out of scale or Fences which do not comply with these regula- creating vast blank walls along public tions must be brought into compliance within six roadways; (6) months from the date of notice of fence viola- tion from the City. (Ord.4056, 4-13-1987) (Revised 3/06) 4 - 8 4-4-050B 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. 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. 4- 8.1 (Revised 7/03) This page left intentionally blank. (Revised 7/03) 4-8.2 4-4-060C Signs may only be placed on property owned B. SCOPE: by the person conducting the sale or on prop- , erty where an owner gives consent to post 1. Applicability:All mining,excavation and such sign. All such signs shall be removed grading activities within the City of Renton twenty four (24) hours after the sale is corn- shall be subject to the terms and conditions of pleted. this Section.All such activities shall be further in compliance with chapter 78.44 RCW and 5. Special Restriction for Self Storage subject to the terms of this Section. Uses in RM-F Zone: No garage, yard, or es- tate sales are allowed from leased storage 2. Application Required for Existing AC- units. (Ord. 4736, 8-24-1998) tivities: The owner or operator of such activ- ities in the City at the time of the adoption of C. VIOLATIONS OF THIS SECTION AND this Section shall make the initial application PENALTIES: within thirty (30) days and the entire applica- Any person in violation of this Section shall be in- tion within ninety (90) days of the effective formed in writing of the violation and shall be date of this Section. given fourteen (14) days to comply with this Sec- tion.Following this action,if a subsequent garage 3. Application Required for Activities sale is conducted in violation of this Section,each Annexed into City:The owner or operator of day the sale is conducted shall be considered a such activities annexed subsequent to the separate violation and shall be subject to the fol- adoption of this Section shall make the initial lowing penalty. application within thirty (30) days and the en- tire application within ninety (90) days from Any person conducting any"garage sale" as de- the date of annexation. fined herein in RMC 4-11-070 without being prop- erly licensed therefor or who shall violate any of 4. Time for Compliance: All such existing the other terms and regulations of this Section activities shall comply fully with all provisions shall be guilty of a misdemeanor subject to RMC of this Section within the period of time estab- 1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159, lished by this Section except such activities 10-17-2005) 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 4-4-060 GRADING, EXCAVATION their operation. AND MINING REGULATIONS: C. GENERAL: A. PURPOSE: It is the purpose of this Section to: 1. Landscaping: Existing vegetation in any required setback shall be preserved or land- 1. Provide a means of regulating mining, scaping shall be planted to prevent erosion. excavation and grading to promote the and reduce the dust, mud and noise gener- health, safety, morals, general welfare and ated on the proposed reuse of the site. esthetics in the City of Renton. Around the periphery of the site, except where the proposed reuse of the site requires 2. Promote the progressive rehabilitation of the lack of vegetation, the applicant shall mining,excavation and grading sites to a suit- landscape in such a manner as to result in able new use. reasonable screening.Trees planted shall be at least four feet(4') in height. In those areas 3. Protect those areas and uses in the vicin- that have been rehabilitated and are desig- ity of mining, excavation and grading activi- nated to be planted according to the pro- ties against detrimental effects. posed reuse of the site, the appropriate plantings shall be done as soon as possible 4. Promote safe,economic,systematic and to provide mature plants for the new use. uninterrupted mining,excavation and grading activities within the City of Renton. 2. Screening:With the exception of offices, every effort shall be made to screen effec- tively all structures and activities to minimize 4-9 (Revised 12/05) 4-4-060D detrimental effects on adjacent property. grading operation by virtue of changing engi- Screening may include but is not limited to neering advisors. landscaping, berms with landscaping, and a screening fence. 8. Stop Work Order: Should hazardous conditions occur in either engineered grading 3. Natural Stream Courses: Every effort or regular grading, the Building Department shall be made to preserve perennial and in- inspector shall have the responsibility and termittent streams and their surrounding veg- authority to issue a partial or total stop work etation. (Ord. 2820, 1-14-1974, eff. order. 1-19-1974) 9. Emergency Permits: Upon application 4. Hydroseeding Required: Within thirty to the Development Services Division, sup- (30) days of completion of grading work,the ported by those plans adequate for the Direc- applicant shall hydroseed or plant an appro- tor of the Development Services Division to priate ground cover over any portion of the make a decision, there may be declared an site that is graded or cleared of vegetation emergency and the Director may issue an and where no further construction work will emergency fill and grade permit. In order for occur within ninety (90) days. Alternative there to be declared an emergency, there measures such as mulch, sodding, or plastic must be a declaration from a State or Federal covering as specified in the current King regulatory agency that an emergency condi- County Surface Water Management Design tion exists that threatens public safety, health Manual as adopted by the City of Renton may or welfare, or the Development Services Divi- be proposed between the dates of November sion Director must be presented with inde- 1st and March 31st of each year.The Devel- pendent evidence that there exists an opment Services Division's approval of this emergency that imminently threatens public work is required prior to final inspection and safety, health or welfare, and further that approval of the permit. (Ord.4703,2-2-1998) there exists inadequate time to obtain a fill and grade permit. Before the emergency per- 5. Conformance with RCW: This Section mit can be issued, the Director must ensure conforms to the requirements of chapter that environmental review has been com- 78.44 RCW which regulates surface mining pleted by the Environmental Review Commit- in the State of Washington. (Ord. 2820, tee or is under the supervision of a Federal or 1-14-1974, eff. 1-19-1974) State agency that has conducted environ- mental review. As part of any emergency 6. Notification of Noncompliance: It shall grading, the applicant for an emergency per- be the responsibility of the certifying engineer mit must provide a disposal plan of the mate- on any grading project to advise immediately rials satisfactory to the Director, including any discrepancies, hazardous conditions or routing of any vehicles transporting any con- problems affecting safety and stability of the taminated, dangerous or toxic materials.Any project to the person in charge of the grading fill to be installed must comply with the re- work and subsequently in writing to the grad- quirements of this Section concerning the ing operator and to the Building Department. contents of the fill. An emergency fill and Recommendations for corrective measures, grading permit shall be for the minimum time if necessary, shall be provided in the correc- and minimum volume necessary to avoid the tion notices. emergency. (Ord. 4102, 12-14-1987, eff. 12-19-1987) 7. Transfer of Responsibility for Work: If at any time the grading operator changes the D. BOND REQUIRED TO COVER COSTS certifying engineer or a different ownership or OF REHABILITATION: responsible party occurs, the operator shall The Development Services Division shall require notify the Building Department in writing bonds amounting to one and one-half (1-1/2) within ten(10)days and shall specify the new times the estimated cost of rehabilitation to as- civil engineer or owner.The owner or grading sure that the work, if not completed or proceeding operator shall not be relieved of any respon- in accordance with the approved plans and spec- sibility relative to the safety and conduct of a ifications, shall be corrected. Such a bond shall be approved by the City Attorney and filed with (Revised 12/05) 4 - 10 4-4-060F the City Clerk. In lieu of a surety bond, the appli- work.The civil engineer shall be responsible cant may file a cash bond or instrument of credit for reporting monthly or more frequently on with the City Clerk in an amount equal to that forms provided by the Public Works Depart- which would be required in the surety bond.The ment: bond shall be conditioned upon the faithful perfor- mance of the requirements as set forth in this a. Extent and location of grading. Section. Any reclamation bonds posted with the State Department of Natural Resources for sur- b. All tests made or taken in conjunction face mining permits may be applied on the bond with the grading operation. requirements, insofar as they pertain to the recla- mation provisions of this Section. c. Extent of drainage, structure, and safety activity report on the project. E. INSPECTION: All operations regulated by this Section shall be d. Any special testing, as-built plans or subject to inspection by authorized Development revised requests necessary. Services Division inspection personnel.When ex- traordinary or special problems or conditions are In addition, he shall certify to the safety and involved, extra inspection of grading operations stability of the slopes, safety earthwork oper- and special tests may be ordered by the City. ation, and special problems which might oc- (Ord.2820, 1-14-1974,eff. 1-19-1974;Amd.Ord. cur. 3592, 12-14-1981) 3. Soil Engineer Responsibilities: The F. ENGINEERING GRADING soil engineer's area of responsibility shall in- REQUIREMENTS: clude but need not be limited to the profes- sional inspection and certification concerning 1. Reports Required:Soil engineering and the preparation of ground to receive fills,test- engineering geology reports shall be required ing for required compaction, stability of all fin- as defined in RMC 4-11-190E and ish slopes and the design of buttress fills, 4-11-190S. During grading all necessary re- where required, incorporating data supplied ports, compaction data and soil engineering by the engineering geologist. and engineering geology recommendations shall be submitted to the civil engineer and 4. Engineering Geologist Responsibili- the Public Works Department by the soil en- ties:The engineering geologist's area of re- gineer and the engineering geologist. The sponsibility shall include but need not be Public Works Department may waive reports limited to professional inspection and certifi- for minor grading operations. cation of the adequacy of natural ground for receiving fills and the stability of cut slopes 2. Civil Engineer Responsibilities: For with respect to geological matters, and the purposes of preparing and/or approving engi- need for subdrains or other groundwater neered grading plans,the engineer shall be a drainage devices. He shall report his findings professional engineer registered in the State to the soil engineer and the civil engineer for to practice in the field of civil works. The civil engineering analysis. (Ord.2820, 1-14-1974, engineer shall be responsible for the plans, eff. 1-19-1974) any special soil engineering and testing re- ports, design of drainage facilities and struc- 5. Building Division Responsibilities: tures, and be competent to recommend and The Building Division shall inspect the project obtain special tests,survey data, and geolog- at frequent intervals to determine that ade- ical or hydraulic reports should they be nec- quate control is being exercised by the oper- essary.The civil engineer shall provide an ator and the civil engineer.Should hazardous acceptable plan and report based on good conditions occur,the Building Department in- engineering practices and the requirements Spector shall have the responsibility and au- designated by the Public Works Department. thority to issue a partial or total stop work He shall,upon return of his plans,provide any order. (Ord. 2820, 1-14-1974, eff. 1-19-1974, corrections necessary and corrected copies Amd. Ord. 3592, 12-14-1981) for use of the City in reviewing the grading 4 - 11 (Revised 10/00) 4-4-060G 6. Specifications: A fence six feet (6') in close visual inspection of slope to assure height with openings no larger than two safety against breakage or sliding. inches (2") (other than gates) may be re- quired for safety reasons completely around 3. Clearing and Rounding Tops of any area worked upon for which a permit is is- Slopes: All trees, timber, stumps, brush or sued for engineered grading prior to corn- debris shall be cleared to a point at least ten mencing any other work. All gates shall be feet (10') back from the top of any slope in- locked when not in use and shall bear a sign volving cuts greater than ten feet (10'). After denoting danger. excavation, the top of all slopes shall be rounded to prevent a sheer breaking point. 7. Setbacks:Engineered grading sites may be required to have a peripheral area a max- 4. Property and Setback Location: Prop- imum of seventy five feet(75') in width which erty location and approved setbacks must be shall be retained in its natural topographic established and stakes set under the supervi- condition.The setback area shall be used for, sion of a registered land surveyor.These but is not limited to, access_roads, planting, stakes must be maintained in place until final fencing, landscaped berms for screening pur- inspection of work so that the inspector can poses, employee and visitor parking, offices, determine at any time if the excavation is directional signs and business signs identify- properly located as related to the property ing the occupant. (Ord. 2820, 1-14-1974, eff. lines. 1-19-1974) 5. Maximum Noise Levels:Noise levels at G. REGULAR GRADING all operations shall be controlled to prevent REQUIREMENTS: undue nuisance to the public. Maximum al- lowable daytime sound pressure as mea- l. Inspection,Testing and Reports: In- sured in any residential zone shall not exceed spection and testing by an approved testing the following at least ninety percent(90%) of agency including certification of the exca- the time between the hours of seven o'clock vated or filled areas may be required by the (7:00) a.m. and eight o'clock (8:00) p.m. Building Division at any time the City's autho- rized inspectors believe problems may occur. SOUND PRESSURE LEVELS Should special problems be indicated in reg- ular grading, the Building Division may re- SOUND PRESSURE quire the owner or operator to submit FREQUENCY LEVEL IN DECIBELS engineering reports similar to engineered BAND IN re. 0.0002 grading and may specify a time period for CYCLES/SECOND MICROBAR compliance to prevent undue hazard. 25—300 80 300—2,400 70 H. WORK IN PROGRESS: Above 2,400 60 1. Maximum Slopes—Work in Progress: (Ord. 2820, 1-14-1974, eff. 1-19-1974) No slopes greater than one horizontal to one vertical will be permitted for cuts, fills, or dur- 6. Permitted Work Hours: All mining, ex- ing excavations that exceed ten feet (10') in cavation and grading work done in residential height without physical restraint by timbering areas or within three hundred feet (300') of or approval by the Building Department of an residential areas shall be between the hours engineering or geologist report assuring of seven o'clock(7:00)a.m.and eight o'clock slope will maintain its shape without undue (8:00) p.m., Monday through Friday, except risk of failing. (Ord. 2820, 1-14-1974, eff. repairs to machinery.Work may be permitted 1-19-1974;Amd. Ord.3592, 12-14-1981; on Saturdays and Sundays only if approved Ord. 4835, 3-27-2000) in writing in advance by the Development Services Division Director.The Director is au- 2. Safety:Workmen shall be allowed in the thorized to grant an extension of working time vicinity of the toe or top of slope only after during an emergency. An emergency shall in • - clude but is not limited to natural and man- (Revised 10/00) 4- 12 4-4-060J made disasters. (Ord. 3592, 12-14-1981, I. SURFACE WATER: Amd. Ord. 4703, 2-2-1998) 1. Polluted or Stagnant Water Prohib- 7. Compliance with Pollution Control ited: Under no circumstances shall stagnant Regulations: Discharge of materials into the or polluted waters be permitted in any site. air or water shall be subject to the require- Should these waters accumulate, remedial ments of the appropriate governing agency. measures such as draining or backfilling shall (Ord. 2820, 1-14-1974, eff. 1-19-1974) be taken as corrective action. Backfill mate- rial shall be placed to a point one foot above 8. Control of Dust and Mud: Activities the water table. shall be operated so as to reduce dust and mud to a minimum. Unless otherwise speci- 2. Minimum Lake Depth: Lakes formed in fied by the Public Works and Building Depart- areas which may be used for recreational ments, operations shall be conducted in purposes shall be of such depth that shall in- accordance with the following standards: hibit the growth of vegetative matter in the water.A minimum two foot(2')depth of water a. Access Roads: Access roads shall shall be maintained in these areas. The res- be maintained in a condition that confines toration of any site which results in the forma- the mud and dust to the site. Such roads tion of a lake shall be the result of careful shall be improved to a width sufficient to planning and shall take into consideration all permit the unhindered movement of factors which contribute to the ultimate ecol- emergency vehicles. One-way roads ogy of the site. shall have by-pass routes to permit the movement of emergency vehicles. 3. Maximum Bank Slopes Adjacent to Lake:All banks,adjacent to any body of water b. Dozing and Digging: Dozing, dig- created,shall be sloped or stepped as follows ging, scraping and loading of excavated to permit a person to escape from the water: materials shall be done in a manner which reduces to the minimum level pos- a. Unconsolidated Material: Soil, sible the producing of dust and mud. sand, gravel and other unconsolidated (Ord. 2820, 1-14-1974, eff. 1-19-1974, materials shall be sloped to two feet (2') Amd. Ord. 3592, 12-14-1981) below the low groundwater line at a slope no steeper than one and one-half feet 9. Soil Erosion and Sedimentation: Soil horizontal to one foot vertical (1.5':1'). erosion and sedimentation shall be confined to the site by such means as a temporary J. TOP AND TOE SETBACKS: cover of vegetation, mulches, diversions, sedimentation ponds or other acceptable 1. Setbacks—Minimum: The tops and methods. No toxic materials shall be allowed toes of cut and fill slopes shall be set back to wash from the site or be discharged into re- from setback lines as far as necessary to pre- ceiving watercourses. (Amd. Ord.4963, serve the setback for the safety and benefit of 5-13-2002) adjacent properties,the adequacy of founda- tions, and to prevent damage as a result of 10. Appearance: All activities under the ju- water runoff or erosion of the slopes. risdiction of this Section shall be operated and maintained in a neat and orderly manner, Setbacks shall be no less than the following: free from junk, trash, or unnecessary debris. Buildings shall be maintained in a sound con- a. Tops of Slopes: Distance to the set- ditions, in good repair and appearance. Sal- back line for the top of slopes shall be a vageable equipment stored in a nonoperating minimum of ten feet (10'). 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. 4 - 13 (Revised 6/05) 4-4-060K b. Structures:Distance to structures,if or waste areas, humps, hollows or water any structures on the site shall be as fol- pockets shall be graded smooth with accept- lows: able slopes. Slope Height Top'r Toe 2. Fill Location: Fill slopes shall not be Less than 11' 5' 3' constructed: 11 —30.9' 7' Height/2' a. On natural slopes steeper than two- 31'and over 10' 15' and-one-half horizontal to one vertical (2.5:1)that are fifteen feet(15')or greater K. CUTS: in height (except in conjunction with a modification granted per RMC 4-9-250D1 1. General: Unless otherwise recom- for filling against the toe of a natural rock mended in the approved soil engineering wall—see RMC 4-3-050N2a(ii)(b)); or and/or engineering geology report, cuts shall conform to the provisions of this Section. b. Where the fill slope toes out within twelve feet(12') horizontally of the top of 2. Maximum Slope: The slope of cut sur- existing or planned cut slopes that are fif- faces shall be no steeper than is safe for the teen feet (15') or greater in height and intended use. Except in conjunction with a steeper than two-and-one-half horizontal modification granted per RMC 4-9-250D1 for to one vertical (2.5:1). (Amd. Ord. 4835, one of the circumstances listed in RMC 3-27-2000; Ord. 4851, 8-7-2000) 4-3-050N2a(ii) (Geologic Hazards—Modifi- cations), cut operations associated with a 3. Preparation of Ground:The ground sur- plat, short plat, subdivision or dedication, or face shall be prepared to receive fill by remov- other permitted land development activity ing vegetation, noncomplying fill, topsoil and which would result in the creation of perma- other unsuitable materials as determined by nent slopes forty percent (40%) or greater the soil engineer, and where the slopes are which are fifteen feet (15') in height, i.e., pro- five to one (5:1) or steeper, by benching into tected slopes, shall not be approved. (Amd. sound bedrock or other competent material. Ord.4835, 3-27-2000) 4. Fill Material: Fill materials shall have no 3. Drainage and Terracing: Drainage and more than minor amounts of organic sub- terracing shall be provided as required by stances and shall have no rock or similar irre- subsection N of this Section. ducible material with a maximum dimension greater than eight inches (8"). Fill material shall meet the following requirements: NATURAL GRADE We:* a. Construction, Demolition, and Es FINISHED GRADE Land Clearing Waste Prohibited: Fill II cur\ / material shall be free of construction, nau-ni=_n , , � } ®„ demolition, and land clearing waste ex- UNDISTURS — EDf " ARV, a , , _ff cept that this requirement does not pre- EARTH FILL dude the use of recycled concrete rubble per Washington State Department of Transportation Standard Specifications for Road, Bridge, and Municipal Con- L. FILLS: struction. 1. Applicability and Exemptions: Unless b. Cleanliness of Fill Material: Fill ma- otherwise recommended in the approved soil terial shall not contain concentrations of engineering report,fills shall conform to the contaminants that exceed cleanup stan- provisions of this Section. In the absence of dards for soil specified in WAC an approved soil engineering report, these 173-340-740, Model Toxics Control Act. provisions may be waived for minor fills not intended to support structures. For minor fills (Revised 6/05) 4- 14 4-4-060L c. Special Requirement for Projects g. Source Statement Not Required Located in Zone 1 of the Aquifer Pro- for Imported Fill Obtained from Wash- tection Area and Which Will Involve ington State Department of Transpor- Placement of More than Fifty(50) Cu- tation Approved Source: The source bic Yards of Imported Fill: A source statement defined in RMC 4-8-120D19 is statement certified by a professional en- not required for those projects located in gineer or geologist licensed in the State the aquifer protection area if documenta- of Washington shall be provided to the tion is provided that imported fill will be Department and shall be reviewed and obtained from a Washington State De- accepted by the Department prior to partment of Transportation approved stockpiling or grading imported fill at the source. (Amd. Ord. 4851, 8-7-2000) project site.The source statement,as de- fined in RMC 4-8-120D19, shall be re- h. Sampling and Analysis Proce- quired for each source location from dures: The licensed professional engi- which imported fill will be obtained. neer or geologist or person under their supervision who samples earth materials d. Special Requirement for Projects to be used as imported fill, oversees Located in Zone 2 of the Aquifer Pro- analysis, and prepares the source state- tection Area and Which Will Involve ment required by subsections L4c and Placement of More than One Hundred L4d of this Section shall follow proce- (100)Cubic Yards of Imported Fill:The dures specified in WAC 173-340-820 and source statement described in RMC 173-340-830 of the Model Toxics Control 4-8-120D19 is required for each source Act Cleanup Regulation. location from which imported fill will be • obtained. i. Permittee Subject to Required Ac- tions after Illegal Placement of Im- e. Abbreviated Source Statement for ported Fill: A permittee who stockpiles Aquifer Protection Area: The Depart- or grades imported fill at the site without ment may accept a source statement, as Department review and acceptance of defined in RMC 4-8-120D19,that does the source statement required by sub- not include results of sampling and anal- sections L4c and L4d of this Section or ysis of imported fill if a professional geol- who stockpiles or grades fill at the site ogist or engineer licensed in the State of that does not meet the fill quality stan- Washington certifies that the source loca- dards of subsections L4a and L4b of this tion from which fill will be obtained has Section is subject to measures specified never been filled, developed, or sub- by the Department to reduce risk of con- jected to use that could have introduced tamination of the site due to illegal place- chemical contamination to the site. ment of fill. Such measures may include, but are not limited to, any or all of the fol- f. Department Authority to Request lowing and shall be implemented at the Additional Information or Reject Certi- permittee's expense: fled Source Statement: The Depart- ment has the authority to request addi- i. Provide the Department with the tional information regarding imported fill source statement defined in RMC material and the source thereof and to re- 4-8-120D19 within a time-period ject a source statement or abbreviated specified by the Department; source statement if they do not demon- strate that the fill material to be imported ii. Immediately cover fill with a wa- to a project site meets fill material stan- terproof cover; dards in subsections L4a and L4b of this Section and/or the Department has rea- iii. Immediately remove fill; son to suspect that the fill material could be contaminated. Such requests or rejec- iv. Installation of monitoring wells tions shall be made in writing to the appli- and monitoring of ground water qual- l . cant. ity; 4 - 14.1 (Revised 1/03) 4-4-060M v. Remediation of contamination of slopes, shall not be approved. (Amd. Ord. the site caused by the illegal place- 4835, 3-27-2000) ment of fill according to a schedule specified by the Department and in 7. Drainage and Terracing: Drainage and accordance with cleanup standards terracing shall be provided and the area for soil and groundwater described in above fill slopes and the surfaces of terraces the Model Toxics Control Act shall be as required by subsection N of this Cleanup Regulation, chapter Section. 173-340 WAC. M. SOLID WASTE FILLS: j. Department Authority to Conduct Independent Sampling and Analysis: 1. Reports Required: Reports by an engi- The Department shall have the authority neer qualified in solid and sanitary waste fills to enter on to private property to conduct shall be required. Such reports shall include independent sampling and analysis of fill. but are not limited to design; insect and ver- If the Department determines that fill min control, physiological considerations; does not meet fill quality standards of sight, noise and odor control of material;spe- subsections L4a and L4b of this Section, cial ingress and egress control for equipment; then it may require the permittee to ac- and special drainage requirements. These complish any or all of the measures listed reports shall be in addition to those required in subsection L4i of this Section at his or elsewhere in this Section. her own expense. 2. Report Contents: The engineering re- k. Department Authority to Imple- ports submitted shall include plans and ment Removal and Remediation Mea- means of preventing and eliminating any sures: The Department or its authorized health hazards and visual problems. All agents shall have the authority to imple- phases of sanitary landfill operations and ment measures listed in subsection L4i of solid waste fills shall be provided in the engi- this Section if the permittee fails to ac- neering report, including type, nature, and complish such measures in a timely man- amount of equipment, manpower, special ner. The permittee shall be responsible precautions, chemical usage and availability for any costs incurred by the Department of granular material for the coverage of the or its authorized agents in the conduct of cell material. Bonding requirements, restric- such activities. (Amd. Ord. 4740, tions on noise,dust and mud,special fencing 7-19-1999; Ord. 4992, 12-9-2002) requirements, special precautions required and availability of twenty four(24) hour in- 5. Minimum Compaction: All fills shall be spection and correction of hazards shall be compacted to a minimum of ninety five per- provided by operator agreement with the City cent (95%) of maximum density as deter- prior to any consideration for either a sanitary mined by American Public Works Association landfill or solid waste fill. (APWA)specifications. Field density shall be determined in accordance with APWA stan- dards. 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 (Revised 1/03) 4- 14.2 4-4-060M 3. General: Unless specific requirements tensive wooden or flammable matter, may be are mentioned in this Section, the require- utilized in embankment where they may be of ments of subsection L of this Section shall be assistance in preventing undue sliding,water followed. scouring or voids which might harbor vermin. This material shall be sufficiently mixed or 4. Location: Special attention shall be covered with suitable granular material to given to solid waste and/or sanitary fill loca- prevent unsightly effects. tion to prevent undue hazard. 10. Animal Waste:Animal waste shall be 5. Cell Cover: Cell construction on any provided with suitable cover and sterilization solid waste fill shall consist of at least a six to prevent decay odors,build up of flammable inch (6") noncontaminated uniformly graded gasses, or possible leaching of putrescible granular cover material covering the entire material. Chemical treatment shall be pro- area of the cell construction. Each cell shall vided to prevent insect habitation. be covered the same day it is constructed. 11. Treated Fill: Materials such as hay, 6. Compaction: Compaction of the solid straw, tree limbs and brush, vegetable farm waste or sanitary fill material and mixture of waste, feathers, rubber tires, wood pulp, the material shall be such as to provide a rel- chemical substances, industrial waste, and atively uniform density with no extreme soft silage type material may need special treat- spots. Density of compacted cellular solid ment before utilization in a solid waste or san- waste material shall be as high as possible in itary landfill.Special request and reports shall accordance with good mixing compacting be made on waste materials of the foregoing standards and shall at no time be less than types prior to placement in landfills. forty percent(40%)of the density of a similar sample of material compacted under ideal 12. Prohibited Fill: No materials of appre- conditions by providing a fifty (50) pound per ciable volume of an extremely harmful nature • square foot surcharge on a one cubic foot to environment shall be placed in any solid sample of the material. waste or sanitary landfill.This includes,but is not limited to, any form of demolition material 7. Bulk Items:Solid waste materials of bulk of an explosive nature, any volatile or liquid items involving metallic units similar to refrig- petroleum product, any chemical salts or sol- erators, stoves, car bodies, water tanks, uble material which would contaminate storm- heavy timber items and similar items shall be water, surface water or air, and any animal placed in the lower portion of a cell with suffi- meat or semisolid fruit or grain products which cient cover and compaction of cover to pre- might become rancid, putrescible or harmful. clude any dangerous voids. No provisions of the sanitary landfill or solid waste fill requirements shall preclude the use 8. Building Debris and Flammable Mate- of nonharmful native clay, sand, rock, or nor- rial: Broken wood, building material and re- mal fill type materials in filling operations cov- lated debris from structure removal ered under other subsections of this Section. (exclusive of brick and concrete) shall be sat- isfactorily broken and crushed to provide a 13. Drainage: Special attention shall be reasonably compacted cell when covered by provided drainage in any solid waste or sani- granular material. Protection shall be pro- tary landfill to prevent leaching of noxious or vided for any wood or burnable material to putrescible materials, decaying nuisance, prevent fire either on the surface or subsur- any contamination of normal watercourses. face. The earth cover on any cell containing Where water might leach through the con- flammable material including paper,wood,or struction cells, subdrains, lateral collectors vegetable products shall be sufficiently coy- and storage ponds shall be provided. Leach ered to prevent spread of flames should corn- water from solid waste shall not be permitted bustion occur in any cell due to spontaneous to percolate downward into the water table. combustion. Leach water shall be collected and conveyed to a sewage treatment plant. 9. Stabilization: Brick, broken concrete, crushed building materials, not including ex- 4 - 15 4-4-060N 14. Water Disposal: Any leach water corn- designed to minimize trapping of exces- ing from covered sanitary or solid waste fill sive water which might endanger the ter- cells shall be collected,stored and decontam- race. Terraces shall slope toward the inated by suitable chemical or other means back or cut face at a minimum of ten per- and then disposed of in a sanitary sewer. cent (10%) slope to keep water from Should suitable collection facilities, sand fil- overtopping. ters and chemical-cleaning be provided to prevent any toxicity and reduce the leach wa- b. Scouring: Single run of swale or ter to an equivalent of normal storm flow,the ditch shall not collect runoff from a tribu- Public Works Department may permit dis- tary area exceeding thirteen thousand posal through normal stormwater facilities. five hundred (13,500) square feet of the Frequent samples of all water collected shall area of the face of the slope without dis- be taken, and flow conditions shall be con- charging into a down drain. Down drains trolled to prevent contamination or overload- shall terminate into a catch basin or other ing of either the sanitary or stormwater approved receiver to prevent scouring at facilities. Surface runoff in any sanitary pit or the outfall. solid waste landfill shall be maintained sepa- rately to prevent contamination by leaching. c. Capacity: Designed capacity for ter- races shall be a twenty four (24) hour, 15. Special Considerations: Special pay- twenty five (25) year storm as published ing, surface protection, and related health re- by the U.S. Weather Bureau. Design ve- quirements may be imposed on sanitary locity shall be such as to avoid water landfill and solid waste operations. transporting colloidal silts in the stream. Should request be made for variation 16. Prohibited Activities: No junk picking from the twenty four(24) hour,twenty five or field salvaging of any solid waste or sani- (25) year storm by the engineering de- tary landfill items shall be allowed in the vicin- signer, sufficient data shall be submitted ity of the landfill. Any separation of materials in an engineering report to analyze the re- for salvage shall be provided at the collection quested variation. When accumulated point or an approved transfer site prior to dis- flows are such that the water is capable of posal at the landfill site. transporting colloidal silts or other parti- cles in suspension down drains, pipe or N. DRAINAGE: lined ditches shall be incorporated to dis- pose of the runoff safely. Energy dispers- 1. General: Unless otherwise indicated on ing structures shall be used to prevent the approved grading plan,drainage facilities erosion. and terracing shall conform to the provisions of this Section. Special drainage protection d. Settling Ponds: Where stormwater work may be ordered in case of emergency or and ground conditions appear to warrant, serious potential flooding conditions, and the special holding and settling ponds, grading operator required to have available stormwater storage reservoirs, or other an employee to be called in times of potential means may be required to prevent over- serious emergency hazards. load or unusual by-pass of storm flow wa- ter to areas off the owner's site and 2. Terrace:Terraces at least eight feet (8') control. in width shall be established at no more than twenty five foot (25') intervals to control sur- 3. Subsurface Drainage: Cut and fill face runoff.Suitable access shall be provided slopes shall be provided with subsurface to permit cleaning and maintenance. drainage as necessary for stability. a. Swales: Swales or ditches on the 4. Disposal: All drainage facilities shall be back side of the terrace shall have a max- designed to carry waters to the nearest prac- imum longitudinal gradient of two percent ticable drainage way approved by the City (2%) unless protected by special paving, and/or other appropriate jurisdiction as a safe use of corrugated metal or other scour place to deposit such waters. Silt and other prevention devices. Drainage shall be debris shall be removed prior to the disposal 4 - 16 4-4-060P of such water. If drainage facilities discharge methods shall be employed to control erosion onto natural ground, riprap may be required. and sediment,provide safety,and control the (Ord. 2820, 1-14-1974, eff. 1-19-1974) rate of water runoff. (Ord. 2820, 1-14-1974, eff. 1-19-1974) a. Minimum Grade: At least two per- cent (2%) gradient toward approved P. FINAL REPORTS: drainage facilities from.building pads will be required unless waived by the Build- 1. Plans and Reports: Upon completion of ing Department for nonhilly terrain. Ex- the rough grading work and at the final corn- ception: The gradient from the building pletion of the work, the Development Ser- pad may be one percent(1%) where vices Division may require the following building construction,and erosion control reports and drawings and supplements will be completed before hazardous con- thereto: (Ord. 2820, 1-14-1974, eff. ditions can occur.(Ord.2820, 1-14-1974, 1-19-1974; Amd. Ord. 3592, 12-14-1981) eff. 1-19-1974;Amd. Ord. 3592, 12-14-1981) a. As-Graded Grading Plan: An as- graded grading plan prepared by the civil b. Drainage Releases: The property engineer including original ground sur- owner or his authorized agent shall sub- face elevations, as-graded ground sur- mit acceptable copies of drainage re- face installations, lot drainage patterns leases from downstream owners or other and locations and elevations of all surface • government agencies concerned when- and subsurface drainage facilities. The ever drainage is interrupted, diverted or civil engineer shall provide certification changed from natural surface or subsur- that the work was done in accordance face drainage patterns. with the final approved grading plan. c. Stream Acceptance: The volume b. Soil Grading Report:A soil grading and rate of water released shall not ex- report prepared by the soil engineer in- ceed the receiving stream's or water- cluding locations and elevations by field course's ability to accept the water density tests, summaries of field and lab- without erosion. oratory tests and other substantiating data and comments on any changes 5. Overland Runoff: Runoff from areas of made during grading and their effect on higher elevation shall be safely routed around the recommendation made in the soil en- or through the extraction or fill area. (Ord. gineering investigation report. The soil 2820, 1-14-1974, eff. 1-19-1974) engineer shall provide certification as to the adequacy of the site for the intended • O. SLOPES: use. 1. General: The faces of cut and fill slopes c. Geologic Grading Report: A geo- shall be provided and maintained to control logic grading report prepared by the engi- against erosion. This control may consist of neering geologist including a final effective planting. The protection for the description of the geology of the site in- slopes shall be installed as soon as practica- cluding any new information disclosed ble and prior to calling for final approval. during the grading and the effect of same Where cut slopes are not subject to erosion on recommendations incorporated in the due to the erosion-resistant character of the approved grading plan.The engineering materials, such protection may be omitted geologist shall provide certification as to with the permission of the Building Depart- the adequacy of the site for the intended ment, provided that this protection is not re- use as affected by geologic factors.(Ord. quired by the rehabilitation plan. (Ord. 2820, 2820, 1-14-1974, eff. 1-19-1974) 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) 2. Notification of Completion:The permit- tee or his agent shall notify the Development 2. Other Devices:Where necessary check Services Division when the grading operation dams, cribbing, riprap or other devices or , is ready for final inspection. Final approval 4 - 17 (Revised 11/07) 4-4-060Q shall not be given until all work including in- rather that minimum standards be set. It is ex- stallation of all drainage facilities and their pected that accepted horticultural practices and protective devices and all erosion control landscape architectural principles will be applied measures have been completed in accor- by design professionals. dance with the final approved grading plan and the required reports have been submit- B. APPLICABILITY: ted. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) 1. The requirements of this Section shall apply to: Q. PERMITS AND FEES: Grading, excavation and mining permits and li- a. All subdivision including short plats; censes are required per RMC 4-9-080 for major and minor activities. Submittal requirements are b. All new buildings; listed in RMC 4-8-120,Submittal Requirements— Specific to Application Type.Application fees are c. Conversion of vacant land (e.g., to listed per chapter 4-1 RMC, Administration and parking or storage lots); and Enforcement. (Ord. 4963, 5-13-2002) d. Additions to existing buildings that R. APPEALS: exceed fifty thousand dollars If the applicant does not concur with the require- ($50,000.00) in value. ments of the Development Services Division, he has the prerogative of appealing to the Hearing 2. Exemptions: Single family residential Examiner pursuant to RMC 4-8-110. (Ord. 3592, building permits,when not a part of a subdivi- 12-14-1981; Amd. Ord. 4963, 5-13-2002) sion,are exempt from all but the maintenance provisions of these requirements. In single S. VIOLATIONS OF THIS CHAPTER AND family residential subdivisions, those yards PENALTIES: not abutting a public or private street are ex- Unless otherwise specified, violations of this empt from landscape regulations. Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4351, 5-4-1992; Amd. Ord. 4963, C. PLANS REQUIRED: 5-13-2002; Ord. 5159, 10-17-2005) Conceptual and detailed landscaping plans are required for all non-exempt development. Spe- cific submittal requirements shall be as indicated 4-4-070 LANDSCAPING: in RMC 4-8-120, Submittal Requirements. The conceptual plans must be submitted prior to any A. PURPOSE AND INTENT: land use action approval and detailed landscape The purpose of these landscape requirements is plans must be approved prior to issuance of a to establish consistent and comprehensive land- building permit. scape provisions to preserve and enhance the landscape character of the City; to improve the D. GENERAL LANDSCAPE aesthetic quality of the built environment; to mini- REQUIREMENTS: mize erosion and reduce the impacts of develop- ment on natural areas within the City and on 1. Street Frontage Landscaping Re- storm drainage systems and water resources in quired: On-site landscaping is generally re- particular; to provide shade, reduce noise and quired along all street frontages, with the glare, and establish a healthier environment; to exception of areas of pedestrian walkways provide transitions between various land uses;to and driveways. increase privacy and protection from visual or physical intrusion, and to maintain and protect 2. Pervious Areas to Be Landscaped: property values, and generally enhance the over- Pervious areas, with the exception of critical all image and appearance of the City and quality areas, shall have landscape treatment as ap- of life for its citizens. propriate. Landscaping may include hard- scape such as decorative paving, rock It is not the intent of these regulations that rigid outcroppings,fountains,plant containers,etc. and inflexible design standards be imposed, but (Revised 11/07) 4 - 18 4-4-070D 3. Residential Rear/Side Yard/Landscap- 9. Preservation of Unique Features: ing Along Streets: When rear or side yards Unique features within the site shall be pre- are along property lines abutting a street, served and incorporated into the site devel- ( there shall be a minimum five-foot (5') plant- opment design (such as significant ing area in the public right-of-way. This will vegetation and rock outcroppings). necessitate setting any future fencing back from the edge of the right-of-way so that the 10. Slopes: Stripping of vegetative slopes landscaping is visible from the street. Land- where harmful erosion and runoff will occur scaping is required prior to occupancy. Main- shall be prohibited. The faces of cut and fill tenance of such areas shall be the slopes shall be developed and maintained to responsibility of the property owner(s). The control against erosion.This control may con- maintenance requirement may necessitate sist of effective planting.The protection for provision of a gate in the fence to access the the slopes shall be initiated upon completion planting area. (Ord. 5355, 2-25-2008) of grading and fully installed within thirty(30) days of grading completion and prior to a re- 4. Compliance with Zone Standards Re- quest for final project approval.Where slopes quired: See specific zone requirements are not subject to erosion due to the erosion- listed in chapter 4-2 RMC. resistant character of the materials such pro- tection may be omitted with the permission of 5. Parking Lot Landscaping Require- the Public Works Department; provided,that ments: Parking lot landscaping requirements this protection is not required by the rehabili- are listed in RMC 4-4-080F7. tation plan. Trees shall be retained in accordance with 11. Erosion Control Devices: Where nec- RMC 4-4-130,Tree Retention and Land essary, check dams, cribbing, riprap or other Clearing Regulations. devices or methods shall be employed to control erosion and sediment, provide safety 6. Use of Existing Plant Material: Existing and control the rate of water runoff. trees and other vegetation on the site of a proposed development shall be used to aug- 12. Permanent Underground Irrigation ment new plantings to meet the requirements System Required: of this Section. a. Underground irrigation systems shall 7. Use of Drought-Resistant Plants: In- be installed and maintained in good work- corporation of drought-resistant plants into ing order in all landscaped areas of in- the landscape is encouraged. dustrial, commercial, and multi-family development, and landscaped common 8. Avoidance of Hazards: All landscaping areas in single family subdivisions. shall be planned in consideration of the public health, safety, and welfare. b. The irrigation system shall provide full water coverage of the planted areas a. Landscaping shall not intrude within as specified in the plan. the clear vision area at driveways and street intersections. c. The irrigation system maintenance program shall include scheduled proce- b. Trees planted near overhead power dures for winterization. lines shall be species that will not eventu- ally grow into such lines. d. Exceptions: Landscape plans fea- turing one hundred percent (100%) c. Landscaping shall not obscure fire drought-tolerant plants or landscaping al- hydrants or access for emergency re- ready established without irrigation sys- sponse vehicles. tems are exempt from installation of a permanent irrigation system, but drought- d. Avoid planting trees that may dam- tolerant proposals must provide supple- age sidewalks. mental moisture by means of a City-ap- proved temporary irrigation system for a 4 - 19 (Revised 5/08) 4-4-070E period not less than two (2) years.The during site construction for reuse during applicant must provide a.maintenance the landscape installation phase. • security device for a period of three (3) years from the date of approval of land- b. Topsoil shall be rich in organic mate- scape installation to ensure survival of rial or amended to be so. plants. (Ord. 5153, 9-26-2005; Ord. 5304, 9-17-2007) c. Clay soil is not acceptable and must be removed from landscape areas if nat- E. SPECIFIC LANDSCAPE urally present on the site. REQUIREMENTS: d. In residential development projects 1. Trees:Street trees,conforming to City of where rear yard setbacks between a rear Renton recommendations,are required when fence and primary structure are not land- projects front public streets. scaped by the developer, soil in those ar- eas must consist of topsoil viable for plant a. Street trees may be planted in the growth and be in suitable condition for public right-of-way or on private property. landscaping prior to occupancy. b. Where tree branches might interfere e. Construction debris must be re- with pedestrians or vehicles in the right- moved and not buried on site. of-way,trees should have a clear area of eight feet (8') above the ground for pe- 3. Drainage: All landscape areas shall destrian paths and bicycle lanes and fif- have adequate drainage,either through natu- teen feet (15') above streets. ral percolation or by means of an installed drainage system. c. Removal, severe pruning (not meet- ing tree care standards of the American 4. Plants: All plants specified shall be National Standards Institute), or topping adapted to the site(sun exposure,cold hardi- (severing the main stem) of any street ness, moisture requirements, soil type, soil tree within the City of Renton is prohib- pH, etc.). In addition: ited without authorization from the Devel- opment Services Division of the a. All plant material shall meet the most Planning/Building/Public Works Depart- recent American Standards for Nursery ment. Plant Stock (ANSI Z60.1-2004). (Ord. 5355, 2-25-2008) d. The responsibility for on-going main- tenance or replacement of damaged b. Wetland plant material shall be either trees is with the property owner, or in the specified by a Certified Wetland Biolo- case of off-site landscaping for plats, re- gist, or selected from the City of Renton sponsibility lies with the homeowner's as- Wetland Plant Replacement List [ap- sociation. Routine maintenance proval pending]. procedures do not require prior authori- zation by the City. c. Caution should be used so as to avoid introducing highly invasive plants e. Authorized pruning and routine main- into the City landscape. tenance of trees shall meet the American National Standards Institute (ANSI) tree 5. Berms: When berms are incorporated care standards(ANSI Z133.1 and A300). into the landscape design, they shall not ex- ceed slopes of 3:1 for lawn areas or 2:1 for 2. Soil:Soil shall be prepared for landscape other plant material. installation according to industry standards to be conducive to the healthy growth of new F. LANDSCAPE INSTALLATION: plants. All approved landscaping shall be installed before the issuance of an occupancy permit. a. Topsoil, original to the site and if suit- able for planting areas, may be stored (Revised 5/08) 4 -20 4-4-070K G. DEFERRAL OF LANDSCAPE Such device shall be valid for a period of one IMPROVEMENTS: hundred twenty (120) days and in sufficient Deferral of landscape installation, due to sea- amount equal to the cost of one hundred sonal planting difficulties or to the fact that the twenty five percent (125%) of the landscape project is impacted by a pending public works value as installed, to ensure required land- project, may be requested pursuant to RMC scape standards have been met. 4-9-060, Deferral of Improvement Installation Procedures. 2. The Development Services Director may request that the applicant or owner submit a H. AMENDED LANDSCAPING PLAN: current estimate of cost,or may request com- petitive bids to be obtained prior to accepting 1. Modification of Landscape Plans: In a performance assurance device. the event there are significant physical ele- ments that are discovered after preliminary J. MAINTENANCE: plan approval that may prevent installation of the landscaping as proposed, the landscape 1. Maintenance Surety Device: A surety plan may be modified upon request to the De- device shall be required, prior to obtaining an velopment Services Director. Such request occupancy permit, for a period of not less must be accompanied by the following: than three (3)years and in sufficient amount, not less than fifteen percent (15%) of the a. Copy of original, approved land- value of the landscaping, installed,to ensure scape plan. required landscaping is maintained until es- tablished (estimated to be three years). b. An amendment plan meeting re- quirements of RMC 4-8-120D12, Land- 2. Maintenance Required: Landscaping scaping Plan, Detailed. required by this Section shall be maintained by the owner and/or occupant and shall be c. Narrative describing and justifying subject to periodic inspection by the Develop- proposed changes. ment Services Division. Plantings are to be maintained in a healthy, growing condition d. Modified tree retention and land and those dead or dying shall be replaced. clearing plan for any protected trees pro- Property owners shall keep the planting ar- posed to be removed in accordance with eas reasonably free of weeds and litter. RMC 4-4-130, Tree Retention and Land Clearing Regulations. 3. Failure to Maintain Landscaping: The Development Services Division Director is 2. Acceptability of Requested Modifica- authorized to notify the owner and/or agent tions:The plans may be approved, denied or that any installed landscaping as required by returned to the applicant with suggestions for the Development Services Division is not be- changes that would make them acceptable. ing adequately maintained and the specific nature of the failure to maintain.The Devel- 3. Failure of Plan to Meet Intent: The De- opment Services Division shall send the velopment Services Director may initiate revi- property owner or agent written notice, spec- sions to an approved landscape plan, prior to ifying what corrections shall be made. release of a surety device, if the installed landscaping has failed to meet the intent of K. DAMAGED LANDSCAPING: City landscape requirements. (Ord. 5304, Upon request of the City, any landscaping re- 9-17-2007) quired by City regulations that is damaged must be replaced with like or better landscaping as de- b. PERFORMANCE SURETY DEVICE: termined by the Development Services Director. See also"Specific Landscape Requirements, 1. If landscaping is not installed prior to oc- Trees"herein. cupancy, a performance surety device, such { as a landscape bond, shall be required prior (Ord.3718,3-28-1983;Ord.4832,3-6-2000;Ord. to obtaining a temporary occupancy permit. 4856, 8-21-2000; Amd. Ord.4963, 5-13-2002; Ord. 5100, 11-1-2004) 4 -21 (Revised 5/08) 4-4-075A 4-4-075 LIGHTING, EXTERIOR ON- tion of official government flags, provided SITE: there is no light trespass beyond property boundaries. A. PURPOSE: The purpose of these regulations is to provide for 4. Right-of-way lighting. ample, but not excessive illumination levels, pro 5. Stadiums, parks, and sports fields. mote the general public health, welfare, and safety, and discourage light trespass beyond the boundaries of the property on which the light is to D. AUTHORITY: cated. During development permit review,the Responsi- ble Official shall determine compliance with the B. APPLICABILITY: provisions of this Section. Conditions of approval The standards of this section shall apply to the may be applied to achieve compliance.The De addition or replacement of light fixtures.Addition- velopment Services Division Director or designee ally,the standards of this Section apply to remedy shall enforce the provisions of this Section. existing residential lighting that creates nuisances E. STANDARDS: to abutting properties per chapter 1-3 RMC, as defined in RMC 1-3-4A11c(21). No use or activity shall cause light trespass be- yond the boundaries of the property lines. C. EXEMPTIONS: The following are exempt from the provisions of 1. Building Lights: All building lights shall this Section: be directed onto the building itself or the ground immediately abutting to it.The light 1. Signage. emissions shall not.be visible above the roof- line of the building. 2. Temporary Holiday or Decorative Lighting: Temporary holiday or decorative 2. Parking Lot or Display Lot Lights: lighting is exempt provided there is no light Parking lot or display lot light fixtures shall be trespass beyond property boundaries of the non glare and mounted no more than twenty subject site. five feet (25') above the ground to minimize the impact onto adjacent and abutting proper- 3. Official Government Flags: Display ties. All fixtures shall be fitted with a cutoff lights are permitted when providing illumina type luminaire as exemplified below. / - total cutoff luminaire Aeo* e 6bo het Cutoff Type Luminaire (Revised 5/08) 4 -22 4-4-080B F. MODIFICATIONS OF STANDARDS: tions F1 through F9 and J of this Section, Lighting which does not meet the standards in shall apply in the following cases: subsection E of this Section may be permitted by the Reviewing Official as follows:Alternative i. New Buildings or Structures: If shielding of lights, or lighting visible above the construction replaces an existing roofline may be permitted via the site plan review building,only the area exceeding the process for applications requiring such review or area of the original structure shall be via a modification approved by the Development used to calculate required parking. Services Division Director in accordance with RMC 4-9-250D for applications which do not re- ii. Building/Structure Additions: quire site plan review. In any case, no use or ac- Only the area exceeding the area of tivity shall cause light trespass beyond the the original structure shall be used to boundaries of the property lines. calculate required parking. G. VARIANCES TO STANDARDS: b. Outside the Center Downtown A variance to standards, pursuant to RMC Zone: Off-street parking, loading areas, 4-9-250, is required to alter any other require- and driveways shall be provided in accor- ments of this Section that are not allowed to be al- dance with the provisions of this Section tered in accordance with subsection F, in the following cases: Modifications to Standards. i. New buildings or structures. H. APPEALS: See RMC 4-8-110. (Ord. 4963, 5-13-2002) ii. Building/Structure Additions: The enlargement or remodeling of an existing building/structure by more 4-4-080 PARKING, LOADING AND than one-third(1/3)of the area of the DRIVEWAY REGULATIONS: building/structure. A. PURPOSE: iii. Paving or Striping:The paving It is the purpose of this Section to provide a of a parking lot with permanent sur means of regulating parking to promote the face, or striping a previously un health, safety, morals, general welfare and aes- lot. thetics of the City of Renton by specifying the off- street parking and loading requirements for all iv. Change in Use:The change of uses permitted in this Code and to describe de- all or a portion of a building/structure sign standards and other required improvements. or land use to a use requiring more Furthermore, it is the intent of this Section to pro- parking than the previous use, as mote the efficient use of the City's transportation specified in subsection F10 of this facilities by incorporation into that system of alter- Section, except when located in a 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 v. Activities Requiring Deliveries Section to allow the provision of sufficient off- or Shipments: Uses requiring mer- street parking to meet the needs of urban devel- chandise deliveries and/or ship- opment while not providing an excess surplus of ments shall provide adequate spaces. (Ord. 4517, 5 8 1995) permanent off-street loading space in addition to required parking for the B. SCOPE OF PARKING, LOADING AND use. (Ord. 3988, 4 28 1986; Ord. 4517, 5-8-1995; Ord. 4999, DRIVEWAY STANDARDS: 1-13-2003; Amd. Ord. 5087, 1. Applicability: 6 28 2004) Within the Center Downtown 2. Conformance Required: It shall be un- a.Zone:This Section, except for subsec- lawful for any person hereafter to erect, con- struct, enlarge, move or convert any parking lot, parking structure, loading area, or drive- 4-23 (Revised 5/08) 4-4-080C way in the City or cause or permit the same to Section. For such purpose,the Planning/ be done contrary to or in violation of any of Building/Public Works Administrator or his/ the provisions of this Section. Driveways her duly authorized representative shall have shall be constructed to City standards. (Ord. the authority of a police officer. (Ord. 4517, 4517, 5-8-1995, Ord. 4351, 5-4-1992) 5-8-1995) 3. Plans Required: Where off-street park- 2. Interpretation: ing is required, except for single family dwell- ings,a plan shall be submitted for approval by a. Calculation of Number of Parking the Building Department. The plan must be Spaces—Fractions: When a unit of accompanied by sufficient proof of ownership measurement determining the number of that indicates the spaces contemplated will required parking spaces results in the re- be permanent. quirement of a fractional space, any frac- tion up to but not including one-half(1/2) 4. Future Changes to Parking Arrange- shall be disregarded and fractions one- ment: Any future changes in parking ar- half(1/2)and over shall require one park- rangements or number of spaces must be ing space. (Ord. 3988, 4-28-1986) approved by the Development Services Divi- sion. (Amd. Ord. 5087, 6-28-2004) b. Measurement of Distance— Method: Where a distance is specified, 5. Timing for Compliance: such distance shall be the walking dis- tance measured from the nearest point of a. Building Permit Required: No con- the parking facility to the nearest point of struction, alteration or changes in uses the building that such facility is required are permitted until all the information in to serve. (Ord. 4517, 5-8-1995) RMC 4-8-120D16p, Parking Analysis, and 4-8-120D19s, Site Plan, has been c. Measurement of Seat Width— submitted and approved by the appropri- Benches and Pews: In stadiums,sports ate City departments and building permit arenas, churches and other places of as- has been issued. sembly in which patrons or spectators oc- cupy benches, pews or other similar b. Requirements Prior to Occupancy seating facilities, each eighteen inches Permit: The premises shall not be occu- (18") of length of such seating facilities pied until the parking lot is paved, shall be counted as one seat for the pur- marked,landscaped and lighted(if the lot pose of determining requirements for off- is to be illuminated) and an occupancy street parking facilities under this Sec- permit has been issued, unless a defer- tion. (Ord. 3988, 4-28-1986) ment has been granted. E. LOCATION OF REQUIRED PARKING: c. Requirements Prior to Business License Issuance: A business license 1. On-Site Parking Required: Required shall not be issued until an occupancy, parking as specified herein shall be provided permit has been issued. (Ord. 3988, upon property in the same ownership as the 4-28-1986; Ord. 4351, 5-4-1992; Ord. property upon which the building or use re- 4517, 5-8-1995; Ord. 4999, 1-13-2003; quiring the specified parking is located or Ord. 5357, 2-25-2008) upon leased parking. Off-street parking facili- ties shall be located as hereinafter specified: C. (Deleted by Ord. 5357, 2-25-2008) (Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998; a. Detached,Semi-Attached and Two Amd. Ord. 5087, 6-28-2004) (2)Attached Dwellings:On the same lot with the building they are required to D. ADMINISTRATION: serve. 1. Authority:The Planning/Building/Public b. Attached Dwellings Three(3) or Works Department is hereby authorized and More Units: May be on contiguous lot directed to enforce all the provisions of this with the building they are required to (Revised 5/08) 4 -24 4-4-080E serve; provided, the provisions of sub- dential zone except on a weekly or section E2 (Off-Site Parking) of this Sec- monthly basis. tion are complied with. (Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008) e. Maximum Distance to Off-Site Parking Area: c. Boat Moorages: May have parking areas located not more than six hundred i. Within the Center Downtown feet (600') from such moorage facility or Zone: No distance requirements ap- closer than one hundred feet(100')to the ply when both the use and off-site shoreline (see subsection F10 of this parking are located within the Center Section).Accessible parking as required Downtown. by the Washington State Barrier Free Standards can be allowed within one ii. .Within the UC-N1 and UC-N2 hundred feet(100')per subsection F8g of Zones: Off-site parking shall be this Section. within five hundred feet (500') of the building or use if it is intended to serve d. Other Uses: On the same lot with residential uses,and within one thou- the principal use except when the condi- sand five hundred feet(1,500')of the tions as mentioned in subsection E2 (Off- building or use if it is intended to serve Site Parking)of this Section are complied nonresidential uses. with. (Amd. Ord. 4790, 9-13-1999) iii. All Other Zones: Off-site park- 2. Off-Site Parking: ing shall be within five hundred feet (500') of the building or use if it is in- a. When Permitted: If sufficient park- tended to serve residential uses,and ing is not available on the premises of the within seven hundred fifty feet(750') use, a private parking area may be pro- of the building or use if it is intended vided off-site, except for single and two to serve nonresidential uses. (2) family dwellings. (Amd. Ord. 5330, 12-10-2007) f. Transportation Management Plan Exception:The Planning/Building Public b. Agreement Required: A parking Works Department may modify the maxi- agreement ensuring that off-site parking mum distance requirements if a Trans- is available for the duration of the use portation Management Plan or other shall be approved by the Development acceptable transportation system will ad- Services Director,following review by the equately provide for the parking needs of City Attorney. the use and the conditions outlined in RMC 4-9-250D2 are met. (Ord. 3988, c. Additional Information Required: 4-28-1986; Ord. 4517, 5-8-1995; Ord. The Development Services Division shall 5030, 11-24-2003; Amd. Ord. 5087, review the following as part of the permit 6-28-2004) process: 3. Joint Use Parking Facilities: i. A letter of justification addressing the need for off-site parking and corn- a. When Permitted:Joint use of parking patibility with the surrounding neigh- facilities may be authorized only for those borhood. uses that have dissimilar peak-hour de- mands. (Amd. Ord. 5330, 12-10-2007) ii. A site plan showing all dimen- sions of parking spaces, aisles, land- b. Agreement Required: A parking scaping areas, adjacent street agreement ensuring that joint use park- improvements,curb cuts,and on-site ing is available for the duration of the and adjacent uses and buildings. uses shall be approved by the Develop- ment Services Director, following review d. Fees: No charge for use of such by the City Attorney. parking area shall be made in any resi- 4-24.1 (Revised 5/08) 4-4-080F 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-N1 and UC-N2 Zones: Joint use parking shall be within seven hundred fifty feet (750') of the building or use if it is intended to serve residential uses, and within one thousand five hundred feet (1,500') of the building or use if it is intended to serve nonresidential uses. 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) 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. (Revised 5/08) 4-24.2 4-4-080F 2. Maximum Parking Lot and Parking system service connection or control de- Structure Slopes: Maximum slopes for park- vices. ing lots shall not exceed eight percent (8%) slope.The Planning/Building/Public Works The Fire Department may require that ar- Administrator or his/her designee may allow eas specified for use as driveways or pri- a driveway to exceed eight percent (8%) vate thoroughfares shall be designated slope but not more than fifteen percent(15%) as fire lanes and be marked or identified slope, upon proper application in writing and as required by this Section. for good cause shown, which shall include, but not be limited to,the absence of any rea- b. Minimum Width and Clearance: sonable alternative. (Ord. 5156, 9-26-2005) Lanes shall provide a minimum unob- structed continuous width of twenty feet 3. Access Approval Required:The in- (20') and provide a minimum vertical gress and egress of all parking lots and struc- clearance of thirteen feet six inches tures shall be approved by the Development (13'6"). (Ord. 3988, 4-28-1986) Services Division. (Ord. 3988, 4-28-1986) c. Identification: 4. Linkages: The Planning/Building/Public Works Department shall have the authority to i. Lanes shall be identified by a four establish,or cause to be established,bicycle, inch (4") wide line and curb painted high occupancy vehicle and pedestrian link- bright red. The block letters shall ages within public and private developments. state, "FIRE LANE—NO PARKING", Enforcement shall be administered through be eighteen inches (18") high, the normal site design review and/or permit- painted white, located not less than ting process. Adjustments to the standard one foot (1') from the curb face, at parking requirements of subsection F10 of fifty foot (50') intervals. (Ord. 4130, this Section may be made by the Planning/ 2-15-1988) Building/Public Works Department based on the extent of these services to be provided. ii. Signs shall be twelve inches by (Ord. 4517, 5-8-1995) eighteen inches(12"x 18") and shall have letters and background of con- 5. Lighting: Any lighting on a parking lot trasting colors, readily readable from shall illuminate only the parking lot and shall at least a fifty foot (50') distance. be designed and located so as to avoid un- (Ord. 3988, 4-28-1966) due glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site Lighting.Light iii. Signs shall be spaced not further standards shall not be located so as to inter- than fifty feet (50') apart nor shall fere with parking stalls,stacking areas and in- they be placed less than five feet(5'), gress and egress areas. (Amd. Ord.4963, or more than seven feet(7')from the 5-13-2002) ground.The installation and use of fire lane signs will preclude the re- 6. Fire Lane Standards: quirement for painting"FIRE LANE— NO PARKING", in the lane only.The a. Applicability: As required by the area shall be identified by painting Fire Codes and the Fire Department,fire the curb red or in the absence of a lanes shall be installed surrounding facil- curb,a four inch(4")red line shall be ities which by their size, location, design used. (Ord. 4130, 2-15-1988) or contents warrant access which ex- ceeds that normally provided by the prox- d. Surfacing and Construction Re- imity of City streets. quirements: Fire lanes shall be an all weather surface constructed of asphalt or Additional fire lanes may be required in or- reinforced concrete certified to be capa- der to provide access for firefighting or ble of supporting a twenty (20) ton vehi- rescue operations at building entrances cle, or when specifically authorized by or exits,fire hydrants and fire protection the Fire Department, crushed rock may be used; provided, written certification is 4 -25 (Revised 12/05) 4-4-080F provided from a soils engineer, that the ii. Retention of Existing Land- roadway will support the weight of oper- scaping Encouraged:Where possi- ating fire apparatus. ble,existing mature trees and shrubs shall be preserved and incorporated e. Clearances and Turning Radii: in the landscape layout. Where fire lanes connect to City streets or parking lots,adequate clearances and iii. Screening of Adjacent and/or turning radii shall be provided. Abutting Residential Uses Re- quired:A planting area or berm with f. Existing Buildings—Hazards: landscaping shall be provided on When the Fire Chief, or his authorized those sides of a parking lot that are designee, determines that a hazard due adjacent to or abutting properties to inaccessibility of fire apparatus exists used and/or zoned for residential around existing buildings,he may require purposes. (See specific zoning clas- fire lanes to be constructed and main- sification.) Such planting shall be tained as provided by this Section. subject to the requirements of the zoning development standards and g. Modification by Fire Chief: When shall be of a sufficient height to serve the required clearances outlined above as a buffer. cannot be physically provided, modifica- tion may be allowed upon written applica- iv. Screening Modifications: The tion and approval of the Fire Chief. Development Services Division may allow a minimum of a forty two inch 7. Landscape Requirements: (42") screening fence in lieu of land- scaping upon proper application for a. When Applicable: All parking lots, good cause shown, which shall in- loading areas, vehicle sales and rental clude but not be limited to a narrow lots,and storage lots shall be landscaped parking lot. to the standards set forth herein and in RMC 4-4-070. v. Minimum Width: Any landscap- ing area shall be a minimum of five b. Exemptions: Parking areas for de- feet (5') in width. tached, single family dwelling units and flats are exempt from parking lot land- vi. Minimum Amounts: Surface scape requirements. parking lots with more than fourteen (14)stalls shall be landscaped as fol- c. Submittal Requirements:Submittal lows: requirements shall be as specified in RMC 4-8-120B, C, D91, and D12L. Total Number of Minimum Landscape Parking Stalls Area d. Landscape Approval Required:All 15 to 50 15 sf/parking space landscaping required by this Section is subject to approval by the Development 51 to 99 25 sf/parking space Services Division. 100 or more 35 sf/parking space e. General Requirements for All f. Minimum Landscaping Width Re- Parking Lots: quirements Abutting Public Right-of- Way: Parking lots shall have landscaped i. Safety Standards: Landscaping areas as follows: shall not conflict with the safety of those using the parking lot, adjacent i. Right Angle and Ninety De- sidewalks, or with traffic safety.The gree (902) Stalls: A minimum width clear vision area shall be kept free of of five feet (5') for right angle and plants that block sight lines. ninety degree (90°) parking stalls along the abutting public right-of-way (Revised 12/05) 4 -26 4-4-080F except for areas of ingress and egress. ii. Angled Parking Layouts, Forming a Sawtooth Pattern:Shall maintain a minimum of five-foot (5') landscaping strip in the narrowest 4-26.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 4-26.2 4-4-080F part of the sawtooth pattern abutting tems shall be required to be installed and a public right-of-way. maintained for all landscaped areas.The i irrigation system shall provide full water g. Special Landscape and Screening coverage of the planted areas as speci- Standards for Storage Lots: See RMC fied on the plan. 4-4-120, Storage Lots, Outside. j. Installation to Comply with Ap- h. Planting Requirements for Park- proved Plans: All landscaping and irri- ing Lots and Other Applicable Uses: gation systems shall be installed in accordance with the landscaping and irri- i. Where lots requiring landscaping gation plans submitted by the applicant front public rights-of-way or streets, and approved by the Development Ser- street trees shall be required as vices Division (see RMC 4-8-120D91, Irri- specified by the City of Renton. gation Plans, and 4-8-120D9L, Landscaping Plans). ii. On sidewalks used by pedestri- ans (as determined by the Develop- k. Landscape Bond Required: All ment Services Director), street trees landscaping and the irrigation system shall be installed with tree grates. shall be installed prior to occupancy,with the following exception. If approved by iii. Street trees shall be placed at the Development Services Director, a the average minimum rate of one landscape bond shall be required,prior to tree every thirty (30) lineal feet of obtaining a temporary occupancy permit, street frontage. for a period of one hundred twenty(120) days and in value equal to one hundred iv. Provide trees, shrubs, and twenty five percent (125%) of the total groundcover in the required perime- cost to ensure required landscape stan- ter and interior lot landscape areas. dards have been met prior to receiving an occupancy permit. (a) In addition to street trees specified herein, plant at least I. Maintenance Assurance Device: A one tree for every six (6) parking maintenance assurance device shall be spaces within the lot interior. required, prior to obtaining an occupancy permit,for a period of not less than three (b) Plant shrubs at the rate of (3) years and in sufficient amount to en- five (5) per one hundred (100) sure required landscaping is maintained square feet of landscape area. until established (estimated to be three Shrubs shall have a mature (3) years). height between three (3) and four(4) feet. Up to fifty percent Maintenance Required: Landscaping (50%) of shrubs may be decidu- required by this Section shall be main- ous. tained by the owner and/or occupant and shall be subject to periodic inspection by (c) Groundcover shall be the Development Services Division. planted in sufficient quantities to Plantings are to be maintained in a provide at least ninety percent healthy, growing condition and those (90%) coverage of the planting dead or dying shall be replaced within six area within three years of instal- (6) months. Property owners shall keep lation. the planting areas reasonably free of weeds and litter. (d) Do not have more than fifty feet (50') between parking stall m. Failure to Maintain Landscaping: and a landscape area. The Development Services Division Di- rector is authorized to notify the owner i. Underground Irrigation System and/or agent that any installed landscap- Required: Underground irrigation sys- ing as required by the Development Ser- 4-27 (Revised 1/05) 4-4-080F vices Division is not being adequately b. Standard Parking Stall Size— maintained and the specific nature of the Structured Parking: failure to maintain.The Development Services Division shall send the property i. Minimum Length:A parking stall owner or agent written notice, specifying shall be a minimum of fifteen feet what corrections shall be made. (15'). A stall shall be a minimum of sixteen feet (16') for stalls designed n. Dead or Damaged Landscaping: at forty five degrees (45°) or greater. Upon request of the City, any landscap- Each parallel stall shall be twenty ing required by City regulations that is three feet by nine feet (23'x 9') in dead or damaged must be replaced with size. like or better landscaping as determined by the Development Services Director. ii. Minimum Width: A parking stall (Amd. Ord.4999, 1-13-2003; Ord. 5087, shall be a minimum of eight feet,four 6-28-2004; Ord. 5100, 11-1-2004) inches (8'4") in width. 8. Parking Stall Types, Sizes, and Per- c. Compact Parking Stall Size and centage Allowed/Required: Maximum Number of Compact Spaces: a. Standard Parking Stall Size—Sur- face/Private Garage/Carport: i. Stall Size—Surface/Private Ga- rage/Carport: Each stall shall be i. Minimum Length in All Zones eight and one-half feet in width and Except UC-N1 and UC-N2: A park- sixteen feet in length (8-1/2'x 16'). ing stall shall be a minimum of twenty feet(20')in length,except for parallel ii. Stall Size—Structured Park- stalls, measured along both sides of ing: A parking stall shall be a mini- the usable portion of the stall. Each mum of seven feet, six inches (7'6") parallel stall shall be twenty three in width. A parking stall shall be a feet by nine feet (23'x 9') in size. minimum of twelve feet (12') in length, measured along both sides ii. Minimum Length in UC-N1 and for stalls designed at less than forty UC-N2 Zones: A parking stall shall five degrees (45°). A stall shall be a be a minimum of nineteen feet (19') minimum of thirteen feet (13') in in length, except for parallel stalls, length,for stalls designed at forty five measured along both sides of the us- degrees (45°) or greater. able portion of the stalls. Each paral- lel stall shall be twenty three feet by iii. Maximum Number of Com- nine feet (23'x 9') in size. pact Spaces Outside of the UC-N1 and UC-N2 Zones:Compact parking iii. Minimum Width:A parking stall spaces shall not account for more shall be a minimum of nine feet(9')in than: width measured from a right angle to the stall sides. • Designated employee parking —not to exceed forty percent iv. Reduced Width and Length (40%). for Attendant Parking: When cars are parked by an attendant,the stall • Structured parking—not to ex- shall not be less than eighteen feet teed fifty percent (50%). long by eight feet wide (18'x 8'). (Ord. 5030, 11-24-2003) • All other uses—not to exceed thirty percent(30%). (Ord. 5030, 11-24-2003) (Revised 1/05) 4-28 4-4-080F iv. Maximum Number of Compact vided per the requirements of the Wash- Spaces in the UC-N1 and UC-N2 ingtop State Barrier Free Standards as Zones:The maximum number of adopted by the City of Renton. compact spaces shall not exceed fifty percent (50%). (Ord. 5030, , NUMBER OF°ACCESSIBLE :' 11-24-2003) MO, ,PARKING SPACES;{ ' Total Parking Minimum Required d. Tandem Parking: Where tandem Spaces in parking is allowed pursuant to subsection Accessible Lot or Number of F10e of this Section, the following stan- dards Spaces dards shall apply: 1 —25 1 26-50 2 i. Stall length shall conform to the 51 —75 3 standards of this subsection F8; and 76— 100 4 ii. A restrictive covenant or other 101 —150 5 device acceptable to the City will be 151 —200 6 required to assign tandem parking 201 —300 7 spaces to the exclusive use of spe- 301 —400 8 cific dwelling units. Enforcement of tandem parking spaces shall be pro- 401 —500 9 vided by the property owner,property 501 —1,000 2% of total spaces manager, or homeowners' associa- Over 1,000 20 spaces plus 1 space for tion as appropriate. every 100 spaces, or fraction thereof, over 1,000 e. Special Reduced Length for Over- hang: The Planning/Building/Public Works Department may permit the park- ing stall length to be reduced by two feet 1CCESSIRC.r•.PARKING Sl CEfici:NERAL.REQUIRUMESIS C`.3}iVY'e "r-1+7,4 'pry �VSA:SX:„dit:01 (2'), provided there is sufficient area to Urfa= ,i W i°c Wn�.K .Tsvm 4.etn safely allow the overhang of a vehicle and that the area of vehicle overhang does not intrude into required landscaping areas. 6. c 6 6 , 'a .-._.-rnou C 1 O 1 l IPL f. Customer/Guest Parking: The De- v% g k `" +"+ e ' ) " velopment Services Division may require ma tar—/ \. ,"4 m F:, 4-f r.: hrm MKS.�9 areas be set aside exclusively for cus- tomer or guest parking and shall specify (Ord. 3988, 4-28-1986; Amd. Ord. 4854, one of the following methods be used: 8-14-2000; Ord. 4963, 5-13-2002) i. A maximum of fifty percent(50%) of the required parking stalls clearly designated as"customer parking"or "guest parking." Parking stalls with said designations shall be used only for said purposes. ii. A separate parking lot with its own ingress and egress,landscaping and screening exclusively for cus- tomer parking and adequately signed as such. i g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking shall be pro- 4-28.1 (Revised 1/05) This page left intentionally blank. (Revised 1/05) 4-28.2 4-4-080F 9. Aisle Width Standards: b. Ninety Degree (90°) Head-In Park- ing Aisle Width Minimums:For one row a. Parallel Parking Minimum Aisle and two (2) rows of ninety degree (90°) ( Width: head-in parking using the same aisle in a one way or two way circulation pattern, i. One Way Circulation: For one the minimum width of the aisle shall be way circulation,the minimum width of twenty four feet (24'). the aisle shall be ten feet (10'). ii. Two Way Circulation: For two I'ARKING -- 90 PEGREE way circulation,the minimum width of the aisle shall be eighteen feet (18'). -,� (Ord. 3988 4-28-1986) . `i F.:- PARKING — FARALLL"L -'' atr 6 : f l F ,,I Q 10'-{y.y t�a:r.� , 1 .,, ;3 E, .�' u; ONE WA ` ' i ;z I,TRAVELS .t b C,• 1 t it t bSx .:. �Y �K 5 h r u P at[ S lr 5 ) _'�,7 ,7 ' ry es ..,.t.r9M P.,� ,�+ I9 O .,a ti 1$ ' Cam&:02 TWO H '(' 1 `\ �.'k fa"'i�. B a i J"} sP, ,,P # E ('AKKIN'� M OHO Al ION i.4 CA�7C.11ON a': ,,-,,,,,i e 9KAvfC1.. p P42- a. t a m E fiJntT c. Sixty Degree(60°)Head-In Parking rt Aisle Width Minimums: t i. For one row and two (2) rows of sixty degree (60°) head-in parking 1WOWAY using a one way circulation pattern, TRAVEL the minimum width of the aisle shall be seventeen feet (17'). El PARKi' ; El GINOJIALION t 4 i3vIREI T1ON OF 4 -29 (Revised 5/08) 4-4-080F ii. For two (2) rows of sixty degree ii. Two Way Circulation: For two (60°) head-in parking using a two (2) rows of forty five degree (45°) way circulation pattern,the minimum head-in parking using a two way cir- width of the aisle shall be twenty feet culation pattern,the width of the aisle (20'). (Ord. 3988, 4-28-1986) shall be twenty feet(20').(Ord.3988, 4-28-1986) PARKING -- SO DEGREE 22 -0' 17 4, 18'-0' PARKING - 45 DEGitE Cr J \ I / '11 WAY t / .ram.. Li 4k4s t rort S4 TWO WAY (RAVE[. "•,.,_ t..`-- 22'-0' 4, 20'-0' it 18'.0. „1, a Cl I ) n i'N.'F It`X� C,] clfs ZamuAti } i7J�nZ 2V-0' 20%0' 17'-0' / IWO WAY ,avri; [-t VAM.Ckr [-:] tAIIIIATION rI vCi74("E }} it:nvu d. Forty Five Degree (45°) Head- In Parking Aisle Width Minimums: 10. Number of Parking Spaces Required: i. One Way Circulation: For one a. Interpretation of Standards— Mini- and two (2) rows of forty five degree mum and Maximum Number of (45°) head in parking using a one way circulation pattern,the minimum Spaces: In determining parking require width of the aisle shall be twelve feet ments, when a single number of parking (12') spaces is required by this Code,then that number of spaces is to be interpreted as the general number of parking spaces re- quired, representing both the minimum and the maximum number of spaces to be provided for that land use. When a maximum and a minimum range of required parking is listed in this Code, the developer or occupant is required to provide at least the number of spaces listed as the minimum requirement, and may not provide more than the maximum listed in this Code. b. Multiple Uses: When a develop- ment falls under more than one category, the parking standards for the most spe- (Revised 5/08) 4 -30 4-4-080F cific category shall apply, unless specifi- Transportation Management Plan is cally stated otherwise. unsuccessful, the developer is obli- gated to immediately provide addi- c. Alternatives: tional measures at the direction of the Planning/Building/Public Works De- l. Joint Parking Agreements: Ap- partment, which may include the re- proved joint use parking agreements quirement to provide full parking as and the establishment of a Transpor- required by City standards. tation Management Plan (TMP) may be used as described in subsections d. Modification: The Planning/Build- E3 and F10c(ii)of this Section to meet ing/Public Works Department may autho- a portion of these parking require- rize a modification from either the ments. (Amd. Ord. 4790, 9-13-1999) minimum or maximum parking require- ments for a specific development should ii. Transportation Management conditions warrant as described in RMC Plans: A Transportation Manage- 4-9-250D2.When seeking a modification ment Plan (TMP) guaranteeing the from the minimum or maximum parking required reduction in vehicle trips requirements, the developer or building may be substituted in part or in whole occupant shall provide the Planning/ for the parking spaces required, sub- Building/Public Works Department with ject to the approval of the Planning/ written justification for the proposed mod- Building/Public Works Department. ification. The developer may seek the assis- e. Parking Spaces Required Based tance of the Planning/Building/Public on Land Use: Modification of these min- Works Department in formulating a imum or maximum standards requires Transportation Management Plan. written approval from the Planning/Build- The plan must be agreed upon by ing/Public Works Department (see RMC both the City and the developer 4-9-250). (Ord. 4517, 5-8-1995; Amd. through a binding contract with the Ord. 4790, 9-13-1999; Ord. 4963, City of Renton. At a minimum, the 5-13-2002; Ord. 4971, 6-10-2002; Ord. Transportation Management Plan will 4982,9-23-2002;Ord.5030, 11-24-2003; designate the number of trips to be Ord. 5087, 6-28-2004; Ord. 5100, reduced on a daily basis, the means 11-1-2004; Ord. 5286, 5-14-2007; Ord. by which the plan is to be accom- 5355, 2-25-2008; Ord. 5357, 2-25-2008; plished, an evaluation procedure, Ord. 5369, 4-14-2008; Ord. 5387, and a contingency plan if the trip re- 6-9-2008) duction goal cannot be met. If the USE NUMBER OF REQUIRED SPACES GENERAL: Mixed occupancies: The total requirements for off-street parking facilities shall be (2 or 3 different uses in the same the sum of the requirements for the several uses computed building or sharing a lot. For 4 or separately, unless the building is classified as a"shopping more uses, see"shopping center" center"as defined in RMC 4-11-190. requirements) Uses not specifically identified in Planning/Building/Public Works Department staff shall deter- this Section: mine 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. • 4-31 (Revised 8/08) 4-4-080F USE NUMBER OF REQUIRED SPACES RESIDENTIAL USES OUTSIDE OF THE CENTER DOWNTOWN ZONE: Detached and semi-attached A minimum of 2 per dwelling unit. Tandem parking is allowed. dwellings: A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Manufactured homes within a A minimum of 2 per manufactured home site, plus a screened manufactured home park: parking area shall be provided for boats, campers, travel trail- ers and related devices at a ratio of 1 screened space per 10 units.A maximum of 4 vehicles may be parked on a lot, includ- ing those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residence: 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Attached dwellings in RM-U, RM-T, 1.8 per 3 bedroom or larger dwelling unit; COR, UC-N1 and UC-N2 Zones: 1.6 per 2 bedroom dwelling unit; 1.2 per 1 bedroom or studio dwelling unit. RM-T Zone Exemption: An exemption to the standard park- ing ratio formula may be granted by the Development Services Director allowing 1 parking space per dwelling unit for devel- opments of less than 5 dwelling units with 2 bedrooms or less per unit provided adequate on-street parking is available in the vicinity of the development. (Amd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004) Attached dwellings within the 2 per dwelling unit where tandem spaces are not provided;and/or RM-F Zone: 2.5 per dwelling unit where tandem parking is provided, sub- ject to the criteria found in subsection F8d of this Section. (Amd. Ord. 5100, 11-1-2004) Attached dwellings within the CV 1 per dwelling unit is required. A maximum of 1.75 per dwell- Zone: ing unit is allowed. Attached dwellings within all other 1.75 per dwelling unit where tandem spaces are not provided; zones: and/or 2.25 per dwelling unit where tandem parking is provided, sub- ject to the criteria found in subsection F8d of this Section. Attached dwelling for low income 1 for each 4 dwelling units. or elderly: RESIDENTIAL USES IN THE CENTER DOWNTOWN ZONE: Attached dwellings: 1 per unit. Attached dwellings for low income 1 for every 4 dwelling units. or elderly: Congregate residences: 1 per 4 sleeping rooms and 1 for the proprietor, plus 1 addi- tional space for each 4 persons employed on the premises. Assisted living: 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing 2 per unit. legal): (Amd. Ord. 5355, 2-25-2008) (Revised 8/08) 4 -32 4-4-080F USE NUMBER OF REQUIRED SPACES COMMERCIAL ACTIVITIES OUTSIDE OF THE'CENTER.DOWNTOWN ZONE AND EXCEPT,: SHOPPING CENTERS: Drive-through retail or drive- Stacking spaces:The drive-through facility shall be so through service: located that sufficient on-site vehicle stacking space is pro- vided for the handling of motor vehicles using such facility dur- ing peak business hours.Typically 5 stacking spaces per window are required unless otherwise determined by the Development Services Director. 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 0.4 per 100 square feet of net floor area and a maximum of 0.5 per 100 square feet of net floor area except when part of a shopping center. Convalescent centers: 1 for every 2 employees plus 1 for every 3 beds. Day care centers, adult day care(I 1 for each employee and 2 loading spaces within 100 feet of and II): the main entrance for every 25 clients of the program. Hotels and motels: 1 per guest room plus 2 for every 3 employees. Bed and breakfast houses: 1 per guest room. The parking space must not be located in any required setback. Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly rooms. Vehicle sales(large and small 1 per 5,000 square feet.The sales area is not a parking lot and vehicles)with outdoor retail sales does not have to comply with dimensional requirements, land- areas: scaping 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 pro- vided; • They are not displayed in required landscape areas; and • Adequate fire access is provided per Fire Department approval. Vehicle service and repair(large 0.25 per 100 square feet of net floor area. and small vehicles): Offices, medical and dental: 0.5 per 100 square feet of net floor area. Offices, general: A minimum of 3 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 1 per 100 square feet of net floor area. establishments and taverns: Eating and drinking establishment 1 per 75 square feet of net floor area. combination sit-down/drive- through restaurant: Retail sales and big-box retail A maximum of 0.4 per 100 square feet of net floor area, sales: except big-box retail sales,which is allowed a maximum of 0.5 per 100 square feet of net floor area if shared and/or struc- tured parking is provided. Services, on-site(except as speci- A maximum of 0.4 per 100 square feet of net floor area. Pied below): Clothing or shoe repair shops,fur- 0.2 per 100 square feet of net floor area. niture,appliance, hardware stores, household equipment: 4 -33 (Revised 8/08) 4-4-080F USE NUMBER OF REQUIRED SPACES Uncovered commercial area, out- 0.05 per 100 square feet of retail sales area in addition to any door nurseries: parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports are- 1 for every 4 fixed seats or 1 per 100 square feet of floor area nas, auditoriums, stadiums, of main auditorium or of principal place of assembly not con- movie theaters, and entertain- taining fixed seats, whichever is greater. ment clubs: Bowling alleys: 5 per alley. Dance halls, dance clubs, and 1 per 40 square feet of net floor area. skating rinks: Golf driving ranges: 1 per driving station. Marinas: 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: 1 per hole. Other recreational: 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: 1 per trailer site. COMMERCIAL ACTIVITIES,WITHIN THE CENTER DOWNTOWN ZONE: Convalescent center, drive- These uses follow the standards applied outside the Center through retail, drive-through ser- Downtown Zone. vice, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses: All,commercial uses allowed in the A maximum of 1 space per 1,000 square feet of net floor area, CD Zone except for the uses listed with no minimum requirement. above: SHOPPING CENTERS: Shopping centers(includes any A minimum of 0.4 per 100 square feet of net floor area and a type of business occupying a maximum of 0.5 per 100 square feet of net floor area. In the shopping center): UC-N1 and UC-N2 Zones, a maximum of 0.4 per 100 square feet of net floor area is permitted unless structured parking is provided, in which case 0.5 per 100 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. Parking for offices associ- ated with hangars is 1 per 200 square feet. Manufacturing and fabrication, lab- A minimum of 0.1 per 100 square feet of net floor area and a oratories, and assembly and/or maximum of 0.15 spaces per 100 square feet of net floor area packaging operations: (including warehouse space). Self service storage: 1 per 3,500 square feet of net floor area. Maximum of three moving van/truck spaces in addition to required parking for self service storage uses in the RM-F Zone. Outdoor storage area: 0.05 per 100 square feet of area. Warehouses and indoor storage 1 per 1,500 square feet of net floor area. buildings: (Revised 8/08) 4 - 34 4-4-080G USE NUMBER OF REQUIRED SPACES PUBLIC/QUASI-PUBLIC ACTIVITIES: Religious institutions: 1 for every 5 seats in the main auditorium; however, in no case shall there be less than 10 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1 addi- tional 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: 1 for every 3 beds, plus 1 per staff doctor, plus 1 for every 3 employees. Cultural facilities: 4 per 100 square feet. Public post office: 0.3 for every 100 square feet. Secure community transition facili- 1 per 3 beds, plus 1 per staff member, plus 1 per employee. ties: Schools: Elementary and junior high: 1 per employee. In addition, if buses for the transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, 1 per employee plus 1 space for every 10 students enrolled. In parochial and private: addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts 1 per employee plus 1 for every 3 students residing on cam- and crafts schools/studios, and pus, plus 1 space for every 5 day students not residing on trade or vocational schools: 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. (Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; 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) G. PARKING LOT CONSTRUCTION a. All entrances and exits shall be des- REQUIREMENTS: ignated as such by markings on the park- ing lot pavement in addition to any signs 1. Surfacing Requirements for Parking which may be used as entrance and exit Areas: All off-street parking areas shall be guides. paved with asphaltic concrete, cement or equivalent material of a permanent nature as b. All markings are to be of commercial approved by the Public Works Department. traffic paint or equal material and are to be maintained in a legible condition. 2. Surfacing Requirements for Storage Lots: Storage lots may be surfaced with c. All accessible (Americans with Dis- crushed rock or similar material approved by abilities Act, ADA), compact and guest the Public Works Department. parking spaces shall be marked. 3. Marking Requirements: All parking ar- 4. Wheel Stops Required: Wheel stops eas other than those for single family residen- shall be required on the periphery of the park- tial and duplex dwellings shall have stalls ing lot so the cars shall not protrude into the marked and access lanes clearly defined, in- public right-of-way of the parking lot, or strike cluding directional arrows to guide internal buildings. Wheel stops shall be two feet(2') circulation. from the end of the stall for head-in parking. 4-34.1 (Revised 8/08) 4-4-080H 5. Drainage: Drainage shall meet City re- 2. Driveway Spacing Based Upon Land quirements, including the location of the Use: drains and the disposal of water. a. Industrial,Warehouse and Shop- H. LANDSCAPE MAINTENANCE ping Center Uses: REQUIREMENTS: Snit*FamilyMultiple Family Single Family Residential Residential Residential 1. Maintenance Required: Landscaping r —� amuse ,� , shall be kept neat, orderly and of attractive {{ � " - `°" °' ' appearance at all times. Such landscaping I has 1Et. la MI tam I I shall be maintained by the owner and/or oc- cupant. 1F: .. II .._.L 1 arFron oge in 2. Periodic Inspection:Landscaped areas Mm STREET will be subject to periodic inspection by the ,�Y•,,, �! Development Services Division to ensure • M pang • ' zl]dveways I Max per 330 I maintenance. Said Division shall advise en 1 ctFrante•a ,tom forcing authority of noncompliance with Sec- "� 1 tion requirements. t " Iz t 3. Maintenance Bonds and Char es Au- COMMERCIALINDUSTRIAL WAREHOUSE g &SHOPPING CENTER thorized: In the event that such landscaping is not maintained in a reasonable, neat, and clean manner,the City shall have the right to i. The location of ingress and demand a proper performance or similar egress driveways shall be subject to bond from the owner or occupant of the pre- approval of the Planning/Building/ mises to assure proper and continuous main Public Works Department under curb tenance, or alternately, the City reserves the cut permit procedures. right to cause such maintenance to be done and to charge the full cost thereof unto the ii. There shall be a minimum of forty owner. (Ord. 3988, 4-28-1986) feet (40') between driveway curb re- turns where there is more than one I. DRIVEWAY DESIGN STANDARDS: driveway on property under unified ownership or control and used as 1. Driveway Location—Hazard Prohib- one premises. • ited: No driveway shall be constructed in iii. Driveways shall not be closer such a manner as to be a hazard to any exist- ing street lighting standard, utility pole,traffic • (except as allowed under subsection regulating device, fire hydrant, adjacent street traffic, or similar devices or conditions. 17 of this Section, Joint Use Drive The cost of relocating any such street struc- ways). ture when necessary to do so shall be borne by the abutting property owner. Said reloca- tion 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). (Revised 8/08) 4-34.2 4-4-0801 b. All Other Uses: c. All Other Uses: The width of any driveway shall not exceed thirty feet(30') r i. The location of ingress and exclusive of the radii of the returns or the egress driveways shall be subject to taper section, the measurement being approval of the Planning/Building/ made parallel to the centerline of the Public Works Department under curb street roadway. cut permit procedures. 4. Maximum Number of Driveways ii. Driveways shall not exceed forty Based Upon Land Use: percent (40%) of the street frontage. (Ord. 3988, 4-28-1986) a. Industrial, Warehouse and Shop- ping Center Uses: There shall not be iii. Driveways shall not be closer more than two (2) driveways for each than five feet(5')to any property line three hundred thirty feet (330') of street (except as allowed under subsection frontage on property under unified own- 17 of this Section, Joint Use Drive- ership or control. ways). (Ord. 4517, 5-8-1995) b. All Other Uses: There shall not be iv. There shall be a minimum of more than two (2) driveways for each eighteen feet(18')between driveway three hundred thirty feet (330') of street curb returns where there is more frontage for a single ownership, except than one driveway on property under where a single ownership is developed single ownership or control and used into more than one unit of operation, as one premises. each sufficient in itself to meet the re- quirements of this Section. In such case 3. Driveway Width Maximums Based there shall not be more than two(2)drive- Upon Land Use: ways for each unit of operation. (Ord. 3988, 4-28-1986) • a. Industrial, Warehouse and Shop- ping Center Uses: 5. Driveway Angle—Minimum:The angle between any driveway and the street road- i. Driveways shall not exceed forty way or curb line shall not be less than forty percent (40%) of the street frontage. five degrees (45°). ii. The width of any driveway shall 6. Driveway Grades—Maximum Based not exceed fifty feet(50')exclusive of Upon Land Use: the radii of the returns or taper sec- tion,the measurement being made a. Single Family and Two (2) Family parallel to the centerline of the street Uses: Maximum driveway slopes shall roadway. not exceed fifteen percent (15%); pro- vided,that driveways exceeding eight iii. The Planning/Building/Public percent (8%) shall provide slotted drains Works Administrator or his/her desig- at the lower end with positive drainage nee may grant an exception upon discharge to restrict runoff from entering proper application in writing and for the garage/residence or crossing any good cause shown, which shall in- public sidewalk.To exceed fifteen per- dude, but not be limited to,the ab- cent(15%),a variance from the Planning/ sence of any reasonable alternative. Building/Public Works Administrator or (Ord. 5156, 9-26-2005) his/her designee is required. b. Single Family and Duplex Uses: b. All Other Uses: Maximum driveway The width of any driveway shall not ex- slope shall not exceed eight percent ceed twenty feet(20')exclusive of the ra- (8%).The Planning/Building/Public dii of the returns or taper section, the Works Administrator or his/her designee measurement being made parallel to the may allow a driveway to exceed eight centerline of the street roadway. percent (8%) slope but not more than fif- 4-35 (Revised 12/05) 4-4-080J teen percent (15%) slope, upon proper designated driveways shall be designed and application in writing and for good cause located in such a manner as to preclude off- shown, which shall include, but not be site or on-street maneuvering of vehicles. limited to,the absence of any reasonable alternative. To exceed fifteen percent 4. Minimum Clear Area for Dock High (15%), a variance from the Administrator Loading Doors: Buildings which utilize dock- is required. (Ord. 5157, 9-26-2005) high loading doors shall provide a minimum one hundred feet(100')of clear maneuvering 7. Joint Use Driveways: area in front of each door. a. Benefits of:Joint use driveways re- Doakgn Loadinng duce the number of curb cuts along indi- Door ;( 'Angled doors vidual streets and thereby improve safety >o a� ►Zr Nt'• 4.. and reduce congestion while providing for additional on-street parking opportuni- ties. Joint use driveways should be en- locr couraged when feasible and appropriate. (Ord. 4517, 5-8-1995) 11 1 k I 71 i P117arking b. Where Permitted: Adjoining uses may utilize a joint use driveway where 1 11Pa °9 I I 1 such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the 5. Minimum Clear Area for Ground Level Planning/Building/Public Works Depart- Loading Doors: Buildings which utilize ment. Joint use driveways must be cre- ground level service or loading doors shall ated upon the common property line of provide a minimum of forty five feet (45') of the properties served or through the clear maneuvering area in front of each door. granting of a permanent access ease- (Ord. 3988, 4-28-1986) ment when said driveway does not exist Ground Level upon a common property line. Joint use Service or _ Angled access to the driveway shall be assured Loading Doors (' Loading by easement or other legal form accept- able to the City. (Ord. 3988, 4-28-1986 and Ord. 4517, 5-8-1995) 45' 45' J. LOADING SPACE STANDARDS: y Parking 1 Parking t I i 1. Loading Space Required: For all build- ings hereafter erected, reconstructed or en- larged, adequate permanent off-street K. MODIFICATIONS: loading space shall be provided if the activity carried on in such building requires deliveries 1. Special Provisions for Use of Paved to it or shipments from it of people or mer- Recreation Space for Parking:The Building chandise. Loading space shall be in addition Department may authorize the use of space to required off-street parking spaces. designated and primarily used for recreation purposes for a portion of the required parking 2. Plan Required: Loading space shall be space provided the space conforms to the fol- shown on a plan and submitted for approval lowing conditions: Such parking areas shall by the Development Services Division. be subject to all locational and developmental provisions of this Section; such portions of 3. Projection into Streets or Alleys Pro- the recreation area to be used for parking hibited: No portion of a vehicle taking part in shall be paved with a durable, dustless sur- loading or unloading activities shall project face of a permanent nature;and such parking into a public street or alley. Ingress and . space may be credited only to space require- egress points from public rights-of-way at (Revised 12/05) 4-36 4-4-090C ments of the principal use which it is intended quire that reserved space be devel- to serve. (Ord. 4517, 5-8-1995) oped for parking, or that necessary parking be secured by some other 2. Modification of Standards: See RMC means. 4-9-250D. iii. A delay in the installation of re- L. DEFERRAL OF CONSTRUCTION: quired parking may be approved only for a specific use and automatically 1. Deferral of Installation of Required Im- lapses upon the cessation of that provements: See RMC 4-9-060.The re- use. (Ord. 3988, 4-28-1986) quirement of a bond for landscape installation may be waived upon approval of the Devel- M. APPEALS: opment Services Division, and upon written To Hearing Examiner pursuant to RMC 4-8-110. application by the applicant. (Ord. 3718, 3 28 1983) 4-4-090 REFUSE AND 2. Delay in Installation of Parking Spaces RECYCLABLES STANDARDS: —Reserve Parking Areas: A. APPLICABILITY: a. Decision Criteria:The Building Offi- All new developments for multi-family residences, cial may approve a delay in the installa- commercial, industrial and other nonresidential tion of up to fifty percent (50%) of the uses shall provide on-site refuse and recyclables minimum number of parking spaces oth- deposit areas and collection points for collection erwise required to be installed, provided: of refuse and recyclables in compliance with this Section. i. The applicant provides data which substantiates the reduced B. EXEMPTION FOR SINGLE FAMILY need for parking, and AND TWO (2) ATTACHED RESIDENCES (DUPLEXES): ii. The applicant reserves on-site Single family and two (2) attached residences area so that the minimum number of (duplexes) shall be exempt from these require- parking spaces can be provided.Any ments for refuse and recyclables deposit areas. reserved space must be clearly des- ignated on a site plan recorded with C. GENERAL REQUIREMENTS the City Clerk, and must be de APPLICABLE TO ALL USES (EXCEPT scribed on the certificate of occu- SINGLE FAMILY AND TWO(2)ATTACHED pancy for the use. DWELLING UNITS): b. Standards for Parking Reserve Ar- eas: 1. Dimensions: Dimensions of the refuse and recyclables deposit areas shall be of suf- i. No space reserved for parking ficient width and depth to enclose containers may be utilized to fulfill the minimum for refuse and recyclables, and to allow easy landscaping development of open access. space requirements of this Code. However,all reserved space must be 2. Location in Setback or Landscape Ar- landscaped or developed as open eas Prohibited: Outdoor refuse and recycla- space. bles deposit areas and collection points shall not be located in any required setback or ii. The Building Official may review landscape areas. the parking situation at any time to evaluate the parking demand on the 3. Special Setbacks from Residential subject property. If the Building Offi- Properties: Outdoor refuse and recyclables cial, after such review, reasonably deposit areas and collection points shall not be located within fifty feet(50') of a property determines that additional parking is needed,the Building Official shall re- zoned RC, R-1, R-4, R-8, R-10, R-14, or RM, 4 -37 (Revised 1/05) 4-4-090D except by approval by the Reviewing Official collection point shall have a vertical clear- through the site plan review process, or via ance of at least fifteen feet (15'). the modification process if exempt from site plan review. 10. Weather Protection: Weather protec- tion of refuse and recyclables shall be en- 4. Obstruction Prohibited: Collection sured by using weather-proofed containers or points shall be located in a manner so that by providing a roof over the storage area. hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any pub- 11. Approval of Screening Detail Plan lic right-of-way. Required: A screening detail plan must be approved by the Development Services Divi- 5. Collocation Encouraged: When possi- sion prior to the issuance of building or con- ble,the recyclables deposit areas and collec- struction permits. tion points shall be located adjacent to or near garbage collection areas to encourage their D. MULTI-FAMILY DEVELOPMENTS— use. ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: 6. Signage Required: Refuse or recycla- The refuse and recyclables deposit area and col- bles deposit areas shall be identified by signs lection points for multi-family residences shall be not exceeding two (2) square feet. apportioned, located and designed as follows: 7. Architectural Design of Deposit Areas 1. Minimum Size: A minimum of one and to Be Consistent with Primary Structure: one-half(1-1/2) square feet per dwelling unit Architectural design of any structure enclos- in multi-family residences shall be provided ing an outdoor refuse or recyclables deposit for recyclables deposit areas, except where area or any building primarily used to contain the development is participating in a City- a refuse or recyclables deposit area shall be sponsored program in which individual recy- consistent with the design of the primary cling bins are used for curbside collection. A structure(s) on the site as determined by the minimum of three(3)square feet per dwelling Development Services Division Director. unit shall be provided for refuse deposit ar- eas. A total minimum area of eighty (80) 8. Screening of Deposit Areas: Garbage square feet shall be provided for refuse and dumpsters, refuse compactor areas, and re- recyclables deposit areas. cycling collection areas must be fenced or screened.A six foot(6')wall or fence shall en- 2. Minimum Number of Deposit Areas: close any outdoor refuse or recyclables de- There shall be a minimum of one refuse and posit area. In cases where Zoning Code recyclables deposit area/collection point for fencing provisions conflict with the six foot(6') each project.There shall be at least one de- wall or fence requirement, the Zoning Code posit area/collection point for every thirty(30) provisions shall rule. Refuse and recyclables dwelling units. deposit areas located in industrial develop- ments that are greater than one hundred feet 3. Dispersal of Deposit Areas:The re- (100')from residentially zoned property are quired refuse and recyclables deposit areas exempted from this wall or fence requirement. , shall be dispersed throughout the site when a residential development comprises more 9. Minimum Gate Opening and Minimum than one building. Vertical Clearance: Enclosures for outdoor refuse or recyclables deposit areas/collection 4. Location within Structures Possible: points and separate buildings used primarily Refuse and recyclables deposit areas and to contain a refuse or recyclables deposit collection points may be located in separate area/collection point shall have gate open- buildings/structures or outdoors. Refuse and ings at least twelve feet(12')wide for haulers. recyclables deposit areas may be located In addition,the gate opening for any separate within residential buildings, providing that building or other roofed structure used prima- they are in compliance with the Uniform Fire rily as a refuse or recyclables deposit area/ Code, and that collection points are easily and safely accessible to hauling trucks. (Revised 1/05) 4 -38 4-4-090G 5. Maximum Distance from Building En- educational and institutional developments,a trance: Refuse and recyclables deposit ar- minimum of two(2)square feet per every one eas and collection points shall be located no thousand (1,000) square feet of building more than two hundred feet (200') from a gross floor area shall be provided for recycla- common entrance of a residential building,al- bles deposit areas and a minimum of four(4) lowing for easy access by residents and haul- square feet per one thousand (1,000)square ing trucks. feet of building gross floor area shall be pro- vided for refuse deposit areas. A total mini- 6. Site Plan Location: If refuse or recycla- mum area of one hundred (100) square feet ble containers are located within a building, shall be provided for recycling and refuse de- then the space which these facilities utilize as posit areas. well as parking space for refuse/recyclable container-towing vehicles must be clearly 4. Manufacturing and Other Nonresiden- shown on plans submitted to the City. Addi- tial Developments—Minimum Size: In tionally,an exterior space must be provided to manufacturing and other nonresidential de- accommodate the container(s) on refuse/re- velopments, a minimum of three (3) square cyclable pick-up days.(Ord.4971,6-10-2002) feet per every one thousand (1,000) square feet of building gross floor area shall be pro- 7. Parking Space Obstruction Prohib- vided for recyclables deposit areas and a ited: Refuse and recyclable containers, and minimum of six (6) square feet per one thou- associated refuse/recyclable container-tow- sand (1,000) square feet of building gross ing vehicles may not obstruct a required park- floor area shall be provided for refuse deposit ing space at any time. (Ord.4971, 6-10-2002) areas. A total minimum area of one hundred (100) square feet shall be provided for recy- 8. Storage in Required Parking Space cling and refuse deposit areas. Prohibited: Refuse and recyclable contain- ers, and associated refuse/recyclable con- 5. Retail Developments—Minimum Size: tainer-towing vehicles may not be stored in In retail developments, a minimum of five (5) the minimum required parking spaces for a square feet per every one thousand (1,000) development. (Ord. 4971, 6-10-2002) square feet of building gross floor area shall be provided for recyclables deposit areas and E. COMMERCIAL, INDUSTRIAL, AND a minimum of ten (10) square feet per one OTHER NONRESIDENTIAL thousand (1,000) square feet of building DEVELOPMENTS—ADDITIONAL gross floor area shall be provided for refuse REQUIREMENTS FOR DEPOSIT AND deposit areas. A total minimum area of one COLLECTION AREAS: hundred (100) square feet shall be provided The refuse and recyclables deposit areas and for recycling and refuse deposit areas. collection points for commercial, industrial and other nonresidential developments shall be ap- MODIFICATIONS: portioned, located and designed as follows: Whenever there are practical difficulties involved in carrying out the provisions of this Section,mod- 1. Location: Refuse and recyclables de- ifications may be granted for individual cases in posit areas and collection points may be allo- accordance with the procedures and review crite- cated to a centralized area, or dispersed ria in RMC 4 9 250D. throughout the site,in easily accessible areas for both users and hauling trucks. G. APPEALS: Any decisions made in the administrative process 2. Accessibility May Be Limited: Access described in this Section may be appealed to the to refuse and recyclables deposit areas and Planning/Building/Public Works Administrator or collection points may be limited, except dur- his/her designee within fifteen(15)days and filed, ing regular business hours and/or specific in writing, with the Planning/Building/Public collection hours. Works Department. The Administrator shall give substantial weight to any discretionary decision of ( 3. Office, Educational and Institutional the City rendered pursuant to this Section. (Ord. Developments—Minimum Size: In office, 4376, 11-16-1992, Ord. 4703, 2-2-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005) 4 -39 (Revised 12/05) 4-4-095A 4-4-095 SCREENING AND STORAGE reasonable access to equipment. Equipment HEIGHT/LOCATION LIMITATIONS: cabinets,fencing,and walls shall be made of materials and/or colors compatible with build- A. PURPOSE: ing materials. The purpose of this Section is to provide screen- ing standards for mechanical equipment and out a. Industrial Zone Exemption: Sur- door service and storage areas to reduce face mounted equipment located in in visibility,noise,and related impacts while allowing dustrial developments that are greater accessibility for providers and users. than one hundred feet(100') from resi- dentially zoned property and/or public B. APPLICABILITY: streets are exempted from requirements The standards contained in this Section shall ap in subsection Di of this Section, General ply to: Screening. 1. New or Replacement Equipment/Ac- E. ROOF-TOP EQUIPMENT: tivity: All proposals for new or replacement All operating equipment located on the roof of any surface mounted equipment, rooftop equip- building shall be enclosed so as to be screened ment, outdoor storage, loading, repair, main from public view, excluding telecommunications tenance, work and/or retail areas. equipment. Shielding shall consist of the follow- ing: 2. Enlargement or Exterior Modifications of Existing Structures: Sites with existing 1. New Construction: Roof wells,cleresto- surface mounted equipment, rooftop equip ries, or parapets,walls,solid fencing,or other ment, outdoor storage, loading, repair, main similar solid, nonreflective barriers or enclo- tenance,work and/or retail areas,that are not sures as determined by the Reviewing Offi- screened in conformance with this Section cial to meet the intent of this requirement. shall be required to conform to the screening requirements of this Section if enlarged or al- 2. Additions to Existing Buildings: tered when the cost of additions,expansions, Where the existing roof structure cannot or alterations exceeds fifty percent (50%) of safely support the required screening, or the assessed value of the existing structure where the integrity of the existing roof will be or use shall result in the application of this compromised by the screening, the Review Section; provided, that interior alterations or ing Official may authorize painting of the improvements which do not result in the exte equipment to match the approximate color of rior modification of an existing building, struc the background against which the equipment ture, or use shall be exempt from these is viewed, or an equivalent nonstructural provisions. method to reduce visibility. C. AUTHORITY: F. OUTDOOR STORAGE, LOADING, The Reviewing Official for a development permit REPAIR, MAINTENANCE AND WORK that includes the uses and activities in subsection AREAS: B2 of this Section and exceeds the thresholds in subsection B3 shall determine compliance with 1. Outdoor Loading—Multi-Family these standards concurrently with any develop- Zones: Loading areas shall be screened by a ment permit review. solid barrier fence or landscaping, or some combination thereof as determined by the D. SURFACE MOUNTED EQUIPMENT: Reviewing Official, through the site plan re- view process or the modification process for 1. General Screening: All on-site surface site plan-exempt proposals. mounted utility equipment shall be screened from public view. Screening shall consist of 2. Outdoor Loading, Repair, Mainte equipment cabinets enclosing the utility nance and Work Areas—Commercial and equipment,solid fencing or a wall of a height Industrial Zones: Screening is not required, at least as high as the equipment it screens, except when the subject commercial or in- or a landscaped visual barrier allowing for dustrial lot abuts or is adjacent to a residen- (Revised 12/05) 4-40 4-4-100B tially zoned lot, i.e., RC, R-1, R-4, R-8, RMH, I. VARIANCES: R-10, R-14, RM, and the regulated activity is A variance to standards that are not otherwise al- proposed on the side of the property abutting lowed to be altered via another process in accor- or adjacent to the listed zones.In such cases, dance with subsections D through G of this a fence, or landscaping, or a landscaped Section may be sought pursuant to RMC 4-9-250. berm, or a combination thereof is required as determined by the Reviewing Official to J. APPEALS: achieve adequate visual or acoustical See RMC 4-8-110. (Ord. 4963, 5-13-2002) screening.These provisions may be modified by the Reviewing Official through the site plan review process, or the modification process 4-4-100 SIGN REGULATIONS: for site-plan exempt proposals,where the ap- plicant can show that the same or better re- A. PURPOSE: suit will occur because of creative design It is the purpose of these regulations to provide a solutions, unique aspects or use, etc. means of regulating signs so as to promote the health,safety,morals,general welfare,social and 3. Outdoor Storage—Commercial or In- economic welfare and esthetics of the City of dustrial Zones: When permitted by the un- Renton. Signs are erected to provide information denying zone, outdoor storage must be for the benefit and convenience of pedestrians screened from adjacent or abutting properties and motorists and should not detract from the and public rights-of-way. Outdoor storage quality of urban environment by being competitive uses shall provide sight-obscuring fences or or garish. Signs should complement and charac- solid walls a minimum of six feet(6')in height, terize the environment which they serve to give berming, and/or landscaping as determined their respective areas a unique and pleasing by the Reviewing Official to achieve adequate quality.The regulations of this Code are not in- visual or acoustical screening. Outside stor- tended to permit any violations of any other lawful age shall not be permitted in any required set- ordinance.The purposes of this Section are im- back area. Products or materials covered by plemented through the establishment of stan- ' buildings with roofs but without sides shall be dards for the type, placement, scale, and considered outside storage and subject to the construction of signs which varies by use, zoning screening provisions of this Section. Exterior district, or City Center sign district. (Ord. 2877, sales of autos, boats and motorcycles are not 9-9-1974; Amd. Ord. 4720, 5-4-1998) considered outdoor storage. B. APPLICABILITY AND AUTHORITY: a. Special Outdoor Storage Height Requirements, Industrial Zones: Lim- 1. Applicability: No sign shall hereafter be ited to fifteen feet (15') in height or one erected, re-erected, constructed or altered, story. except as provided by this Code and a permit for the same has been issued by the Building G. VEHICLE STORAGE SCREENING, CA Official. ZONE: In lieu of subsection F3 of this Section, vehicle 2. Permits Required: A separate permit storage screening shall include the following: shall be required for a sign or signs for each fencing, berming, enclosing walls and landscap- business entity and/or a separate permit for ing, as determined by the Reviewing Official, suf- each group of signs on a single supporting ficient to achieve substantial visual and acoustical structure. In addition, electrical permits shall screening, shall be provided to screen adjacent be obtained for electric signs. (Ord. 4629, and abutting properties, public rights-of-way and 8-19-1996) limited rights-of-way. 3. Periodic Inspection of Signs: All signs H. OUTDOOR RETAIL SALES— CD controlled by this section shall be subject to ZONE: inspection and periodic reinspection by the Outdoor retail sales uses in the CD Zone must be Planning/Building/Public Works Administra- fully enclosed on all sides and screened from tor. (Ord. 3719, 4-11-1983; Amd. Ord. 4832, view of adjacent uses and abutting public streets. 3-6-2000) 4-40.1 (Revised 1/05) 4-4-100B 4. Authority of Planning/Building/Public decorations and signs must be removed Works Administrator:The Planning/Build- , within five(5)calendar days following the ing/Public Works Administrator is hereby au- end of the fair, festival or event. Excep- thorized and directed to enforce all the tions to the time limitations may be ap- provisions of this section.The Planning/ proved by the Mayor's office. The Building/Public Works Administrator may or- temporary signs may be located on or der the removal of any sign that is not main- over public rights-of-way with approval of tained in accordance with the provisions of the sign placement by the City of Renton subsection D3 of this section. (Ord.2877, Transportation Systems Division. 9-9-1974; Amd. Ord. 3719, 4-11-1983; Ord. 4832, 3-6-2000) c. City Sponsored or Co-Sponsored Signs and Displays: City sponsored or 5. Exemptions from Sign Code Regula- co-sponsored signs, banners, or decora- tions: tions subject to approval of the Mayor's office. These signs, banners, and dis- a. Indoor Signage: This Code does plays may be located on or over public not apply to any signs or sign structures rights-of-way with approval of the sign located within a building. (Ord. 2877, placement by the City of Renton Trans- 9-9-1974, Amd. Ord. 4720, 5-4-1998) portation Systems Division. (Amd. Ord. 4848, 6-26-2000) b. Government and Utility Signage: Nothing in this Code shall be interpreted d. Construction Signs: as controlling public and informational signs placed on the public right-of-way by i. Construction Advertising: One any governmental agency or public utility temporary sign per street frontage, having underground or overhead installa- not exceeding thirty two (32) square tions. (Ord.2877, 9-9-1974) feet in area on one face,denoting the architect, engineer, contractor, finan- 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 Uniform Building Code. (Ord.4720, 5-4-1998) 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 (Revised 1/05) 4-40.2 4-4-100B cier, developer and/or future site oc- j. Memorial Signs: Memorial signs or cupant or tenant when placed on the tables, names of buildings and dates of site of new construction and/or build- erection, when cut into any masonry sur- ing or site renovation. face or when constructed of bronze or other incombustible materials. (Ord. ii. Temporary Replacement Sig- 4629, 8-19-1996; Amd. Ord. 4848, nage: Existing uses which have re- 6-26-2000; Ord. 5062, 1-26-2004) moved permanent signage during a construction project may install tern- k. Modifications Not Requiring porary banners and/or rigid portable Structural or Electrical Changes: signs in lieu of permanent signage. Only one banner or rigid portable i. Outside of City Center: Paint- sign shall be allowed per street front- ing, repainting or cleaning of an ad- age.Wall-hung and wall-pole strung vertising structure or the changing of banners shall not exceed one hun- the advertising copy or message dred (100) square feet in size, pole- thereon shall not be considered an hung banners shall not exceed erection or alteration which requires twenty (20) square feet in size, and sign permit unless a structural or rigid portable signs shall not exceed electrical change is made. (Ord. thirty two (32) square feet in size. 4629, 8-19-1996; Amd. Ord. 4720, The above temporary signage may 5-4-1998) only be displayed in conjunction with a valid building or construction per- ii. Inside City Center Sign Regu- mit.Temporary replacement signs lation Boundaries: Painting, re- shall be removed at,or prior to,the fi- painting or cleaning of an advertising nalization of the building permit. structure shall not be considered an (Amd. Ord. 4859, 9-18-2000) erection or alteration which requires sign permit unless a structural or e. Copy Changes:The changing of the electrical change is made.A change advertising copy or message on a of sign face shall be subject to permit painted or printed sign,theater marquee requirements. (Ord. 4720, 5-4-1998; and similar signs specifically designed for Amd. Ord. 4848, 6-26-2000; Ord. the use of replaceable copy. 5062, 1-26-2004) f. Credit Signs: Signs of not over two I. Open House Signs. (Amd. Ord. (2) square feet advertising that credit is 4848, 6-26-2000; Ord. 5062, 1-26-2004) available to members of monetary institu- tions. m. Political Signs: Political signs less than twelve (12) square feet on one face g. Flags: National, State, county and as herein defined. (Amd. Ord. 4848, municipal flags properly displayed. In ad- 6-26-2000; Ord. 5062, 1-26-2004) dition, one corporate or institutional flag may be properly displayed per site. (Ord. n. Public Art: Sculptures, wall paint- 4848, 6-26-2000) ings,murals,collages,banners and other design features which do not incorporate h. Garage Sale Signs: See RMC 4-4- advertising or identification, consistent 100J3. (Ord. 5062, 1-26-2004) with the provisions and procedures of the Public Art Exemption, RMC 4-9-160. i. Holiday Displays: Temporary signs (Amd. Ord. 4848, 6-26-2000; Ord.5062, and decorations customary for special 1-26-2004) holidays, observed by the federal, state or municipal government erected entirely o. Public Service Signs: Nonadvertis- on private property. (Amd. Ord. 4848, ing and nonpromotional signs such as cit- 6-26-2000; Ord. 5062, 1-26-2004) izen recognition signs, neighborhood welcome signs,signs indicating scenic or historic points of interest,or other signs of 4 -41 (Revised 4/04) 4-4-100C similar nature as determined by the De- no.restrictions on the number per velopment Services Division.Such signs wall or number per site. Wall-hung may be located in any zone and shall re- banners shall not cover up perma- quire approval of the Development Ser- nent signage or address numbers. vices Division. These signs may be located on or over public rights-of-way ii. Pole-Hung Banner Size and with approval of the sign placement by Location Limitations: Pole-hung the City of Renton Transportation Sys- banners shall not exceed twenty(20) tems Division. (Amd. Ord. 4848, square feet in size.No more than one 6-26-2000; Ord. 5062, 1-26-2004) pole-hung banner shall be located on any on-site pole or light standard. p. Real Estate Signs: Open house There are no restrictions on the num- signs as described in subsectionJ2B(i)of ber of pole-hung banners per site. this Section and freestanding real estate (Ord. 4848, 6-26-2000; Ord. 5062, signs as described in subsection J2C of 1-26-2004) this Section. (Amd. Ord.4848, 6-26-2000; Ord.5062, 1-26-2004) C. PROHIBITED SIGNS AND DEVICES: The following signs or devices are specifically q. Safety Information Signs: Signs of prohibited: public service companies indicating dan- ger and/or service or safety information. 1. Signs Which Violate State Regula- (Amd. Ord. 4848, 6-26-2000; Ord. 5062, tions:All signs not complying with the Wash- 1-26-2004) ington State Highway Department regulations adjacent to State roads. (Ord. 4629, r. Small Parking and Traffic Control 8-19-1996) Signs: Parking and traffic control signs two (2) square feet or less on private 2. Signs Which Interfere with Traffic property. (Amd. Ord.4848, 6-26-2000; Control: Any sign using the words "stop", Ord. 5062, 1-26-2004) "look","danger"or any other word,symbol or character which might confuse traffic or de- s. Small Wall Signs: One on-premises tract from any legal traffic control device. No sign, not electrical or illuminated, two (2) sign shall be erected in such a manner as to square feet or less on one face which is confine or obstruct the view or interpretation affixed permanently on a plane parallel to of any official traffic sign, signal or device. the wall on the wall located entirely on pri- (Ord. 4629, 8-19-1996; Amd. Ord. 4720, vate property. (Amd. Ord. 4848, 5-4-1998) 6-26-2000; Ord. 5062, 1-26-2004) 3. Animated, Revolving, Blinking and t. Weekend and Holiday Display Sig- Flashing Signs: nage for Vehicle and Vessel Sales in the Auto Mall Overlay Districts: Bal- a. Outside City Center: All of the fol- loons,with no limit on size or number per lowing signs located within seventy five site, may be displayed on Fridays,Satur- feet (75') of the public right-of-way with days, and Sundays, federal legal holi- any of the following features: animated, days and December 26—31. (Ord.4848, revolving more than eight(8) revolutions 6-26-2000; Ord. 5062, 1-26-2004) per minute, blinking and flashing. Excep- tions are public service signs, such as u. Banner Signage for Vehicle and those which give the time, temperature Vessel Sales in the Auto Mall Overlay and/or humidity,and electronic message Districts: Wall-hung and pole-hung ban- boards/signs for public facilities and car ners are permitted as follows: dealers located within the Auto Mall Area(s). (Ord. 4629, 8-19-1996, Amd. i. Wall-Hung Banner Size and Lo- Ord. 4724, 5-11-1998; Ord. 4766, cation Limitations: Wall-hung ban- 3-1-1999). ners shall not exceed one hundred (100) square feet in size. There are (Revised 4/04) 4-42 4-4-100C b. Inside City Center Sign Regulation Signs;and I,Signs on Public Right-of-Way,of Area Boundaries: In the City Center, all this Section. (Ord. 3719,4-11-1983;Amd. of the following signs with any of the fol- Ord.4832, 3-6-2000; Ord.4848, 6-26-2000; lowing features: animated, revolving, Ord. 5062, 1-26-2004) blinking and flashing. Exceptions are public service signs,such as those which 10. Off-Premises Signs: Except tempo- give the time,temperature and/or humid- rary and portable signs allowed by subsec- ity, and barber poles. tions J of this Section; City sponsored signs and public service signs per subsections 4. Devices of a Carnival Nature:Balloons, B6b, City Sponsored Signs; B6c, City Spon- flags, pennants/streamers,wind-animated sored or Co-Sponsored Signs and Displays; objects, searchlights, inflatable statuary, and and B6o, Public Service Signs, of this Sec- similar devices of a carnival nature except as tion. (Ord.4172,9-12-1988;Amd.Ord.4629, specifically provided in subsections B6, Ex- 8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848, emptions from Permit Requirements, and J6, 6-26-2000; Ord. 5062, 1-26-2004) Event Signs, of this Section. (Amd. Ord. 4848, 6-26-2000) 11. Roof Signs within the City Center Sign Regulation Area, subsection H of this 5. Banners and Rigid Portable Signs: Section, shall be prohibited. (Ord. 4720, Banners and rigid portable signs or any simi- 5-4-1998) lar sign which is not permanently mounted, except for those signs specifically permitted 12. Signs Obscuring Address Numbers. by subsections B6, Exceptions from Permit (Ord. 4848, 6-26-2000) Requirements, and J, Temporary Signs, of this Section.(Amd.Ord.4832,3-6-2000;Ord. 13. Signs Located in Designated Fire 4848, 6-26-2000) Lanes: Signs shall not encroach within any on-site fire lane, i.e.,a minimum clearance of 6. Signs Which Obscure Vision:There fourteen feet (14') in height and twenty feet shall be no signs allowed within twenty feet (20') in width. (Ord. 4848, 6-26-2000) (20')of intersections or driveways which shall obscure vision between the height of three 14. Perimeter Street Landscaping: No feet (3') and ten feet (10') of the street or sign shall be located within required perime- driveway grade. ter street landscaping. (Ord. 4848, 6-26-2000) 7. Signs on Stationary Vehicles: Station- ary motor vehicles, trailers and related de- 15. Signs on Vegetation:No sign or adver- vices to circumvent the intent of this Code. tising device shall be attached or hung on or (Ord. 4629, 8-19-1996) from a tree or shrub. (Ord. 4848, 6-26-2000) 8. Signs over Public Right-of-Way: Signs 16. Real Estate Signs: over public right-of-way other than signs specified in subsection L2 of this Section, a. Any off-premises real estate sign,ex- projecting signs,temporary cloth signs per cept open house and real estate direc- subsection J1c of this Section, City spon- tional signs. sored signs and public service signs per sub- sections B6b, B6c and B6o of this Section. b. In no case shall any real estate sign (Ord. 4629, 8-19-1996; Amd. Ord. 4720, be less than four(4) square feet, except 5-4-1998) for open house signs. 9. Signs on Public Right-of-Way: Signs c. Any off-premises real estate sign lo- on public right-of-way other than temporary cated at the same intersection corner, or and portable signs allowed by subsection J of location as an approved public service this Section;and subsections B6b,City Spon- sign or public art. sored Signs; B6c, City Sponsored or Co- Sponsored Signs and Displays; B6o, Public d. Any real estate sign closer than four Service Signs; B6q, Safety Information feet (4') to the edge of a public roadway. 4-42.1 (Revised 4/04) 4-4-100C 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) (Revised 4/04) 4-42.2 4-4-100D D. GENERAL REQUIREMENTS FOR one hundred twenty (120) days of said SIGNS: closure and vacation of premises. (Ord. 4720, 5-4-1998) 1. Permit Fees:At the time of issuing a per- mit to erect or install a sign or device con- b. City Center Sign Regulation Area: trolled by this Code,the Building Official shall Upon the effective date of this Section collect a fee pursuant to RMC 4-1-140M. (June 8, 1998), the following regulations shall govern sign removal in the City 2. Method of Calculating Sign Area: For Center Sign Regulation Area upon clo- the purpose of computing the maximum per- sure of business: miffed size and permit fee, freestanding let- ters or characters, where no background is i. Timing and Responsibility for specially provided,the area shall be consid- Removal: Upon the closure and ve- ered as that encompassed by drawing cation of a business or activity, the straight lines at the extremities of the shapes owner of said business or activity to be used. shall immediately remove all signs relating to said business and activity. • 3. Sign Maintenance Required:All signs, If the owner of said business or activ- together with all of their supports, braces, ity fails to remove said signs,then the guys and anchors,shall be kept in repair and owner of the property upon which in proper state of preservation.The surfaces said signs are located shall remove of all signs shall be kept neatly painted or said signs within thirty (30) days of posted at all times.The ground area shall be said closure and vacation of pre- neat and orderly. (Ord. 3719, 4-11-1983) mises. If the owner of the property fails to remove the signs within the 4. Appearance of Signs: If a sign is visible designated time limit, then the Build- from more than one direction, all areas not in- ing Official or designee may upon tended as display surfaces including the back due notice enforce civil penalty regu- and sides shall be designed so that such ar- lations per RMC 1-3-2. Prior to the eas are given a finished and pleasing appear- end of the thirty (30) day time period ance with the display surfaces visible only or time period established upon no- from the directions that they are intended to tice by the City pursuant to enforce- be seen. (Ord. 2504, 9-23-1969) ment of civil penalty regulations, a new tenant or the property owner 5. Lighting: All illuminated signs shall be may request utilization of existing designed and located in such a manner as to signs or sign structures as regulated avoid undue glare or reflection of light.Unless in paragraphs ii through iv of this sub- specifically restricted,signs may be internally section. or externally illuminated, or have tube illumi- nation. (Ord. 2504, 9-23-1969; Amd. Ord. ii. Exception for Conforming 4720, 5-4-1998) Signs: Conforming signs and sign structures may be utilized by a new 6. Removal of Signage Upon Closure of tenant or owner.The tenant or owner Business: shall submit a sign permit application to confirm the conformity of the signs a. City-Wide Outside of City Center: and sign structures. Permit fees are Upon the closure and vacation of a busi- not required when the reviewing offi- ness or activity, the owner of said busi- cial determines that no change to the ness or activity shall have ninety (90) conforming sign will be made.Where days from the date of closure to remove there will be alterations or new sign all signs relating to said business and ac- faces of the existing conforming tivity. If the owner of said business or ac- signs or sign structures, sign permit tivity fails to remove said signs within the fees shall apply. (Ord. 4720, ' designated time period,then the owner of 5-4-1998) the property upon which said signs are located shall remove said signs within 4-43 4-4-100D iii. Exception for Nonconforming iv. Immediate Removal: If the pro- Signs: Nonconforming signs and visions of subsection D6b(iii) of this sign structures shall not be utilized by Section are not met, then the non- a new tenant or owner unless one or conforming sign or sign structure more of the following conditions is shall be removed immediately. present: 7. Nonconforming Signs: Any noncon- • The sign is considered to be of forming signage which was erected prior to historic value,and has been des- the enactment of the Sign Code (September ignated as such by the Renton 9, 1974), or which was erected legally in ac- City Council through adoption of cordance with the provisions of the sign ordi- a resolution or ordinance; or nance in effect at the time of erection, or which has a valid building permit from the City • Replacement of sign faces may may remain in use by the existing business, be allowed if there is a change in subject to the following: the corporate name of the busi- ness due to merger, acquisition a. The changing of advertising copy or or new management, but no message thereon is permitted provided change in use or activity, and the no structural or electrical alteration is property was not vacated in the made.A sign permit shall be obtained by transition. Such signs shall be the existing business, unless exempt subject to applicable sign permit from permit requirements pursuant to and fee requirements; or subsection B6e of this Section. Other proposed alterations are subject to sub- • A variance or modification was sections D7b through D7d of this Section. granted to the previous tenant or owner, and the conditions war- b. The sign shall be kept in a safe con- ranting the variance or modifica- dition. Nothing in this Section shall pre- tion are still present. The vent the strengthening or restoring to a approval or denial shall be docu- safe condition of any portion of a sign de- mented by administrative deter- dared unsafe by a proper authority.Legal mination. If the reviewing official nonconforming signage is subject to all indicates that conditions do not requirements of this Code regarding appear to warrant continuation of safety, maintenance, and repair. the previous variance or modifi- cation, the applicant may submit c. Excluding the cost of changing ad- a new variance or modification vertising copy/messages per subsection application;or D7a of this Section,the cost of alterations of a legal nonconforming sign shall not • The applicant proposes to alter exceed an aggregate cost of fifty percent the nonconforming sign in order (50%) of the value of the sign, based to make it fully conforming. Alter- upon its replacement value, unless the ation of the sign shall be subject amount over fifty percent (50%) is used to applicable sign permit and fee to make the sign more conforming. Alter- requirements; or ations shall not result in or increase any nonconforming condition. • Application is made for a sign modification or variance as ap- d. The reconstruction, repairing, re- propriate. If the above provisions building and continued use of a noncon- are not met, then the noncon- forming sign damaged by fire,explosion, forming sign or sign structure or act of God,subsequent to the effective shall be removed immediately. date of these regulations (June 8, 1998), (Ord. 3719,4-11-1983, Amd. may be allowed as follows:the work shall Ord. 4422, 10-25-1993, Ord. not exceed fifty percent(50%) of its re- 4720, 5-4-1998) placement value of the sign at the time such damage occurred; otherwise, any 4-44 4-4-100E restoration or reconstruction shall con- a. Churches,Apartments and Subdi- form to the regulations and standards visions: Churches,apartment buildings, ( specified in this Section. (Ord. 4720, subdivision developments and similaroc- 5-4-1998) cupancies located in residential and mixed-use zones may have two (2) on- E. SIZE, NUMBER AND HEIGHT OF premises identifying signs of not over PERMANENT SIGNS: thirty two(32)square feet in area on one face.The signs may be illuminated but 1. Permitted and Prohibited Signs: Only not animated, shall be for location identi- those signs specifically designated are per- fication only and shall display no copy, miffed; all others are prohibited. (Ord. 4464, symbol or device other than that in keep- 7-25-1994) ing with the development. Freestanding signs shall be not higher than six feet(6') 2. Location Limitations: All signs are fur- above any established grade and shall ther limited and restricted as to location in the be no closer than ten feet(10')to any land use zones as such land use zones are street right-of-way or five feet (5')to any defined and established by chapter 4-2 RMC, side property line. as amended, or any other regulation pertain- ing to or regulating zoning.The zoning regu- i. Decorative Flags: Apartment lations may contain further sign restrictions. buildings, residential subdivision de- (Ord. 4464, 7-25-1994;Amd. Ord. 4720, velopments and similar occupancies 5-4-1998) located in residential and mixed-use zones may also display decorative 3. Height Limits: flags in accordance with the following requirements: a. Signs within City Center: See sub- section H of this Section. (a) Permit Requirements: Permit required. b. Signs Outside City Center Sign Regulation Area: The height limitation (b) Sign Type: A lightweight for freestanding, ground, projecting and fabric or similar material, sup- combination signs shall be the maximum ported by a vertical or horizontal height of the zone or forty feet (40'), staff. whichever is less. Roof signs may extend twenty feet (20') above the parapet wall. (c) Allowed Uses:Multi-family This Section shall not apply to those residential complexes and subdi- signs covered by subsection E5e of this visions of ten (10) or more units Section,Large Retail Uses,or subsection or lots. H of this Section, City Center Sign Regu- lations, or subsection E5f(ii) of this Sec- (d) Maximum Size: Each flag tion, Motor Vehicle Dealership Over One shall not exceed twenty five (25) Acre of Contiguous Ownership or Control square feet. Located Within the Auto Mall Area(s). (Ord. 4464, 7-25-1994, Amd. Ord. 4720, (e) Maximum Height: Flags, 5-4-1998; Ord. 5066, 4-5-2004) including the supports, shall not exceed the height limitations for 4. Signs Permitted in All Residential, the zone in which it is located. Commercial,and Industrial Zones: Except for signage within Shoreline Areas (subsec- (f) Sign/Pole Location: Only tion G of this Section), signage in the P-1 permissible when located within Zone, and signage with the City Center(sub- one hundred feet (100') of the section H of this Section), in all residential, entrance to a subdivision or a commercial and industrial zones the following multi-family development. The shall apply: sign/pole shall be located on the development premises and shall be set back a minimum of one 4-45 (Revised 7/04) 4-4-100E foot from the property line for one and one-half(1-1/2) square feet each foot in height. (Amd. Ord. for each lineal foot of property front- 4766, 3-1-1999; Ord. 5062, age which the business occupies up 1-26-2004) to a maximum of three hundred(300) square feet; or if such sign is multi- b. Home Occupations: Only one faced,the maximum allowance shall home occupation sign, not illuminated, not be more than three hundred not exceeding two(2)square feet in area, (300) square feet. However, a maxi- attached to the wall of the building with mum of one-half(1/2) of the allowed the face of the sign in a plane parallel to square footage is allowed on each the plane of the wall is permitted. face. Businesses with less than twenty five (25) lineal front feet may c. Temporary Signs:Temporary signs have a sign of a maximum of twenty per subsection J of this Section are al- (20) square feet per face. lowed, except for cloth signs over public right-of-way. (Ord. 3719, 4-11-1983; ii. Wall Signs: In addition to the Amd. Ord. 4172, 9-12-1988; Ord.4720, signs in subsections E5c, Under 5-4-1998; Ord. 5062, 1-26-2004) Marquee Signs, E5a(i), Business Signs, E5f and E5g, Motor Vehicle d. Public Facilities(Public Buildings, Dealership Over One Acre, E5e, Schools, Parks and Recreation Facili- Large Retail Uses, and E5d, Shop- ties): Each individual public facility may ping Centers, wall signs are permit- have one freestanding electronic or man- ted with a total copy area not ual message board,a maximum of twenty exceeding twenty percent (20%) of five feet (25') in height and one hundred the building facade to which it is ap- fifty (150) square feet in size. In addition plied. (Ord. 3719, 4-11-1983; Amd. to the message board sign, each individ- Ord. 4464, 7-25-1994; Amd. Ord. ual facility may have one freestanding 4720, 5-4-1998) sign not higher than six feet (6') above any established grade for each street b. Marquee Signs:Signs on marquees frontage and no more than one hundred conforming to subsection N of this Sec- (100) square feet. Freestanding signs tion are permitted. shall be no closer than ten feet (10') to any street right-of-way or five feet (5') to c. Under Marquee Signs: Under mar- any side property line. In addition to the quee signs shall be limited to one such freestanding signs,wall signs are permit- sign per entrance for each business es- ted with a total copy area not exceeding tablishment. (Ord. 3719, 4-11-1983) ten percent (10%) of the building facade to which it is applied. (Ord. 4766, d. Shopping Centers: 3-1-1999; Ord. 5062, 1-26-2004) i. Shopping centers less than ten 5. Additional Signs Permitted in Corn- (10) acres may install: mercial and Industrial Zones: Except in the City Sign Regulation Area,the following shall • Freestanding Signs: One free- apply in all commercial and industrial zones: standing sign for each street frontage of the shopping center. a. Business Signs—General: Each sign shall not exceed an area greater than one and one- I Freestanding, Ground, Roof half (1-1/2) square foot for each and Projecting Signs: Each individ- linear foot of property frontage, ual business establishment may not to exceed one hundred fifty have only one sign for each street (150)square feet per sign face frontage of any one of the following and a maximum of three hundred types: Freestanding, roof, ground, (300) square feet including all projecting or combination. Each sign sign faces. shall not exceed an area greater than (Revised 7/04) 4 -46 4-4-100E ii. Shopping centers ten (10) than one and one-half (1-1/2) acres or greater may install: square feet for each linear foot of property frontage, up to a maxi- • Freestanding Signs: One free- mum of one hundred fifty (150) standing sign per street frontage square feet per sign face and a not to exceed an area greater maximum of three hundred(300) than one and one-half (1-1/2) square feet including all sign square feet for each linear foot of faces; and property frontage, up to a maxi- mum of one hundred fifty (150) • Optional Freestanding Sign: In square feet per sign face and a lieu of one of the freestanding maximum of three hundred(300) signs permitted above,for a square feet including all sign property frontage with a mini- faces, and; mum of two hundred(200) linear feet,one freestanding sign not to • Optional Freestanding Sign: In exceed two hundred fifty (250) lieu of one of the freestanding square feet per sign face and a signs permitted above; one free- maximum of five hundred (500) standing identification sign for square feet including all sign listing the names of the occu- faces, and not to exceed sixty pants of the shopping center. feet (60') in height; and The shopping center identifica- tion sign shall not exceed an • Directional Sign: An additional area greater than one and one- directional sign may be permitted half(1-1/2) square feet for each to locate within twenty (20) feet linear foot of property frontage, of a recorded access easement not to exceed two hundred fifty serving the subject property, pro- (250) square feet per sign face vided the sign does not obscure and a maximum of five hundred sight distance.This sign shall not (500) square feet including all exceed thirty two (32) square sign faces. feet per sign face and a maxi- mum of sixty four(64) square e. Large Retail Uses: Property dedi- feet including all sign faces. cated primarily to retail sales may install (Ord. 4577, 1-22-1996, Ord. oversized signs as follows in lieu of sig- 4649, 1-6-1997) nage permitted under subsections E5a(i), Business Signs,and E5d,Shopping Cen- ii. Big Box Retail Uses with over ters, of this Section. (Ord. 4577, Three Hundred Fifty Thousand 1-22-1996) (350,000) Square Feet of Total Building Area Located in the Em- i. Developments Over One Hun- ployment Area Valley: Big box retail dred Twenty Five Thousand uses with over three hundred fifty (125,000)Square Feet: A commer- thousand (350,000)square feet in to- cial development with a single build- tal building area located in the Em- ing of a minimum of one hundred ployment Area Valley may install: twenty five thousand (125,000) square feet in floor area dedicated • Large Freestanding Signs: primarily to retail sales, provided all One on-premises freestanding or part of the property is located sign not to exceed one hundred within one thousand (1,000)feet of fifteen feet(115') in height and the right-of-way of Interstate High- seven hundred(700)square feet way 405 or Highway 167,may install: per face, and another such sign not to exceed forty feet (40') in • Freestanding Signs: One free- height and four hundred (400) standing sign per street frontage square feet per face; and not to exceed an area greater 4 -47 (Revised 7/04) 4-4-100E • Roof Signs: One roof-mounted tion,each dealership is allowed a sign per building of up to four maximum of two (2) accessory hundred (400)square feet not to ground signs per street frontage, exceed twenty feet(20')in height each for a separate business ac- above the parapet wall and not to tivity located on the property that exceed two(2)such signs per re- can reasonably be related to the tail center; and primary business. These signs shall not exceed a height of ten • Additional Freestanding feet(10') and a total sign area of Signs:Two (2) on-premises twenty five(25)square feet if sin- freestanding signs per street gle faced,or fifty(50)square feet frontage,no more than eight feet including all sign faces.The ac- (8') tall and no more than one cessory signs must also maintain hundred (100) square feet per a minimum twenty foot (20') set- side. (Ord. 4577, 1-22-1996; back and be no closer than one Amd. Ord. 4990, 12-9-2002) hundred fifty feet (150')to any other accessory ground sign. f. Motor Vehicle Dealership Over One (Ord. 3719, 4-11-1983, Amd. Acre of Contiguous Ownership or Ord.4707,2-9-1998; Ord. 5066, Control Located Within the Auto Mall 4-5-2004) Area(s): • One electronic message board i. Wall and Under Marquee sign is permitted as a wall sign, Signs:Each dealership is allowed its under marquee sign, or free- appropriate wall or under marquee . standing sign as allowed by the sign as stated in the Sign Code, and provisions stated above. (Ord. (Ord. 3719, 4-11-1983, Amd. Ord. 4724, 5-11-1998; Amd. Ord. 4707, 2-9-1998) 5066, 4-5-2004) ii. Freestanding Signs: Each g. Motor Vehicle Dealership Over dealership is allowed: One Acre of Contiguous Ownership or Control Located Outside the Auto Mall • One freestanding sign per street Area: frontage not to exceed an area greater than one and one-half(1- i. Wall Signs: Each motor vehicle 1/2) square feet for each lineal dealership located outside the Auto foot of property frontage that the Mall area is allowed its appropriate business occupies up to a maxi- wall or under marquee sign as stated mum of two hundred (200) in the Sign Code; and square feet per sign face, and a maximum of four hundred (400) ii. Freestanding Signs: Each mo- square feet including all sign tor vehicle dealership located outside faces,and not to exceed fifty feet the Auto Mall area is allowed: (50') in height; or • One freestanding, roof, ground, • One freestanding sign per street or projecting sign per street front- frontage not to exceed an area age not to exceed an area greater than one and one-half(1- greater than one and one-half 1/2) square feet for each lineal (1-1/2)square feet for each lineal foot of property frontage, up to a foot of property frontage, up to a maximum of one hundred fifty maximum of one hundred fifty (150) square feet per sign face (150) square feet per sign face and a maximum of three hundred and a maximum of three hundred (300) square feet including all (300) square feet including all sign faces, and not to exceed sign faces; or fifty feet (50') in height. In addi- (Revised 7/04) 4 -48 4-4-100F • One freestanding sign per street • Indoor Recreation frontage not to exceed an area greater than one and one-half • On-site Services (1-1/2)square feet for each lineal foot of property frontage, up to a • Convalescent Centers maximum of one hundred (100) square feet per sign face and a ii. Specified Uses—IL, IM, IH maximum of two hundred (200) Zones square feet including all sign faces. In addition, each dealer- • Mini-Mart ship is allowed a maximum of two (2) accessory ground signs • On-site Services per street frontage, each for a separate business activity lo- iii. Sign AllowancesforSpecified cated on the property which can Uses in Subsections E5i(i)and reasonably be related to the pri- E5i(ii) of this Section: mary business.These signs shall not exceed a height of ten • Freestanding Signs: One free- feet(10') and a total sign area of standing sign per street frontage. twenty five(25)square feet if sin- Freestanding signs shall be lim- gle faced or fifty(50)square feet ited to six feet(6')in height above including all sign faces.The ac- grade and ten feet(10')from any cessory signs must also maintain public right-of-way. Each sign a minimum twenty foot (20') set- shall not exceed an area of one back and be no closer than one square foot for each lineal foot of hundred fifty feet (150')to any property frontage, not to exceed other accessory ground sign. one hundred (100) square feet (Ord. 4707, 2-9-1998) per sign face and a maximum of two hundred(200)square feet in- h. Subdivision Identification Signs: cluding all sign faces. Commercial and/or industrial subdivi- sions may have two (2) on-premises • Wall Signs: In addition to the identifying signs not over seventy five freestanding sign(s), wall signs (75) square feet on one face.These are permitted with a total copy signs must be no higher than six feet(6'), area not exceeding ten percent or no closer to the street right-of-way (10%) of the building facade to than ten feet (10') or five feet (5') to any which it is applied. (Ord. 4649, side property line.(Ord.4172,9-12-1988, 1-6-1997; Amd. Ord.4963, Amd. Ord. 4720, 5-4-1998) 5-13-2002; Ord. 5387, 6-9-2008) i. Special Requirements for Sped- j. Self Storage Uses in the RM-F fled Uses in the Commercial Office Zone:Signage for permitted self-storage (CO), Light Industrial (IL), Medium In- uses in the RM-F Zone shall comply with dustrial(IM),and Heavy Industrial(IH) subsection E5i of this section except that Zones within One Hundred Feet(100') freestanding signs shall be limited to two of a Lot Zoned RC, R-1, R-4, R-8, R-10, (2) signs or one per street frontage, R-14, and RM: whichever is greater. (Ord. 4736, 8-24-1998; Amd. Ord. 4963, 5-13-2002) i. Specified Uses—CO Zone F. SIGNS WITHIN SHORELINE AREAS— • Assisted Living SPECIAL REQUIREMENTS: • Eating and Drinking Establish- 1. View Impairment Prohibited:Visual ac- ments cess to water and shoreline from vistas and viewpoints shall not be impaired by the place- • Retail Sales ment of signs.Where feasible,signs are to be 4 -49 (Revised 8/08) 4-4-100G constructed against existing buildings or cility rather than street traffic. (Ord.4172, structures to minimize visual obstruction of 9-12-1988) the water and shoreline. H. SIGNS WITHIN CITY CENTER— 2. Location, Size and Type Limitations: SPECIAL REQUIREMENTS: Outdoor advertising signs are to be limited to areas of high intensity industrial and commer- 1. Purpose of Special Regulations: The cial use,are to be stationary,nonblinking,and purpose of the City Center sign regulations is of a size commensurate with the structure to to provide sign standards and regulations which they are fixed. Off-premises and non- which recognize and strengthen the unique appurtenant signs are prohibited on the character of the City Center area businesses shoreline. and streets, provide for appropriate signage which contributes to the economic vitality of 3. Illuminated, Freestanding and Roof the area and which complements its environ- Signs Prohibited: Illuminated or freestand- ment, and to enhance the pedestrian orienta- ing signs, or any signs extending above roof- tion of the district. lines, are prohibited on the shoreline except for required navigational aids. (Ord. 3858, 2. Applicability:The sign standards of this 11-5-1984) subsection shall apply to the property con- tained within the City Center sign regulation G. SPECIAL REQUIREMENTS FOR THE boundaries as shown in the following figure, PUBLIC USE (P-1) ZONE: generally described as including: land which is within the Urban Design Regulations Dis- 1. Type of Signage Permitted: Only wall trict 'A.' (Ord. 4720, 5-4-1998; Ord. 5357, and freestanding signs are allowed. 2-25-2008) 2. Size: No wall sign shall exceed ten per- cent (10%) of the building facade to which it is affixed. 3. Height and Setback Restrictions: Freestanding signs are limited to six feet (6') above grade and ten feet (10')to any public right-of-way. 4. Illumination and Location: Signs may be illuminated and shall be for location identi- fication only and shall display no copy, sym- bol or device other than that in keeping with the principal occupant. (Ord. 3921, 7-1-1985) 5. Exception for Off-Premises Advertis- ing:Off-premises advertising may be allowed as an accessory use of an identification sign or other structure if the following conditions are met: a. The maximum size of the off-pre- mises advertising is six (6)square feet. b. No more than twenty five percent (25%) of the principal structure is cov- ered by the off-premises advertising sign. c. The off-premises advertising sign is designed to be viewed by users of the fa- (Revised 8/08) 4 -50 • 4-4-100H 3. Map of CITY CENTER SIGN REGULATION BOUNDARIES: 1m , 8', --,F} sr 1M dr K q _ . .—/. 't ' , 11 • �.._..1. 4E.A.1 ..�..�J�Le... __` — �98 �; ( 5 .�`'v coi + E / q "/(%/a//j Y 1 _" _ '.cat. t ,. _ ..i 1l +_' .-_. � E. ..\ , '1 ' \,. �"":-\ _ v '_ ( F i ,rj -"'^---' '. -..r .1 4v... {� (WJ _ C ,1:- 'S'WWF, Ste=;.., r.-� , ,', + ( r— ( . °: -„✓ '3\i( '^ 1-E. - ( — m o L T mI, k'eoterv46¢-- ��� , r r 6 k Ej, ----i ^'"-3 ....I {sti„ i� 7 3. I �---j i-air C b k ,_-.._ (i _'t ft--- � swrin.Sr __.Simst '— ! , { Scit sr" r `` t { \ ./ o i.•/ - . Hi - • �,. Economic Development, City Center Sign Boundary Neighborhoods and Legend ;r� > Strategic Planning ;_. City Center Sign Boundary February 4,2008 N /.instil' Wexhnson,etsth,Planning Tetor Adrian Johnson,Planning terhniclan 1Parcels 0 265 530 t,eaFee el '‘M1biAYAi n'i C4 c Ferman tcy 2�13,c:e a'ty w 1:7500 R,rta•c.9 r,:yas rewt .•a.-la rim.an:raW rty acd, File Name:H.VED(d$P\S]S�IDyettal main arJ um nut(t-,r a.cus+ma•.4mhsar code arnendmenMixdst ar,ana.,abiax arex"rgpnry u,-1 pace,,[: fity—tenter sin bound arysnxd (Ord. 4720, 5-4-1998; Ord. 5357, 2-25-2008) 4 -51 (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 CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED CATEGORY A Freestanding OR Ground OR Wall Select only one of the following sign types: Number One freestanding sign per One ground sign per street frontage for Each individual ground-level business may street frontage for each each single occupancy building, multi- have one wall sign for each business single occupancy building occupancy building, or multiple building facade fronting on a public street. In located on a corner lot, complex.The maximum number of signs is addition, in multiple building complexes or multi-occupancy building, 2. for multi-occupancy buildings each ground- , or multiple building level tenant with an exterior business DI complex.The maximum facade may have one wall sign to identify w number of signs is 2. individual tenant spaces. Mix of options for lots An applicant for a business having more than one street frontage may substitute an allowed Category A sign type for another with multiple frontages 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. z .a s N N �j P. VI i 8' SIGN CATEGORY • TYPE AND NUMBER OF SIGNS ALLOWED• CATEGORY A Freestanding OR Ground OR Wall0. Multi-occupancy Multi-occupancy buildings or multiple building complexes with 50,000 square feet of gross leasable floor area or greater, and buildings or multiple with frontage on Rainier Avenue S., may choose to comply with either: building complexes— (1) The above Category A regulations; or greater than 50,000 square feet with (2) Freestanding or ground signs and wall signs per the following standards: frontage on Rainier (i) Freestanding or Ground Signs: Have only one sign for each street frontage of any one of the following types: Free- Ave. S. 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 Buildings 40 feet or greater in height may choose to comply with either: greater in height (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. SIGN CATEGORY TYPE AND NUMBER OF;SIGNS'ALLOWED CATEGORY B Projecting Sign OR Awning Sign, or Canopy Sign, or Marquee Sign, or Select only one of the following sign Traditional Marquee Sign types allowed in addition to signs of Category A. Number Each individual ground-level business may have Each individual ground-level business may have one one sign for each business facade fronting on a sign for each business facade fronting on a public street. public street. In addition, in multiple building In addition, in multiple building complexes or for multi- complexes or for multi occupancy buildings each occupancy buildings each ground-level tenant with an ground level tenant with an exterior business exterior business facade may have one sign to identify facade may have one sign to identify individual individual tenant spaces. 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 CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED,cr ? CATEGORY C Under Awning/ AND Secondary Wall, Projecting, or Awning Sign, AND If applicable, Multi-Occupancy 1 Allowed in addition to Under Canopy/ Having No Internal Illumination Building Sign, or Multiple Building signs of Categories A Under Marquee Complex Wall Sign and B: Number One per ground-level One sign, having no internal illumination, per (1) Buildings Less Than 40 Feet in business per public business facade which does not contain a Category Height: One per building facade entrance. A or B sign; maximum of 2 secondary signs. 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. (Ord. 4720, 5-4-1998; Amd. Ord.4843, 5-22-2000; Ord. 5357, 2-25-2008) a 8 O W �T 1 5.a. FREESTANDING SIGNS SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: a 0 • ' REQUIRED . • LOCATION AND CLEARANCES MAXIMUM ' OTHER MAXIMUM SIGN AREA ' HEIGHT '‘ ' LIMITATIONS 4-4-100k1 , K17 and Kim (1) General: Each sign shall not exceed an area greater than 1.5 (4) 20 feet, mea- (5) Setbacks shall be consis- (7) Minimum 15 foot square feet for each lineal foot of street frontage which the building sured to the top of tent with the Zoning clearance above or complex occupies up to a maximum of 25 square feet per face; the sign or sign Code. traffic aisles and the maximum cumulative square footage of all faces of a sign is 50 structure,which- driveways. (6) Property with street square feet. ever is higher. frontage on Rainier Ave- (2) Property with frontage on Rainier Avenue S.: In lieu of the sign nue S.:The sign shall be area requirements of subsection (1) of this chart, each sign shall located along Rainier not exceed an area greater than 1.5 square feet for each lineal foot Avenue S.and set back a of street frontage which the building or complex occupies up to a minimum distance of 100 maximum of 75 square feet per face;the maximum cumulative lineal feet from the right- square footage of all faces of a sign is 150 square feet; provided, of-way of S.Third Street. iv that the sign is located in accordance with subsection (6) of this This setback shall not chart. apply to multi-occupancy buildings or multiple build- (3) Multi-occupancy buildings or multiple building complexes in g cornplexes with with greater than 50,000 square feet gross leasable floor area, having frontage on Rainier Avenue S.: Such uses may comply 50,000 square feet gross leasable floor area or with the standards of subsections (1) or(2) of this chart, or with subsection H4b of this Section,Type and Number of Permanent greater, having frontage on Rainier Avenue S. 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. (Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008) 5.b. GROUND SIGNS SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: - • ":REQUfRED-.:- . .... LOCATION AND CLEARANCES OTHER (Refer also to RMC: , MAXIMUM SIGN AREA - MAXIMUM HEIGHT LIMITATIONS . a a-100K�s; K17 and K18) (1) General: Each sign shall not exceed an area greater than (4) 5 feet if perpendicular to the (5) Setbacks shall be con- 1.5 square feet for each lineal foot of street frontage which right-of-way; 4 feet if the sistent with the Zoning the building or complex occupies up to a maximum of 25 sign is not placed perpen- Code, and RMC square feet per face;the maximum cumulative square foot- dicular to the right-of-way. 4-4-100L1 b. age of all faces of a sign is 50 square feet. Height is measured to the (6) Property with street (2) Property with frontage on Rainier Avenue S.: In lieu of top of the sign or sign struc frontage on Rainier the sign area requirements of subsection (1) of this chart, ture, whichever is higher. Avenue S.: The each sign shall not exceed an area greater than 1.5 square ground sign shall be feet for each lineal foot of street frontage which the building located along Rainier a or complex occupies up to a maximum of 75 square feet per Avenue S. and set- c.n face;the maximum cumulative square footage of all faces back a minimum dis- 01 of a sign is 150 square feet; provided, that the sign is tance of 100 lineal feet located in accordance with subsection (6) of this chart. from the right-of-way (3) Multi-occupancy buildings or multiple building corn- of S.Third Street.This plexes with greater than 50,000 square feet gross leas- setback shall not apply able floorr area, having frontage on Rainier Avenue S.: to multi-occupancy Such uses may comply with the sign area standards of sub- buildings or multiple sections(1)or(2)of this chart, or with the size standards of building complexes subsection H4b of this Section, Type and Number of Per- with 50,000 square manent Signs Allowed. Ground sign area may be trans feet gross leasable ferred from within the City Center sign regulation floor area or greater, boundaries to contiguously owned property outside of the having frontage on City Center sign regulation boundaries.Only sign area may Rainier Avenue S. be transferred, not the number of allowed signs.Where transferred, the maximum size of the ground sign shall not exceed the limits of subsection H4b of this Section, Type and Number of Permanent Signs Allowed. a (Amd. Ord. 4843, 5-22-2000) 8 5.c. WALL SIGNS A 11<, SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: a d Q REQUIRED,0. o MAXIMUM LOCATION AND OTHER CLEARANCES (Refer also to RMC r MAXIMUM SIGN'AREA HEIGHT -LIMITATIONS F 44-10OK16K•17andK18); (1) General: Each sign shall not exceed an area (4) The wall sign shall be (5) The sign shall be mounted on or above (9) When projecting greater than 1.5 square feet for each lineal foot of placed on the facade the business facade to which it is over a public right- business facade fronting a street,up to 100 square not more than 25 feet associated. of-way(maximum feet maximum. above the grade, 12 inches), a mini- (6)measured to the top of The wall sign shall be placed on a mum of 8 feet clear- (2) Multi-occupancy buildings or multiple building business facade having street front- the sign.Wall signs on ance above the complexes with 50,000 square feet gross leas- multi-occupancy age; or, it shall be placed on or above surface of the side- able floor area or greater, having frontage on the business entrance, if the business Rainier Avenue.S: In lieu of subsection(1),the buildings or multiple has an exterior facade which does not walk is required. sign area standards of subsection H4b of this Sec- building complexes face a street, and the business is a tion, Type and Number of Permanent Signs with 50,000 square located in a multi-tenant building or Allowed, may be met. feet gross leasable multiple building complex. rn floor area or greater, (3) Buildings 40 feet or greater in height: In lieu of having frontage on (7) The thickness of that portion of a wall subsection (1), the sign area standards of subsec- Rainier Avenue S. or sign which projects over a public right- tion H4b of this Section, Type and Number of Per- buildings 40 feet or of-way shall not exceed 12 inches. manent Signs Allowed, may be met. greater in height may (8) Wall signs located more than above 25 be placed anywhere feet above grade,measured to the top on the facade and the of the sign,shall only contain the name top of the sign shall and/or logo of the business(es)or not extend vertically development. above the fascia of the building. (Amd. Ord.4843, 5-22-2000) 5.d. PROJECTING SIGNS SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: REQUIRED CLEARANCES MAXIMUM LOCATION.:AND OTHER' '" Refer,also`to RMC MAXIMUM,SIGN AREA HEIGHT =t;: LIMITATIONS =r 4 4 100K16.K17 and K18) (1) Unlit, externally illuminated,or tube illuminated: Such (4) Shall not be (5) The sign shall be placed on a (10)When projecting over projecting signs are allowed a maximum of 12 square feet located more than business facade having street a public right-of-way, per face;the maximum cumulative square footage of all 25 feet above the frontage;or,it shall be placed on a minimum of 8 feet faces of a sign is 24 square feet. grade, measured or above the business entrance, clearance above the (2) Internally illuminated: Such signs are allowed a maxi- to the top of the if the business has an exterior surface of the side- mum of 6 square feet per face;the maximum cumulative sign or sign struc- facade which does not face a walk is required. square footage of all faces of a sign is 12 square feet. ture,whichever is street, and the business is higher. located in a multi-tenant building (3) Combination of illumination: The maximum size of the or multiple building complex. combination sign shall be 12 square feet per face;the max- imum cumulative square footage of all faces of a combing (6) The sign shall be no more than 3 rn feet tall. tion sign is 24 square feet. Up to 50% maximum of the combination sign,6 square feet per face, may be internally (7) A projecting sign may extend illuminated. over the public right-of-way by no more than 4 feet from the wall it is mounted on. (8) The faces of a projecting sign shall be separated by a maxi- mum of 12 inches. (9) The sign shall be mounted on or above the business facade to which it is associated. � A y a C � 0o O O o = This page left intentionally blank. (Revised 8/00) 4-56.2 5.e. AWNING SIGN, CANOPY SIGN, MARQUEE SIGN SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: REQUIRED CLEARANCES MAXIMUM LOCATION AND OTHER (Refer also to RMC 4-4-100K16, MAXIMUM SIGN AREA HEIGHT LIMITATIONS K17, K18 and N3b) (1) Awning, canopy, or marquee sign: A maxi- None. (3) Sign copy shall only be located on the vertical (9) Sign structures shall be mum of 50 square feet of copy may appear on faces of the awning, canopy, or marquee. located a minimum of 8 the vertical face area. (4) Maximum height/thickness of awning/can- feet above the surface of (2) Traditional marquee sign:The maximum opy with a sign: 10 feet. the sidewalk. Where copy area is 150 square feet per face;the under awning, under can cumulative square footage of all faces of a sign (5) Maximum height/thickness of marquee: in opy, or under marquee is 300 square feet total. accordance with the adopted edition of the signs are anticipated, the Uniform Building Code. clearance should be (6) Building canopy poles shall not be placed in a increased to n commo- A manner which interferes with pedestrian or date them as necessary. 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 Uniform Building Code. (8) The sign shall be mounted above the busi- ness facade to which it is associated. 2 5.f. UNDER AWNING SIGN, CANOPY SIGN, MARQUEE SIGN SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: 1 0 0 REQUIRED = CLEARANCES MAXIMUM LOCATION AND OTHER (Refer also to RMC 4-4-100K16, MAXIMUM SIGN AREA HEIGHT LIMITATIONS K17, K18 and N3b) (1) 6 square feet. None (2) The sign shall not extend beyond:the awning, (4) Minimum 8 feet above the canopy, or marquee to which it is attached. surface of the sidewalk. (3) The sign shall not be more than 12 inches thick. cn 0 5.g. SECONDARY SIGN SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: . REQUIRED CLEARANCES MAXIMUM LOCATION AND OTHER (Refer also toRMc MAXIMUM SIGN AREA HEIGHT LIMITATIONS 4-4-100K16,K17and K18) (1) Secondary wall or awning signs: (3) Secondary wall or pro-. (4) Secondary signs shall not be located on a (8) When projecting over a Each sign shall not exceed an area jecting signs shall not business facade containing a Category A or public right-of-way, a greater than one square foot for each be located more than B sign, or another secondary sign. minimum of 8 feet clear- lineal foot of business facade, up to 25 feet above the ance above the surface maximum of 25 square feet. grade,measured to the (5) Secondary signs shall not be internally illu- of the entryway is top of the sign or sign urinated.Such signs may unlit,externally required. (2) Secondary projecting signs: Maxi- structure,whichever is illuminated or have tube illumination. q mum of 6 square feet. higher.9 (6) Maximum height or thickness of awning with a sign: 10 feet. (7) Awning signs: Sign copy shall be located " CO on the vertical faces of the awning. (Ord. 5357, 2-25-2008) 3 .S N 1 a A 2 5.h. MULTI-OCCUPANCY OR MULTIPLE BUILDING COMPLEX SIGN N SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL USES BASED UPON SIGN TYPE: .P 1 P. O Q REQUIRED `. _ CLEARANCES LOCATION AND (Refer also to Rmc, MAXIMUM SIGN AREA MAXIMUM HEIGHT OTHER-LIMITATIONS 4-4-100K16, K17 and K18) (1) Buildings less than 40 feet in height: (3) Buildings less than 40 (5) Buildings less than 40 feet in height: (8) When projecting over a The maximum square footage limitation feet in height:The wall The sign shall be located on a business public right-of-way, a is 100 square feet. sign shall be placed on facade which does not contain any other minimum of 8 feet clear- (2) Buildings 40 feet in height or greater: the facade not more Category A or B sign. ance above the grade is The maximum square footage limitation than 25 feet above the (6) Buildings 40 feet in height or greater: required. is 100 square feet unless the choice is grade, measured to the There are no restrictions on facade place- made to comply with subsection H4b of top of the sign. ment. this Section,Type and Number of Signs (4) Buildings 40 feet in (7) The sign shall only contain the business A Allowed for Nonresidential Uses. height or greater:The name and/or logo of each development. wall sign may be placed o anywhere on the facade. (Ord. 4720, 5-4-1998;Amd. Ord. 4843, 5-22-2000; Ord.5357, 2-25-2008) 4-4-100H 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: :DISTANCE OF. ' FREESTANDING, GROUND, AWNING SIGN/ MULTI-OCCUPANCY OR: ''SIGN FROM WALL, PROJECTING, CANOPY SIGN!, MULTIPLE BUILDING RIGHT-OF-WAY TRADITIONAL MARQUEE SIGN MARQUEE SIGN COMPLEX SIGN Within 50 feet: 24 inches 12 inches 6 inches (applies to letters and logo) Between 50 feet 36 inches 12 inches 6 inches (applies to letters and 100 feet: and logo) More than 100 feet: 48 inches 12 inches 6 inches(applies to letters and logo) b. Exemption from Letter Size Lim- i. Respond to the needs of the pub- its: The following properties are exempt lic in locating a business establish- from the maximum letter height require- ment; or ments of subsection H6a of this Section: ii. Assist business in contributing to i. Multi-occupancy buildings or mul- the economic well-being of the corn- tiple building complexes with fifty munity; or thousand (50,000)square feet gross leasable floor area or greater,having iii. Install a sign that is considered frontage on Rainier Avenue S.; or to be historic or of historic value by the advertising industry or a recog- ii. Properties with frontage on Rain- nized historic preservation organiza- ier Avenue S.; or tion, provided that such entity was not involved in the use,design or pro- iii. Buildings exceeding forty feet duction of the proposed sign; or (40') in height. (Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008) iv. Result in a reduction of signs on a site; or 7. Special Allowance for City Center Signs to Project into Right-of-Way: See v. Result in a reduction in the num- subsection L2c(ii) of this Section. ber of freestanding or ground signs otherwise allowed; or 8. Temporary/Special Permit Signs: In addition to the permanent signs described in vi. Result in a coordinated sign plan subsection H6b of this Section, temporary for a multi-tenant building or multiple signs per subsection J of this Section, Tern- building complex. porary Signs,are also allowed. b. Review Criteria: If the Development 9. Modifications of City Center Sign Reg- Services Director determines that the in- ulations: tent of the proposed sign accomplishes one of the above purposes, the Develop- a. Authority and Purpose:The Devel- ment Services Director may grant a mod- opment Services Director may grant a ification request provided the proposed modification from the sign standards for sign also meets all of the following crite- individual signs which do not meet the via: specific provisions of the City Center sign standards when the proposed sign is in- i. The modification will not create a tended to accomplish one of the following significant adverse impact to other purposes: _ property or improvements in the im- 4- 61 (Revised 5/08) 4-4-1001 mediate vicinity of the subject prop- vice facilities may be placed entirely on the erty; and public right-of-way. ii. The modification will not increase a. Standards and Size Limits for Di- the number of signs allowed by this rectional Signs: Sign must be of size, Chapter; and height, color, design and mounting and so located as to comply in all respects iii. The modification will not in- with the City street sign standards. Sign crease the allowed height or area of shall not be over twelve (12) square feet any wall, projecting, awning/canopy/ in total background area for any one face, marquee/traditional marquee,or sec- no portion of the sign closer than four feet ondary sign by more than twenty five (4')to any curb line or improved roadway percent (25%); and surface and not illuminated. (Ord. 2877, 9-9-1974) iv. The modification will not in- crease the allowed height or area of 3. Public Service Directional Signs for any freestanding or ground sign; and Nonpublic Buildings Such as Churches and Charitable Organizations Authorized: v. The modification does not create Public service directional signs for nonpublic a public safety hazard. (Amd. Ord. buildings such as churches and charitable or- 5071, 4-26-2004) ganizations may be placed entirely on the public right-of-way. c. Variance May Be Required: Pro- posals which do not meet the purposes a. Review Authority and Time: The or criteria of subsections H9a and H9b of organization seeking the sign must sub- this Section may be reviewed as variance mit a letter to the Transportation Systems applications as provided in subsection R Division requesting directional signs, in- of this Section. (Ord. 4720, 5-4-1998) cluding the requested locations and wording for the sign.The Transportation d. Fees: Fees shall be as stipulated by Systems Division shall respond to the let- RMC 4-1-140M4. ter by calling or mailing a postcard within one working day of receipt of the request. I. SIGNS ON PUBLIC RIGHT-OF-WAY: An engineering study will be performed by the City within thirty (30) days of the 1. City Sponsored Signs Authorized:City request. If the requested locations do not sponsored signs,displays,and public service conform to this subsection,the response signs per subsections B6b, B6c and B6o of will suggest suitable alternative locations, this Section may be located on or over public if any. rights-of-way with approval of the sign place- ment by the City of Renton Transportation b. Appeal Process: If the Transporta- Systems Division. If the Transportation Divi- tion Systems Division determines that the sion determines that a sign request does not sign request does not comply with this comply with this subsection,the requesting subsection, the requesting organization organization shall have the right to appeal that shall have the right to appeal that deci- decision to the Hearing Examiner as a final sion to the Hearing Examiner as a final administrative determination pursuant to administrative determination. RMC 4-8-110. (Ord. 4639, 8-19-1996; Amd. Ord. 4848, 6-26-2000) c. Installation Time: If the sign is ap- proved, it will be installed within forty five 2. Directional Signs for Public Buildings (45) calendar days after approval of the Authorized: Such signs are limited to one of request. (Ord. 4615, 6-17-1996) the following sites approved by the Building Official. Public service directional signs for 4. Residential Open House Signs: Sub- public buildings such as public schools, li- ject to the requirements of subsection J3 of braries, hospitals and other similar public ser- this Section. (Revised 5/08) 4 - 62 4-4-100J J. TEMPORARY AND PORTABLE iii. Time Limits: Cloth signs may SIGNS: (Amd. Ord. 4832, 3-6-2000) be extended over a public right-of- way in accordance with the provi- 1. General Requirements for Temporary sions of this Code for a period to be Signs: established by the Mayor or his des- ignated representative but not to ex- a. Display of Permit Number: All tem- ceed thirty (30) days. (Ord. 3273, porary signs shall have the sign permit 12-11-1978) number placed in the upper left-hand cor- ner by the permittee. 2. Real Estate Signs: b. Support and Perforation Require- a. Prohibited Real Estate Signs: ments for Cloth Signs:Every temporary cloth sign shall be supported and at- i. See RMC 4-4-100C16. tached with wire rope of three-eighths inch (3/8") minimum diameter, or other ii. No balloons or other attention- material of equivalent breaking strength. attracting devices may be attached to No strings,fiber ropes or wood slats shall real estate signs. be permitted for support or anchorage purposes. Cloth signs and panels shall b. Off-Premises Real Estate Signs: be perforated over at least ten percent (10%) of their area to reduce wind resis- i. Open House Signs. tance. (a) Permit Requirements: No Exception: Temporary cloth signs over permit required. private property not exceeding sixty (60) square feet shall be supported and at- (b) Maximum Display Period: tached with wire rope which will meet the In no case shall an open house requirements of subsection K of this Sec- sign be displayed prior to dawn Lion. or after dusk.A seller or their rep- resentative shall be present at c. Projection of Temporary Cloth the property for sale, rent or Signs Over Public Property/Right-of- lease,while the open house sign way: is being displayed. i. Projection Permitted: Cloth (c) Allowed Use: For directing signs may extend over public prop- potential customers to the site of erty.Cloth signs may extend across a real estate that is for sale,rent,or public right-of-way only by permis- lease. sion of the Mayor's office or his/her designated representative, and shall (d) Allowable Sign Type: A be subject to all related laws and or- nonilluminated portable sign dinances. comprised of hinged panels con- figured in the shape of the alpha- ii. Clearance: Such signs, when betic letter"A."The sign text extended over a public street, shall must include the words"open," maintain a minimum vertical clear- "for sale,""for rent,"or"for ance of twenty feet(20').Temporary lease." signs, other than cloth, when eight feet (8') or more above the ground, (e) Maximum Size:Thirty two may project not more than six inches inches wide by thirty six inches (6") over public property or beyond (32"x 36") high per each face of the legal setback line. (Ord. 3719, the sign. 4-11-1983; Amd. Ord. 4422, 10-25-1993) (f) Sign Location: Signs may be placed no closer than four 4-63 (Revised 4/04) 4-4-100J feet (4')to the edge of a public (d) Allowable Sign Type:Any roadway; provided, that they do nonilluminated type of freestand- not obstruct the vision or path- ing sign. way of vehicular or pedestrian traffic and that they are not lo- (e) Maximum Size: Twelve cated on trees, foliage, utility (12) square feet on one face. poles, regulatory signs, direc- tional signs, or informational (f) Sign Location: Must be signs. within two (2) miles (driving dis- tance on a public roadway)of the (g) Maximum Number:Six(6) premises it advertises. Signs off-premises signs per property may be placed no closer than for sale, rent or lease. four feet (4') to the edge of a public roadway; provided,that (h) Maximum Height: Shall they do not obstruct the vision or not exceed ten (10)feet from fin- pathway of vehicular or pedes- ished grade. trian traffic. If the installation of the sign causes damages to util- ii. Real Estate Directional Signs ities and/or landscaping,the per- (Outside of the City Center Sign mit holder shall be responsible Regulation Boundary as depicted for all repairs and/or restoration in RMC 4-4-100H3): within thirty (30) days of notifica- tion by the City. (a) Permit Requirements: Permit required. (g) Maximum Number Per In- tersection: A maximum of two (b) Maximum Display Period: (2) real estate directional signs Maximum of twelve (12) months. shall be allowed at any one inter- section and only one sign per de- (c) Allowed Use: The free- velopment shall be allowed at standing real estate sign shall each intersection. only be allowed during the origi- nal rental, lease up or sale of a (h) Minimum Spacing Be- development located within the tween Intersections: Real es- corporate limits of the City of tate directional signs shall be Renton containing ten (10) or placed no closer than five hun- more dwelling units, until one dred(500')feet to any other real hundred percent (100%) of the estate directional sign and no dwelling units have been rented, closer than one hundred feet leased or sold once; and thereaf- (100')to an intersection. ter, only if seventy five percent (75%)or less of the total number (i) Maximum Height:Shall not of dwelling units in the develop- exceed ten feet (10')from fin- ment are rented, leased or sold. ished grade. The Development Services Divi- sion may also approve these iii. Real Estate Directional Signs signs for use by multi-family (Within the City Center Sign Regu- complexes that have completed lation Boundary as depicted in major renovation in excess of RMC 4-4-100H3): fifty percent (50%) of appraised structure value of at least ten (a) Permit Requirements: (10) rental units located within Permit required. the corporate limits of Renton. (b) Maximum Display Period: Maximum of twelve (12) months. (Revised 4/04) 4-64 4-4-100J (c) Allowed Use:The free- velopment shall be allowed at standing real estate sign shall each intersection. only be allowed during the origi- nal rental, lease up or sale of a (h) Minimum Spacing Be- development located within the tween Intersections: Real es- corporate limits of the City of tate directional signs shall be Renton containing ten (10) or - placed no closer than one hun- more dwelling units until one dred feet(100')to any other real hundred percent (100%) of the estate directional sign and fifty dwelling units have been rented, feet (50') from an intersection. leased or sold once;and thereaf- ter, only if seventy five percent (i) Maximum Height:Shall not (75%)or less of the total number exceed ten feet (10')from fin- of dwelling units in the develop- ished grade. ment are rented, leased or sold. The Development Services Divi- c. On-Premises Real Estate Signs: sion may also approve these signs for use by multi-family de- i. Freestanding Real Estate Sign: velopments that have completed major renovation in excess of (a) Permit Requirements: No fifty percent (50%) of appraised permit required. structure value of at least ten (10) rental units located within (b) Maximum Display Period: the corporate limits of Renton. The maximum display period is forthe period of time the property (d) Allowable Sign Type:Any is for sale, rent or lease. nonilluminated freestanding sign and A-frame signs. For multi-family complexes of five (5) or more dwelling units (e) Maximum Size: Thirty two and on a lot greater than thirty inches wide by thirty six inches five thousand (35,000) square (32" by 36") tall per face. feet, a thirty two (32)square foot or six (6) square foot freestand- (f) Sign Location: Must be ing real estate sign shall be al- within two (2) miles (driving dis- lowed during the original rental, tance on a public roadway)of the lease up or sale of the develop- premises it advertises. Signs ment until one hundred percent may be placed no closer than (100%)of the dwelling units have four(4)feet to the edge of a pub- been rented, leased or sold lic roadway; provided, that they once; and thereafter, only if sev- do not obstruct the vision or enty five percent(75%)or less of pathway of vehicular or pedes- the total number of dwelling units trian traffic. If the installation of in the development are rented, the sign causes damages to util- leased or sold. A six (6) square ities and/or landscaping, the per- foot sign is permitted at all times mit holder shall be responsible regardless of vacancy status, for all repairs and/or restoration number of units, or lot size, un- within thirty (30) days of notifica- less a thirty two (32) square foot tion by the City. sign is being utilized. (g) Maximum Number Per In- (c) Allowed Use: For real es- tersection: A maximum of two tate that is for sale, rent or lease. (2) real estate directional signs shall be allowed at any one inter- (d) Allowable Sign Type:A section and only one sign per de- nonilluminated freestanding sign indicating that the property, 4-65 (Revised 4/04) 4-4-100J which the sign is located on is for (e) Maximum Size: Fifty (50) sale, rent or lease. square feet. (e) Maximum Size: (f) Sign Location: Only per- missible when mounted to a 1. For lots thirty five thousand building that is for sale, rent, or (35,000) square feet or less in lease. area: six (6)square feet in area per face; or (g) Maximum Number: One per street frontage. (Ord. 3719, 2. For lots greater than thirty 4-11-1983; Amd. Ord.4422, five thousand (35,000) square 10-25-1993; Ord. 5062, feet in area: thirty two (32) 1-26-2004) square feet in area per face. However, a six (6)square foot 3. Garage Sale Signs: sign cannot be used concurrently with a thirty two (32)square foot a. Permit Requirements: No per- sign. mit required. (f) Sign Location:These signs b. Maximum Display Period: must be located on the premises Maximum of twenty four(24) hours that is for sale, rent or lease. prior to the start of the sale and a These signs may be placed no maximum of twenty four(24) hours closer than four feet (4') to the after the sale is completed. edge of a public roadway; pro- vided, that they do not obstruct c. Allowed Uses: For directing po- the vision or pathway of vehicu- tential customers to the garage sale lar or pedestrian traffic. site. (g) Maximum Number: One d. Allowable Sign Type: A nonillu- sign per street frontage. minated freestanding sign or an A- frame sign. (h) Maximum Height: Shall not exceed ten feet(10')from fin- e. Maximum Size: Thirty two ished grade. inches wide by thirty six inches tall (32"x 36"). ii. Commercial Real Estate Ban- ner Signs: f. Sign Location: Signs may be placed no closer than four feet(4')to (a) Permit Requirements: the edge of a public roadway; pro- Permit required. vided,that they do not obstruct the vi- sion or pathway of vehicular or (b) Maximum Display Period: pedestrian traffic.The signs shall not Maximum of twelve(12) months. be attached to utility poles, traffic controlling devices or any other pub- (c) Allowed Use: For sale, lic structure. rent, or lease of commercial property. Real estate banners g. Maximum Height: Shall not ex- shall not be utilized by residential teed ten feet (10') from finished development. grade. (Ord. 3719, 4-11-1983; Ord. 5062, 1-26-2004) (d) Allowable Sign Type:A sign of any shape made of light- 4. Political Signs: weight fabric or similar material. The sign must indicate"For Sale, a. Permitted Location: In addition to Rent, or Lease." being permitted on the public right-of- (Revised 4/04) 4 -66 4-4-100J way, political signs may be displayed on the public sidewalk abutting the private property with the consent of the business site and/or within the property owner or the lawful occupant landscaping area on or abutting thereof and on public right-of-way as long the business site, however,A- as such display does not interfere with frame signs cannot be placed in pedestrian or public safety. the landscape strip between the curb and outer edge of the public b. Maximum Size: Political signs shall sidewalk.Additionally, for busi- not be greater than thirty two(32)square nesses located within shopping feet if single faced or sixty four(64) centers, an additional A-frame square feet if multi-faced. sign may be placed against the building and business to which c. Removal Required: Each political the sign relates. sign shall be removed within ten (10) days following an election, by the candi- ii. Pedestrian Clearance: A mini- dates or candidate's representative ex- mum of four feet(4')of unobstructed cept that the successful candidates of a sidewalk area between the outer primary election may keep their signs on edge of the sign and the street curb display until ten (10) days after the gen- is required. eral election, at which time they shall be promptly removed. After ten (10) days iii. Clear Vision Area: No sign the City may pick up and dispose of re- shall be located as to pose a danger maining signs. (Ord. 3719, 4-11-1983; and violate the clear vision area spec- Amd.Ord.4422, 10-25-1993;Ord.4848, if ied in subsection C6 of this Section, 6-26-2000) Prohibited Signs. Where a traffic vi- sion hazard is created, the City may 5. A-Frame Signs: A-frame signs comply- require a modification to the height or ing with all the following standards may be location of a sign to the degree nec- permitted: essary to eliminate the hazard. a. Number: c. Size: Signs shall be no larger than thirty two inches (32")wide and thirty six i. Within City Center Sign Regu- inches (36") tall. lation Area:Only one of these signs is permitted per business per street d. Construction Specifications and frontage. Materials:The sign must be profession- ally manufactured of durable material(s). ii. Elsewhere in the City: One of No lighting or attachments, such as bal- these signs is permitted per business loons are permitted. per street frontage and, in addition, an additional sign is permitted to be e. Maintenance and Appearance: located abutting the business and Signs must be maintained in accordance building to which the sign relates. with the provisions of subsection D3 of this section,Sign Maintenance Required, b. Location Requirements: and subsection D4 of this Section,Ap- pearance of Signs. i. Permitted Location: f. Alteration of Landscaping Prohib- (1) Within City Center Sign ited: No landscaping may be damaged Regulation Area:A-frame signs or modified to accommodate an A-frame must be placed against the build- sign.The City may require replacement ing and business to which the of any damaged landscaping pursuant to sign relates. RMC 4-4-0701, Damaged Landscaping. (2) Elsewhere in the City: A- frame signs may be located on 4- 66.1 (Revised 4/04) 4-4-100J g. Removal upon Close of Business signs for grand opening events or for pe- Required:A-frame signs shall not be dis- riodic special events. This subsection played during nonbusiness hours. does not apply to those signs and dis- plays exempt per RMC 4-4-100B6, Ex- h. Display of Permit and Code Re- emptions from Permit Requirements. quirements:Any business displaying an (Ord. 5062, 1-26-2004) A-frame sign shall have a copy of the sign permit for the sign posted along with its b. Types of Event Signage Allowed: City business license. Additionally the Any combination of the following types of business shall post the City's regulations signage are permitted: balloons, pole/ governing A-frame signs so that employ- wall strung and wall-hung banners not ees are made aware of the standards. exceeding one hundred(100)square feet each in size, pole-hung banners not ex- i. Display of Permit Number: All A- ceeding twenty (20) square feet each in frame signs shall have the sign permit size,flags, inflatable statuary, pennants/ number a minimum of one half inch in streamers, searchlights, wind animated height placed on the exterior sign face in objects, and other similar advertising de- the upper left-hand corner by the permit- vices approved by the Development Ser- tee. vices Division. Rigid portable signs are also allowed provided the sign is a maxi- j. Proof of Insurance and Hold Harm- mum of thirty two(32)square feet in area less Agreement for Signs on Public on one face per sign not exceeding six Right-of-Way: In order to obtain a sign feet (6') in height. Rigid portable signs permit, applicants must provide the De- are limited to one per street frontage out- velopment Services Division with proof of side the Auto Mall. general commercial liability insurance (certificate of liability insurance) meeting c. Permit Required: Event signs may the requirements of subsection L4 of this be displayed on private property only by Section.The sign permit application must "event sign permit." also include a signed hold harmless agreement that specifies that the owner d. Time Limitations and Applicability of the sign will defend, indemnify, and —Grand Openings and Event Signage: hold the City harmless for any loss, inju- ries,damage,claims or lawsuit,including i. Grand Opening Event Signage: attorney's fees that arise from the sign. A grand opening temporary event sign permit may be issued for a pe- k. Confiscation of Signs: Signs that riod of up to thirty(30)days only for a do not comply with the provisions of this new business opening or to an exist- section may be confiscated by the City ing business relocating to an entirely pursuant to subsection T of this Section, new location. One permit may autho- Compliance and Confiscation of Signs. rize display of all of the above display (Ord. 4832, 3-6-2000) items. I. Permit Required: The period of va- ii. Event Signage—General: Up lidity for an A-frame sign permit is twelve to four(4)special event permits may (12) months. (Ord.4908, 6-11-2001) be issued to each business or orga- nization per calendar year. Each per- 6. Event Signs: mit may be valid for thirty (30) days. One permit may authorize display of a. Applicability: Commercial, Indus- all signage types identified in sub- trial, residential, public, and quasi-public section J6b of this Section,Types of uses and mixed-use developments(com- Event Signage Allowed.A fifteen(15) mercial combined with multi-family resi- day separation period is required be- dential) may display event signage in tween the end of one event permit compliance with the following regula- period and the start of another permit tions.These regulations apply to use of period. (Revised 4/04) 4-66.2 4-4-100K iii. EventSignageforVehicleand 2. Wind Loads: Signs and sign structures Vessel Sales in the Auto Mall Over- shall be designed to resist wind forces as lay Districts: In addition to the event specified in the adopted edition of the Uni- signage allowed per subsection form Building Code. J6d(ii) of this Section, each dealer- ship shall be issued two(2)additional 3. Seismic Loads: Signs and sign struc- • event permits per the requirements tures shall be designed and constructed to re- of subsection J6d(ii) of this Section. sist seismic forces as specified in the adopted edition of the Uniform Building Code. e. Placement Limitations for Event Signs: 4. Combined Loads: Wind and seismic loads need not be combined in design of i. Roof: No sign or advertising de- signs or sign structures;only that loading pro- vice, allowed per this subsection J6 ducing the larger stresses may be used. Ver- shall be placed on top of a roof or ex- tical design loads,except roof live loads,shall tend vertically above the fascia of the be assumed to be acting simultaneously with building. the wind or seismic loads. ii. Perimeter Street Landscaping: 5. Allowable Stresses:The design of Event signage shall not be located wood, concrete or steel members shall con- within required perimeter street land- form to the requirements of the adopted edi- scaping. (Ord.2877,9-9-1974;Amd. tion of the Uniform Building Code. Loads, Ord.4832, 3-6-2000; Ord.4848, both vertical and horizontal, exerted on the 6-26-2000) soil shall not produce stresses exceeding those specified in the adopted edition of the 7. (Deleted by Ord. 4848, 6-26-2000) (Ord. Uniform Building Code.The working stresses 3719, 4-11-1983; Amd. Ord. 4422, of wire rope and its fastenings shall not ex- 10-25-1993; Ord. 4832, 3-6-2000) ceed twenty five percent(25%)of the ultimate strength of the rope or fasteners.Working K. DESIGN AND CONSTRUCTION stresses for wind or seismic loads combined REQUIREMENTS FOR PERMANENT with dead-loads may be increased as sped- SIGNS —GENERAL: fied in the adopted edition of the Uniform Building Code. 1. General Design: Signs and sign struc- tures shall be designed and constructed to re- 6. Location,and General Standards for sist wind and seismic forces as specified in Structural Supports:The supports for all this Section.All bracing systems shall be de- signs or sign structures shall be placed in or signed and constructed to transfer lateral upon private property and shall be securely forces to the foundations. For signs on build- built, constructed and erected in conform- ings,the dead and lateral loads shall be ance with the requirements of this Code. transmitted through the structural frame of the building to the ground in such manner as 7. Materials: Materials of construction for not to overstress any of the elements thereof. signs and sign structures shall be of the qual- The overturning moment produced from lat- ity and grade as specified for buildings in the eral forces shall in no case exceed two-thirds adopted edition of the Uniform Building Code. (2/3) of the dead-load resisting moment. Up- In all signs and sign structures the materials lift due to overturning shall be adequately re- and details of construction shall, in the ab- sisted by proper anchorage to the ground or sence of specified requirements, conform to the structural frame of the building.The with the following: weight of earth superimposed over footings may be used in determining the dead-load re- a. Structural steel shall be of such sisting moment. Such earth shall be thor- quality as to conform with UBC Standard oughly compacted. 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 4-66.3 (Revised 4/04) 4-4-100K . designed in accordance with the specifications of the design of light gauge steel as specified in UBC 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 UBC 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) 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 (Revised 4/04) 4 -66.4 4-4-100K in the construction of electric signs. (Ord. Sections of approved plastics on wall signs 3719,4-11-1983) shall be separated three feet(3')laterally and six feet(6')vertically by the required exterior 9. Nonstructural Trim: Nonstructural trim wall construction. may be of wood, metal, approved plastics or any combination thereof. (Amd. Ord.4832, Exception: Sections of approved plastics on 3-6-2000) signs other than wall signs may not be re- quired to be separated if approved_by the 10. Anchorage: Members supporting un- Building Official. braced signs shall be so proportioned that the bearing loads imposed on the soil in either di- 12. Glass Panel Size, Thickness and rection, horizontal or vertical, shall not ex- Type: Glass thickness and area limitations ceed the safe values. Braced ground signs shall be as set forth below: (Ord. 3719, shall be anchored to resist the specified wind 4-11-1983) or seismic load acting in any direction.An- chors and supports shall be designed for safe MAXIMUM SIZE OF EXPOSED GLASS PANEL bearing loads on the soil and for an effective An,y Area .•Minimum,,; resistance to pull-out amounting to a force - twenty five percent(25%)greater than the re- Dimension (Square Thickness of Type of: (Inches GlassInches . (Inches) Glass, quired resistance to overturning. Anchors : ); and supports shall penetrate to a depth below 30 500 1/8 Plain, Plate ground greater than that of the frost line. or Wired Signs attached to masonry, concrete or steel 45 700 3/16 Plain, Plate shall be safely and securely fastened thereto or Wired Plain, Plate by means of metal anchors,bolts or approved 144 3600 1/4 or Wired expansion screws of sufficient size and an- 144+ 3600+ 1/4 Wired Glass chorage to support safely the loads applied. No wooden blocks or plugs or anchors with 13. Approved Plastics: The Building Offi- wood used in connection with screws or nails cial shall require that sufficient technical data shall be considered proper anchorage, ex- be submitted to substantiate the proposed cept in the case of signs attached to wood use of any plastic material and, if it is deter- framing. mined that the evidence submitted is satis- factory for the use intended, he may approve No anchor or support of any sign shall be its use. (Ord. 2504, 9-23-1969) connected to, or supported by, an unbraced 14. Welding: All welding on signs or sign parapet wall, unless such wall is designed in structures shall be done by certified welders accordance with the requirements for parapet holding a valid certification from King County walls specified in the adopted edition of the or other governmental jurisdiction acceptable Uniform Building Code. (Ord. 2504, to the Building Official. 9-23-1969) 11. Size of and Materials for Display Sur- 15. Electrical Requirements: All signs faces: Display surfaces in all types of signs containing electrical wiring shall be subject to may be made of metal, glass or approved the governing electrical code and shall bear plastics, or other approved noncombustible the label of an approved testing agency.(Ord. 3719, 4-11-1983) material, or wood for wood signs. Sections of approved plastics on wall signs 16. Clearance: All types of signs shall con- shall not exceed two hundred twenty five form to the clearance and projection require- (225) square feet in area. ments of this Section. Exception: Sections of approved plastics on 17. Clearance from High Voltage Power signs other than wall signs may be of unlim- Lines: Signs shall be located not less than ited area if approved by the Building Official. ten feet(10') horizontally or twelve feet (12 ) 4- 67 (Revised 5/00) 4-4-100L 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 -rAwN6i any electrical conductor, either bare or insu- PA£ lated, installed above the ground except such conductors as are enclosed in iron pipe or other material covering of equal strength. E 6man P•opert.Y SiG 18. Clearance from Fire Escapes, Exits or Standpipes: No sign or sign structure 'I` a`k ar�-1 4. --streesROW— 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- b. Ground signs which are six feet (6') cape, exit or standpipe. or less in height may be installed within the front yard setback in the landscape 19. Obstruction of Openings Prohibited: strip;provided,that the area described in No sign shall obstruct any opening to such an subsection C6 of this Section is kept extent that light or ventilation is reduced to a clear. (Ord. 4720, 5-4-1998) point below that required by the applicable City building codes. Signs erected within five Special setback al;owed f•o around signs 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- 6 max 'Ground / property Inc proved plastics. sian , +1--^5etback area-4. ,t—sweet ROW— 20. Standards for Supports: The support- ing members of a sign shall be free of any un- 2. Allowed Projections into Right-of- necessary bracing, angle iron, guy wires, Way: Signs and supporting signs structures cables and similar devices. (Ord. 2504, may project within the public right-of-way as 9-23-1969) follows: L. LOCATION, PERMIT, AND a. Wall Signs: The thickness of that INSURANCE REQUIREMENTS FOR portion of a wall sign which projects over SIGNS PROJECTING INTO SETBACKS public right-of-way shall not exceed OR RIGHT-OF-WAY: (Amd. Ord. 4832, twelve inches (12"). (Ord. 3719, 3-6-2000) 4-11-1983; Ord. 4720, 5-4-1998) 1. Maximum Sign Projection into Set- b. Marquees: Marquees and the at- back: tached or associated signs may extend over the right-of-way according to the a. Signs may project within a legal set- terms of the adopted Uniform Building back a maximum of six feet (6'). (Ord. Code. 3719, 4-11-1983; Amd. Ord. 4720, 5-4-1998) c. Additional Allowances within City Center Sign Regulation Boundaries: In PROJECT. the City Center sign regulation bound- SIGN aries defined in subsection H2 of this Section, the following signs may project into the public right-of-way: i. Wall Signs:The thickness of that kY portion of a wall sign which projects scwack eraa over public right-of-way shall not ex- 5trect ROW ceed twelve inches (12"). (Revised 5/00) 4- 68 4-4-100N ii. Projecting Signs: A projecting 5. Annual Right-of-Way Use Permit Re- sign may extend over the public right- quired for Signs Projecting on or over of-way no more than four feet(4') Public Right-of-Way: An annual right-of- from the wall it is mounted on. No way use permit shall be required for any signs sign shall extend into the public right- projecting over the right-of-way, excluding of-way to within less than two feet wall signs projecting twelve inches (12") or (2') of the curbline. less.Annual fees shall be consistent with RMC 4-1-180E. The.annual•permitshall be iii. Awnings, Building Canopies issued upon.a determination that liability in- and Marquees: Awnings, building surance remains in effect, and that the sign canopies, and marquees and the at- and supporting structure are secure. (Ord. tached or associated signs may ex- 4832, 3-6-2000) tend over the right-of-way according to the terms of the adopted Uniform M. DESIGN REQUIREMENTS FOR Building Code.(Ord.4720,5-4-1998) PROJECTING SIGNS: 3. Identification of Sign Installer: All pro- 1. Standards: Projecting signs shall be de- jecting signs and signs which project into signed in accordance with the requirements public right-of-way shall have painted thereon specified in subsection L of this Section.(Ord. the name of the sign erector and the date of 3719, 4-11-1983) the erection. (Ord. 3719, 4-11-1983; Amd. Ord.4720, 5-4-1998) N. DESIGN REQUIREMENTS FOR AWNING, CANOPY, OR MARQUEE 4. Liability Insurance Required for Signs SIGNS: Located on or over Public Property:(Amd. Ord.4832, 3-6-2000) 1. Applicability of this Section: All signs erected on, above or below a marquee shall a. Excluding wall signs projecting comply with the requirements of this Section. twelve inches (12") or less over a public right-of-way, the owner of any sign lo- 2. Acceptable Location and Uniform cated on or over a public right-of-way Building Code Requirements: shall at the time of sign permit applica- tion, file with the Building Official a certif a. Signs may be placed on, attached to icate of liability insurance issued by an or constructed in a marquee. Such signs, insurance company authorized to do over public or private property, shall, for business in the State of Washington.The the purpose of determining projection, City shall be named as an additional in- clearance, height and material, be con- sured, and notified of lapses or changes sidered a part of and shall meet the re- to the insurance policy in advance of quirements for a marquee as specified in such change. The insurance shall be in the adopted edition of the Uniform Build- the amount of one million dollars ing Code (UBC). (Ord. 4172, 9-12-1988) ($1,000,000.00) per occurrence. (Amd. Ord. 4832, 3 6 2000) b. Signs may be painted, printed, or af- b. An annual sign permit shall be re- fixed upon awnings or canopies.Awnings or canopies shall meet the applicable quired for any signs projecting over the provisions of the adopted Uniform Build- right-of-way, excluding wall signs project- g ing twelve inches (12") or less. Annual in Code. fees shall be consistent with RMC 3. Under Marquee/Under Awning/Under 4-1-140M. The annual permit shall be is Canopy Sign Limitations: sued upon a determination that liability insurance remains in effect, and that the a. Number: Under awning, canopy, or sign and supporting structure are secure. marquee signs shall be limited to one (Ord.4720, 5-4-1998) such sign per entrance for each business 4- 68.1 (Revised 5/00) 4-4-100N 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 sur- (Revised 5/00) 4- 68.2 4-4-1000 face of the public or private sidewalk or R. APPEALS OF ADMINISTRATIVE walkway and the sign does not extend DECISIONS: beyond the awning,canopy,or marquee. Appeals from administrative decisions in the in- terpretation of the provisions of this Code shall be c. Location and Size—Within City heard by the Hearing Examiner pursuant to RMC Center: In the City Center sign regulation 4-8-110. boundaries defined in subsection H2 of this Section, under marquee signs may S. VARIANCES: not exceed a maximum square footage of Applications for variances from the provisions of six (6) square feet,with a maximum sign this Chapter shall be heard by the Planning/Build- thickness of twelve inches(12').The bot- ing/Public Works Administrator or his/her desig- torn of the sign shall be at least eight feet nee as provided in RMC 4-1-050D and consistent (8')above the surface of the public or pri- with the provisions of RMC 4-9-250B. (Ord.3719, vate sidewalk or walkway, and the sign 4-11-1983; Amd. Ord. 5157, 9-26-2005) shall not extend beyond the awning, can- opy, or marquee. (Ord. 4720, 5-4-1998) T. COMPLIANCE AND CONFISCATION O. DESIGN REQUIREMENTS FOR OF SIGNS: (Amd. Ord. 4856, 8-21-2000) ELECTRIC SIGNS: 1. Compliance Required: It shall be un- lawful for any person to erect, construct, en- 1. Materials and Design Standards: Elec- large, alter, repair, move, improve, convert, tric signs shall be constructed of incombusti- equip,use or maintain any sign or structure in ble materials, except as specified in the City or cause or permit the same to be subsection K of this Section. The enclosed done contrary to or in violation of any of the shell of electric signs shall be watertight, ex- provisions of this Code. (Amd. Ord. 4856, cepting that service holes fitted with covers 8-21-2000) shall be provided into each compartment of such signs. 2. Removal and Storage of Illegal Signs Authorized: Unauthorized signs or other ad- 2. Installation: Electrical equipment used vertising devices either wholly or partially in connection with display signs shall be in- supported on or projecting over the public stalled in accordance with local regulations right-of-way may be removed by the Building regulating electrical installation. Official or his representative without notice to the owner. Such signs or devices shall be 3. Erector's Name: Every electric sign pro- stored at the City garage for a period not to jecting over any street or alley or public place exceed thirty(30)days,during which time the shall have the name of the sign erector and owner may redeem such sign or device by date of erection. Such name and date shall payment to the City Treasurer an amount be of sufficient size and contrast to be read- equal to the City cost for the removal and able from a reasonable distance. Failure to storage, but in no event shall the fee be less provide such name and date shall be grounds than twenty dollars ($20.00).After expiration for rejection of the sign by the Building Offi- of the thirty (30) day storage period, the sign cial. (Ord. 2504, 9-23-1969) not having been redeemed, it shall be de- stroyed or otherwise disposed of.(Ord.3719, 4. Label Required: All electric signs shall 4-11-1983, Amd. Ord.4422, 10-25-1993; bear the label of an approved testing agency. Ord. 4856, 8-21-2000) P. INSPECTIONS: 3. Confiscated Signs:All confiscated signs Footing inspections shall be made by the Building shall become the property of the City. (Ord. Official for all signs having footings. 3719,4-11-1983;Amd.Ord.4856,8-21-2000) Q. ALTERNATE PROVISIONS FOR U. VIOLATIONS OF THIS CHAPTER AND MATERIAL, CONSTRUCTION AND PENALTIES: DESIGN: Unless otherwise specified, violations of this See RMC 4-9-250E. Chapter are misdemeanors subject to RMC 4-69 (Revised 12/05) 4-4-110A 1-3-1. (Ord. 5062, 1-26-2004; Ord. 5159, 2. Applicability: The Building Department 10-17-2005) shall be responsible for determining whether an application is a bulk storage facility as de- fined herein. (Ord. 2962, 9-8-1975, Amd. 4-4-110 STORAGE FACILITIES, Ord. 2967, 9-22-1975) BULK: 3. Authority and Responsibility: The A. INTENT: Hearing Examiner is designated as the offi- The intent of the regulation of bulk storage facili- cial agency of the City for the conduct of pub- ties is to allow such facilities in a location and lic hearings, and the Building Department is manner so they are compatible with adjacent responsible for the general administration properties and beneficial to the City and in accor- and coordination.The Building Department dance with the State Environmental Policy Act. It shall establish administrative procedures, is further the intent to insure that the safety, which shall include, but are not limited to: health,welfare,aesthetics and morals of the corn- Preparation of application forms,determining munity are maintained at a high level. completeness and acceptance of application, and establishment of interdepartmental re- B. SPECIAL REVIEW AND HIGHER view routing procedures. (Ord. 2962, STANDARDS REQUIRED: 9-8-1975,Amd. Ord. 2967, 9-22-1975, Amd. Due to the unique characteristics and problems Ord. 3101, 1-17-1977, eff. 1 1 1977; Ord. inherent in making bulk storage facilities compat- 12 14 1981) ible with surrounding properties and environment, the City Council finds that special review of bulk 4. Provision of Information: The respon storage facilities is required to insure the intent of sibility of producing information and data to these regulations;and the City Council expressly establish that the proposed bulk storage facil finds that in the Green River Valley,City of Renton ity complies with the standards set forth in and surrounding areas, there has been a loss in this Section shall be on the applicant. (Ord. air quality and that a potential exists for a continu- 9 8 1975; Amd. Ord. 2967, 9 22 1975) ing deterioration in this air quality due in part to the unique meteorological and topographic char- 5. Evaluation Criteria:The Hearing Exam- acteristics such as the channeling and holding of iner shall review the impact of the proposed air masses by inversions and the surrounding use to determine whether it is compatible with hills.This degradation in air quality adversely of the proposed site and general area. The fects the livability and desirability of the City and Hearing Examiner may require any applica- is injurious to the health and well-being of its citi ble bulk standard to be up to fifty percent zens.Those uses classified as a recognized (50%) more strict than specified to alleviate a higher risk have higher standards applied to them potential problem, providing it shall be including, but not limited to, landscaping, traffic shown: (Ord. 2962, 9 8 1975; Amd. Ord. and access and hazardous materials.These reg- 2967, 9 22 1975; Amd. Ord. 3101, ulations are to supplement and be in addition to 1-17-1977, eff. 1-1 1977) existing code provisions. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975) a. That because of special circum- stances applicable to subject property,in- C. SPECIAL PERMIT AND cluding size, topography, location or ADMINISTRATION: surroundings and special characteristics applicable to subject facilities including 1. Special Permit Required for Bulk Stor height, surface drainage, toxic sub age Facilities: Bulk storage facilities may be stances,traffic and access,sound, liquid waste, light and glare, odorants,flamma- allowed only by special permit as specified in ble and explosive materials and gaseous RMC 4-9-220.The fee for the special permit wastes,the strict application of the zon for bulk storage facilities is specified in the fee ing code and bulk storage regulations is schedule set out in RMC 4 1 170.(Ord.3653, found to deprive neighboring properties 8 23 1982) of rights and privileges enjoyed by other properties in the vicinity and under identi- cal zone classification. (Revised 12/05) 4 -70 4-4-110C 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. 4-70.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 4-70.2 4-4-110D c. That the application of such modifica- i. Height of Screen: The barrier tions shall be supported by documented shall have a maximum height of four evidence of a clear and compelling na- feet(4')when measured as in sub- ' ture to justify such stricter standards. section D12d of this Section. The combined height of the four foot (4') D. DEVELOPMENT STANDARDS: (maximum) barrier and screen shall be at least twenty five percent(25%) 1. Height of Containers and Stock Piles: of the height of the bulk storage pro- The maximum height of all storage containers vided such combination is at least and stock piles of bulk materials and/or prod- eight feet (8') high. An optional secu- ucts shall be forty feet (40') or that of the rity fence shall have at least a twenty structure height of the underlying zone if foot (20') setback. more restrictive. The storage of bulk materi- als in containers above manufacturing plants ii. Landscaping Required: All ar- shall not be considered as bulk storage, but eas between the property lines and shall be classified as part of the supporting the screen shall be landscaped ex- structure. No roof shall extend beyond five cept for ingress and egress areas and percent (5%) slopes drawn from forty foot except when a second bulk storage (40') high vertical surfaces contiguous to the facility has a contiguous side or rear base of the structure. Only accessory items property line with an existing bulk such as,but not limited to,Antennas,ladders, storage facility constructed to the light fixtures, railings,vent pipes and safety or standards specified in this Section. health related items shall be excluded from The landscape plan shall be pre- the determination of structure height. pared by a licensed landscape archi- tect and approved by the Building 2. Setbacks: All structures and bulk stor- Department. age,except security fences, opaque screens and signs, shall be located at least sixty feet c. Screening Required for Other Bulk (60') from all public rights-of-way, wildlife Storage:Those bulk storage uses not in- habitat, public areas, parks and waterways cluded in subsection D3b of this Section which include, but are not limited to, rivers, shall have a screen including gates and lakes, streams and drainage channels. In all shall be at least eighty percent (80%) other instances the setbacks shall be at least opaque surrounding the property area. twenty feet (20') from the property line. Said screen shall be at least twenty five percent (25%) as high as the bulk stor- 3. Landscaping and Screening: age containers or stock piles provided said screen is at least eight feet(8')high. a. Intent:The intent of landscaping and The screen and optional security fence screening is to minimize the visual impact shall be set back at least twenty feet(20') of bulk storage as viewed from adjacent from all property lines except that for or nearby properties or facilities and to those bulk storage facilities whose total enhance the image of the industrial areas ownership is less than two and one-half and the City. (Ord.2962, 9-8-1975;Amd. (2-1/2) contiguous acres in area, the Ord. 2967, 9-22-1975) Hearing Examiner may reduce this set- back up to fifty percent (50%) for good b. Screening Required for Recog- cause and upon proper written applica- nized Higher Risk Storage:Those bulk tion.All areas between the property lines storage uses which are considered as and the screen shall be landscaped ex- having a recognized higher risk shall cept for ingress and egress areas and ex- have a barrier as specified in subsection cept when a second bulk storage facility D12 of this Section, Hazardous Materi- has a contiguous side or rear property als, with a screen that is at least eighty line that abuts an existing bulk storage fa- percent (80%) opaque on top of the bar- cility constructed to the standards speci- rier and set back at least twenty feet(20') fied in this Section provided there is at from the property line. least a twenty foot(20')landscaped strip. The landscape plan is to be approved by 4-71 4-4-110D the Building Department. A landscaped (150%) of the estimated cost of mainte- berm may be used by itself or in combina- nance of landscaping for a three (3)year tion with a screen provided the required period, (ii) the depositing with the City height is met. The slopes of said berm Clerk of a certified or cashier's check for shall be at least two feet(2')horizontal to one hundred fifty percent (150%) of the one foot(1')vertical.There shall be a flat estimated cost of maintenance of land- area on top of the berm with a minimum scaping for a three (3)year period, (iii)fil- width of two feet(2').A retaining wall may ing with the City Clerk a copy of a service be substituted for the internal side of the contract for maintenance of landscaping berm provided the retaining wall is ap- for a three (3) year period, or(iv) such proved by a licensed engineer. (Ord. other written commitments that will as- 3653, 8-23-1982) sure satisfactory maintenance of land- scaping for a three(3)year period.Any of d. Landscaping Maintenance:The the four(4) options above are to be ap- maintenance of landscaping shall be as- proved as to legal form prior to accep- sured prior to the issuance of a building tance by the City. Landscaping is to be permit by requiring one of the following maintained in a healthy,neat manner and options: (i) the posting of a performance shall be subject to periodic inspection by bond for one hundred fifty percent the City. wmsuoa xtex r+»ww rrx�f zw.r YaR4 I 1,u`f4 s I lAwauvtn tier AND O?Mu[x6cn ct.O.crr.V.K >re xertnr xcF,ru.ere/a qve raw vtawR ri>.ya erxerr L 1" ICPA OF R`+VV.P KTCK,. 4 - 72 4-4-110D OPACLIE SCREEN WITH LANDSCAPING ritCC gu; 0 n malKP'RLKb Id�WN�f PLAT LANDSCAPED BERM WITH RETAINING WALL AGO OPAQUE SCREEN I P <' AWL 4N .:::... EWErf NMRAxi ta/I'o+ap gt.✓c1r PG<t IHC;yt 2 M.'MWH Y'.plH cFlCP r yA x yc LT SNL� Fc"Tpto •t-ruo- T IAIIDICAPED NIA WITH WRIER MS GPAP'i SCREEN RAAIDEAAAR tauerri ItcEhIC• N / :---'7 I. .",,: cf.....544CTJJ 0 I 114124 2, r r I w NRi OK DEYE T -T ST Dn.r.. 4. Signs Permitted:The only identification trances. (Ord. 2962, 9-8-1975;Amd. Ord. signs permitted shall be one sign per street 2967, 9-22-1975) frontage that shall be four feet(4')in height or less,with a maximum of two (2)faces and no 5. Surface Drainage: more than thirty (30) square feet per face. Such signs may be illuminated by external a. Intent: The intent of this standard is lights. Exit and entrance signs four(4)square to protect property from damage and loss feet in area or less may be placed at street en- due to flooding, erosion and deposition 4-73 4-4-110D caused by the adverse alteration of natu- ii. The concentration of a single ral drainage flow patterns and rates, and toxic substance measured in an air to promote development practices which sample shall not exceed one-fiftieth enhance the quality, benefits and enjoy- (1/50) of the threshold limit value or ment of the natural watercourses. ceiling "C" limit value at the lot lines or one one-hundredth (1/100) of the b. Standards: Surface drainage shall threshold limit value or ceiling "C" be approved by the Development Ser- limit value at the lot-district line. The vices Division and shall comply with the concentrations of two (2) or more design specifications set forth in the lat- substances shall be considered as in est editions or revisions of Standard the publication of ACGIH. Specifications for Municipal Public Works Construction by the Washington State iii. Those carcinogenic substances Chapter American Public Works Associa- listed in threshold limit values having tion, and Highway Hydraulics Manual by no listed threshold limit value shall the Washington State Highway Commis- not be detectable by the most sensi- sion, Department of Highways. tive method in air samples taken at the lot or lot-district lines. 6. Toxic Substances: d. Method of Measurement:The sam- a. Intent:The intent of this standard is pies shall be taken by a qualified person to extend to the general public basic pre- as per the publication of the ACGIH and cautions used in industry dealing with the the concentrations of toxic substances exposure of workers to toxic materials.As shall be measured in a certified labora- a requisite to protecting the public health tory or facility at the request of the Admin- and welfare, and especially as that public istrative Official. includes the very young and other sensi- tive members,the environment should be 7. Traffic and Access Control: kept free of unnecessary concentrations of these toxic substances by using the a. Intent: The intent of this standard is best practicable control and process to promote the safety of travel on public technology in all phases of manufacture streets in industrial areas where dense and handling and by a sincere commit- and variable traffic flows cause additional ment to good housekeeping practices. hazards to persons and property and to provide for uninterruptable access to all b. PSAPCA Standards:The ambient properties and neighbors of a potential air quality standards specified in Regula- major fire, emergency or hazard. tion 1 of the Puget Sound Air Pollution Control Agency (PSAPCA) shall apply to b. Access Requirements: All lots all air contaminants specifically listed used by an industry of recognized higher therein. risk shall be served on at least two (2) sides by accesses of dimensions equal to c. Maximum Concentrations of Toxic an industrial access street. Such ac- Substances: cesses shall be continuously open to City departments for clearing or repair at the i. Those toxic substances not spe- owner's expense. cifically listed in Regulation 1 of the PSAPCA,but released into the ambi- c. Emergency Vehicle Access:When ent air shall be in accordance with on-site emergency access is required for the fractional quantities set forth in fire or other emergency equipment, a subsection D6c(ii)of this Section and through route shall be provided and for those toxic substances listed in maintained in a free and open condition the most current publication, entitled at all times,with an exit from the lot differ- Threshold Limit Values, of the Amer- ent from the entrance and separated by ican Conference of Governmental at least three hundred feet (300') when Hygienists (ACGIH). not on opposite sides of the lot. Any fire 4 -74 4-4-110D or emergency access, including but not tern required in subsection D7d of this limited to this subsection, shall conform Section shall be paved and maintained in with the recommendations of the Renton a good condition with an asphalt surfac- Fire Department and together with a traf- ing, or its equivalent if approved by the fic flow pattern, when required, shall be Administrative Official, to prevent the clearly defined on a site plan. (Ord.2962, generation of dust or the tracking of mud 9-8-1975, Amd. Ord. 2967, 9-22-1975) onto public rights-of-way. d. Traffic Flow, Setbacks from Ac- h. Surfacing of Storage Areas: Stor- cess Routes and Curb Cuts: A defini- age areas not intended for maneuvering tive traffic flow pattern shall be provided space shall be paved with a surface sat- on the property for all traffic, both truck isfactoryto the Hearing Examiner to meet and automobile, such that all traffic shall the requirements of this Chapter and cross lot lines traveling in a forward direc- minimize dust and control stormwater tion. Necessary transportation between drainage. (Ord. 3653, 8-23-1982) different parts of the same building or complex of buildings when located on 8. Sound: one continuous lot shall be by private ac- cess routes, confined to the property so a. Intent: The intent of this standard is as to not cause unnecessary congestion to establish maximum sound levels for in- or hazards on public streets.Such on-site dustrial sources as received in other access routes shall be located at a dis- properties of the same or different envi- tance of at least ten feet (10'), or on the ronmental use designation.This is ac- property side of any required planting complished by implementing the sound strip, from all pedestrian sidewalks or level requirements of the Washington Ad- edge of public right-of-way. Curb cuts ministrative Code as it applies to indus- shall be kept to a minimum on both num- trial sources of sound and all sound ber and width consistent with the prop- receptors. erty traffic flow pattern. b. WAC Regulations Adopted by Ref- e. Separation of Parking from Load- erence: The regulation of industrial ing/Maneuvering Areas: Provisions sounds as set forth in chapter 173-60 of shall be made for the separation of park- the Washington Administrative Code ing of private automobiles from any space (WAC), Maximum Environmental Noise or area used for maneuvering,parking or Levels, is hereby incorporated by refer- loading or any truck, vehicle or trailer ei- ence. ther while attached to or unattached from any mover. c. Classifications:The Classifications for Use Districts (Zoning Codes) of the f. Overpasses: Overpasses extending City of Renton shall be assigned the En- over a public right-of-way shall be limited vironmental Designation for Noise Abate- to pedestrian foot traffic except that con- ment (EDNA) Codes as follows: duits for the transmission of information may be included if concealed within the EDNA Class A: RC, R-1, R-4, R-8, primary structure of the overpass. The RMH, R-10, R-14, RM design, lighting and landscaping of such EDNA Class B: CN, CV, CD, CA, structures shall clearly exhibit a high level COR, CO, UC-N1, of aesthetic design and furthermore shall UC-N2 be reviewed and approved by the Devel EDNA Class C: IL, IH, IM 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- 4-75 (Revised 1/05) 4-4-110D 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: <MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING=;EDNA;CLASSESTR,orvi EDNA,CLA►SS C,(INDUSTRIAL) SOURCE EDNA CLASS OF MAXIMUM SOUND DURATION IN MINUTES IN APPLICABLE RECEPTOR LEVEL1(dB(A)) ANY ONE-HOUR PERIOD HOURS5 A 60 Continually 7 am— 10 pm A 65 152 7am—10 pm A 70 52 7am- 10pm 1-1/22 A 75 Continually 7am— 10 pm A 50 152 10 pm—7am A 55 52 10 pm—7am A 60 1-1/22 10pm-7am A 65 10 pm—7am B 65 Continually All B 70 153 All B 75 53 All B 80 1-1/23 All C 70 Continually All C 75 154 All C 80 54 All C 85 1-1/24 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. e. Reduction Due to Method of Mea- 9. Liquid Waste: surement: All maximum sound level val- ues for impulsive sounds shall be a. Intent: The intent of this standard is reduced five(5)decibels when measured to preserve and enhance the quality of with an A-weighted network. the environment and protect the public health and welfare by preventing the dis- f. Extension of Hours of Restric- posal of liquid industrial wastes by unac- tions: The hours of lower sound levels ceptable methods and in unapproved shall be extended in EDNA Class A envi- areas. Liquid waste shall include surface ronments for all hours of the weekend, run-off waters as per subsection D5 of from midnight Friday to midnight Sunday, this Section, Surface Drainage, when and the following holidays, as officially contaminated with chemicals, oils or observed by the City of Renton: New other toxic substances. Year's Day, Independence Day, Labor Day, Thanksgiving Day and Christmas b. Discharge Regulated: The dis- Day. charge of all waterless liquid waste shall be subject to the conditions of subsection (Revised 1/05) 4-76 4-4-110D D9d of this Section and/or disposed of by h. Treatment of Liquid Waste:Any a liquid waste disposal company. treatment of liquid waste solely for the purpose of disposal shall be permitted c. Standards and Permits: The dis- when the generation of any solid or gas- charge of any water containing liquid,gas eous wastes is adequately handled in or solid wastes in solution and/or as a compliance with these standards and all mixture into any part of the natural water other rules and regulations of State and system shall comply with the standards regional agencies. Such treatment shall and compatibility requirements of the employ the best practicable control cur- Washington State Department of Ecology rently available to industry. or any successor department or agency thereof.The Administrative Official shall 10. Light and Glare: be supplied with a true copy of any and all discharge permits issued to the facility by a. Intent: The intent of this standard is the State of Washington Department of to afford the public the safety of adequate Ecology. lighting while avoiding unnecessary glare and exposure to excessive outdoor illu- d. Standards for Discharge into mination which may create a hazard or Sewer System:All wastes discharged unreasonably interfere with the relaxation into a sewerage system shall comply with and enjoyment of public open spaces, the applicable regulations of the City of rights-of-way, and normal residential ac- Renton and the municipality of metropol- tivities and pursuits. itan Seattle sewerage system governing the control and disposal of industrial b. Method of Measurement: Illumine- waste. tion levels shall be measured with a pho- toelectric photometer(light-meter)having e. Disposal Schedule: All liquid a spectral response similar to that of the wastes undisposable by treatment, after human eye, following the standard spec- treatment, or by sewerage system shall tral luminous efficiency curve adopted by be disposed of on a scheduled basis the International Commission of Illumina- clearly related in both rate and magnitude tion. with the industrial process or source gen- erating the waste. c. Maximum Levels: The illumination from all sources located on a lot shall f. Proof of Compliance: Upon the re- have the maximum value of eleven (11) quest of the Administrative Official, the lumens per square meter outside of lot industry shall provide substantial proof of lines and six(6)lumens per square meter having disposed of liquid waste,falling in outside the district line. In all cases of con- the categories of subsection D9e of this flict the district line value shall apply.The Section equal to or greater than eighty intrinsic brightness of any source visible percent(80%) in either volume or weight beyond the district lines shall have a max- of the amount generated during the pre- imum value of fifty (50) candles per vious six(6) months of operation. Should square centimeter. Intermittent, rotating the generation of such liquid waste be on or flashing lights of an intrinsic brightness a sporadic basis then the industry shall greater than two (2) candles per square provide the Administrative Official with centimeter and with a frequency greater written evidence of substantial compli- than once in any five (5) second time pe- ance with this subsection. riod shall not be visible beyond district lines unless for the sole purpose of alarm g. Prevention of Odorants: The re- or giving warning. lease of odorants or gaseous wastes from liquid wastes awaiting disposal shall 11. Odorants: be prevented by using adequate means of storage and all other reasonable a. Intent: The intent of this standard is means necessary. to prevent the occurrence of certain of- fensive odors in the environment by limit- 4 - 77 4-4-110D ing the concentration of chemical following schedule shall not exceed the compounds which are known to produce odor threshold values in two(2) consecu- strong olfactory responses. This stan- tive air samples.Three (3) air samples dard does not attempt to determine the are to be taken over a two (2) hour pe- intrinsic or subjective good or bad quali- riod, one sample each at the beginning ties of an odor, but only that the concen- and end of the test period and one sam- tration of specific constituent compounds pie near the time midway through the are above adopted values which have sample period. The Administrative Offi- been accepted for the health and well-be- cial may establish the time of the sample ing of the general public. period. When more than one concentra- tion is listed for a substance in these b. Maximum Levels: The concentra- standards,the more stringent shall apply. tion of specific compounds listed in the ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR POLLUTANT ODOR THRESHOLD1 (ppm) (mglm3) Acetone 320.00 770.00 Acrolein 15.00 15.00 Allyl disulfide 0.0001 0.00006 Allyl mercaptan 0.0005 0.00015 Ammonia 0.037 0.026 Amyl alcohol 10.00 35.00 Apiole 0.0063 0.057 Benzene 60.00 180.00 i-Butanol 40.00 120.00 n-Butanol 11.00 33.00 i-Butylacetate 4.00 17.00 n-Butylacetate 7.00 35.00 n-Butylformate 17.00 70.00 Butyric acid 0.00028 0.000001 Camphor 16.00 100.00 Carbon disulfide 7.70 23.00 Carbonetetrachloride 200.00 260.00 Chlorine 0.01 0.029 Diacetyl 0.025 0.088 1,2-Dichloroethane 110.00 450.00 Diethylketone 9.00 33.00 Dimethylamine 6.00 11.00 Dimethyl sulphide 0.02 0.051 Dioxane 170.00 620.00 Ethanol 50.00 93.00 Ethylacetate 50.00 180.00 Ethyleneglycol 25.00 90.00 Ethyl mercaptan 0.000016 0.00004 Ethyl selenide 0.000062 0.00035 Ethyl selenomercaptan 0.0000018 0.000008 Ethyl sulphide 0.00025 0.00092 Heptane 220.00 930.00 Hydrogen selenide 3.00 10.00 Hydrogen sulphide 0.0011 0.0015 lodoform 0.00037 0.0061 4 - 78 4-4-110D ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR POLLUTANT ODOR THRESHOLD1 (PPm) (mg/m3) lonone 0.000000059 0.00000046 Methanol 5900.00 7800.00 Methylacetate 200.00 550.00 Methylenechloride 150.00 550.00 Methylethylketone 25.00 80.00 Methylformate 2000.00 5000.00 Methyleneglycol 60.00 190.00 Methyl-i-butylketone 8.00 32.00 Methyl mercaptan 0.0011 0.0022 Methylpropylketone 8.00 27.00 Octane 150.00 710.00 Ozone 0.10 0.20 Phenol 3.00 12.00 i-Propanol 40.00 90.00 n-Propanol 30.00 80.00 kPropylacetate 30.00 140.00 n-Propylacetate 20.00 70.00 Propyl mercaptan 0.000075 0.00023 Pyridine 0.012 0.04 Scatole 0.000000075 0.0000004 Sulphur dioxide 30.00 79.00 • Tetrachloroethylene 50.00 320.00 Tetrahydrofuran 30.00 90.001 Toluene 40.00 40.00 1,1,1-Trichloroethane 400.00 2100.00 Trichloroethylene 80.00 440.00 Trimethylamine • 4.00 96.00 Valeric acid 0.00062 0.0026 Vanillin 0.000000032 0.0000002 Xylene 20.00 100.00 1 ppm is parts per million at 20°and 760 torr mg/m3 is milligrams per cubic meter c. Testing Procedure:The samples designated as a public use area where- shall be taken by a qualified person and upon all complaints will be accepted. the concentrations of odorants shall be measured in a certified laboratory or facil- e. Other Remedies Not Impaired: ity at the request of the Administrative Of- Nothing in this standard shall be con- ficial.The location for taking the three(3) strued to impair any cause of action or le- samples shall remain fixed during the test gal remedy therefor of any person,or the period and shall be at a point outside lot public for injury or damages arising from lines, at ground level or habitable eleva- the emission of any odorant in such place, tions and a safe and reasonable place manner or concentration as to constitute consistent with the location of the re- air pollution or a common law nuisance. ported violation. 12. Hazardous Materials: d. Monitoring Required Upon Com- plaint: Monitoring shall be undertaken a. Intent:The intent of this standard is only upon receipt of a complaint made by to provide adequate separation between a person who resides, owns property, or highly flammable or explosive materials is employed in the area affected by the used in industries of a recognized higher complained of odors, unless the area is risk and the neighboring properties and 4-79 4-4-110D public areas,total containment of all structed to full scale shall be prepared by highly flammable, toxic and polluting liq- a licensed engineer and submitted as uid materials, limits for the stored quan- proof of the design. tity of highly flammable and explosive materials as a function of property area, d. Barrier Design:The barrier shall be and all other reasonable safety measures of earthen material with two (2) sloping deemed necessary for the protection of sides extending to grade level without any people, property, and the environment vertical cuts or retaining walls.The top of from the threat and destruction of fire the barrier shall be flat.The barrier shall and/or explosion, and to prevent encum- have a maximum vertical height of four bering adjoining properties with burdens feet (4') when measured between the which are related to the hazards of highly grade level at the internal toe to the top. flammable and explosive materials. The slope of the sides and width of the top shall be according to accepted engineer- b. Off-Site Economic Burdens Pro- ing design for holding ponds.The design hibited: An industry shall not impose of the barrier shall minimize the likelihood economic burdens such as, but not lim- of damage by major earthquakes whose ited to, higher insurance rates and/or op- epicenters are located in the Pacific erational limitations upon neighboring Northwest. All ingress into and egress facilities due to its location and hazard- from the inner side of the barrier shall be ous nature. All necessary modifications over the barrier top.The roadway shall be shall be made to both such characteris- constructed so as to not weaken the bar- tics and the site plan so as to not impact rier or decrease its resistance to earth- neighboring facilities. quake damage. When the barrier and landscaped berm are one and the same c. Barrier Required: An industry or fa- structure no vertical cuts or retaining walls cility storing for its own use or redistribu- shall be allowed in the common structure. tion any highly flammable toxic or polluting liquid of a capacity equal to or e. Fire Suppression System Stan- greater than the lesser of that quantity dards: On-site fire suppression systems sufficient to result in a flow across lot shall be fully automatic with manual over- lines or a quantity of fifteen (15) cubic rides from at least two (2) locations out- inches per square foot of total lot area side the barrier. The fire suppression shall construct a permanent continuous system shall be connected to central dis- barrier surrounding all buildings, struc- patch of the City of Renton by means of a tures and facilities which could contribute remote station protecting signaling sys- to the flow. The storage in liquid form of tem,in accordance with the specifications those materials which are normally in a of the National Fire Code, Volume 7, of gas phase at ambient temperature and the National Fire Protection Association. atmospheric pressures shall be con- tained within a barrier unless determined The best practicable control shall be by the Administrative Official that disper- used for the prevention of fires and explo- sion of the resulting gas or aerosol would sions,for the detection of fires and other be less hazardous.The capacity of the related hazards, and for the protection of space within the barrier shall be one hun- life and property from fires, explosions dred percent (100%) of the maximum and their related effects. possible volume of stored liquid and the top of the barrier shall be at least one foot f. Maximum Quantities and Permit- (1') above this liquid level. The barrier ted Locations: The manufacture and/or shall be designed and constructed in storage of explosives or blasting agents such a manner that there is no visible shall comply with the quantities and loca- leakage on or below any portion of the tions set forth in the following schedule exterior surface of the barrier which is be- as per type of explosive, quantity to be low the level of the confined liquid after a manufactured and/or stored and the dis- forty eight(48) hour period.A report on a tances from the lot lines. The quantities test of a typical barrier section con- are the maximum amount that shall be al- 4 - 80 4-4-110 D lowed for any one company, facility or into a single configuration similar to that site. The stated distances are the mini- shown in the second figure of subsection mum that shall be allowed. D3 of this Section, Landscaped Berm and Opaque Screen.The required QUANTITY AND DISTANCE FOR EXPLOSIVE opaque screen may be satisfied by a MATERIAL MANUFACTURE AND STORAGE properly designed security fence. DISTANCE EXPLOSIVE QUANTITY FROM LOT j. Impervious Surfacing Required:All MATERIAL1 IN POUNDS LINES IN FEET exposed ground surfaces within struc- Explosive— 0 to 5 280 tures intended for the containment of Class A spills shall be impervious to those stored Blasting 0 to 5 280360 80 and/or handled liquids which may result Agents 5 to 10 280 in the contamination of the underlying 10 to 20 440 soil.The ground surface within the barrier 20 to 30 500 shall be impervious unless all potential Explosive— 0 to 5 210 points of spill have intermediate contain- Class B and C 5 to 10 270 ment structures. Contaminating liquids 10 to 20 330 shall also include solid chemicals when 20 to 30 380 readily soluble in water and transportable 30 to 40 420 into the subsoil by dissolution in surface 40 to 50 450 water.The impervious area in the case of such contaminated surface water shall 1Definitions and classification as per"Washington be determined by intercept points in an State Explosive Act", chapter 70-74 WAC,as approved drainage system. amended by Chapter 72, Laws of 1970. 13. Gaseous and Particulate Emissions: g. Additional Requirements:The manufacture and/or storage of explo- a. Intent: The intent of this standard is sives, blasting agents and similar such to limit the unnecessary generation of all substances shall comply with all other air contaminants,to decrease the annual conditions and regulations as set forth in emissions from stationary sources and all the Washington State Explosives Act, related transfer operations on the site by . . chapter 70-74 WAC. controlling land use intensity and requir- ing the use of the best practicable control h. Separation of Barrier and Fire of the emission of airborne contaminants Code Dyke: The dyke required by the to achieve and maintain a healthful envi- Uniform Fire Code (with a minimum hold- ronment of clean air. ing capacity of one hundred percent (100%)of the single largest tank)and the b. Preferred Process Methods: Pro- barrier required by the bulk storage regu- cess methods and procedures currently lations (with a holding capacity of one available in industry which are known to hundred percent (100%) of the total ca- cause fewer in number and lesser quani- pacity of all tanks plus one foot(1')) shall lilies of air contaminants shall be used in be separated by at least one hundred all cases. In addition the best practicable feet(100') for the safety of firefighting control shall be used for the control and personnel. Such separation shall be removal of air contaminants. measured from the external toe of the dyke to the internal toe of the barrier or c. PSAPCA Requirements: Compli- from the setback line when the internal ance with the emission and density toe of the barrier is closer to the property schedule in this subsection D13 does not line than the required setback. relieve the owner or operator of the facil- ity of the responsibility of meeting the re- i. Combination of Requirements En- quirements of Regulation 1 of the Puget couraged: The requirements for a bar- Sound Air Pollution Control Agency. rier, landscaping and opaque screen and/ or berm are encouraged to be combined 4 - 81 4-4-110 D d. Substance Density Limitations: The report shall contain such information The emission of specific substances into or analyses as will disclose the reported the air shall be limited to the total annual values of the emissions which are or may and spatial density, relative to land use be discharged by such source.The report for each facility as set forth in the emis- shall be certified by a licensed engineer. sion and density schedule in this subsec- tion D13. h. Quarterly Reports May Be Re- quired: Each emission greater than e. Further Emission Limitations Dur- twenty percent (20%) of the annual ing an Alert:A facility shall be capable of weight per facility or spatial density, corn- achieving a condition of near-zero dis- puted on an annual basis, as reported in charge during an alert or higher stage of subsection D13g of this Section shall be operational and technical means to reach reported thereafter on a quarterly basis the lowest physically possible quantity of until such time as the total weight of the emissions during the entire alert period. It specific emission drops below and re- shall be the responsibility of the Adminis- mains below the twenty percent (20%) trative Official to enforce a reduction in specified above. Such reports shall be the process weight to comply with this re- due and filed with the Administrative Offi- striction. cial within thirty(30)days after the end of the reporting quarter.The beginning and f. Hydroseeding Required:All ground ending dates of each quarter shall be es- surfaces not included in developmental tablished by the Administrative Official. coverage,left in an undisturbed condition of natural flora, or required landscaping i. Notification Required: Each facility which may contribute to the amount of subject to this standard shall be respon- airborne particulate matter shall be suit- sible for notifying the Administrative Offi- ably covered by hydroseeding or the cial of all new initial emissions of a equivalent with grasses or other vegeta- substance listed in the emission and den- tion to prevent the generation of dust. sity schedule in this subsection D13 and all increases in emissions of that specific g. Report by Developer Required: It substance for existing sources, above shall be the responsibility of the devel- the twenty percent (20%) level specified oper of the facility to ascertain the infor- in subsection D13h of this Section. Such mation required in the emission and notification will be in a report as per sub- density schedule in this subsection D13 section D13g of this Section. and to report such finding to the Adminis- trative Official.All new facilities or expan- j. Additional Reports Authorized: In sion of existing facilities, unless addition to such reports as required exempted by the limitations in the emis- above, the Administrative Official may sion and density schedule in this subsec- designate and employ a licensed engi- tion D13, shall provide an initial report neer of his choice to make an indepen- covering the emission of those specific dent study and report as to the type and substances listed in the emission and quantity of emissions which are or may density schedule in this subsection D13. be discharged from the source. The Ad- The report shall cover the first three (3) ministrative Official shall be authorized to months of operation and shall be filed with enter and inspect the facility upon a the Administrative Official within thirty showing of need and upon the owner's (30)days after the end of the reporting pe- permission or upon court order. riod. The report shall enumerate all sources by type or category contributing k. Locational Restrictions for Facili- ten percent (10%) or more of the total ties with Emissions: The site of bulk emission for each specific substance. storage facilities emitting any of those The total of all sources contributing less substances listed in the emission and than ten percent (10%) individually may density schedule in this subsection D13 be grouped as one entry and if so shall shall comply with the following limitation • specify the number of sources included. on location. No new facility or expansion _ 4- 82 4-4-110D of an existing facility shall be permitted of this Section. A one time extension of within five thousand feet(5,000')of an ex- up to two(2)years may be granted by the isting bulk storage facility if their corn- Administrative Official upon the showing bined emission for any of the listed sub- of good cause why compliance cannot be stances exceeds two(2)times the permit- achieved within the specified time period. ted annual emission of the substance for a single facility.The emissions of applica- n. Efficiency Rating—Minimum: ble existing facilities shall be reduced as Emission control shall be required of per subsection D13/of this Section. those specific substances for which a re- _ port is required as per subsection D13h of I. Special Emission Standards for this Section. Sources and/or points of Existing Facilities:All existing bulk stor- emissions within the lot lines shall be suit- age facilities on the effective date of this ably controlled to result in a reduction or Section (9-18-1975) and emitting more recovery of emissions with an overall ef- than the maximum permitted emission of ficiency for the facility of ninety percent any listed substance shall be assumed (90%) or greater when compared to the as having the maximum permitted emis- uncontrolled facility and when the equip- sion for the purpose of calculating the lo- ment and technology are readily avail- cational density of facilities as specified able. Sources and points of emission in subsection D13k of this Section. For shall include the carrier vehicle and trans- the purpose of this standard, existing fer mechanism when actively engaged in bulk storage facilities shall include those loading or unloading operations. Control facilities for which substantial construc- shall include, but is not limited to, vapor tion, other than site preparation, is in recovery systems for volatile liquids and progress and as determined by the Ad- hoods or fully enclosed buildings with ex- ministrative Official. haust fans and filters or their equivalent for transfer operations generating air- m. Compliance Later Required for borne particulates.Such emission control Existing Facilities: All existing facilities shall be required even though the emis- qualifying under subsection D131 of this sions of the bulk storage facility are below Section shall comply with the emission the maximum permitted levels. (Ord. standards set forth in the emission and 2962, 9-8-1975; Amd. Ord. 2967, density schedule in this subsection D13 9-22-1975) within three(3)years of the effective date TOTAL ANNUAL EMISSION AND SPATIAL DENSITY OF SPECIFIC SUBSTANCES MAXIMUM WEIGHT PER ' SPATIAL FACILITY DENSITY1 SUBSTANCE MEASURED AS (Tons/Year) (Units/Acre) LIMITATIONS Hydrocarbons Carbon 100.0 9.00 Tons None Water Vapor Sulfur Oxides The annual emission per facility and spatial density Nitrogen Dioxide shall be equivalent to the allowable emissions and Carbon Monoxide ambient air concentrations established in Regulation 1 Photochemical Oxidants of the Puget Sound Air Pollution Control Agency Suspended Particulates Arsenic 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 - 83 (Revised 11/07) 4-4-110E E. VARIANCES: vegetation, resources, surface drainage, wa- In the case of hardships affecting the subject tersheds, and economics; property, variances to these bulk standards may be granted by the Hearing Examiner subject to 3. Promote land development practices that the conditions of RMC 4-9-250B5. (Ord. 2962, result in minimal adverse disturbance to ex- 9-8-1975;Amd.Ord.2967,9-22-1975;Amd.Ord. isting vegetation and soils within the City 3101, 1-17-1977, eff. 1-1-1977) while at the same time recognizing that cer- tain factors such as condition (e.g., disease, danger of falling, etc.), proximity to existing 4-4-120 STORAGE LOTS -- and proposed structures and improvements, OUTSIDE: interference with utility services,protection of scenic views, and the realization of a reason- A. SCREENING REQUIRED: able enjoyment of property may require the Outside storage lots shall be effectively screened removal of certain trees and ground cover; by a combination of landscaping and fencing along the perimeter. 4. Minimize surface water and groundwater runoff and diversion, and aid in the stabiliza- 1. Landscaping: A minimum of ten feet tion of soil, and minimize erosion and sedi- (10')landscaped strip is required between the mentation, and minimize the need for addi- property lines along public rights-of-way and tional storm drainage facilities caused by the the fence. The landscaping shall be of size destabilization of soils; and variety so as to provide an eighty percent (80%) opaque screen. 5. Retain clusters of trees for the abatement of noise and for wind protection, and reduce 2. Fencing:The entire perimeter must be air pollution by producing pure oxygen from fenced by a minimum of an eight foot(8')high carbon dioxide; sight-obscuring fence. Gates may be left un- screened for security purposes. 6. Protect trees during construction activi- ties from damage to tree roots, trunks, and B. SURFACING: branches; Storage areas may be surfaced with crushed rock or similar material subjectto the approval of the De- 7. Recognize that trees increase real estate velopment Services Division to minimize dust,con- values. trol surface drainage and provide suitable access. (Ord. 3653, 8-23-1982; Ord. 5100, 11-1-2004) B. APPLICABILITY: The regulations of this Section apply to any prop- erty where land development or routine vegeta- 4-4-130 TREE RETENTION AND tion management activities are undertaken. LAND CLEARING REGULATIONS: C. ALLOWED TREE REMOVAL A. PURPOSE: ACTIVITIES: This Section provides regulations for the clearing Tree removal and associated use of mechanical of land and the protection and preservation of equipment is permitted as follows, except as pro- trees, shrubs, and ground cover plants.The pur- vided in subsection D2 of this Section, Restric- poses of these regulations are to: tions for Critical Areas—General, and in RMC 4-3-110E5b, Urban Separator Overlay Regula- 1. Preserve and enhance the City's physical tions. and aesthetic character by minimizing indis- criminate removal or destruction of trees, 1. Emergency Situations: Removal of shrubs and ground cover; - trees and/or ground cover by the City and/or public or private utility in emergency situa- 2. Implement and further the goals and pol- tions involving immediate danger to life or ides of the City's Comprehensive Plan for the property, substantial fire hazards, or interrup- environment, open space, wildlife habitat, tion of services provided by a utility. (Revised 11/07) 4- 84 4-4-130C 2. Dead, Dangerous,or Diseased Trees: shall be minimized and disturbed areas Removal of dead, terminally diseased, dam- restored. aged, or dangerous ground cover or trees which have been certified as such by a for- b. In every location where site investi- ester, registered landscape architect, or certi- gative work is conducted, disturbed ar- fled arborist, selection of whom to be eas shall be minimized, and immediately approved by the City based on the type of in- restored. formation required,or the removal of which is approved by the City. c. A notice shall be posted on the site by the property owner or owner's agent 3. Maintenance Activities/Essential Tree indicating that site investigative work is Removal—Public or Private Utilities, being conducted, and that the work must Roads and Public Parks: Maintenance ac- minimize disturbance to the critical areas tivities including routine vegetation manage- identified in subsection D2 of this Sec- ment and essential tree removal for public tion, Restrictions for Critical Areas—Gen- and private utilities, road rights-of-way and eral. easements, and public parks. d. No site investigative work shall com- 4. Installation of SEPA Exempt Public or mence without first notifying the Director Private Utilities: Installation of distribution or his or her designee in advance. lines by public and private utilities; provided, that such activities are categorically exempt 9. Allowable Minor Tree Removal Activi- from the provisions of the State Environmen- ties: Except as provided in subsection D2 of tal Policy Act and RMC 4-9-070, Environmen- this Section, Restrictions for Critical Areas— tal Review Procedures. General,tree removal and associated use of mechanical equipment is permitted as fol- 5. Existing and Ongoing Agricultural Ac- lows: tivities: Clearing associated with existing and ongoing agricultural activities as defined a. No more than three (3) trees are re- in chapter 4-11 RMC, Definitions. moved in any twelve (12) month period from a property under thirty five thousand 6. Commercial Nurseries or Tree Farms: (35,000) square feet in size; and Removal of only those trees which are planted and growing on the premises of a li- b. No more than six (6) trees are re- censed retailer or wholesaler. moved in any twelve (12) month period from a property thirty five thousand 7. Public Road Expansion: Expansion of (35,000) square feet and greater in size. public roads, unless critical areas would be affected, in which case see subsections C12 c. Rights-of-Way Unobstructed: In and C13 of this Section. conducting minor tree removal activities, rights-of-way shall not be obstructed un- 8. Site Investigative Work: Site investiga- less a right-of-way use permit is ob- tive work necessary for land use application tained. submittals such as surveys, soil logs, perco- lation tests,and other related activities includ- 10. Landscaping or Gardening Permit- ing the use of mechanical equipment to ted: Land clearing in conformance with the perform site investigative work provided the provisions of subsection C9 of this Section, work is conducted in accordance with the fol- Allowable Minor Tree Removal Activities,and lowing requirements: subsection D2 of this Section, Restrictions for Critical Areas—General, is permitted for pur- a. Investigative work should not disturb poses of landscaping or gardening;provided, any more than five percent(5%) of any that no mechanical equipment is used. protected sensitive area described in subsection D2 of this Section, Restric- 11. Operational Mining/Quarrying: Land tions for Critical Areas—General, on the clearing and tree removal associated with subject property. In every case, impacts 4- 85 (Revised 11/07) 4-4-130D previously approved operational mining and 3. Restrictions for Native Growth Protec- quarrying activities. tion Areas: Tree removal or land clearing shall not be permitted within a native growth 12. Modification of existing utilities and protection easement except as provided in streets by ten percent (10%) or less. the established native growth protection area requirements of RMC 4-3-050E4. 13. Utilities,Traffic Control, Walkways, Bikeways Within Existing, Improved E. REVIEW AUTHORITY: Right-of-Way or Easements:Within existing improved public road rights-of-way or ease- 1. Authority and Interpretation: The Re- ments, installation, construction, replace- viewing Official is hereby authorized and di- ment,operation,overbuilding,or alteration of rected to interpret and enforce all the all natural gas, cable, communication, tele- provisions of this Section. He or she is autho- phone and electric facilities, lines, pipes, rized to require retention above the minimum mains, equipment or appurtenances, traffic standards,to require phasing of tree retention control devices, illumination, walkways and plans, or to require any other measures to bikeways. If activities exceed the existing im- meet the purpose of this Section. proved area or the public right-of-way,this ex- emption does not apply. Restoration of 2. Independent Secondary Review: The disturbed areas shall be completed. Reviewing Official may require independent review of any land use application that in- D. PROHIBITED ACTIVITIES: volves tree removal and land clearing at the City's discretion. An evaluation by an inde- 1. Prohibited Activities:There shall be no pendent qualified professional regarding the tree removal or land clearing on any site for applicant's analysis on the effectiveness of the sake of preparing that site for future de- any proposed removal, retention, or replace- velopment unless a land development permit, ment measures,to include recommendations as defined in RMC 4-8-120D12, for the site as appropriate. This review shall be paid for has been approved by the City. by the applicant and the City shall select the third party review professional. 2. Restrictions for Critical Areas—Gen- eral: Unless exempted by critical areas,RMC F. PERMITS REQUIRED: 4-3-05005 or Shoreline Master Program Regulations, RMC 4-3-090, no tree removal, 1. Land Development Permit: An ap- or land clearing, or ground cover manage- proved land development permit, as defined ment is permitted: in RMC 4-8-120D12, is required in order to conduct tree removal or land clearing on any a. On portions of property with pro- site for the sake of preparing that site for fu- tected critical habitats, per RMC ture development. 4-3-050K; streams and lakes, per RMC 4-3-050L; Shorelines of the State, per 2. Permit Required for Routine Vegeta- RMC 4-3-090, Renton Shoreline Master tion Management on Undeveloped Prop- Program Regulations; and wetlands, per erties: Any person who performs routine RMC 4-3-050M; and their associated vegetation management, as defined in RMC buffers; 4-11-180, on undeveloped property in the City must obtain a routine vegetation man- b. On protected slopes except as al- agement permit prior to performing such lowed in this Section or in the Critical Ar- work. eas Regulations, RMC 4-3-050; or 3. Permit Required to Use Mechanical c. Areas classified as very high land- Equipment: Except where use of mechani- slide hazards, except as allowed in this cal equipment is specifically listed as exempt, Section or in the Critical Areas Regula- any person who uses mechanical equipment tions, RMC 4-3-050. for routine vegetation management, land clearing, tree removal, landscaping, or gar- dening on developed, partially developed or (Revised 11/07) 4 -86 4-4-130H undeveloped property must obtain a routine Any tree cutting activities shall be the mini- vegetation management permit prior to per- mum necessary to accomplish the purpose, forming such work. and shall be consistent with subsection D2 of this Section, Restrictions for Critical Areas— 4. Timber Stand Maintenance—Condi- General. tional Use Permit Required: While timber harvesting shall not be permitted until such G. ROUTINE VEGETATION time as a valid land development is approved, MANAGEMENT PERMIT REVIEW a request may be made for maintenance and PROCESS: thinning of existing timber stands to promote Permits for routine vegetation management shall the overall health and growth of the stand. be processed consistent with RMC 4-9-195, Rou- Permits allowing maintenance and thinning tine Vegetation Management Permits. beyond the limits allowed in subsection C9 of this Section, Allowable Minor Tree Removal H. PERFORMANCE STANDARDS FOR Activities, shall be considered as a condi- LAND DEVELOPMENT/BUILDING tional use permit by the Hearing Examiner ac- PERMITS: cording to the following criteria in lieu of standard conditional use permit criteria: 1. Protected Trees—Retention Required: a. Appropriate approvals have been Trees shall be retained as follows: sought and obtained with the State De- a. Damaged and Diseased Trees Ex- partment of Natural Resources; and cluded:Trees that are dangerous as The shall improve the health de- fined in RMC 4-11-200,or are safety risks b. growthhea shall not be counted as protected activity of the stand and maintain due to root,trunk, or crown structure fail- bnd long-term alternatives for preservation of trees. trees; and c. The activity shall meet the provisions b. Residential: of subsections H3, Applicability, Perfor- i. RC, R-1, R-4 and R-8 Zones: mance Standards and Alternates, and Thirty percent (30%) of the trees H4, General Review Criteria, of this Sec shall be retained in a residential or in tion; and stitutional development. d. Thinning activities shall be limited to ii. R-10, R-14, RM-F, RM-T, RM-U less than forty percent (40%) of the vol- and RMH: Ten percent (10%) of the ume and trees. trees shall be retained in a residential 5. Tree Cutting—Solar Access or Pas- or institutional development. ture Land: A routine vegetation manage- c. All Other Zones: Five percent (5%) ment permit is required for tree cutting in of the trees located on the lot shall be greater amounts than specified under par- considered protected and retained in tially exempt actions in subsection C9 of this commercial or industrial developments. Section, Allowable Minor Tree Removal Ac- tivities,for any property where tree cutting is d. Utility Uses and Mineral Extrac- proposed without an associated land devel- tion Uses: Such operations shall be ex- opment permit.A routine vegetation manage- empt from the protected tree retention ment permit may be issued allowing tree requirements of this Chapter if removal cutting only in the following cases: can be justified in writing and approved a. For purposes of allowing solar ac by the Reviewing Official. cess to existing structures; or e. Replacement Requirements: b. To create pasture land where agricul- tural activities are permitted uses in the i. When the required number of protected trees cannot be retained, zone. 4- 87 (Revised 11/07) 4-4-130H new trees,with a two-inch(2")caliper subsidence or hazards associated with or greater, shall be planted.The re- strong ground motion and soil liquefac- placement rate shall be twelve (12) tion. caliper inches of new trees to replace each protected tree removed. b. The land clearing and tree removal will not create or contribute to flooding, ii. When a tree or tree cluster that is erosion,or increased turbidity,siltation or part of an approved tree retention other form of pollution in a watercourse. plan cannot be retained, mitigation shall be required per subsection H1ei c. Land clearing and tree removal will of this Section. be conducted to maintain or provide vi- sual screening and buffering between iii. Unless replacement trees are land uses of differing intensity,consistent being used as part of an enhance- with applicable landscaping and setback ment project in a critical area or provisions of the Renton Municipal Code. buffer, they shall not consist of any species listed in RMC 4-4-130H7d. d. Land clearing and tree removal shall be conducted so as to expose the small- f. Tree retention standards shall be ap- est practical area of soil to erosion for the plied to the net developable area. Land least possible time, consistent with an within critical areas and their buffers, as approved build-out schedule and includ- well as public rights-of-way, shall be ex- ing any necessary erosion control mea- cluded from the above calculation. If the sures. number to be retained includes a fraction of a tree, any amount equal to or greater e. Land clearing and tree removal shall than one-half(1/2) tree shall be rounded be consistent with subsection D2 of this up. Section, Restrictions for Critical Areas— General, and RMC 4-3-050, Critical Ar- 2. Plan Required: When a land develop- eas Regulations. ment permit, as defined in RMC 4-8-120D12, is submitted to the City it shall be accompa- f. Retained trees will not create or con- nied by a tree removal and land clearing plan. tribute to a hazardous condition as the re- sult of blowdown, insect or pest 3. Applicability, Performance Standards infestation, disease, or other problems and Alternates: All land clearing and tree re- that may be created as a result of selec- moval activities shall conform to the criteria tively removing trees and other vegeta- and performance standards set forth in this tion from a lot. Section unless otherwise recommended in an approved soil engineering, engineering g. Land clearing and tree removal shall geology, hydrology or forest management be conducted to maximize the preserva- plan and where the alternate procedures will tion of any tree in good health that is an be equal to or superior in achieving the poli- outstanding specimen because of its cies of this Section.All land clearing and tree size, form, shape, age, color, rarity, or removal activities may be conditioned to en- other distinction as a community land- sure that the standards,criteria,and purpose mark. of this Section are met. 5. Timing: The City may restrict the timing 4. General Review Criteria: All land clear- of the land clearing and tree removal activi- ing and tree removal activities shall comply ties to specific dates and/or seasons when with RMC 4-4-060, Grading, Excavation,and such restrictions are necessary for the public Mining Regulations, and shall meet the fol- health, safety and welfare, or for the protec- lowing criteria: tion of the environment. a. The land clearing and tree removal 6. Restrictions for Critical Areas: See will not create or contribute to landslides, subsection D2 of this Section,Restrictions for accelerated soil creep, settlement and (Revised 11/07) 4- 88 4-4-130H Critical Areas—General, and RMC 4-3-050, acerifolia), American sycamore, but- Critical Areas Regulations. tonwood (Platanus occidentalis), etc. 7. Tree/Ground Cover Retention:The fol- 8. Protection Measures During Con- lowing measures may be used by the Re- struction: Protection measures in this sub- viewing Official in conditioning a land section shall apply for all trees that are to be development permit or building permit pro- retained in areas subject to construction. All posal,to comply with the general review cri- of the following tree protection measures teria of subsection H4 of this Section: shall apply: a. Trees shall be maintained to the a. Construction Storage Prohibited: maximum extent feasible on the property The applicant may not fill, excavate, where they are growing. The Reviewing stack or store any equipment, dispose of Official may require modification of the any materials,supplies or fluids,operate tree retention and land clearing plan, or any equipment, install impervious sur- the associated land development per- faces, or compact the earth in any way mits, to ensure the retention of the maxi- within the area defined by the drip line of mum number of trees. any tree to be retained. b. The Reviewing Official may require b. Fenced Protection Area Required: the applicant to replace trees, provide in- The applicant shall erect and maintain six terim erosion control, hydroseed ex- foot (6') high chain link temporary con- posed soils, or other similar conditions struction fencing around the drip lines of which would implement the intent of this all retained trees, or along the perimeter Section. of a stand of retained trees. Placards shall be placed on fencing every fifty feet c. Trees that shelter interior trees or (50') indicating the words, "NO TRES- trees on abutting properties from strong PASSING—Protected Trees"or on each winds that could otherwise cause them to side of the fencing if less than fifty feet blow down should be retained. (50'). Site access to individually pro- tected trees or groups of trees shall be d. Except in critical areas or their buff- fenced and signed. Individual trees shall ers, unless enhancement activities are be fenced on four(4) sides. In addition, being performed,the removal of trees on the applicant shall provide supervision the following list should be allowed in or- whenever equipment or trucks are mov- der to avoid invasive root systems, weak ing near trees. wood prone to breakage, or varieties which tend to harbor insect pests: c. Protection from Grade Changes: If the grade level adjoining to a tree to be i. All Populus species including cot- retained is to be raised, the applicant tonwood (Populus trichocarpa), shall construct a dry rock wall or rock well quaking aspen (Populus tremu- around the tree.The diameter of this wall loides), lombardy poplar(Populus ni- or well must be equal to the tree's drip gra"Italica"), etc. line. ii. All Alnus species which includes d. Impervious Surfaces Prohibited red alder(Alnus oregona), black al- Within the Drip Line:The applicant may der(Alnus glutinosa),white alder(Al- not install impervious surface material nus rhombifolia), etc. within the area defined by the drip line of any tree to be retained. iii. Salix species which includes weeping willow(Salix babylonica), e. Restrictions on Grading Within etc. the Drip Lines of Retained Trees:The grade level around any tree to be re- iv. All Platanus species which in- tained may not be lowered within the clude London plane tree (Platanus greater of the following areas: (i)the area 4-89 (Revised 11/07) 4-4-1301 defined by the drip line of the tree, or(ii) tion pursuant to RMC 4-8-070H and the decision an area around the tree equal to one and criteria in RMC 4-9-250. one-half feet(1-1/2') in diameter for each one inch of tree caliper.The Reviewing J. VIOLATIONS AND PENALTIES: Official may require a larger tree protec- tion zone based on tree size, species, 1. Penalties: Penalties for any violation of soil, or other conditions. any of the provisions of this Section shall be in accord with RMC 1-3-2. In a prosecution f. Mulch Layer Required: All areas under this Section, each tree removed, dam- within the required fencing shall be cov- aged or destroyed will constitute a separate ered completely and evenly with a mini- violation, and the monetary penalty for each mum of three inches (3") of bark mulch violation shall be no less than the minimum prior to installation of the protective fenc- penalty, and no greater than the maximum ing. Exceptions may be approved by the penalty of RMC 1-3-2E. Reviewing Official if the mulch will ad- versely affect protected ground cover 2. Additional Liability for Damage: In ad- plants. dition, any person who violates any provision of this Section or of a permit issued pursuant g. Monitoring Required During Con- thereto shall be liable for all damages to public struction: The applicant shall retain a or private property arising from such violation, professional arborist or other qualified including the cost of restoring the affected professional to prune branches and area to its condition prior to such violation. roots, fertilize, and water as appropriate for any trees and ground cover which are 3. Restoration Required:The City may re- to be retained. quire replacement of all improperly removed ground cover with species similar to those h. Alternative Protection: Alternative which were removed or other approved spe- safeguards may be used if determined by cies such that the biological and habitat val- the Reviewing Official to provide equal or ues will be replaced. Restoration shall greater tree protection. include installation and maintenance of in- terim and emergency erosion control mea- 9. Maintenance: sures that shall be required as determined by the City. a. All retained trees,including protected trees,shall be maintained for at least five 4. Replacement Required: The City may (5) years from the date of the final land require,for each tree that was improperly cut development permit issued for the and/or removed in violation of, or without, an project; approved tree retention and land clearing plan, replacement planting of a tree of equal b. All retained trees and vegetation size, quality and species or up to eighteen shall be pruned and trimmed to maintain (18) caliper inches of trees of the same spe- a healthy growing condition or to prevent cies in the immediate vicinity of the tree(s) limb failure; that was/were removed.The replacement trees will be of sufficient caliper to adequately c. With the exception of dead, dis- replace the lost tree(s), and at a minimum of eased, or damaged trees specifically re- two inches (2") in caliper. tained to provide wildlife habitat, dangerous trees, as defined in RMC 5. Stop Work: For any parcel on which 4-11-200, or stolen trees shall be re- trees and/or ground cover are improperly re- placed within three (3) months or during moved and subject to penalties under this the next planting season if the loss does Section,the City shall stop work on any exist- not occur in a planting season. ing permits and halt the issuance of any or all future permits or approvals until the property I. VARIANCE PROCEDURES: is fully restored in compliance with this Sec- The Reviewing Official shall have the authority to tion and all penalties are paid. (Ord. 4219, grant variances from the provisions of this Sec- 6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord. (Revised 11/07) 4- 90 4-4-140D 4851,8-27-2000;Ord.4963,5-13-2002;Ord. 5132, 4-4-2005; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007) 4-4-140 WIRELESS COMMUNICATION FACILITIES: A. PURPOSE: The purpose of this Section is to establish general guidelines for the siting of wireless communica- tions facilities, including towers and antennas. B. GOALS: The goals of this Section are to: 1. Encourage the location of towers in non- residential areas and minimize the total num- ber of towers throughout the community; 2. Encourage strongly the joint use of new and existing tower sites; 3. Encourage users of towers and antennas to locate them, to the extent possible, in ar- eas where the adverse impact on the commu- nity is minimal; 4. Encourage users of towers and antennas to configure them in a way that minimizes the adverse visual impact of the towers and an- tennas; and 5. Enhance the ability of the providers of telecommunications services to provide such services to the community quickly,effectively, and efficiently. C. EXEMPTION FOR AMATEUR RADIO, RECEIVE ONLY ANTENNAS: This Section shall not govern any tower, or instal- lation of any antenna,that is under seventy (70) feet in height and is owned and operated by a fed- erally licensed amateur radio station operator or is used exclusively for receive only antennas. D. ADMINISTERING AND ENFORCING AUTHORITY: The Planning/Building/Public Works Administra- tor and/or his/her designated representative are 4-90.1 (Revised 11/07) This page left intentionally blank. (Revised 11/07) 4-90.2 Y Y iYvr responsible for the general administration and co- screened and/or landscaped to the satis- ordination of this Section. faction of the reviewing official. E. COMPLIANCE WITH b. Landscaping and Screening: TELECOMMUNICATIONS ACT OF 1996: Landscaping, for accessory equipment The Federal Telecommunications Act of 1996 re- located on private property, shall include quires the City to comply with the following condi- a minimum fifteen foot(15')sight obscur- tions: ing landscape buffer around the acces- sory equipment facility.Accessory 1. The City zoning requirements may not equipment facilities located on the roof of unreasonably discriminate among wireless any building need not be landscaped but telecommunication providers that compete shall be enclosed so as to be shielded against one another. from view.Accessory equipment located on public right-of-way shall be screened 2. The City zoning requirements may not and/or landscaped as determined by the prohibit or have the effect of prohibiting the reviewing official through the conditional provision of wireless telecommunications use permit process. Accessory equip- service. ment facilities may not be enclosed with exposed metal surfaces. 3. The City must act within a reasonable pe- riod of time on requests for permission to c. Size: The applicant must provide place or construct wireless telecommunica- documentation to the reviewing official tions facilities. that the size of any accessory equipment is the minimum possible necessary to 4. A decision by the City denying a request meet the provider's service needs. for permission to install or construct wireless telecommunications facilities must be in writ- 2. Visual Impact: Site location and devel- ing and must be based on evidence in a writ- opment shall preserve the pre-existing char- ten record. acter of the surrounding buildings and land uses and the zone district to the extent con- 5. If a wireless telecommunications facility sistent with the function of the communica- meets technical emissions standards set by tions equipment.Wireless communication the FCC, it is presumed safe.The City may towers shall be integrated through location not deny a request to construct a facility on and design to blend in with the existing char- grounds that its radio frequency emissions acteristics of the site to the extent practical. would be harmful to the environment or the Existing on-site vegetation shall be preserved health of residents if those emissions meet or improved, and disturbance of the existing FCC standards. topography shall be minimized, unless such disturbance would result in less visual impact F. STANDARDS AND REQUIREMENTS of the site to the surrounding area. FOR ALL TYPES OF WIRELESS COMMUNICATIONS FACILITIES: 3. Maximum Noise Levels: No equipment shall be operated so as to produce noise in 1. Equipment Shelters or Cabinets: levels above forty-five (45) dB as measured from the nearest property line on which the a. Location: Accessory equipment fa- attached wireless communication facility is lo- cilities used to house wireless commun- cated.Operation of a back-up power genera- cation equipment and associated cabling tor in the event of power failure or the testing should be located within buildings or of a back-up generator between eight o'clock placed underground when possible. (8:00) a.m. and nine o'clock(9:00) p.m. are However, in those cases where it can be exempt from this standard. No testing of demonstrated by the applicant to the re- back-up generators shall occur between the viewing official that the equipment cannot hours of nine o'clock(9:00) p.m. and eight • be located in buildings or underground, o'clock(8:00) a.m. equipment shelters or cabinets shall be 4- 91 (Revised 1/07) 4-4-14UU 4. Fencing: Security fencing, if used, shall public right-of-way are subject to the approval be painted or coated with nonreflective color. to the Development Services Division and Fencing shall comply with the requirements shall be as small and unobtrusive as is prac- listed in RMC 4-4-040, Fences and Hedges. ticable. (Ord. 5241, 11-27-2006) 5. Lighting:Towers shall not be artificially G. STANDARDS FOR SPECIFIC TYPES lighted, unless required by the FAA or other OF WIRELESS FACILITIES: applicable authority. If lighting is required,the For definitions of specific types of wireless corn- governing authority may review the available munication facilities, see RMC 4-11-230. Devel- lighting alternatives and approve the design , opment standards for specific types of wireless that would cause the least disturbance to the communication facilities shall be as follows: surrounding views. Security lighting for the equipment shelters or cabinets and other on- the-ground ancillary equipment is also permit- ted, as long as it is appropriately down shielded to keep light within the boundaries of the site. 6. Advertising Prohibited: No lettering, symbols, images, or trademarks large enough to be legible to occupants of vehicu- lar traffic on any adjacent roadway shall be placed on or affixed to any part of a telecom- munications tower,antenna array or antenna, other than as required by FCC regulations re- garding tower registration or other applicable law.Antenna arrays may be located on previ- ously approved signs or billboards without al- teration of the existing advertising or sign. 7. Building Standards: Wireless commu- nication support structures shall be con- structed so as to meet or exceed the most recent Electronic Industries Association/Tele- communications Industries Association (EIA/ TIA)222 Revision F Standard entitled:"Struc- tural Standards for Steel Antenna Towers and Antenna Supporting Structures" (or equiva- lent),as it may be updated or amended. Prior to issuance of a building permit the Building Official shall be provided with an engineer's certification that the support structure's de- sign meets or exceeds those standards. 8. Radio Frequency Standards: The ap- plicant shall ensure that the WCF will not cause localized interference with the recep- tion of area television or radio broadcasts. If on review the City finds that the WCF inter- feres with such reception,and if such interfer- ence is not remedied within thirty(30) days, the City may revoke or modify this permit. 9. Special Requirements for Equipment Shelters/Cabinets within the Public Right- of-Way:All equipment and cabinets within (Revised 1/07) 4- 92 STANDARDS FOR SPECIFIC TYPES OF WIRELESS COMMUNICATION FACILITIES In addition to individual zone requirements unless otherwise specified below MICRO MINI MACRO LATTICE FACILITY FACILITY " FACILITY MONOPOLE I MONOPOLE II TOWERS Location on A Micro Facility shall be A Mini Facility may A Macro Facility may NA NA . NA Buildings located on existing build- be located on build- be located on build- ings, poles or other exist- ings and structures ings and structures ing support structures. A provided that the provided that the Micro Facility may locate immediate interior immediate interior on buildings and struc- wall or ceiling adja- wall or ceiling to the tures; provided,that the cent to the facility is facility is not a desig- interior wall or ceiling not a designated res- nated residential immediately adjacent to idential space. space. the facility is not desig- nated residential space. Maximum Height All wireless communica- All wireless commu- All wireless commu- All wireless corn- All wireless corn- All wireless commu- and Area tion facilities and attached nication facilities and nication facilities and munication facili- munication facilities nication facilities wireless communication attached wireless attached wireless ties and attached and attached wire- and attached wire- w facilities must comply with communication facili- communication facili- wireless communi- less communica- less communication the Airport zoning regula- ties must comply with ties must comply with cation facilities tion facilities must facilities must corn- tions, as listed in RMC the Airport zoning the Airport zoning must comply with comply with the Air- ply with the Airport 4-3-020. regulations, as listed regulations, as listed the Airport zoning port zoning regula- zoning regulations, Micro Facilities shall com- in RMC 4-3-020. in RMC 4-3-020. regulations, as tions, as listed in as listed in RMC ply with the height limita- Mini Facilities shall Macro Facilities shall listed in RMC RMC 4-3-020. 4-3-020. 4-3-020. tion specified for all zones comply with the comply with the Monopole II Facility Lattice Tower Facil- except as follows: Micro height limitation height limitation Monopole I Facility Maximum Height: ity Maximum Height: Facilities may exceed the specified for all specified for all Maximum Height: 35 feet higher than 35 feet higher than height limitation by 6 feet, zones except as fol- zones except as fol- Less than 60 feet the regular permit- the regular permit- or in the case of existing lows: Mini Facilities lows:Macro Facilities for all zones. ted maximum ted maximum height structures the antennas may exceed the may exceed the Macro Facilities are height for the appli- for the applicable may extend 6 feet above height limitation by height limitation by the largest attached cable zoning dis- zoning district, or the existing structure. 10 feet,or in the case 16 feet,or in the case communication trict, or 150 feet, 150 feet, whichever Placement of an antenna of existing structures of existing structures facilities allowed on whichever is less. is less. on a nonconforming struc- the antennas may the antennas may a Monopole I Facil- extendture shall not be consid- 10 feet above extend 16 feet above ity. ered to be an expansion o es the existing structure. the existing struc of the nonconforming a. structure. MICRO MINI 'MACRO LATTICE FACILITY'. :'FACILITY FACILITY':7 -MONOPOLE I MONOPOLE II TOWERS • Maximum Height See above. Placement of an Placement of an Antennas equal to Macro Facilities are Macro Facilities are and Area antenna on a non- antenna on a non- or less than 4 the largest permit- the largest permitted (Continued) conforming structure conforming structure inches in diameter ted attached wire- attached wireless shall not be consid- shall not be consid- may be a compo- less communica- communication facil- ered to be an expan- ered to be an expan- nent of a Monopole tion facilities ities allowed on a sion of the noncon- sion of the noncon- I Facility. allowed on a Mono- Lattice Tower. forming structure. forming structure. pole II facility. Antenna/Structure Antenna/Structure Height: Antennas Height: Antennas that extend above that extend above the Lattice Tower the Monopole II wireless communi- wireless communi- cations support cations support structure shall not structure shall not be calculated as part be calculated as of the height of the part of the height of wireless communi- the wireless corn- cations support a munications sup- structure. a port structure. Maximum 6 feet. 10 feet. 16 feet. 16 feet. 16 feet. 16 feet. Antenna Projec- tion Above Sup- port Structure, Monopole,Tower or Building Color Shall be same color as the Shall be same color Shall be same color NA NA NA building, pole or support as the building, pole as the building, pole structure on which it is or support structure or support structure proposed to be located. on which it is pro- on which it is pro- posed to be located. posed to be located. ' - — FACILITY FACILITY . FACILI — � � -- ---- - —` -- - -� ^ ~ Landscaping NA N/\ NA See subsection Fof See subsection Fof See subsection Fwf and Screening this Section, Stan- this Section, Stan- this Section, Sbao^ Uan1n. dmrde. dundm. A minimum land- A minimum land- /\ minimum land- scaping areaof15 acapinQ area of15 ocaping area of15 feet shall be feet shall ba feet shall ba required surround- required surround- required surround- ing thmfaoi|ih4ur ing the facility, or ing the facility, or equivalent screen- equivalent screen- equivalent screen- ing aaappnovedby ingaa approved by ingoe approved bv the Reviewing Off i~ the Reviewing Offi^ the Reviewing C}ffi^ ciaL ciaL cio|. Landscaping shall Landscaping shall Landscaping shall include trees, include trees, include trees, shrubs and ground shrubs and ground shrubs and ground *` cover.The required cover.The required cover. The required s/ landscaped areas landscaped areas landscaped areas m shall include an shall include mn shall include an uotnnoatedirriQa^ autonnatedirriga^ automated irrigation tionwyatmmo. tionsyatgrn. aymtmnl. - (Ord. 5241, 11^27^2008) � � H. AIRPORT RESTRICTIONS— NOTICE cause interference with the applicant's TO FAA: proposed antenna. A Notice of Proposed Construction shall be sub- mitted to the FAA a minimum of thirty(30) days e. The fees, costs, or contractual provi- priorto the issuance of any building permit for any sions required by the owner in order to wireless communication support structure or at- share an existing tower or structure or to tached wireless communication facilities. adapt an existing tower or structure for sharing are unreasonable.Costs exceed- I. OBSOLESCENCE: ing new tower development are pre- Any wireless communications facility or attached sumed to be unreasonable. wireless communications facility that is no longer needed and its use is discontinued shall be re- f. The applicant demonstrates that ported immediately by service provider to the Ad- there are other limiting factors that render ministrator. Discontinued facilities shall be existing towers and structures unsuit- decommissioned and removed by the facility able. owner within six (6) months of the date it ceases to be operational or if the facility falls into disre- 2. Cooperation in Collocation Efforts: A pair, and the site restored to its pre-existing con- permittee shall cooperate with other WCF dition. The Administrator may approve an providers in collocating additional antennas extension of an additional six(6) months if good on support structures and/or on existing cause is demonstrated by the facility owner. buildings provided said proposed collocators have received a building permit for such use J. COLLOCATION REQUIRED: at said site from the City.A permittee shall ex- ercise good faith in collocating with other pro- 1. Evaluation of Existing Support Struc- eiders and sharing the permitted site, tures: No new wireless communications sup provided such shared use does not give rise port structure shall be permitted unless the to a substantial technical level of impairment applicant demonstrates to the reasonable of the ability to provide the permitted use(i.e., satisfaction of the governing authority that no a significant interference in broadcast or re existing tower or structure can accommodate ception capabilities as opposed to a compet the applicant's proposed antenna. Evidence itive conflict or financial burden). Such good submitted to demonstrate that an existing faith shall include sharing technical informa- tower or structure can accommodate the ap tion to evaluate the feasibility of collocation. plicant's proposed antenna may consist of In the event a dispute arises as to whether a any of the following: permittee has exercised good faith in accom- modating other users,the City may require a a. No existing towers or structures are third party technical study at the expense of located within the geographic area re- either or both the applicant and permittee. quired to meet applicant's engineering requirements. 3. Reasonable Efforts:All applicants shall demonstrate reasonable efforts in developing b. Existing towers or structures are not a collocation alternative for their proposal. of sufficient height to meet applicant's en- gineering requirements. K. PERMIT LIMITATIONS: c. Existing towers or structures do not 1. Maintenance Required: The applicant have sufficient structural strength to sup- shall maintain the WCF to standards that may port applicant's proposed antenna and be imposed by the City at the time of the related equipment. granting of a permit. Such maintenance shall include, but shall not be limited to, mainte- d. The applicant's proposed antenna nance of the paint, structural integrity and would cause electromagnetic interfer- landscaping. If the applicant fails to maintain ence with the antenna on the existing the facility,the City may undertake the main- towers or structures, or the antenna on tenance at the expense of the applicant or the existing towers or structures would terminate the permit, at its sole option. (Revised.1/0.7) 4- 96 2. Compliance with Federal Standards for Radio Frequency Emissions:The appli- cant shall comply with Federal (FCC) stan- dards for radio frequency emissions. Within sixty (60) days after the issuance of its build- ing permit,the applicant shall submit a project implementation report which provides cumu- lative field measurements of radio frequency emissions of all antennas installed at the sub- ject site and compares the results with estab- lished Federal standards.Said report shall be subject to review and approval of the Admin- istrator for consistency with Federal stan- dards. If on review, the City finds that the WCF does not meet Federal standards, the City may revoke or modify this permit. 3. Notice to City of Change of Owner- ship: The applicant shall notify the Depart- ment of all changes in ownership or operation of the facility within sixty (60) days of the change. (Ord.4666, 6-2-1997, Amd. Ord. 4689, 11-24-1997) L. ALTERNATES, MODIFICATIONS, VARIANCES: See RMC 4-9-250. M. APPEALS: See RMC 4-8-110. (Ord. 4722, 5-11-1998; Amd. Ord. 4963, 5-13-2002) 4-4-150 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) 4- 97 (Revised 1/07) Chapter 5 i 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. 5404, July 21, 2008. 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 1. Bureau of Fire Prevention Established 1 2. Appointment of Fire Marshal 1 3. Report Required 1 4. Appointment of Inspectors by Fire Chief 1 C. City Clerk Duty 1 4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION 2 A. Construction of Manufactured or Mobile Home Parks— Permits Required 2 B. Individual Mobile/Manufactured Home Installation 2 1. Installation Permit Required 2 2. Installation Requirements 2 3. Insignia Required 2 4-5-040 NATIONAL ELECTRICAL CODE 2 A. Adoption 2 B. Electrical Permit Required 2 C. Administration and Enforcement 2 1. Short Title 2 2. National Electrical Code—Adopted as Amended, Added To and Excepted 2 3. Purpose 2a 4. Scope 2.1 5. Application 2.1 a. New Installations 2.1 b. Existing Installations 2.1 c. Additions, Alterations, Modifications, or Repairs 2.1 d. Moved Buildings or Structures 2.1 e. Alternate Materials or Methods 2.2 5 - i (Revised 8/08) SECTION PAGE NUMBER NUMBER 6. Permit Requirements and Exemptions 2.2 7. Inspections 2.3 8. Temporary Installation 2.5 D. Amendments to the 2002 National Electrical Code (NEC) 2 5 1. NEC Article 80 Amended 2.5 2. NEC Article 100 Amended 2.5 3. NEC Article 110.2 Amended 2.7 4. NEC Article 110.3 Amended 2.7 5. NEC Article 110.12 Amended 2.7 6. NEC 110.16 Amended 2.8 7. NEC 110.22 Amended 2.8 8. NEC Article 210.8(B) Amended 2.8 9. NEC Article 210.8 Amended 2.8 10. NEC 210.11(C) Amended 2.8 11. NEC Article 215.10 Amended 2.9 12. NEC Article 220.35 Amended 2.9 13. NEC Article 225.32 Amended 2.9 14. NEC Article 225.32 Amended 2.9 15. NEC Article 230.2 Amended 2.9 16. NEC Article 230.2(A) Amended 2.10 17. NEC Article 230.28 Amended 2.10 18. NEC Article 230.43 Amended 2.10 19. NEC Article 230.70(A)(1) Amended 2.11 20. NEC Article 230.70(A)(2) Amended 2.11 21. NEC Article 230.90(A), Exception No. 3, Amended 2.11 22. Reserved 2.11 23. NEC Article 230.95 Amended 2.11 24. NEC Article 230.202(B) Amended 2.11 25. NEC Article 250.32(B)(2) Deleted 2.12 26. NEC Article 250.50 Amended 2.12 27. NEC Article 250.56 Amended 2.12 28. NEC Article 250.104(A) Amended 2.12 29. NEC Article 250.184(A) Amended 2.12 30. NEC Article 250.184(B) Amended 2.13 31. NEC Article 250.184(D) Amended 2.13 32. NEC Article 300.4(B)(1) Amended 2.14 33. NEC Article 300.11(A) Amended 2.14 34. NEC Article 310.12 Amended 2.15 35. NEC Article 314.15 Amended 2.15 36. NEC Article 314.29 Amended 2.15 37. NEC Article 334.10(3) and (4) Amended 2.15 38. NEC Article 334.12(A) Amended 2.15 39. NEC Article 358.12 Amended 2.16 40. NEC Article 394.12(5) Amended 2.16 41. NEC Article 410.30(C)(1) Amended 2.16 42. NEC Article 422.10(A) Amended 2.16 43. NEC Article 450.27 Amended 2.16 (Revised 8/08) 5 - II SECTION PAGE NUMBER NUMBER 44. NEC Article 514.11(A) Amended 2.17 45. NEC Article 517.31 Amended 2.18 46. NEC Article 520.44 Deleted 2.18 47. NEC Article 527.4(G) Amended 2.18 48. NEC Article 553.4 Amended 2.19 49. NEC Article 553.6 Amended 2.19 50. NEC Article 553.7(B) Amended 2.19 51. NEC Article 555.1 Amended 2.19 52. NEC Article 555.5 Amended 2.19 53. NEC Article 555.7 Amended 2.19 54. NEC Article 555.9 Amended 2.19 55. NEC Article 555.10(B) Amended 2.19 56. NEC Article 555.13(B)(1) Amended 2.19 57. NEC Article 555.19 Amended 2.19 58. NEC Article 555.21 Amended 2.20 59. NEC Article 600.3 Amended 2.20 60. NEC Article 600.10(C) Amended 2.20 61. NEC Article 600.10 Amended 2.20 62. NEC Article 600.21 Amended 2.20 63. NEC Article 600.30 Amended 2.21 64. NEC Article 680.4 Amended 2.21 65. NEC Article 680.12 Amended 2.21 66. NEC Article 680 Amended 2.21 67. NEC Article 680.40 Amended 2.21 68. NEC Article 680.70 Amended 2.21 69. NEC Article 700.9(A) Amended 2.22 70. NEC Article 760.10 Amended 2.22 71. Figures and Drawings 2.23 4-5-050 INTERNATIONAL BUILDING CODE 4 A. Adoption 4 B. Applicability 4 C. State Amendments to the International Building Code 4 D. City Amendments to the International Building Code 5 1. Dangerous Buildings 5 2. Violations and Penalties 5 3. Liability Claims 5 4. Appeals Board 5 5. Off-Site Improvements 5 6. Standpipe Requirements 5 7. Dry Standpipes 5 E. City Amendments to the IBC Relating to Sprinkler Requirements 6 1. Chapter 9 6 F. Repealed 8 4-5-051 WASHINGTON STATE ENERGY CODE AND WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE ADOPTED 8 4-5-055 INTERNATIONAL RESIDENTIAL CODE 8 A. Adoption 8 5- III (Revised 8/08) SECTION PAGE NUMBER NUMBER B. Applicability 8 C. State Amendments to the International Residential Code 8 D. City Amendments to the International Residential Code 8 1. Certificate of Occupancy 8 2. Violations and Penalties 8 3. Appeals Board 8 4-5-060 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS 9 A. Adoption 9 B. Process for Abatement 9 4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION REGULATIONS 9 A. Purpose 9 B. Adoption of Fire Code and Standards 9 C. Amendments and Additions to the Fire Code 9 D. Fire Hydrants 14.12 1. Required for Construction 14.12 a. Plans Required Prior to Permit 14.12 b. Installation Timing 14.12 c. Upgrade of Existing Hydrants Required 14.12 2. Fire Hydrant Requirements in Commercial, Business, Industrial and Manufacturing Areas 14.12 a. Installation Required 14.12 b. Number and Location of Hydrants 14.12 c. Applicability to Annexed Properties 14.13 3. Fire Hydrants in Other Areas 14.13 4. Fire Hydrants; Special Locations 14.13 5. Multiple Uses-Contract 14.13 6. Fire Flow Requirements 15 a. Basis for and Computation of Fire Flow Requirement 15 b. Unknown Fire Flow 15 7. Residential Sprinkling Permitted 15 8. Number of Hydrants Required 15 9. Location of Hydrants 15 a. Minimum Distances from Structures 15 10. Hydrant Accessibility 15 a. Fire Marshal Discretion 15 11. Design and Installation Requirements 15 12. Special Requirements for Buildings More Than Two Hundred Feet (200') from a Street Property Line 16 13. Water System Requirements for Hydrants 17 14. Service and Testing of Hydrants 17 15. Prohibited Hydrants 17 16. Dead End Mains Prohibited 17 17. Meter or Detection Required for Private Water or Fire Service 17 18. Use for Other Than Fire Protection Prohibited 17 19. Changes Requiring Increased Fire Protection 17 20. Violation of This Section and Penalties 17 (Revised 8/08) 5- iv SECTION PAGE NUMBER NUMBER 4-5-080 UNIFORM HOUSING CODE 17 A. Adoption 17 B. City Amendments to Certain Uniform Housing Code Procedures 17 4-5-090 INTERNATIONAL MECHANICAL CODE 18 A. Adoption 18 B. Appeals Board 18 4-5-100 INTERNATIONAL FUEL GAS CODE 18 A. Adoption 18 B. Appeals Board 18 C. Violations and Penalties 18 4-5-110 UNIFORM PLUMBING CODE 18 A. Adoption 18 B. State Amendments to Uniform Plumbing Code 18 C. City Amendments to Uniform Plumbing Code 18 4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT REGULATIONS 18 A. Purpose 18 B. Intent 18 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 5 -V (Revised 8/08) This page left intentionally blank. (Revised 8/08) 5-VI SECTION PAGE NUMBER NUMBER 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 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 5 -Vii (Revised 7/04) SECTION PAGE NUMBER NUMBER 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 M. Variances 35 4-5-130 APPEALS 35 4-5-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES 35 (Revised 7/04) 5 -viii 4-5-020C 4-5-010 ADOPTION OF STATE, and plats shall be kept in the office of the NATIONAL, UNIFORM, AND Building Official or proper enforcement offi- INTERNATIONAL CODES: cial. (Ord. 1472, 12-18-1953; Amd. Ord. (Amd. Ord. 5085, 6-21-2004; Ord. 5297, 41 1 17 1977; Amd. Ord. 3214, 7-2-2007) 4 10-1978) A. ADOPTION BY REFERENCE: B. FIRE DEPARTMENT DUTY: By the reference thereto made herein, said 1. Bureau of Fire Prevention Estab- Codes, together with any and all amendments, lished: The Uniform Fire Code shall be en- modifications or additions thereto hereafter forced by the Bureau of Fire Prevention in the printed and filed with the City Clerk as herein Fire Department of the City which shall be op- specified, are incorporated in and made a part of erated under the supervision of the Chief of this Chapter as fully and with the same effect as if the Fire Department. set out herein in full, or as if adopted by subse- quent amendments. (Ord. 3214, 4-10-1978, eff. 2. Appointment of Fire Marshal:The Fire 4-19-1978) Marshal in charge of the Bureau of Fire AMENDMENTS: Pre- vention shall be appointed by the Fire Chief of B. B. and all MENTS:amendments, additions or modifica- ing good behavior and satisfactory service. the City. His appointment shall continue dur- Anytions to said Codes, when printed and filed with the City Clerk of the City of Renton by authoriza- 3. Report Required:A report of the Bureau tion of the City Council from time to time,shall be of Fire Prevention shall be made at least an- considered and accepted and constitute a part of nually and transmitted to the Mayor and City such Codes without the necessity of further adop- Council of the City. This report shall contain, tion of such amendments, modifications or addi- among others, all proceedings under this tions by the legislative authority of the City of Code, with such statistics as the Chief of the Renton or by ordinance. Fire Department may wish to include therein. The Chief of the Fire Department shall also 4-5-020 AUTHORITY: recommend any amendments to the Code, which in his judgment shall be necessary. A. BUILDING OFFICIAL DUTY: 4. Appointment of Inspectors by Fire Whenever the term "administrative authority" is Chief:The Chief of the Fire Department may used in this Chapter,it shall be construed to mean appoint such members of the Fire Depart- the Building Official of the City of Renton, or his ment as inspectors as shall from time to time duly authorized representative or agent. It shall be necessary in order to carry out and en- be the duty of the Building Inspector (or Official) force the terms and conditions of the Fire in charge of issuing building permits and inspec- Code. (Ord. 4547, 7-24-1995) tion of buildings to see that this Chapter is en- forced through the proper legal channels. He C. CITY CLERK DUTY: shall issue no permit for the construction or alter The City Clerk is hereby authorized and directed ation of any building or part thereof unless the to duly authenticate and record a copy of the Uni- plans, specifications and intended use of such form and other Codes adopted under this Chap- building conform in all respects with the provi- ter, together with any amendments or additions sions of this Chapter. thereto, together with an authenticated copy of 1. Record of Plats Required:All specifica this Chapter and made available for examination 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 5 - 1 (Revised 11/07) 4-5-030A 4-5-030 MANUFACTURED/MOBILE 4-5-040 NATIONAL ELECTRICAL HOME AND PARK INSTALLATION: CODE: A. CONSTRUCTION OF A. ADOPTION: MANUFACTURED OR MOBILE HOME The"National Electrical Code,"2005 Edition,pub- PARKS — PERMITS REQUIRED: lished by the National Fire Protection Association, In the construction of mobile home parks, the de- as amended by the City of Renton, is hereby veloper shall obtain a building permit consistent adopted as the National Electrical Code,or NEC, with all applicable State, County and City codes 2005 Edition, for the City of Renton, and may for electrical, plumbing, sanitary sewer, storm hereafter be designated as "City of Renton Elec- sewer, fire, street, building and all other applica- trical Code, 2005." (Ord. 4596, 4-8-1996; Amd. ble codes. A building permit for a mobile home Ord. 5010, 5-19-2003; Ord. 5063, 2-23-2004; park shall include but is not necessarily limited to Ord. 5297, 7-2-2007) the site, its grading and preparation, private utili- ties and services, private on-site streets, drive- B. ELECTRICAL PERMIT REQUIRED: ways,walkways and landscaping,the dimensions In addition to the National Electrical Code, a City of the individual mobile home sites and the design electrical permit is required before any electrical and construction of the individual mobile home work commences. Fees shall be as listed in RMC pads and their utility connections. Public utilities 4-1-140F, Electrical Permit Fees. (Ord. 4400, and on- or off-site public street improvements as 5-3-1993) defined in subdivision regulations and public or private sewer,water and storm drainage systems C. ADMINISTRATION AND will require a permit from the Development Ser- ENFORCEMENT: vices Division. (Ord. 3746, 9-19-1983) 1. Short Title:This chapter shall be known B. INDIVIDUAL MOBILE/ as the electrical code of the City of Renton, MANUFACTURED HOME INSTALLATION: which is hereinafter referred to as the"City of Renton electrical code,""electrical code" or 1. Installation Permit Required: An instal- as "this code." lation permit from the Development Services Division shall be required for installation of 2. National Electrical Code—Adopted as each manufactured/mobile home and to con- Amended, Added To and Excepted: The nect to utilities.An installation permit shall not National Electrical Code (NFPA 70), 2002 be issued for the location of any mobile home Edition, including Annex B and C, but exclud- unless the mobile home park has been is- ing Article 80;the most current edition of Cen- sued an occupancy certificate and a license trifugal Fire Pumps (NFPA 20) Health Care from the Building Official. Facilities (NFPA 99); Emergency and Standby Power Systems (NFPA 110) and the 2. Installation Requirements: All mobile National Electrical Safety Code (NESC C2- home installations shall comply with WAC 2002 excluding Appendixes A and B) are 296-150B-200 et seq. entitled General Instal- hereby adopted by reference as a part of this lation Requirements for Mobile Homes. Set- Chapter, and shall be applicable within the backs, lot coverage and related requirements City, as amended, added to or excepted in shall be completed and approved and issued this Chapter. prior to the occupation of each mobile home. The requirements of this Chapter will be ob- 3. Insignia Required: Mobile homes con- served where there is any conflict between structed after July 1, 1968 shall bear the in- this Chapter and the National Electrical Code signia of approval for plumbing, heating and (NFPA 70), Centrifugal Fire Pumps (NFPA electrical installation according to chapter 20), Health Care Facilities (NFPA 99), and 43.22 RCW. (Ord. 3746, 9-19-1983) Emergency and Standby Power Systems (NFPA 110). The National Electrical Code will be followed where there is any conflict between Centrifu- (Revised 11/07) 5-2 4-5-030C gal Fire Pumps(NFPA 20),Health Care Facil- ities (NFPA 99), Emergency and Standby Power Systems (NFPA 110 or the NESC C2- 2002 and the National Electrical Code(NFPA 70). 3. Purpose: The purpose of the City of Renton electrical code, as amended and adopted in this Chapter, is the practical safe- guarding of persons, property and buildings from hazards arising from the use of electric- 5 -2a (Revised 11/07) This page left intentionally blank. (Revised 11/07) 5-2b 4-5-040C ity.The City of Renton electrical code con- 5. Application: tains provisions considered necessary for safety. Compliance therewith and proper a. New Installations:This Code ap- maintenance will result in an installation es- plies to new electrical installations. sentially free of hazard, but not necessarily efficient, convenient or adequate for good Exception: If an electrical permit appli- service or future expansion of electrical ser- cation is received after this Chapter has vice. taken effect, but is associated with a building permit application received prior The City of Renton electrical code is not in- to the effective date of this Chapter, all tended as a design specification nor an in- applicable codes adopted and enforced struction manual for untrained persons. at the time of the building application shall apply. 4. Scope: The City of Renton electrical code covers: b. Existing Installations: Existing electrical installations that do not comply a. Electrical conductors, electrical with the provisions of this Chapter shall equipment,and raceways installed within be permitted to be continued in use un- or on public and private buildings, prop- less the Building Official or designated erty or other structures. representative determines that the lack of conformity with this Code presents an im- b. Signaling and communications con- minent danger to the building, structure ductors and equipment, telecommunica- or occupants. Where changes are re- tions conductors and equipment, fiber quired for correction of hazards, a rea- optic cables, and raceways installed sonable amount of time shall be given for within or on public and private buildings, compliance, depending on the degree of property or other structures. the hazard. c. Yards, lots, parking lots, and indus- c. Additions,Alterations, Modifica- trial substations. tions,or Repairs:Additions,alterations, modifications or repairs to the electrical d. Temporary electrical installations for system of any building, structure, or pre- use during the construction of buildings. mises shall conform to the requirements of this Code without requiring those por- e. Temporary electrical installations for tions of the existing building not being al- carnivals, conventions,festivals, fairs, tered or modified to comply with all the traveling shows,the holding of religious requirements of this Code. Installations, services,temporary lighting of streets,or additions, alterations, modifications, or other approved uses. repairs shall not cause an existing build- ing to become unsafe or to adversely af- f. Installations of conductors and equip- fect the performance of the building as ment that connect to a supply of electric- determined by the Building Official or ity. designated representative. Electrical wir- ing added to an existing service, feeder, g. All other outside electrical conduc- or branch circuit shall not result in an in- tors on the premises. stallation that violates the provisions of this Chapter in force at the time the addi- h. Optional standby systems derived tions were made. from portable generators. d. Moved Buildings or Structures: Exception:All wires and equipment that Buildings or structures intended to be re- fall within Section 90.2(b)(5) of the Na- located within or into the City of Renton tional Electrical Code, 1981 Edition, are must be inspected by the Building Official exempt from the requirements of this for compliance with the codes and stan- Chapter. dards adopted in this Chapter prior to be- ing relocated or moved.The owner of the 5-2.1 (Revised 4/04) 4-5-040C building or structure must obtain a build- electrical permit for emergency repairs to ex- ing permit and further must agree to cor- isting systems must be obtained and posted rect all deficiencies identified by the at the job site no later than the next business inspection prior to moving the building. day after the work has begun. All deficiencies must be corrected before electric power is connected to the build- a. In accordance with chapter 19.28 . ing. RCW, an electrical permit is required for the following installations: e. Alternate Materials or Methods: The provisions of this Code are not in- i. The installation,alteration, repair, tended to prevent the use of any material, replacement, modification or mainte- alternate design or method of construc- nance of all electrical systems, wire tion not specifically prescribed by this and electrical equipment regardless Code; provided,that any alternate has of voltage. been approved and its use has been au- thorized by the Building Official. ii. The removal of electrical wiring. Modifications to requirements in this iii. The installation and/or alteration Code are allowed only when there are of low voltage systems defined as: significant difficulties encountered mak- ing it impractical to carry out the specific (a) NEC,Class 1 power limited provisions of this Code.The use of alter- circuits at 30 volts maximum. nate materials, methods of construction or modifications, shall not avoid compli- (b) NEC, Class 2 circuits pow- ance with the objectives or intention of ered by a Class 2 power supply this Code or reduce the level of fire and as defined in NEC 725.41(A). life safety, structural integrity, strength, fire resistance, sanitation, or equipment (c) NEC, Class 3 circuits pow- suitability required by this Code. ered by a Class 3 power supply as defined in NEC 725.41(A). The proposed alternate materials, meth- ods or modifications may be permitted iv. Telecommunications Sys- where the equivalent objectives pre- tems: scribed by this Code can be achieved by establishing and maintaining effective fire (a) All installations of telecom- and life safety, structural integrity, munications systems on the cus- strength, fire resistance, sanitation, and/ tomer side of the network or equipment suitability. demarcation point for projects greater than ten(10)telecommu- 6. Permit Requirements and Exemp- nications outlets. tions: Except as specified in this section, no electrical system regulated by this Code shall (b) All backbone installations be installed, altered, replaced, modified, re- regardless of size and all tele- paired, energized, or services connected un- communications cable or equip- less a separate electrical permit for each ment installations involving building or structure has been obtained from penetrations of fire barriers or the Building Official.The electrical permit passing through hazardous loca- shall be posted on the job site at the service tions require permits and inspec- equipment or other conspicuous readily avail- tions. able location and shall remain so posted dur- ing the entire course of work. (c) The installation of greater than ten (10) outlets and the as- Except for emergency repairs to existing sys- sociated cables along any hori- tems, an electrical permit must be obtained zontal pathway from a and posted at the job site prior to beginning telecommunications closet to any electrical installation or alteration. An work areas during any continu- (Revised 4/04) 5-2.2 4-5-040C ous ninety (90) day period re- vi. Repair or replacement of any quires a permit and inspection. over current device which is like-in- kind in the same location; (d) In R1 and R2 occupancies as defined in the building code, vii. Repair or replacement of elec- permits and inspections are re- trodes or transformers of the same • quired for all backbone installa- size and capacity for signs or gas tions, all penetrations of fire tube systems; resistive walls, ceilings and floors; and installations of viii. Telecommunication Sys- greater than ten (10)outlets in tems: common areas. (a) Telecommunication outlet (e) Definitions of telecommuni- installations within the individual cations technical terms will come dwelling units of group R1 occu- from chapter 19.28 RCW, the pancies as defined by the build- currently adopted WAC rules, ing code; EIAf lA standards, and the Na- tional Electrical Code. (b) All telecommunications in- stallations within R3 occupan- b. An electrical permit shall not be re- cies as defined in the building quired for the following: code; i. Portable motors or other portable (c) The installation or replace- appliances energized by means of a ment of cord and plug connected cord or cable having an attachment telecommunications equipment plug end to be connected to an ap- or for patch cord and jumper proved receptacle when that cord or cross-connected equipment; cable is permitted by the National Electrical Code; ix. Listed wireless security systems where power is supplied by a listed ii. Repair or replacement of fixed Class 2 plug in transformer installed motors, transformers or fixed ap- in R3 occupancies; proved appliances or devices rated fifty (50) amps or less which are like- x. A permit shall not be required for in-kind in the same location; the installation, alteration or repair of electrical wiring, apparatus or equip- iii. Temporary decorative lighting; ment or the generation, transmis- when used for a period not to exceed sion, distribution or metering of forty five (45) days and removed at electrical energy or in the operation the conclusion of the forty five (45) of signals or the transmission of intel- day period; ligence by a public or private utility in the exercise of its function as a serv- iv. Repair or replacement of cur- ing utility. rent-carrying parts of any switch, conductor or control device which c. Exemption from the permit require- are like-in-kind in the same location; ments of this Code shall not be deemed to grant authorization for work to be done v. Repair or replacement of attach- in violation of the provisions of the Na- ment plug(s) and associated recep- tional Electrical Code or other laws or or- tacle(s) rated fifty (50) amperes or dinances of the City. less which are like-in-kind in the same location; 7. Inspections: a. Plan review is a part of the electrical inspection process;its primary purpose is 5-2.3 (Revised 4/04) 4-5-040C to determine that electrical loads, con- must bear the engineer's stamp and sig- ductors, and equipment are calculated nature. and sized according to the proper NEC article or section; the classification of i. All educational facilities,hospitals hazardous locations; and proper design and nursing homes; of emergency and legally required standby systems.Two (2) sets of plans ii. All services or feeders rated one and specifications shall be submitted with thousand six hundred (1,600) am- each application for an electrical permit peres or larger; for the following installations: iii. All installations identified in the i. R1 and R2 occupancies as de- National Electrical Code requiring fined in the building code; engineering supervision; ii. All electrical systems installa- iv. As required by the Building Offi- tions of six hundred (600) volts and cial for installations, which by their greater; nature are complex, hazardous or pose unique design problems. iii. All educational, institutional,and health care or personal care occu- d. Plans shall be drawn to a clearly indi- pancies classified or defined in WAC cated and commonly accepted scale of 296-46b-010(14); not less than one-eighth inch (1/8") to one foot upon substantial paper such as iv. Alf commercial generator instal- blueprint quality or standard drafting pa- lations; per. Plans shall indicate the nature and extent of the work proposed and shall v. All electrical installations in haz- show in detail that the installation will ardous areas as defined by the cur- conform to the provisions of this code.All rently adopted National Electrical electrical work shall be readily distin- Code; guishable from other mechanical work. If plans are incomplete, unintelligible or in- vi. All new or altered electrical in- definite,the Building Official may reject or stallations of other than Type R3 oc- refuse to examine such plans or may re- cupancies of two thousand five quire the plans to be prepared by a li- hundred (2,500)square feet or more censed electrical engineer, even though where the electrical load is more than a plan examination fee has been paid. one hundred (100) amps; e. Plans and specifications shall in- vii. All new or altered service instal- clude the following information: lations of other than Type R3 occu- pancies. i. The proposed use or occupancy of the various portions of the building b. Classification and definition of edu- or rooms in which the installation is to cational, institutional, health or personal be made; care and licensed daycare occupancies shall be as defined in WAC 296-46B- ii. A complete riser diagram; 010(14)and is hereby adopted as part of this code. iii. The calculated load schedule and demand factor selected for each c. All electrical plans for the following branch circuit, feeder, sub-feeder, installations shall be prepared by, or un- main feeder and service; der the direction of,a consulting electrical engineer registered under chapter 18.43 iv. Panel and branch circuit sched- RCW, and chapters 246B-320, 180-29, ules showing individual branch circuit and 388-97 WAC.All electrical plans loads, total demand load and con- nected load; (Revised 4/04) 5-2.4 4-5-040D v. Fault current calculations and D. AMENDMENTS TO THE 2002 listed interrupting rating for each ser- NATIONAL ELECTRICAL CODE (NEC): vice and/or feeder; The following are the City of Renton's amend ments to the 2002 National Electrical Code: vi. A key to all symbols used; 1. NEC Article 80 Amended: NEC Article vii. Letters and numbers designat- - 80 is not adopted as part of this code. ing mains, feeders, branch circuits and distribution panels; 2. NEC Article 100 Amended:NEC Article 100 is amended by adding the following defi- viii. Wattage, number of sockets nitions,to read as follows: and type of lighting fixture; "Certified Electrical Product" means an elec- ix. Wattage and purpose of all other trical product to which a laboratory, accred- outlets; ited by the State of Washington, has the laboratory's certification mark attached. x. Voltage at which the equipment will operate; "Certification Mark" is a specified laboratory label, symbol, or other identifying mark that xi. Identification of wire sizes, insu- indicates the manufacturer produced the lation type, conduit type and sizes; product in compliance with appropriate stan- dards or that the product has been tested for xii. Other information as may be re- specific end uses. quired by the Plans Examiner. "City" means the City of Renton. 8. Temporary Installation: If the Building Official finds that the safety of life or property "Chapter"unless elsewhere specified,means will not be jeopardized, permits may be is- this code,which is the City of Renton amend- sued for temporary electrical installations for ments to the NEC. use during the construction of buildings or for carnivals, conventions, festivals,fairs, the "Electrical Equipment" includes electrical holding of religious services, temporary light- conductors, conduit, raceway, apparatus, ing of streets, or other approved uses. Per- materials, components, and other electrical mission to use such temporary installation equipment not exempted by RCW shall not be granted for a greater length of 19.28.006(8). Any conduit/raceway of a type time than thirty(30)days,except that a permit listed for electrical use is considered to be for a temporary installation to be used for electrical equipment even if no wiring is in- constructing of a building may be issued for stalled in the conduit/raceway at the time of the period of construction. Should such tern- the conduit/raceway installation. porary lighting be over the street area, the proper authorization for such use of the street "Electrical Products Certification Laboratory" must first be obtained. All such temporary in- is a laboratory or firm accredited by the State stallations shall be made in accordance with of Washington to perform certification of elec- the requirements of this code; provided, that trical products. the Building Official may permit deviations which will not permit hazards to life or prop- "Electrical Products Evaluation Laboratory"is erty; and further provided, that whenever a laboratory or firm accredited by the State of such hazards are deemed by the Building Of- Washington to perform on-site field evalua- ficial to exist,the Building Official may at once tion of electrical products for safety. rescind or cancel the permit covering such in- stallation and disconnect, or order the "Field Evaluated"means an electrical product disconnection of all energy to such equip- to which a field evaluation mark is attached. ment. (Ord.3217,4-10-1978, eff.4-19-1978; Field evaluation must include job site inspec- Ord.4400, 5-3-1993; Ord. 4311, 4-15-1991; tion unless waived by the department, and Amd. Ord. 5063,2-23-2004) may include component sampling and/or lab- oratory testing. 5- 2.5 (Revised 4/04) 4-5-040D "Field Evaluation Mark" is a specified labora- manufacturer as a suitable component re- tory label, symbol, or other identifying mark placement part. indicating the manufacturer produced the product in essential compliance with appro- "Listed" means equipment has been listed priate standards or that the product has been and identified by a laboratory approved by the evaluated for specific.end uses. State of Washington for the appropriate equipment standard per this chapter. "Finished Wiring" is when cable or conduit is installed within the finished surfaces of an ex- "Low Voltage" means: isting building or building structure(e.g.,wall, floor or ceiling cavity). (a) NEC, Class 1 power limited circuits at 30 volts maximum. "Industrial Control Panel"means a factory or user wired assembly of industrial control (b) NEC, Class 2 circuits powered by a equipment such as motor controllers, Class 2 power supply as defined in NEC switches, relays, power supplies,computers, 725.41(A). cathode ray tubes,transducers,and auxiliary devices used in the manufacturing process to (c) NEC, Class 3 circuits powered by a control industrial utilization equipment. The Class 3 power supply as defined in NEC panel may include disconnecting means and 725.41(A). motor branch circuit protective devices. In- dustrial control panels include only those (d) Circuits of telecommunications sys- used in a manufacturing process in a food tems as defined in chapter 19.28 RCW. processing or industrial plant. "NRTL" means Nationally Recognized Test- "Installation" includes the act of installing, ing Laboratory accredited by the Federal Oc- connecting, repairing, modifying, or other- cupational Safety and Health Administration wise performing work on an electrical system, (OSHA)after meeting the requirements of 29 component, equipment, or wire except as ex- CFR 1910.7. empted by WAC 296-46B-925. "Point of contact"for utility work, means the "Identification Plate" is a phenolic or metallic point at which a customer's electrical system plate or other similar material engraved in connects to the serving utility system. block letters at least 1/4" (6mm) high, unless specifically required to be larger by this chap- "Stand-Alone Amplified Sound or Public Ad- ter, suitable for the environment and applica- dress System" is a system that has distinct tion.The letters and the background must be wiring and equipment for audio signal gener- in contrasting colors. Screws, rivets, or meth- ation, recording, processing, amplification, ods specifically described in this chapter and reproduction.This definition does not ap- must be used to affix an identification plate to ply to telecommunications installations. the equipment or enclosure. "Telecommunications Installations" is as de- "Labeled" means an electrical product that fined in RCW 19.28.400 for both regulated bears a certification mark issued by a labora- carriers and unregulated local service provid- tory accredited by the State of Washington. ers. "Laboratory"may be either an electrical prod- "Under the Control of a Utility"for the pur- uct(s) certification laboratory or an electrical poses of RCW 19.28.091, is when electrical product(s) evaluation laboratory. equipment is owned by the utility or when electrical equipment is not owned by a utility "Like-in-kind" means having similar charac- and: teristics such as voltage requirement,current draw, circuit overcurrent and short circuit (a) Is located in a vault, room,closet,or characteristics, and function within the sys- similar enclosure that is secured by a tern. Like-in-kind also includes any equip- lock or seal so that access is restricted to ment component authorized by the the utility's personnel; or (Revised 4/04) 5-2.6 4-5-040D (b) The utility is obligated by contract to (b) Field evaluation by an accred- maintain the equipment and the contract ited electrical products testing labo- ' provides that access to the equipment is ratory: restricted to the utility's personnel or other qualified personnel. (i) If the equipment usage is changed to other than industrial "Utility System" means electrical equipment utilization equipment or electrical owned by or under the control of a serving modifications are made to the utility that is used for the transmission or dis- equipment, the equipment must tribution of electricity from the source of sup- be successfully listed or field ply to the point of contact. evaluated by a laboratory ap- proved by the department. "Utilization Voltage" means the voltage level employed by the utility's customer for con- (ii) The equipment must be per- nection to lighting fixtures, motors, heaters, manently installed at the owner's or other electrically operated equipment other facility and inspected per the re- than power transformers. quirements of this Chapter. "WAC"means Washington Administrative (c) Normal inspection as part of the Code. electrical inspection process in- cluded with the general wiring in- 3. NEC Article 110.2 Amended: NEC Arti- spection of a building, structure, or cle 110.2 is amended by adding the following other electrical installation for compli- text to the end of the section: ance with codes and rules adopted under this chapter. Normal inspec- All materials, devices, appliances, and tion will only be made for equipment equipment, not exempted in State law using listed components and wired to chapter 19.28 RCW, must conform to ap- the requirements of the NEC. plicable standards recognized by the Building Official, be listed, or field evalu- Use of industrial control panel(s) or ated by an accredited electrical products equipment before its evaluation or fi- testing laboratory. Equipment must not nal inspection,must be authorized by be energized until such standards are the Building Official or designated met,unless specific permission has been representative prior to being ener- granted by the Building Official. gized. FPN: WAC 296-46B-010(9) FPN: WAC 296-46B-030(2) 4. NEC Article 110.3 Amended: NEC Arti- 5. NEC Article 110.12 Amended: NEC Ar- cle 110.3 is amended by adding a new sub- tide 110.12 is amended by adding new sub- section (C), to read as follows: sections (D) and (E), to read as follows: (C) Industrial Control Panels and Utili- (D) Abandoned Conductors and Ca- zation Equipment.Control panels and uti- bles.Electrical conductors or cables shall lization equipment installed in industrial not be abandoned in place. Unused elec- plants will be determined to meet the min- trical conductors,or cables,regardless of imum electrical safety standards for in- voltage,and communication cables not in stallations by one of the following use shall be removed from the building or methods: structure back to the originating panel board unless otherwise authorized by the (a) Listing and labeling by an ac- Building Official or designated represen- credited electrical products testing tative. laboratory; (E) Old,Used or Damaged Material and Equipment. Old, used or damaged elec- trical equipment,conductors or materials 5-2.7 (Revised 4/04) 4-5-040D shall not be reinstalled or used in any (4) Outdoors new work without prior approval of the Building Official or designated represen- FPN: WAC 296-46B-210(2) tative. (5) Crawl spaces—at or below grade 6. NEC 110.16 Amended: NEC Article 110.16 is amended by adding the following 9. NEC Article 210.8 Amended: NEC Arti- text to the end of the first paragraph: cle 210.8 is amended by adding a new sub- section (C), to read as follows: The flash protection marking must be an identification plate or label meeting ANSI (C) All Occupancies Standards Z535.4-1998 or be of a type approved by the Building Official or des- a. All 125-volt, single phase, 15 ignated representative.The plate or label and 20 ampere receptacles installed may be installed at the factory or in the within 1.8 m (6 ft) of any sink, fixed field.The plate or label may be mounted water source, or a normally wet or using adhesive. damp location shall be provided with ground-fault circuit-interrupter pro- FPN:WAC 296-46B-110(4) tection for personnel. 7. NEC 110.22 Amended: Exception:The laundry receptacle when installed within the dedicated a. NEC Article 110.22 is amended by wall space occupied by the clothes adding the following text to the end of the washer. first paragraph: FPN: WAC 296-46B-410(1) In other than dwelling units, an iden- tification plate or label is required un- b. All luminaires (lighting fixtures) less the disconnect is a circuit permitted to be installed within the breaker or fused switch installed zone defined in Article 410.4(D)shall within a panelboard and its purpose be ground-fault circuit-interrupter is indicated by the panelboard sched- protected and shall be fully enclosed. ule.The identification plate or label must include the identification desig- FPN: WAC 296-46B-410(1) nation of the circuit source panel- board that supplies the disconnect. 10. NEC 210.11(C)Amended: NEC Article 210.11(C) is amended by adding a new sub- FPN: WAC 296-46B-110(5) section (4), to read as follows: b. NEC Article 110.22 is amended by (4) Unfinished spaces. In addition to the adding the following text to the end of the number of branch circuits required by second paragraph: other parts of this section, at least one additional branch circuit shall be provided The marking must be in the form of for unfinished spaces adaptable to future an identification plate or label that is dwelling unit living areas that are not substantially yellow in color.The readily accessible to the service or words"CAUTION—SERIES COMBI- branch circuit panelboard.The circuits NATION RATED SYSTEM"must be must terminate in a suitable box(es).The on the plate or label in letters at least box must contain an identification of the 13 mm (1/2") high. intended purpose of the circuit(s). The branch circuit panelboard must have ad- FPN: WAC 296-46B-110(6) equate space and capacity for the in- tended load(s). 8. NEC Article 210.8(B)Amended: NEC Article 210.8(B) is amended by adding new FPN: WAC 296-46B-210(2) subsections (4) and (5), to read as follows: (Revised 4/04) 5-2.8 4-5-040D 11. NEC Article 215.10 Amended: NEC paragraph following the first paragraph, to Article 215.10 is amended by adding a new read as follows: paragraph following the first paragraph, to read as follows: Feeder disconnects, panelboards, sub- panels, and similar electrical equipment Equipment ground fault protection sys- must be installed so that they are readily tems shall be performance tested prior to accessible and may not be installed in being placed into service to verify proper bathrooms, clothes closets, or shower installation and operation of the system rooms.All indoor feeder disconnects, as determined by the manufacturer's panelboards and subpanels and similar published instructions.This test or a sub- electrical equipment must have adequate sequent test shall include all system working space and be adequately illumi- feeders. A firm having qualified person- nated. nel and proper equipment must perform the tests required. A copy of the manu- FPN: WAC 296-46B-230(11) facturer's performance testing instruc- tions and a written performance 14. NEC Article 225.32 Amended: Article acceptance test record signed by the per- 225.32 is amended by adding new subsec- son performing the test must be provided tions (1) and (2), to read as follows: for the inspector's records at the time of inspection.The performance acceptance (1) Outside locations:Where the feeder test record shall include test details in- disconnecting means is installed outside cluding,but not limited to,all trip settings of a building or structure it must be on the and measurements taken during the test. building or structure supplied.The build- The equipment being tested shall be la- ing disconnecting means may supply beled identifying the date of the test, the only 1 building or structure unless the firm performing the test, and all settings secondary building(s) or structure(s) has for the equipment tested. a separate building disconnecting means meeting the requirements of this subsec- FPN: WAC 296-46B-215(1) tion.The disconnecting means must have an identification plate with at least 12. NEC Article 220.35 Amended: NEC 1/2" high letters identifying: Article 220.35 is amended by adding the fol- lowing text to the end of subsection (1): (a) The building or structure served; and In addition to the 30 day demand data, the following information must be pro- (b) Its function as the building or vided: structure main disconnect(s). a. The date of the measurements. FPN: WAC 296-46B-230(13) b. A statement attesting to the va- (2) Inside location: Where the feeder lidity of the demand data,signed by a disconnecting means is installed inside professional electrical engineer or the building or structure, it must be lo- the electrical administrator of the cated so that the feeder raceway or cable electrical contractor performing the extends no more than 15' inside the measurements. building or structure. c. A diagram of the electrical sys- 15. NEC Article 230.2 Amended: NEC Ar- tem identifying the point(s) of the tide 230.2 is amended by adding a new para- measurements. graph following the first paragraph,to read as follows: FPN: WAC 296-46B-010(22) Each portion of a building or structure 13. NEC Article 225.32 Amended: NEC separated by one or more firewalls that Article 225.32 is amended by adding a new comply with Section 705 of the Interna- 5-2.9 (Revised 4/04) 4-5-040D tional Building Code may be considered than 100' in length from the pole or a separate building.Firewalls shall not be support. Masts for support of other less than 2 hr fire-resistance rated.The than service drops shall comply with extent and location of such firewalls shall this requirement as well. provide a complete separation. (6) Intermediate support masts FPN: WAC 296-46B-230(2) shall be installed in an approved manner with methods identical or 16. NEC Article 230.2(A)Amended: NEC equal to those required for service Article 230.2(A) is amended by adding a new masts. subsection (6), to read as follows: (7) For altered services,where it is (6) Transient voltage surge suppressor impractical to install U bolt mast sup- ports due to interior walls remaining FPN: WAC 296-46B-230(4) closed, it may be permissible to use other alternate mast support meth- 17. NEC Article 230.28 Amended: NEC ods such as heavy gauge, galva- Article 230.28 is amended by adding new text nized,electrical channel material that to the end of the first paragraph, to read as is secured to two(2)or more wooden follows: studs with 5/16" diameter or larger galvanized lag bolts. Where a raceway-type service mast is used as support for service-drop conduc- (8) Conductors shall extend a mini- tdrs, the following conditions must be mum of 450 mm (18 in.) from all met: mastheads to permit connection to the connecting overhead wiring. (1) Raceway type service mast shall be a minimum of 2-inch rigid FPN: See WAC 296-46B-230(5) metal conduit. Drawings E-101 through E-103. (2) An approved roof flashing shall FPN: WAC 296-46B-230(5) be installed on each mast where it passes through a roof. Plastic, non- 18. NEC Article 230.43 Amended: NEC hardening mastic shall be placed be- Article 230.43 is amended by adding the fol- tween lead-type flashings and the lowing text to the end of Article 230.43, to conduit. Approved neoprene type read as follows: roof flashings may be permitted. Wiring methods for service conductors (3) Masts shall be braced,secured, not exceeding 600 volts, nominal, within and supported in such a manner that a building or structure is limited to the fol- no pressure from the attached con- lowing methods: (3) Rigid metal conduit; ductors will be exerted on a roof (4) Intermediate metal conduit; (8) Wire- flashing, meter base, or other enclo- ways;(9)Busways;(10)Auxiliary gutters; sures. (11) Rigid nonmetallic conduit; (12) Ca- blebus; or(14) Mineral-insulated, metal- (4) Utilization of couplings for a sheathed cable (type MI). mast shall not be permitted above the point the mast is braced, se- FPN: WAC 296-46B-230(8) cured, or supported. Exception:With the approval of the Build- (5) Except as otherwise required by ing Official existing electrical metallic tub- the serving utility, service mast sup- ing used for service entrance conductors port guys shall be installed if the ser- may be permitted to remain, provided it vice drop attaches to the mast more meets all of the following conditions: than 600 mm (24 in.) above the roof line or if the service drop is greater (Revised 4/04) 5-2.10 4-5-040D a. It was installed prior to October 21. NEC Article 230.90(A),Exception No. 1984 3, Amended: NEC Article 230.90(A), Excep- tion No.3, is amended by adding new text to b. It is properly grounded the end of Exception No.3,to read as follows: c. The conduit is installed in a non- Where the service conductors have a accessible location lesser ampacity than the overcurrent pro- tection or the equipment rating that they d. It is the proper size for the in- terminate in or on, an identification plate stalled conductors showing the ampacity of the conductors must be installed on the service equip- FPN:WAC 296-46B-230(9) ment. 19. NEC Article 230.70(A)(1)Amended: FPN: WAC 296-46B-230(7) NEC Article 230.70(A)(1)is amended by add- ing new subsections (a) and (b),to read as 22. Reserved. follows: 23. NEC Article 230.95 Amended: NEC (a) Outside Location:The service dis- Article 230.95 is amended by adding a new connect means shall be installed on the paragraph following the first paragraph, to building or structure it serves.The ser- read as follows: vice disconnection means shall be la- beled with a plate with 1/2 inch letters Equipment ground fault protection sys- providing the following information: tems shall be performance tested prior to being placed into service to verify proper (i) The building or structure served; installation and operation of the system and as determined by the manufacturer's published instructions.This test or a sub- (ii) Its function as the building or sequent test shall include all system structure main service disconnect(s). feeders. A firm having qualified person- nel and proper equipment must perform FPN: WAC 296-46B-230(13) the tests required. A copy of the manu- facturer's performance testing instruc- (b) Inside Location: Where the service tions and a written performance disconnect is installed inside the building acceptance test record signed by the per- or structure,it shall be located so that the son performing the test must be provided service raceway extends no more than for the inspector's records at the time of 15 feet inside the building or structure inspection.The performance acceptance served. Service disconnecting means, test record shall include test details in- panel boards, subpanels and similar cluding, but not limited to all trip settings electrical equipment shall be adequately and measurements taken during the test. illuminated. The equipment being tested shall be la- beled identifying the date of the test, the FPN:WAC 296-46B-230(11) firm performing the test, and all settings for the equipment tested. 20. NEC Article 230.70(A)(2)Amended: NEC Article 230.70(A)(2)is amended to read FPN: WAC 296-46B-230(14) as follows: 24. NEC Article 230.202(B)Amended: (2) Bathrooms. Service disconnection NEC Article 230.202(B) is amended by add- means, panel boards, subpanels and ing new text to the end of subsection (B),to similar electrical equipment shall not be read as follows: installed in bathrooms,clothes closets,or shower rooms. Wiring methods for service conductors exceeding 600 volts, nominal,within a FPN: WAC 296-46B-230(11) building or structure is limited to the fol- 5-2.11 (Revised 4/04) 4-5-040D lowing methods: Rigid metal conduit; In- 28. NEC Article 250.104(A)Amended: termediate metal conduit; Busways; NEC Article 250.104(A) is amended by add- Schedule 80 rigid nonmetallic conduit; ing new text to the end of the first paragraph, Cablebus; metal-clad cable that is ex- to read as follows: posed for its entire length. Hot and cold metal water piping systems FPN: WAC 296-46B-230(15) are not required to be bonded together if, at the time of inspection, the inspector 25. NEC Article 250.32(B)(2) Deleted: can determine the metal water piping NEC Article 250.32(B)(2) is hereby deleted. systems are mechanically and electri- cally joined by one (1) or more metallic FPN: WAC 296-46B-250(1) mixing valves. Metallic stubs or valves used in nonmetallic plumbing systems 26. NEC Article 250.50 Amended: NEC are not required to be bonded to the elec- Article 250.50 is amended by adding a new trical system unless required by the subsection (1), to read as follows: equipment manufacturer's instructions. (1) At each new building or structure FPN: WAC 296-46B-250(5) and WAC served a concrete-encased grounding 296-46B-250(4) electrode consisting of at least 6.0 m (20 ft.) of bare copper conductor sized per 29. NEC Article 250.184(A)Amended: Table 250.66, but not smaller than #4 NEC Article 250.184(A) is amended by add- AWG meeting the requirements of Article ing new subsections (1) and (2), to read as 250.52(A)(3) shall be required as part of follows: " the grounding electrode system. Other electrodes of bare or zinc-coated steel (1) Existing Installations reinforcing bars or rods meeting the re- quirements of 250.52(A)(3) may be used (a) The use of a concentric shield if approved by the Building Official prior to will be allowed for use as a neutral installation. All electrodes shall be in- conductor for extension, replace- spected prior to covering, concealing or ment, or repair, if all of the following the placing of concrete. are complied with: Exception:Job site construction trailers, (i) The existing system uses mobile homes and manufactured homes, the concentric shield as a neutral when not installed on a permanent foun- conductor; dation. (ii) Each individual conductor 27. NEC Article 250.56 Amended: contains a separate concentric shield sized to no less than a. NEC Article 250.56 is amended by 33 1/2% of the ampacity of the changing the last sentence, to read as phase conductor for 3-phase follows: systems or 100%of the ampacity of the phase conductor for sin- Where multiple rod, pipe, or plate elec- gle-phase systems; trodes are installed to meet requirements of this section,they shall not be less than (iii) The new or replacement 4.9 m (16 ft) apart. cable's concentric shield is en- closed inside an outer insulating b. NEC Article 250.56 is amended by jacket; and adding a new exception, to read as fol- lows: (iv) Existing cable (i.e. existing cable installed directly in the cir- Exception:Temporary power services of cult between the work and the 100 amperes or less. circuit's overcurrent device) suc- (Revised 4/04) 5-2.12 4-5-040D cessfully passes the following listed separate neutral conductor tests: meeting the requirements of NEC 250.184(A) must be installed. (1) A cable maintenance high potential dielectric test.The test FPN: WAC 296-46B-250(5) must be performed in accor- dance with the cable manufac- 30. NEC Article 250.184(B) Amended: turer's instruction or the 2001 NEC Article 250.184(B) is amended to read NETA maintenance test specifi- as follows: cations; and The neutral of a solidly grounded neutral (2) A resistance test of the ca- system may be grounded at more than ble shield. Resistance must be one point. based on the type, size, and length of the conductor used as (1) Multiple grounding is permitted the cable shield using the con- at the following locations: ductor properties described in NEC Table 8 Conductor Proper- (a) Services; ties. (b) Underground circuits where An electrical engineer must provide a the neutral is exposed; and specific certification to the Building Official or designated representative (c) Overhead circuits installed in writing that the test results of the outdoors. maintenance high potential dielectric test and the resistance test have (2) Multiple grounding is not al- been reviewed by the electrical engi- lowed: neer and that the cable shield is ap- propriate for the installation. The (a) For new systems where sin- electrical engineer must stamp the glepoint and multigrounded cir- certification document with the engi- cuits form a single system (e.g. neer's stamp and signature.The where a singlepoint circuit is de- document may be in the form of a let- rived from a multigrounded cir- ter or electrical plans. cuit); or Testing results are valid for a period (b) In new single phase (i.e. of seven (7) years from the date of single phase to ground) installa- testing. Cable will not be required to tions. be tested at a shorter interval. FPN: WAC 296-46B-250(6) (b) A concentric shield used as a neutral conductor in a multi- 31. NEC Article 250.184(D) Amended: grounded system fulfills the require- NEC Article 250.184(D) is amended to read ments of an equipment grounding as follows: conductor. • Where a multigrounded neutral system is FPN: WAC 296-46B-250(5) used,the following will apply for new bal- anced phase to phase circuits and exten- (2) New Installations sions, additions, replacements; and repairs to all existing systems of 1 kV and (a) New installations shall not in- over: dude extensions of existing circuits. (1) For existing systems: (b) The use of the concentric shield will not be allowed for use as a neu- (a) The cable's concentric tral conductor for new installations.A shield must be used as the neu- 5-2.13 (Revised 4/04) 4-5-040D tral and all the requirements for visor in writing that the design of neutral conductors described in the multiple grounding installa- WAC 296-46B-250(6)(a) must tion has been reviewed by the be met; or electrical engineer and the de- sign is in accordance with the re- (b) The cable's concentric quirements of chapter 19.28 shield must be effectively RCW, this chapter, and normal grounded to a separate bare standards of care.The electrical copper neutral conductor at all engineer must stamp the certifi- locations where the shield is ex- cation document with the engi- posed to personnel contact. neer's stamp and signature.The document may be in the form of (2) For new systems: a letter or electrical plans. A separate copper neutral must be FPN: WAC 296-46B-250(7) installed and the cable's concentric shield is effectively grounded to the 32. NEC Article 300.4(B)(1)Amended: separate neutral at all locations NEC Article 300.4(B)(1) is amended by add- where the shield is exposed to per- ing new text to the end, to read as follows: sonnel contact. The bushings or grommets used to pro- (3) In addition to (1) and (2) of this tect the cable must of a two piece inter- subsection, the following is required: locking type. (a) A minimum of 2 made elec- 33. NEC Article 300.11(A)Amended: trodes, separated by at least 6', NEC Article 300.11(A) is amended by adding must be installed at each existing new text to the end, to read as follows: and new transformer and switch- ing/overcurrent location and con- Where permitted by the Building Official, nected to the neutral conductor raceways, cables, or boxes may be sup- at that location; ported by wires independent of the ceil- ing support system under the following (b) At least 1 grounding elec- conditions: trode must be installed and con- nected to the multigrounded (i) The support wires must be inde- neutral every 400m (1,300 ft.). pendent of the ceiling support sys- The maximum distance between tems and be capable of securing and adjacent electrodes must not be supporting the raceways, cables or more than 400m (1,300 ft.); boxes without reducing the integrity of the suspended ceiling system; (c) In a multigrounded shielded cable system,the shielding must (ii) The independent support wires be grounded at each cable joint shall be a minimum#12 AWG and that is exposed to personnel con- adequate to carry the weight and are tact; securely fastened to the building structure and to the ceiling grid; (d) All exposed noncurrent car- rying metal parts (e.g. mounting (iii) Raceways and/or cables are brackets, manhole covers, not larger than 3/4"trade size; equipment enclosures, etc.) must be effectively grounded to (iv) No more than two(2)raceways the neutral conductor; and or cables may be supported by an in- dependent support wires and are se- (e) An electrical engineer must cured to the support wires by fittings provide a specific certification to designed and manufactured for the the electrical plan review super- purpose; (Revised 4/04) 5 -2.14 4-5-040D (v) Where support wires are in- shall be rated for not less than HS-10 stalled exclusively for telecommuni- loading. Covers shall be provided cations cables, Class 2, or Class 3 with a bolted, hinged, or slide-on lid cables the maximum number of ca- embossed with the identification bles allowed shall not be more than "ELECTRIC"or"ELECTRICAL." 1-1/2 inch diameter when bundled to- gether. (3) In non-vehicular traffic areas (e.g. flowerbeds, patio decks, etc.) FPN: WAC 296-46B-300(5) the box shall be designed and ap- proved for the purpose. Covers shall 34. NEC Article 310.12 Amended: NEC be provided with a lid embossed with Article 310.12 is amended by adding a new the identification"ELECTRIC"or subsection (D),to read as follows: "ELECTRICAL." (D) Each cable operating at over 600 (4) All conductors must be installed volts and installed on customer owned in approved electrical raceways that systems must be legibly marked in a per- enter vertically from the open bottom manent manner at each termination point of the enclosure.These raceways and at each point the cable is accessible. must be fitted with a bushing,termi- The required marking must use phase nal fitting, or seal incorporating the designation, operating voltage, and cir- physical protection characteristics of cuit number if applicable. a bushing,and project not less than 5 cm (2") above the bottom surface FPN: WAC 296-46B-110(7) material.The bottom surface mate- rial must be pea gravel or sand a 35. NEC Article 314.15 Amended: NEC minimum of 5 cm(2")thick or more if Article 314.15 is amended by adding a new required by the box manufacturer. subsection (C), to read as follows: FPN: WAC 296-46B-314(1) (C) Single conductors, cables, taps, or splices installed in open bottom junction 36. NEC Article 314.29 Amended: NEC boxes or handholes shall be suitable for Article 314.29 is amended by adding new text direct burial.Open bottom junction boxes to the end of the first paragraph, to read as manufactured specifically for electrical follows: use shall be permitted to be used as an electrical junction box to enclose single Boxes and conduit bodies shall not be conductors,cables,taps,or splices rated covered with insulation material and shall for wet locations,under the following con- remain visible and outside of or above the ditions: insulation material. (1) In vehicular traffic areas the box FPN: WAC 296-46B-314(2) shall be rated for not less than HS-20 loading required under the latest edi- 37. NEC Article 334.10(3) and (4) tion of the American Association of Amended: NEC Articles 334.10(3) and (4) State Highway and Transportation are hereby deleted. Officials (AASHTO) publication enti- tled "Standard Specifications for 38. NEC Article 334.12(A)Amended: Highway Bridges." Covers shall be NEC Article 334.12(A) is amended by adding provided with a bolted, hinged, or new subsections (11)and (12), to read as fol- slide-on lid embossed with the identi- lows: fication "ELECTRIC"or"ELECTRI- CAL." (11) In Type I or Type II non-combusti- ble construction as defined by the Build- (2) In incidental vehicular traffic ar- ing Official. eas (e.g., parks, sports fields, side- walks, grass lawns, etc.)the box 5-2.15 (Revised 4/04) 4-5-040D • (12) In any non-residential occupancy (3) The flexible cord connection must as defined by the Building Official. comply with the following: 39. NEC Article 358.12 Amended: NEC (1) Connection to a suspended Article 358.12 is amended by adding a new pendant box must utilize an integral subsection (7),to read as follows: threaded hub; (7) Installed in direct contact with the (2) The length of the cord for a sus- earth or in concrete on or below grade. pended pendant drop from a perma- nently installed junction box to a FPN: WAC 296-46B-358 suitable tension take-up device must not exceed 1.8m (6 ft); 40. NEC Article 394.12(5)Amended:NEC Article 394.12(5) is amended by adding a (3) The flexible cord must be sup- new exception,to read as follows: ported at each end with an approved cord grip or strain relief connector fit- Exception: In hollow spaces containing ting/device that will eliminate all existing knob-and-tube wiring may be al- stress on the conductor connections; lowed to remain provided that all of the following conditions are met: (4) The flexible cord must be a min- imum #14 AWG copper; (i) The wiring shall be surveyed by an appropriately licensed electrical (5) The flexible cord ampacity must contractor who must certify in writing be determined in NEC Table to the Building Official that the wiring 400.5(A) column A; is in good condition with no evidence of improper overcurrent protection, (6) The flexible cord must be hard conductor insulation failure or deteri- or extra hard usage; and oration, and with no improper con- nections or splices. The Electrical (7) A vertical flexible cord supplying Inspector must inspect all repairs, al- electric discharge luminaires must be terations, or extensions to the electri- secured to the luminaire support as cal system; per NEC 334.30(A). (ii) The insulation shall meet Class FPN: WAC 296-46B-410(2) I specifications as identified in the Uniform Building Code, with a flame 42. NEC Article 422.10(A) Amended: spread factor of 25 or less as tested NEC Article 422.10(A)is amended by adding using ASTM E84-81 a. Foam insula- new text to the end, to read as follows: tion may not be used with knob-and- tube wiring; Water heaters with a rated circuit load in excess of 3,500 watts at 208 or 240 volts (iii) All knob-and-tube circuits shall shall be provided with branch circuit con- have overcurrent protection in com- ductors not smaller than #10 AWG cop- pliance with NEC Table 310.16, 60 per or equal.Overcurrent protection shall degree centigrade, Column C. Over- comply with NEC 422.11(E). current protection shall be circuit breakers or Type S fuses. FPN: WAC 296-46B-422 FPN: WAC 296-46B-394 43. NEC Article 450.27 Amended: NEC Article 450.27 is amended by adding new text 41. NEC Article 410.30(C)(1)Amended: following the last paragraph, to read as fol- NEC Article 410.30(C)(1)is amended by add- lows: ing a new subsection (3), to read as follows: (Revised 4/04) 5-2.16 4-5-040D Oil-Insulated transformers located adja- The disconnecting means shall discon- cent to building(s) or structures shall nect all conductors of the circuit supply- comply with the following: ing all station dispensers and or pumps (including the grounded conductor) si- (1) Transformers shall not be lo- multaneously from the source(s) of sup- cated closer than 2.5 m (8 ft) to any ply. part of a building or structure con- structed of combustible material in- FPN: WAC 296-46B-514(2) cluding any eaves, overhangs or decks; For multi-circuit installations, an electri- cally held normally open contactor oper- (2) Transformers shall not be lo- ated by a push-button or other suitable cated closer than 900 mm (2 ft) to device may serve as the disconnecting any part of a building or structure means.The push button or disconnecting constructed of non-combustible ma- device shall not function as the resetting terial including any eaves,overhangs mechanism for the electrically held con- or decks and must be outside a line tactor. The resetting means shall meet extended vertically from the ends of the following: the eaves, overhangs or rooflines of the building or structure; (1) Located at least 4.5 m (15 ft) or out of sight of the pushbutton; and (3) Transformers shall not be lo- cated closer than 2.5 m (8 ft) to any (2) Protected by a suitable cover or part of doors, windows, stairways, guard; and ventilation openings, other types of openings of all buildings or struc- (3) Identified with an approved tures; identification plate that is substantial black in color. (4) Transformers shall be located such that any oil leaking from the FPN: WAC 296-46B-514(4) transformer will flow away from the building or structure and will not pool; The disconnecting means shall be la- and beled with an identification plate,with let- ters at least 1" high, as the emergency (5) Transformers located in areas disconnecting means. subject to vehicular traffic shall be provided with adequate guarding. The disconnecting means or operator must be: (6) Enclosures for total under- ground oil filled transformers shall (1) Substantially red in color; and not be located closer than 2.5 m (8 ft.)to any part of a doorway,window, (2) For attended facilities—Must be stairway or fire escape. Adequate readily accessible and must be lo- space must be maintained above the cated outdoors and within sight of the enclosure so that a boom may be pump or dispensing equipment it used to lift the transformer from the controls; or enclosure. (3) For unattended facilities—must FPN:WAC 296-46B-450(1)see also be readily accessible and must be lo- WAC 296-46B-450 Figures 450-1 cated within sight, but at least 20' and 450-2 from the pump or dispensing equip- ment it controls. 44. NEC Article 514.11(A) Amended: NEC Article 514.11(A) is amended by adding FPN: WAC 296-46B-514(5) new text following the last paragraph,to read as follows: 5-2.17 (Revised 4/04) 4-5-040D 45. NEC Article 517.31 Amended: NEC tors applied. Momentary X-ray Article 517.31 is amended by adding new text loads may be ignored if the gen- following the last paragraph,to read as fol- erator is rated at least 300% of lows: the largest momentary X-ray load connected. In health care facilities,the following methods must be used to determine ade- FPN: WAC 296-46B-517(1) quate capacity and ratings of equipment providing electrical power for the essen- (2) Existing essential systems in fa- tial electrical systems. cilities to which additional load is to be added: (1) Systems in new facilities: (a) Existing loads:The existing (a) Emergency system:The loads of the separate branches emergency branch must consist of the essential electrical system of two (2) branches known as: may be determined by NEC Arti- cle 220.35(1). (i) Life safety system: The feeder conductors and equip- (b) Added loads:Added loads ment used to supply electrical to the separate branches of the power to the life safety branch essential electrical system must must be determined by summa- be determined by subsection(s) tion of the connected loads as of this section. determined by article 220 NEC and may not be subjected to any (c) Generator sizing:The rating reduction due to the diversity of of the generator(s) supplying the loads.Feeder and equipment electrical power to the essential will be subject to a 125% multi- electrical system must meet or plier for continuous loads in ac- exceed the summation of the cordance with article 220 NEC. loads determined by (a) and (b) of this subsection with no addi- (ii) Critical branch system:The tional demand factors applied. feeder conductors and equip- ment must be calculated in ac- FPN: WAC 296-46B-517(2) cordance with article 220 NEC, including a level of diversity as 46. NEC Article 520.44 Deleted:The NEC determined by such article. Article 520.44 table is deleted and all refer- ences to Table 520.44 in NEC Article 520 are (b) Equipment branch: The deleted.The ampacity of conductors shall be feeder conductors and equip- determined as provided in NEC Article 400. ment used to supply electrical power to the equipment branch FPN: WAC 296-46B-520(2) of the essential electrical system must be calculated in accor- 47. NEC Article 527.4(G)Amended: NEC dance with article 220 NEC, in- Article 527.4(G) is amended by changing the cluding a level of diversity as first sentence to read as follows: determined by such article. On construction sites, a box shall not be (c) Generator sizing:The rating required for splices or junction connec- of the generator(s) supplying tions where splices of conductors are electrical power to the essential less than 2.5 m (8 ft) from grade or floor system of a health care facility level or where subject to contact from must meet or exceed the sum- personnel. mation of the loads determined in (a) and (b) of this subsection FPN: WAC 296-46B-527(2) with no additional demand fac- (Revised 4/04) 5-2.18 4-5-040D 48. NEC Article 553.4 Amended: NEC Ar- Transformers and enclosures shall be tide 553.4 is amended to read as follows: specifically approved for the intended lo- cation.The bottom of enclosures for The service equipment for floating build- transformers shall be located a minimum ings and similar facilities shall have a of 12" above the deck of a dock. readily accessible service rated discon- nect be located on the shoreline within FPN: WAC 296-46B-555(2) sight of the shoreline connection of the dock, wharf or similar structure to which 53. NEC Article 555.7 Amended: NEC Ar- the floating building or similar facility is tide 555.7 is amended to read as follows: moored. The service equipment for floating docks FPN: WAC 296-46B-553(1) or marinas shall be located adjacent to and within sight but not on or in,the float- 49. NEC Article 553.6 Amended: NEC Ar- ing structure. tide 553.6 is amended by adding new text fol- lowing the first paragraph, to read as follows: FPN: WAC 296-46B-555(3) Floating buildings or similar facilities shall 54. NEC Article 555.9 Amended: NEC Ar- have a disconnecting means located tide 555.9 is amended by adding a new ex- within sight of each floating building or ception, to read as follows: similar facility.The disconnecting means shall be installed adjacent to but not in or Exception:Connections approved for wet on, the floating building or similar facility. locations. FPN: WAC 296-46B-553(2) FPN: WAC 296-46B-555(4) 50. NEC Article 553.7(B)Amended: NEC 55. NEC Article 555.10(B)Amended: Article 553.7(B) is amended by adding new NEC Article 555.10(B)is amended by adding text following the first paragraph,to read as new text following the first sentence of sub- follows: section (B), to read as follows: Where flexible cables or cords are used All enclosures must be corrosion resis- they shall comply with Article 555.13(2). tant, gasketed enclosures must be ar- Conductors operating in excess of 600 ranged with a weep hole to discharge volts, nominal, shall not be installed on condensation. floating portions of a floating building or similar facility. FPN: WAC 296-46B-555(6) FPN: WAC 296-46B-553(3) and (4) 56. NEC Article 555.13(B)(1) Amended: NEC Article 555.13(B)(1) is amended by 51. NEC Article 555.1 Amended: NEC Ar- changing the first paragraph to read as fol- ticle 555.1 is amended by changing the last lows: paragraph to read as follows: (1) Overhead Wiring. Overhead wiring Private, non-commercial docking facili- shall be installed to avoid possible con- ties constructed or occupied for the use tact with masts and other parts of boats of the owner or residence of the associ- being moored, stored, serviced or ated single family dwelling are covered moved. by this article. FPN: WAC 296-46B-555(7) FPN: WAC 296-46B-555(1) 57. NEC Article 555.19 Amended: NEC 52. NEC Article 555.5 Amended: NEC Ar- Article 555.19 is amended by adding new text tide 555.5 is amended to read as follows: following the first sentence, to read as fol- lows: 5-2.19 (Revised 4/04) 4-5-040D Shore Power Receptacles that provide 59. NEC Article 600.3 Amended: NEC Ar- shore power for boats must be rated not tide 600.3 is amended by adding new text fol- less than 20 amperes and must be single lowing the first paragraph, to read as follows: outlet type and must be of the locking and grounding type or pin and sleeve type. Electric signs within the scope of Under- writers Laboratories Standards for Elec- FPN: WAC 296-46B-555(8) tric Signs UL 48 shall be listed. Electric signs not covered under the Standards 58. NEC Article 555.21 Amended: NEC for Electric Signs UL 48 shall be required Article 555.21 is amended by adding new text to be installed in conformance with this following the first sentence, to read as fol- Code or be field evaluated by an accred- lows: ited electrical products testing laboratory. (A) Boundary classifications. FPN: WAC 296-46B-600(1) and (7) (1) Class I, Division 1.The area un- 60. NEC Article 600.10(C)Amended: der the dispensing unit is a Class I, NEC Article 600.10(C) is amended by adding Division 1 location. If a dock has one new text following the first sentence, to read or more voids,pits,vaults, boxes,de- as follows: pressions, or similar spaces where flammable liquid or vapor can accu- Each portable or mobile sign shall have a mulate below the dock surface and receptacle outlet, which complies with within 20'horizontally of the dispens- 406.8(B), installed within 1.8 m (6 ft) of ing unit, then the area below the top the sign. of the dock and within 20'horizontally of the dispensing unit is a Class I, Di- FPN: WAC 296-46B-600(5) vision 1 location. 61. NEC Article 600.10 Amended: NEC FPN: WAC 296-46B Figure 555-1 Article 600.10 is amended by adding a new subsection (E), to read as follows: (2) Class I Division 2.The area 18" above the water line and within 20' (E) Supply. Extension cords shall not horizontally of the dispensing unit is a be permitted to supply portable or mobile Class I, Division 2 location. If a dock signs. has one or more voids, pits, vaults, boxes depressions,or similar spaces FPN: WAC 296-46B-600(6) where flammable liquid or vapor can accumulate below the dock surface 62. NEC Article 600.21 Amended: NEC and within 20' horizontally of the dis- Article 600.21 is amended by adding a new pensing unit, then the area to 18" subsection (G), to read as follows: above the top and adjacent to the sides of the dock and within 20' hori- (G) Outside Awnings. Luminaires in- zontally of the dispensing unit is a stalled in outdoor awnings shall be of a Class I, Division 2 location. type that is suitable for wet locations and be connected by a wiring method suitable FPN: WAC 296-46B Figure 555-2 for wet locations. Fluorescent luminaires shall be installed so that no part of the lu- FPN: WAC 296-46B-555(9) minaire is located closer that 6"to the aw- ning fabric.Incandescent luminaires shall (B) Portable power cable. Portable be installed so that no part of the lumi- power cable will be allowed as a perma- naire is located closer than 18"to the aw- nent wiring method in Class I, Division 2 ning fabric. Luminaires installed in locations when protected from physical outside awnings shall be controlled by a damage. FPN: WAC 296-46B-555(9)(b) (Revised 4/04) 5 -2.20 4-5-040D disconnect installed in conformance with shall be determined by the shortest path 600.6. • or route that a cord can travel from the spa,hot tub,swim spa,or swimming pool FPN: WAC 296-46B-600(2) and (3) to the equipment. 63. NEC Article 600.30 Amended: NEC Field installed electrical equipment must Article 600.30 is amended to read as follows: meet the following additional require- ments: Applicability. Part II of this article shall ap- ply to all field-installed skeleton tubing (1) Heaters are listed as a"swim- and neon circuit conductors.These re- ming pool heater or a spa heater"; quirements are in addition to the require- ments in Part I. (2) Pumps are listed as a"swim- ming pool pump"or"spa pump" or FPN: WAC 296-46B-600(8) "swimming pool/spa pump"; 64. NEC Article 680.4 Amended: NEC Ar- (3) Other equipment such as panel- ticle 680.4 is amended by adding new text fol- boards, conduit, and wire are suit- lowing the first paragraph,to read as follows: able for the environment and comply with the applicable codes. Electrical components,which have failed and require replacement, shall be re- (4) The field assembly or installa- placed with identical products unless the tion of"recognized components" replacement part is no longer available; shall not be permitted. in which case, a like-in-kind product may be substituted provided the mechanical FPN: WAC 296-46B-680(4) and grounding integrity of the equipment is maintained. 67. NEC Article 680.40 Amended: NEC Article 680.40 is amended by adding new FPN: WAC 296-46B-680(8) subsections (A) and (B), to read as follows: 65. NEC Article 680.12 Amended: NEC (A) Modular, Self-Contained Spa or Hot Article 680.12 is amended by adding a new Tubs. Equipment assemblies for self- subsection (A),to read as follows: contained spas or hot tubs shall be in- stalled within 1.5 m (5 ft.)from the inside (A) Location.The maintenance discon- wall of the spa or hot tub. Equipment as- nect for a swimming pool,hot tub,spa, or semblies shall be listed or field evaluated swim spa shall not be located closer than as a unit with the spa or hot tub 5'from the inside wall of the pool,hot tub, spa, or swim spa. FPN:WAC 296-46B-680(1) FPN: WAC 296-46B-680(4) (B) Packaged Spa or Hot Tub Equip- ment Assemblies. Equipment assem- 66. NEC Article 680 Amended: NEC Arti- blies (skid pack) pre-packaged by a cle 680 is amended by adding a new Section, factory shall not be installed closer than 680.13, to read as follows: 1.5 m(5 ft.)from the inside wall of the spa or hot tub and shall be listed as a pack- 680.13 Field Installed Equipment. Field age unit. installed electrical equipment for a swim- ming pool, hot tub, spa or swim spa shall FPN: WAC 296-46B-680(2) not be located closer than 5'from inside wall of the swimming pool,hot tub,spa or 68. NEC Article 680.70 Amended: NEC swim spa.The 5' separation may be re- Article 680.70 is amended by adding new text duced by the installation of a permanent following the first paragraph, to read as fol- barrier, such as a solid wall, fixed glass lows: windows or doors, etc.The 5'separation 5-2.21 (Revised 4/04) 4-5-040D Hydromassage bathtubs must be listed as a unit and bear a listing mark which reads"Hydromassage bathtub." FPN: WAC 296-46B-680(6) 69. NEC Article 700.9(A)Amended: NEC Article 700.9(A) is amended to read as fol- lows: (A) Identification. All boxes and enclo- sures larger than 150 mm (6 in.) by 150 mm (6 in.) (including transfer switches, generators and power panels)for emer- gency circuits shall be permanently marked with an identification plate that is orange in color so they will be readily identified as a component of the emer- gency circuit or system.All other device and junction boxes for emergency sys- tems and circuits must be orange in color, both inside and outside. FPN: WAC 296-46B-700(4) 70. NEC Article 760.10 Amended: NEC Article 760.10 is amended by adding new text following the first paragraph,to read as fol- lows: Device and junction boxes for fire alarm systems other than the surface raceway type,shall be red in color,both inside and outside. Power-limited fire protective sig- naling circuit conductors shall be durably and plainly marked in or on junction boxes or other enclosures to indicate that it is a power-limited fire protective signal- ing circuit. FPN: WAC 296-46B-700(3) (Revised 4/04) 5-2.22 --.1 P 11 co * c Weathethead ----A. ir Service Dray Servce Drop ,..,,,,.\A,t---Weatherhead i ililli Service Bracket r.) 0 Service Bracket--,_.F7,1a...,,4 k.'."i-n----... .ilk..,`i- - -•-1t, I .I'•,-,..,., h - 7 - cc.ccnco50m1ora,o3)) - 2"X 6"Installed ,I! 4 ,A FJJ, J .- ,, 71 Solidly Between .14 N '. ' SEE NOTE1 frfin•2IW5" Bolters and Against Roof r , ''. Sheathing.r X 4" Scab On - '. Blocking Beta or Studs With Hole , (31 Both Rafters Solid* ,,,f, " %Iwo= Bored For Snug Fit ,, Rigid EQ Against 2"X 6" .'' lbst end \ . , , Steel CarrInit N) 03 Building 5/16"17-Bolts '.•- 2"x4"Backing , , , •.-7..-.1 I 111 „,....--- Steel Conduit -------- , I ill v"--- Structural , Meter I ' FruimmS" hider _ Socket , and Finish Structaral 4,' Socket '[ : Motazials and Finish ' .. is Materials MAST NOT OVER.26"HIGH Service Mast Installation Details 4.=. .1. cri E. _ SEE NOTE 3 Drawing E-101 O cD A c.a 0 GUYING-CABLE TYPECollars,Cyclone [3UYINCi--STIFF LEG TYPE o Peace amp or Equal 0,.Wca1 head with 3B"min.Bolt Size W eat aid.; y Noii eld, iff' ,\ o Cable 116%. or Equalco irf - f �r 4, ',�W ' i Gab►.Conduit / 1 . Scrvicc uc Equal.Ends Flattened CO Secvi�et ea et andD filled o e � ¢so7 Making[per /' ME. m ` %r"` ,.,l� detail onE roe SLIM BtIndNG RAMZi 45° *. see •. ace Detail 2 m . Detain �- ✓ 177-77-- 77-7—:,:s1, ' khki* a Flaming gad 11.4 ' i i K bill '-a4,l Etamin" g and I V1''' i lIE&hMaterials 1 : \ FmishMatcriuls '1 5116"U-Bolts [ Mocking L • Detail 'Mg 2"z4e Backing Mast and U Bouts ; Amtnmau Buadiug Galvanized Tbimble Big ` See Detztt1 ``j and Cabl1 Clamp _ 1 1 kb; � Steel Fleshing __- t''1�� .�-- Conduit o= s is•) Eye-Belt " II1 pa lr..-_-_-7._ Naga Method.of Service Mast Installation Details MAST OVBR.26°EIGB Drawing E-102 4-5-040D c. WAC 296-46B-230 Drawing E-103 g ! m Izi CI ctig c � ;, en a r IV w ��1 I �� wr .. __ - - - M�q 0 C C �4 ..�. m- a u+ '' a(4 r, ---vt e�f:`il- ; m m Q 111 il g ..... E-4 8 14114 of / min g a.be ill In' 1.411.441,E=T1 0 1 AllA Millir M z° i h .to x�� W , � �, • ft ®I®111 lltL I I I N }11e1 s 0 .p ›; A)iq ;Oc - t& A. 5-3 (Revised 11/07) 4-5-050A d. Figure 450-1 and 450-2 from WAC 296-46B Alli168ft Combustible Approved Transformer Building Area SurfaceNMI ,. Figure 450-1 2 ft. Non- Approved Combustible Transformer Building Area Surface Figure 450-2 (Ord. 5063, 2-23-2004) B. APPLICABILITY: It shall be unlawful for any person, firm or corpo- ration to erect, construct, enlarge, alter, repair, 4-5-050 INTERNATIONAL BUILDING move, improve, remove, convert or demolish, CODE: equip, use, occupy or maintain any building or structure in the city, or cause or permit the same A. ADOPTION: to be done,contrary to or in violation of any of the The"International Building Code,"2006 Edition, provisions of this Code. (Amd. Ord. 5297, as published by the`International Code Council, 7-2-2007) Inc.," as amended by chapter 51-40 WAC, is hereby adopted by reference. (Amd. Ord. 5297, C. STATE AMENDMENTS TO THE 7-2-2007) INTERNATIONAL BUILDING CODE: The International Building Code, as amended by chapter 51-40 WAC, is hereby adopted by refer- (Revised 11/07) 5 -4 4-5-050D ence and as an amendment to the International Exceptions: Building Code and shall supersede conflicting sections of the International Building Code.(Amd. (1) Class I standpipes are allowed Ord. 5297, 7-2-2007) in buildings equipped throughout with an automatic sprinkler system in D. CITY AMENDMENTS TO THE accordance with section 903.3.1.1 or INTERNATIONAL BUILDING CODE: 903.3.1.2. 1. Dangerous Buildings: Section 115 of (2) Class I manual standpipes are the International Building Code (relating to allowed in open parking garages Dangerous Buildings)is hereby repealed and where the highest floor is located not in its place the City has adopted RMC more than 150 feet above the lowest 4-5-060 and 4-9-050, Abatement of Danger- level of fire department vehicle ac- ous Buildings. cess. 2. Violations and Penalties: Section 113 (3) Class I manual dry standpipes of the International Building Code(relating to are allowed in open parking garages Violations and Penalties)is hereby amended that are subject to freezing tempera- by substituting in its stead the following Ian- tures,provided that the hose connec- guage: Unless otherwise specified,violations tions are located as required for of this Section are misdemeanors subject to Class II standpipes in accordance RMC 1-3-1. (Ord. 5159, 10-17-2005) with Section 905.5. 3. Liability Claims: Section 104.8 of the In- (4) Class I standpipes are allowed ternational Building Code(relating to Liability in basements equipped throughout Claims) is hereby amended by substituting in with an automatic sprinkler system. its stead RMC 4-1-090, Liability. (5) Group R-3 does not require 4. Appeals Board:The Appeals Board for standpipes. purposes of Section 112 of the International Building Code shall be the Planning/Building/ b. 905.3.7, High Rise Building Stand- Public Works Administrator or his/her desig- pipes: Standpipe risers shall be combi- nee. (Ord. 5157, 9-26-2005) nation standpipe/sprinkler risers using a minimum pipe size of 6 in. Two 2-1/2 in. 5. Off-Site Improvements: Section 105.3 hose connections shall be provided on of the International Building Code(relating to every intermediate floor level landing in Installation of Off-Site Improvements) is every required stairway unless otherwise hereby amended by substituting in its stead approved by the fire code official. Where RMC 4-4-030D, Off-Site Improvements. pressure reduction valves (PRV) are re- quired, each hose connection shall be 6. Standpipe Requirements: Section provided with its own PRV.The system 905.3 of the International Building Code is shall be designed to provide a minimum amended to read as follows: flow of 300 gpm at a minimum pressure of 150 psi (maximum 200 psi) at each a. 905.3.1, Building Height: Class III standpipe connection, in addition to the standpipe systems shall be installed flow and pressure requirements con- throughout a building where the floor tained in NFPA 14. level of the highest story is located more than 20 feet above the lowest level of the 7. Dry Standpipes: Section 905.8 of the In- fire department vehicle access,or where ternational Building Code is amended to read the floor level of the lowest story is lo- as follows: cated more than 20 feet below the high- est level of fire department vehicle Dry standpipe when approved by the fire access. code official are acceptable in other than high-rise buildings. 5 -5 (Revised 11/07) 4-5-050E E. CITY AMENDMENTS TO THE IBC (1) The gross floor area exceeds RELATING TO SPRINKLER 5,000 square feet; REQUIREMENTS: (2) The fire area has an occupant 1. Chapter 9: The following sections of load of 100 or more; or chapter 9 of the 2003 International Building Code are amended to read as follows: (3) The fire area is located on a floor other than the level of exit dis- a. Section 903.2,Where required.Ap- charge. proved automatic sprinkler systems in new buildings and structures shall be d. Section 903.2.1.3, Group A-3.An provided in the locations described in this automatic sprinkler system shall be pro- Section. vided for Group A-3 occupancies where one of the following conditions exists: All newly constructed buildings with a gross square footage of 12,000 or (1) The gross floor area exceeds greater square feet,regardless of type of 12,000 square feet; use as well as zero lot line townhouses within an aggregate area of all connected (2) The fire area has an occupant townhouses equaling 12,000 square feet load of 300 or more; or or greater square feet must be sprin- klered.Additions to existing buildings (3) The fire area is located on a which would result in a gross floor area floor other than the level of exit dis- greater than 12,000 square feet must be charge. retrofitted with an automatic sprinkler system. Exception: Areas used exclu- sively as participant sports areas Exception: One time additions to where the main floor area is lo- Group R-3 occupancies of up to 500 cated at the same level as the square feet are permitted without level of exit discharge of the compliance with this Section. main entrance and exit. b. Section 903.2.1.1, Group A-1. An e. Section 903.2.1.4, Group A-4. An automatic sprinkler system shall be pro- automatic sprinkler system shall be pro- vided for Group A-1 occupancies where vided for Group A-4 occupancies where one of the following conditions exists: one of the following conditions exists: (1) The gross floor area exceeds (1) The gross floor area exceeds 12,000 square feet; 12,000 square feet; (2) The fire area has an occupant (2) The fire area has an occupant load of 300 or more; load of 300 or more; or (3) The fire area is located on a (3) The fire area is located on a floor other than the level of exit dis- floor other than the level of exit dis- charge; or charge. (4) The fire area contains a multi Exception: Areas used exclu- theater complex. sively as participant sports areas where the main floor area is lo- c. Section 903.2.1.2, Group A-2. An cated at the same level as the automatic sprinkler system shall be pro- level of exit discharge of the vided for Group A-2 occupancies where main entrance and exit. one of the following conditions exists: f. Section 903.2.2, Group E.An auto- matic sprinkler system shall be provided (Revised 11/07) 5 - 6 4-5-050E for Group E occupancies where the gross (2) Where a Group M fire area is lo- floor area exceeds 12,000 square feet. Gated more than three stories above grade; or EXCEPTIONS: (3) Where the combined area of all (1) Portable school classrooms, Group M fire areas on all floors, in- provided aggregate area of clusters cluding any mezzanines, exceeds of portable school classrooms does 12,000 square feet. not exceed 5,000 square feet; and clusters of portable school class- i. Section 903.2.7, Group R.An auto- rooms shall be separated as required matic sprinkler system installed in accor- in Chapter 5 of the building code. dance with Section 903.3 shall be provided throughout all buildings with a (2) Basements: An automatic Group R fire area. sprinkler system shall be installed in basements classified as a Group E j. Section 903 is amended by adding Occupancy when the basement is Sections 903.2.7.1 and 903.2.7.2 to read larger than fifteen hundred (1,500) as follows: square feet in floor area. Section 903.2.7.1 —Group R-3 oc- When not required by other provi- cupancy.When the occupancy has sions of this chapter, a fire-extin- over twelve thousand (12,000) guishing system installed in square feet of gross floor area. accordance with NFPA-13 may be used for increases and substitutions Section 903.2.7.2—Dwellings. allowed in Section 504.2, 506.3, and When proposed within all residential Table 601 of the building code. zones, clustered or constructed so that, when attached,the total square (3) Throughout all newly con- foot gross floor area of all dwelling structed Group E Occupancies hav- units exceeds twelve thousand ing an occupant load of 50 or more (12,000) square feet. For the pur- for more than 12 hours per week or pose of this subsection, portions of four hours in any one day. A mini- buildings separated by one or more mum water supply meeting the re- firewalls will not be considered a sep- quirements of NFPA 13 shall be arate building. provided. k. Section 903 is amended by adding (4) Stairs: An automatic sprinkler Section 903.2.14, to read as follows: system shall be installed in enclosed usable space below or over a stair- 903.2.14 Automatic Sprinklers way in Group E Occupancies. Systems in New Buildings: g. Section 903.2.3,Group B,F,H and (1) Section 903.2.14.1 —A fully au- S Occupancies.An automatic sprinkler tomatic fire protection sprinkler sys- system shall be provided throughout all tern is to be installed in all new buildings containing a Group B, F, H or S buildings in excess of twelve thou- occupancy with over twelve thousand sand(12,000)square feet total gross (12,000) square feet of gross floor area. floor area, regardless of vertical or horizontal fire barriers,such sprinkler h. Section 903.2.6, Group M.An auto- system shall be designed, installed matic sprinkler system shall be provided and tested as per Section 903.3. throughout buildings containing a Group M occupancy where one of the following (2) Section 903.2.14.2—A fully au- conditions exists: tomatic fire protection sprinkler sys- tem may be required by the Chief of (1) Where a Group M gross floor the Fire Department or the Fire Code area exceeds 12,000 square feet; Official for buildings less than twelve 5 -7 (Revised 11/07) 4-5-050F thousand (12,000) square feet total 4-5-055 INTERNATIONAL gross floor area when, in their judg- RESIDENTIAL CODE: ment, supported by written docu- mentation from a professional A. ADOPTION: organization (such as NFPA, ICC, The "International Residential Code,"2006 Edi- SBCC U.L., ISO,etc.)verify that haz- tion, as published by the`International Code ardour contents, critical exposure Council, Inc.," as amended by chapter 51-40 problems, limited accessibility to the WAC,is hereby adopted by reference.(Amd.Ord. building, or other items.may contrib- 5297, 7-2-2007) ute to a definite hazard. I. Section 903 is amended to add a B. APPLICABILITY: new Section 903.2.15 to read as follows: It shall be unlawful for any person, firm or corpo- ration to erect, construct, enlarge, alter, repair, Section 903.2.15—Sprinkler Sys- move, improve, remove, convert or demolish, tems in Remodeled Buildings: equip, use, occupy or maintain any building or structure in the City, or cause or permit the same (1) Section 903.2.15.1 —When ex- to be done,contrary to or in violation of any of the fisting buildings with full sprinkler sys provisions of this Code. Unless otherwise speci- tems are remodeled or added onto, fied,violations of this Section are misdemeanors the remodeled or added on portion subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) shall be fully sprinklered. C. STATE AMENDMENTS TO THE (2) Section 903.2.15.2—When an INTERNATIONAL RESIDENTIAL CODE: existing building is added onto or re- The International Residential Code,2003 Edition, modeled and the resulting total as amended by chapter 51-40 WAC, is hereby square foot gross floor area exceeds adopted by reference and as an amendment to twelve thousand (12,000) square the International Residential Code and shall su- feet,then the entire structure shall be persede conflicting sections of the International fully sprinklered. Residential Code. (Ord.3214,4-10-1978;Ord.4351,5-4-1992;Ord. D. CITY AMENDMENTS TO THE 4358, 7-20-1992; Ord. 4546, 7-24-1995; Amd. INTERNATIONAL RESIDENTIAL CODE: Ord.4768,3-8-1999;Ord.5010, 5-19-2003;Ord. 5085, 6-21-2004) 1. Certificate of Occupancy: Section R110.1 of the International Residential Code F. Repealed by Ord. 5297. is hereby amended as follows. Exception: Certificates of Occupancy 4-5-051 WASHINGTON STATE shall not be required for detached one ENERGY CODE AND WASHINGTON and two family dwellings. STATE VENTILATION AND INDOOR 2. Violations and Penalties: Section AIR QUALITY CODE ADOPTED: R113.4 of the International Residential Code The 2006 Washington State Energy Code as is hereby amended by substituting in its stead adopted by the state of Washington, Second Edi- subsection B of this Section, Applicability, tion (chapter 51-11 WAC), and 2006 Washington and RMC 1-3-2, Civil Penalties. State Ventilation and Indoor Air Quality Code, Second Edition (chapter 51-13 WAC),are hereby 3. Appeals Board: The Appeals Board for adopted by reference. (Ord. 5297, 7-2-2007) purposes of Section R112.1 of the Interna- tional Residential Code shall hereafter be the Planning/Building/Public Works Administra- tor or his/her designee. (Ord. 5085, 6-21-2004; Amd. Ord. 5157, 9-26-2005) (Revised 11/07) . 5 - 8 4-5-070C 4-5-060 UNIFORM CODE FOR THE 101.1 Title.These regulations shall be ABATEMENT OF DANGEROUS known as the Fire Code of the City of BUILDINGS: Renton, hereinafter referred to as"this code."Any references to"this jurisdic A. ADOPTION: tion"shall be references to the City of The"Uniform Code for the Abatement of Danger- ous Renton, Washington. Buildings, 1997 Edition"published by the"In- 2. Subsection 101.2, Scope, of the Inter- ternational Conference of Building Officials" is national Fire Code, 2006 Edition, is hereby hereby adopted by reference. (Ord. 4546, amended by adding a new subpart 5,to read 7-24-1995;Amd.Ord.4768,3-8-1999;Ord.4769, as follows: 3-8-1999) • B. PROCESS FOR ABATEMENT: 5. Matters related to preparedness for natural or manmade disasters. The process for abatement of dangerous build- ings shall be as stipulated in RMC 4-9-050. (Ord. 3. Subsection 102.6, Referenced codes 4722, 5-11-1998; Amd. Ord. 4768, 3-8-1999) and standards, of the International Fire Code, 2006 Edition, is hereby amended to 4-5-070 INTERNATIONAL FIRE read as follows: CODE AND FIRE PREVENTION 102.6 Referenced codes and stan- REGULATIONS: dards. The codes and standards refer- enced in this code shall be those that are A. PURPOSE: listed in Chapter 45, except the phrase The following provisions and regulations are "Electrical Code adopted by the City of adopted as part of the City's fire prevention pro- Renton"shall be substituted for all refer- gram to abate existing fire hazards,to investigate ences to the ICC Electrical Code. Such the cause,origin and circumstances of fires,to in- codes and standards shall be considered spect potential fire hazards,to control the means part of the requirements of this code to and adequacy of the construction and safety of the prescribed extent of each such refer- buildings in case of fires,within commercial, busi- ence as determined or modified by the ness, industrial or manufacturing areas and all Fire Code Official. In the event the refer- other places in which numbers of persons work, enced codes are inconsistent with this meet, live or congregate,as hereinafter more par- Code, this Code shall apply. ticularly set forth. (Ord. 2434, 9-23-1968;Amd. Ord. 5086, 6-21-2004) 4. Subsection 103.1, General, of the Inter- national Fire Code, 2006 Edition, is hereby B. ADOPTION OF FIRE CODE AND amended to read as follows: STANDARDS: The City does hereby adopt the 2006 Interns- 103.1 General.All references in this tional Fire Code and Appendix B, published by code to the"department of fire prevention the International Code Council, by reference as within the jurisdiction"shall be synony- provided by State law, with the amendments, de- mous with the Fire and Emergency Ser- letions or exceptions as noted herein.(Ord.4547, vices Department under the direction of 7-24-1995;Amd.Ord.4769,3-8-1999;Ord.5086, the Fire Code Official.The function of the 6-21-2004; Ord. 5404, 7-21-2008) department shall be the implementation, administration and enforcement of the C. AMENDMENTS AND ADDITIONS TO provisions of this code. THE FIRE CODE: 5. Subsection 103.3, Deputies, of the In- 1. Subsection 101.1, Title, of the Interns- ternational Fire Code,2006 Edition,is hereby tional Fire Code, 2006 Edition, is hereby amended by changing the title to"Fire Mar- amended to read as follows: shal/Deputy(s)/Assistant(s),"and to read as follows: 5- 9 (Revised 8/08) 4-5-070C 103.3 Fire Marshal/Deputy(s)/Assis- 8. Subsection 104.10.1,Assistance from tant(s). In accordance with prescribed other agencies, of the International Fire procedures of this jurisdiction, the Fire Code, 2006 Edition, is hereby amended to Code Official shall have the authority to read as follows: appoint a Fire Marshal, Deputy Fire Mar- shal(s) and/or Assistant Fire Marshal(s), 104.10.1 Assistance from other agen- other related technical officers, inspec- cies. Police and other enforcement tors and other employees. agencies shall have authority to render necessary assistance in the investigation 6. Section 103.4.1, Legal defense, of the of fires or the enforcement of this code as International Fire Code, 2006 Edition, is requested by the Fire Code Official, or hereby amended to read as follows: his/her designee. 103.4.1 Legal defense. The administra- 9. Subsection 104.11.2, Obstructing op- tive authority or any employee perform- erations,of the International Fire Code,2006 ing duties in connection with the Edition, is hereby amended to read as fol- enforcement of this code and acting in lows: good faith and without malice in the per- formance of such duties shall be relieved 104.11.2 Obstructing operations. No from any personal liability for any dam- person shall obstruct the operations of age to persons or property as a result of the Fire and Emergency Services De- any act or omission in the discharge of partment in connection with extinguish- such duties, and in the event of claims ment, control, or investigation of any fire and/or litigation arising from such act or or actions relative to other emergencies, omission, the City Attorney shall, at the or disobey any lawful command of the fire request of and on behalf of said adminis- chief or officer of the Fire and Emergency trative authority or employee, investigate Services Department in charge of the and defend such claims and/or litigation emergency, or any part thereof, or any and if the claim be deemed by the City At- lawful order of a police officer assisting torney a proper one or if judgment be ren- the Fire and Emergency Services De- dered against such administrative partment. authority or employee,said claim or judg- ment shall be paid by the City. 10. Subsection 105.1.1, Permits re- quired, of the International Fire Code, 2006 7. Subsection 104.1, General, of the Inter- Edition, is hereby amended by adding a new national Fire Code, 2006 Edition, is hereby subsection, to read as follows: amended by adding new subsections,to read as follows: 105.1.1.1 Operational permit fees.The fee for permits issued in accordance with 104.1.1 Discretionary authority. The section 105.6 of the International Fire Fire Chief/Emergency Services Adminis- Code and permits issued for under- trator, Fire Marshal, Deputy and/or Assis- ground tank removal shall be as stipu- tant Fire Marshal(s) and Inspectors lated in RMC 4-1-150, Fire Prevention assigned to the Community Risk Reduc- Fees. Fees for tank storage shall be as- tion section shall have the authority and sessed for each individual tank. The per- discretion to enforce this code. mits shall expire one year after date of issuance or as otherwise noted on the 104.1.2 Ministerial authority. Members permit.The permit fee shall be payable at of the Fire and Emergency Services De- or before the time of issuance or renewal partment who are not assigned to the of the permit. In the event of failure to re- Community Risk Reduction section of the mit payment for an operational permit department shall exercise authority as within thirty (30) days after receipt of ap- designated by the Fire Chief/Emergency plication or renewal notice,the fee for the Services Administrator in department permit shall be double the amount of the policy or as described in this code. above-stated fee. (Revised 8/08) 5 - 10 4-5-070C 11. Subsection 105.3.2, Extensions, of pair damage to, abandon, remove, place the International Fire Code, 2006 Edition, is temporarily out of service, or close or hereby amended to read as follows: substantially modify a storage facility, tank, or other area regulated by Chapter 105.3.2 Extensions.A permittee holding 27 when the hazardous materials in use an unexpired permit shall have the right or storage exceed the amounts listed in to apply for an extension of the time Table 105.6.20. within which the permittee will commence work under that permit when work is un- Exceptions: able to be commenced within the time re- quired by this section for good and 1. Routine maintenance. satisfactory reasons. The Fire Code Offi- cial is authorized to grant, in writing, one 2. For emergency repair work per- or more extensions of the time period of formed on an emergency basis, applica- a permit for periods of not more than 180 tion for permit shall be made within two days each. Such extensions shall be re- working days of commencement of work. quested by the permit holder in writing and justifiable cause demonstrated. 15. Subsection 107.1, Maintenance of safeguards, of the International Fire Code, 12. Subsection 105.4.1, Submittals, of 2006 Edition, is hereby amended by adding a the International Fire Code, 2006 Edition, is new subsection, to read as follows: hereby amended by adding new subsections, to read as follows: 107.1.1 Malfunctioning alarm fee. Whenever an alarm system is activated 105.4.1.1 Construction plan review. due to a malfunction and the Fire and Plans shall be submitted for review and Emergency Services Department is dis- approval prior to issuing a permit for work patched,a report of the false alarm will be set forth in Sections 105.7.1 through recorded for the building or area affected. 105.7.12. For the first,second and third false alarm within a calendar year, no fee will be as- 105.4.1.2 Plan review and construe- sessed. For every false alarm caused by tion fees. Construction plans required to a malfunction of the alarm beyond the be reviewed by this Chapter and Interns- third false alarm a fee will be assessed as tional Fire Code shall be charged in ac- per RMC 4-1-150. cordance with RMC 4-1-150, Fire Prevention Fees. 16. Subsection 108.1, Board of appeals established, of the International Fire Code, 13. Subsection 105.6, Places of Assem- 2006 Edition, is hereby amended by chang- bly, of the International Fire Code, 2006 Edi- ing the title to "Hearing Examiner," and tion, is hereby amended by adding a new amending to read as follows: subsection, to read as follows: • 108.1 Hearing Examiner. In order to 105.6.34.1 Temporary place of assem- hear and decide appeals of orders, deci- bly/special event permit. An opera- sions or determinations made by the Fire tional permit is required for any special Code Official relative to the application event where 300 or more people will con- and interpretation of this code, the Hear- gregate, either outdoors or indoors, in ing Examiner process established by the other than a Group A Occupancy. City of Renton shall have authority. 14. Subsection 105.7.7,Hazardous mate- 17. Subsection 108.3, Qualifications, of rials, of the International Fire Code, 2006 the International Fire Code, 2006 Edition, is Edition, is hereby amended to read as fol- hereby deleted. lows: 18. Subsection 109.2,Notice of violation, 105.7.7 Hazardous materials. A con- of the International Fire Code, 2006 Edition, struction permit is required to install, re- is hereby amended to read as follows: 5 - 11 (Revised 8/08) 4-5-070C 109.2 Notice of violation.When the Fire both the building owner and its occupant Code Official finds a building, premises, or occupants. Should compliance with vehicle, storage facility or outdoor area the fire code so as to remedy the infrac- that is in violation of this code, the Fire tion, condition or violation require addi- Code Official is authorized to prepare a tions or changes to the building or written notice of violation describing the premises, which would be part of the conditions deemed unsafe and, when structure or the fixtures to the realty,then compliance is not immediate, specifying the responsibility to remedy the infrac- a time for reinspection. tion, condition, or violation shall be upon the owner of the building unless the 19. Subsection 109.2.1,Service,of the In- owner and occupant shall otherwise ternational Fire Code,2006 Edition,is hereby agree between themselves and so notify amended by adding new subsections,to read the City.Should the occupant not remedy as follows: the infraction,condition,or violation,then the City shall have the right to demand 109.2.1.1 Reinspection. Whenever the such remedy from the owner of the pre- Fire and Emergency Services Depart- mises. ment has given notification of a violation that required a reinspection and thirty 21. Subsection 109.3, Violation Penal- (30) days have expired with such condi- ties,of the International Fire Code,2006 Edi- tion or violation still in existence, a"Sub- tion, is hereby amended to read as follows: sequent Reinspection"will be required. 109.3 Violation Penalties. Persons who 109.2.1.2 Reinspection Fee.Any Sub- shall violate a provision of this code or sequent Reinspection, after the original shall fail to comply with any of the re- thirty(30) day period of time, shall be quirements thereof or who shall erect, in- done only upon the payment of a rein- stall,alter, repair or do work in violation of spection fee as specified in RMC 4-1- the approved construction documents or 150, Fire Prevention Fees,to be as- directive of the Fire Code Official, or of a sessed against the person owning, oper- permit or certificate used under provi- ating or occupying the building or sions of this code,shall be guilty of a mis- premises wherein the violation exists. demeanor and subject to the penalties in This reinspection fee must be paid within RMC 1-3-1, except as provided in RMC ten (10) days of the notice for the rein- 4-5-070086. Each day that a violation spection. However, any building owner, continues after due notice has been operator or occupant, upon a reasonable served shall be deemed a separate of- request to the Fire Code Official,may ob- fense. tain an extension of said thirty (30) day period for a reasonable period to be es- 22. Subsection 111.4, Failure to comply, tablished by the Fire Code Official to al- of the International Fire Code, 2006 Edition, low such time for compliance. The is hereby amended to read as follows: request for an extension must be re- ceived by the Fire and Emergency Ser- 111.4 Failure to comply. Any person vices Department prior to the expiration who shall continue any work after having of the original reinspection date. been served with a stop work order, ex- cept such work as that person is directed 20. Subsection 109.2.2,Compliance with to perform to remove a violation or un- orders and notices,of the International Fire safe condition, shall be guilty of a misde- Code, 2006 Edition, is hereby amended by meanor, subject to RMC 1-3-1. adding a new subsection, to read as follows: 23. Section 202, General Definitions, of 109.2.2.1 Notice and Responsibility. the International Fire Code, 2006 Edition, is Whenever the infraction,condition or vio- hereby amended by changing the definitions lation involves the structural integrity of of"Fire Chief"and"Fire Code Official"to read the building, then the notice of the infrac- as follows: tion,condition or violation shall be sent to (Revised 8/08) 5- 12 4-5-070C FIRE CHIEF/EMERGENCY SERVICES b. Any event with an occupant load that ADMINISTRATOR.The administrator exceeds 300 in a location that does not charged with the overall direction and have a Place of Assembly Permit. oversight of the City of Renton's emer- gency services including community risk c. All temporary places of assembly. reduction, fire/rescue services, emer- gency medical services and emergency TEMPORARY PLACE OF ASSEMBLY. management, and shall include all refer- An occupancy not classified as"Assem- ences in this code to the"fire chief." bly Group A"that is used for activities normally restricted to assembly occupan- FIRE CODE OFFICIAL.The Fire Chief/ cies and limited to a period of less than Emergency Services Administrator, who 30 calendar days of assembly use. shall be the chief law enforcement officer with respect to this code. 25. Subsection 307.1, General, of the In- ternational Fire Code,2006 Edition, is hereby 24. Section 202, General Definitions, of amended to read as follows: the International Fire Code, 2006 Edition, is hereby amended by adding the following def- 307.1 General. Open burning is hereby initions: prohibited in conformance with the Puget Sound Clean Air Agency and the Depart- AUTOMATED EXTERNAL DEFIBRIL- ment of Ecology regulations. LATOR (AED). An automated external defibrillator(AED)is a portable automatic 26. Subsection 307.2,Permit required,of device used to restore normal heart the International Fire Code,2006 Edition, is rhythm to patients in cardiac arrest. hereby deleted. SHALL. The word "shall" is defined to 27. Subsection 308.3.1, Open-flame have the following meaning: cooking devices, of the International Fire Code, 2006 Edition, is hereby amended by a. With respect to the functions and adding new subsections, to read as follows: powers of the Fire Code Official, any agents and employees of the City of 308.3.1.2 Flaming Food and Bever- Renton, and any Board authorized ages Preparation. The preparation of hereunder, a direction and authoriza- flaming foods or beverages in places of tion to act in the exercise of sound assembly and drinking or dining estab- discretion and in good faith; and lishments shall be in accordance with this section. b. With respect to the obligations upon owners, occupants of the pre- 308.3.1.2.1 Dispensing. Flammable or mises and their agents,there is a combustible liquids used in the prepara- mandatory requirement to act in tion of flaming foods or beverages shall compliance with this code at the risk be dispensed from one of the following: of civil and criminal liability upon fail- ure to so act. i. A 1-ounce (29.6 ml) container, or SPECIAL EVENT. For the purposes of ii. A container not exceeding 1- this code, events that have large occu- quart (946.5 ml) capacity with con- pant loads or create a potential hazard to trolled-pouring device that will limit the participants or the community shall be the flow to a 1-ounce (29.6 ml) serv- defined as a"special event" including: ing. a. Any event that occurs in a permitted 308.3.1.2.2 Containers Not in Use. place of assembly that introduces a haz- Containers shall be secured to prevent and regulated by this code and not ap- spillage when not in use. proved at the time of the issuance of the Place of Assembly Permit. 5 - 13 (Revised 8/08) 4-5-070C 308.3.1.2.3 Serving of Flaming Food. condition to the Fire and Emergency Ser- The serving of flaming foods or bever- vices Department. Building employees ages shall be done in a safe manner and and tenants shall implement the appro- shall not create high flames.The pouring, priate emergency plans and procedures. ladling or spooning of liquids is restricted No person shall, by verbal or written di- to a maximum height of eight (8) inches rective, require any delay in the reporting (203 mm) above the receiving recepta- of a fire, medical emergency, or hazard- cle. ous material release to the Fire and Emergency Services Department. 308.3.1.2.4 Location. Flaming foods or beverages shall be prepared only in the 401.3.1 Making false report. It shall be immediate vicinity of the table being unlawful for a person to give, signal, or served. They shall not be transported or transmit a false alarm. carried while burning. 401.3.2 Alarm activations. Upon active- Section 308.3.1.2.5 Fire Protection. tion of a fire alarm signal, employees or The person preparing the flaming foods staff shall immediately notify the Fire and or beverages shall have a wet cloth im- Emergency Services Department. mediately available for use in smothering the flames in the event of an emergency. 401.3.3 Emergency evacuation drills. Nothing in this section shall prohibit the 28. Subsection 314.4, Vehicles, of the In- sounding of a fire alarm signal or the car- ternational Fire Code,2006 Edition, is hereby rying out of an emergency evacuation amended to read as follows: drill in accordance with the provisions of Section 405. 314.4 Vehicles. Liquid or gas-fueled ve- hicles, fueled equipment, boats or other 30. Subsection 406.3, Employee training motor craft shall not be located indoors program, of the International Fire Code, except as follows: 2006 Edition, is hereby amended by adding a new subsection, to read as follows: 1. Batteries are disconnected. 406.3.4 Automated External Defibrilla- 2. Fuel in fuel tanks does not ex- tor(AED)Training.Where AEDs are re- ceed one-quarter tank or 5 gallons quired by this code, employees shall be (19 L) (whichever is least). trained in the use of and be familiar with the locations of the AEDs. 3. Fuel tanks and fill openings are closed and sealed to prevent tamper- 31. Subsection 408.2, Group A occupan- ing. cies,of the International Fire Code,2006 Edi- tion, is hereby amended by adding new 4. Vehicles,boats,other motor craft subsections to read as follows: equipment, and fueled equipment are not fueled or defueled within the 408.2.3 Automated External Defibrilla- building. tors(AED). Group A-1 through A-5 occu- pancies and special events, with an 29. Subsection 401.3,Emergency forces occupancy load or event of 300 or more notification, of the International Fire Code, persons, shall have available and main- 2006 Edition, is hereby amended by chang- tain an AED on the premises. ing the title to"Emergency services notifica- tion,"and to read as follows: 408.2.3.1 Placement.The location of the AEDs shall be as determined Emergency services notification. In by the Code Official with a one way the event an unwanted fire, medical travel distance not to exceed 600 emergency, or hazardous material re- feet. lease occurs on a property, the owner or occupant shall immediately report such (Revised 8/08) 5 - 14 4-5-070C 408.2.3.2 Notification.The Fire and 36. Subsection 505.1,Address numbers, Emergency Services Department of the International Fire Code, 2006 Edition, shall be notified in writing of the in- is hereby amended by adding new subsec- stallation and location of an AED on tions, to read as follows: the premises. 505.1.1 Identification size. In order that 408.2.3.3 AED Maintenance.AEDs the address identification is plainly visi- shall be maintained as per the manu- ble,the following minimum sizes,figures facturer's requirements. or numbers, in block style in contrasting color shall be used in accordance with 32. Subsection 503.1,Where required,of the following: the International Fire Code, 2006 Edition, is hereby amended to read as follows: 1. Single-family residential houses —4". 503.1 Where required. Fire apparatus access roads shall be provided and 2. Multi-family residential, commer- maintained in accordance with Sections cial, or small business: 50' or less 503.1.1 through 503.2. setback—6"; more than 50' setback —10". 33. Subsection 503.1.2, Additional ac- cess, of the International Fire Code, 2006 3. Large commercial or industrial Edition, is hereby amended to add a new sub- areas: 100' or less setback— 18"; section, to read as follows: more than 100'setback—24". 503.1.2.1 Two means of access.Two 505.1.2 Rear Door Marking.When vehi- (2) means of approved access shall be cle access is provided to the rear of com- required when a complex of three (3) or mercial, industrial and warehouse more buildings is located more than 200' buildings, the rear doors servicing indi- from a public road. (RMC 4-6-060G5) vidual businesses shall be marked to in- dicate address and/or unit identification 34. Subsection 503.2, Specifications, of with letters or numbers at least four(4) the International Fire Code, 2006 Edition, is inches high. hereby amended to read as follows: 505.1.3 Suite numbers. Buildings con- 503.2 Specifications. Fire apparatus ac- sisting of separate suites with the same cess roads shall be installed and ar- building address shall have their suite ranged in accordance with RMC 4-4-080 number marked so that the suite is and 4-6-060. readily identifiable and the numbers or letters sized as per Section 505.1.1. 35. Subsection 503.4,Obstruction of fire apparatus access roads, of the Interna- Exception: Suites located on an in- tional Fire Code, 2006 Edition, is hereby terior hall or corridor shall have letter- amended by adding a new subsection, to ing at least one (1) inch high. read as follows: 37. Subsection 508.5.1, Where required, 503.4.1 Enforcement.The Fire and of the International Fire Code, 2006 Edition, Emergency Services Department may is- is hereby amended to read as follows: sue non-traffic citations to vehicles parked in a fire lane or blocking a fire hy- 508.5.1 Where required. Where a por- drant in accordance with the Bail Sched- tion of the facility or building hereafter ule established by Renton Municipal constructed or moved into or within the Court. The application of the above pen- jurisdiction is more than 150 feet from a alty shall not be held to prevent the en- hydrant on a fire apparatus access road, forced removal of prohibited conditions. as measured by an approved route around the exterior of the facility or build- ing, on-site fire hydrants and mains shall 5- 14.1 (Revised 8/08) 4-5-070C be provided where required by the Fire 604.2.21 Automotive Fuel Dispensing Code Official. Facilities. All new commercial fuel dis- pensing facilities shall be provided with Exceptions: an approved standby power system to provide power to facilitate maintaining 1. For Group R-3 and Group U oc- fuel dispensing during local power out- cupancies,the distance requirement ages or disaster. shall be 300 feet. 41. Subsection 605.10, Portable,electric 2. Deleted. space heaters, of the International Fire Code, 2006 Edition, is hereby amended by 38. Subsection 602.1, Definitions, of the adding a new subsection, to read as follows: International Fire Code, 2006 Edition, is hereby amended by adding the following def- 605.10.5 Tip-Over Switch. All portable inition: electric space heaters shall be equipped with an automatic tip-over shut-off switch. POWER TAR A listed device for indoor use consisting of an attachment plug on Exception: Approved liquid-filled one end of a flexible cord and two (2) or portable heaters. more receptacles on the opposite end and over current protection. 42. Subsection 806.1.1,Restricted Occu- pancies,of the International Fire Code,2006 39. Subsection 604.2,Where required,of Edition, is hereby amended to read as fol- the International Fire Code, 2006 Edition, is lows: hereby amended to read as follows: 806.1.1 Restricted occupancies. Natu- 604.2 Where required. Emergency and ral cut trees shall be prohibited in Group standby power systems shall be provided A, E, I-1, 1-2, 1-3, 1-4, M, R-1, R-2 and R- where required by Sections 604.2.1 4 occupancies. through 604.2.21. Exceptions: 40. Subsection 604.2,Where required,of the International Fire Code, 2006 Edition, is 1. Trees located in areas protected hereby amended by adding new subsections, by an approved automatic sprinkler to read as follows: system installed in accordance with Section 903.3.1.1 or 903.3.1.2 shall 604.2.20 Group I-1 and Group 1-2 Nurs- not be prohibited in Groups A, E, M, ing Home Occupancies. In addition to R-1 and R-2. specific requirements listed elsewhere in the codes referenced in Sec. 102.6, ap- 2. Trees treated with a flame retar- proved manually switched standby power dant and renewed to maintain flame systems in new Group I-1 and 1-2 occu- resistance,subject to the approval of pancies shall be provided to power the the Fire Code Official. following operations: 43. Subsection 807.1, General require- 1. Heating and refrigeration. ments, of the International Fire Code, 2006 Edition, is hereby amended to read as fol- 2. Communications and alarm sys- lows: tems. 807.1 General requirements. In occu- 3. Ventilation systems. pancies in Groups A, B, E, I and R-1 and dormitories in Group R-2, curtains, drap- 4. Emergency lighting. eries, hangings and other decorative ma- terials suspended from walls or ceilings 5. Patient-care related electrical shall meet the flame propagation perfor- circuits. mance criteria of NFPA 701 in accor- (Revised 8/08) 5 - 14.2 4-5-070C dance with Section 807.2 or be 45. Subsection 901.5.1, Occupancy, of noncombustible. the International Fire Code, 2006 Edition, is hereby amended to read as follows: In Groups I-1 and 1-2, combustible deco- rative materials shall meet the flame 901.5.1 Occupancy. It shall be unlawful propagation criteria of NFPA 701 unless to occupy any portion of a building or the decorative materials, including, but structure until the required fire detection, not limited to,photographs and paintings, alarm and suppression systems have are of such limited quantities that a haz- been tested and approved. All accep- ard of fire development or spread is not tance tests shall be witnessed by the Fire present. In Group 1-3, combustible deco- and Emergency Services Department rative materials are prohibited. prior to occupancy being granted. Fixed or movable walls and partitions, 46. Subsection 901.6,Inspection,testing paneling, wall pads and crash pads, ap- and maintenance, of the International Fire plied structurally or for decoration,acous- Code, 2006 Edition, is hereby amended by tical correction, surface insulation or adding new subsections, to read as follows: other purposes, shall be considered inte- rior finish if they cover 10 percent or more 901.6.3 Annual Certification Required. of the wall or of the ceiling area,and shall All sprinkler systems,fire alarm systems, not be considered decorative materials or portable fire extinguishers, smoke re- furnishings. moval systems, air replenishment sys- tems, and other fire protective or In Group B and M occupancies, fabric extinguishing systems shall be certified partitions suspended from the ceiling and annually by a qualified agency, except, not supported by the floor shall meet the hood fire extinguishing systems shall be flame propagation performance criteria in serviced every six(6) months. Documen- accordance with Section 807.2 and tation of such servicing shall be provided NFPA 701 or shall be noncombustible. as indicated in section 901.6. 44. Chapter 8, Interior Finish, of the Inter- 901.6.4 Annual Hazardous Systems national Fire Code, 2006 Edition, is hereby Certification.All electronic monitoring amended by adding a new section,to read as systems used in connection with flamma- follows: ble, combustible liquids and/or hazard- ous materials shall be certified annually SECTION 809 by a qualified agency. Documentation of the system certifications shall be for- ATRIUM FURNISHINGS warded to the Fire and Emergency Ser- vices Department indicating each system Atrium furnishings shall comply with Sec- has been tested and functions as re- tions 809.1 and 809.2. quired. 809.1. Potential heat. Potential heat of 47. Subsection 903.2,Where required,of combustible furnishings and decorative the International Fire Code, 2006 Edition, is materials within atria shall not exceed hereby amended to read as follows: 9,000 BTU per pound (20,934 J/g)when located within an area that is more than 903.2 Where required. Approved auto- 20 feet (6096 mm) below ceiling level matic sprinkler systems in new buildings sprinklers. and structures shall be provided in the lo- cations described in this section. 809.2.Decorative materials.Decorative material in atria shall be noncombustible, All newly constructed buildings with a flame resistant or treated with a flame re- gross square footage of 5,000 square tardant. feet or greater must be sprinklered. Addi- tions to existing buildings which would re- sult in a gross floor area greater than 5 - 14.3 (Revised 8/08) 4-5-070C 5,000 square feet must be retrofitted with 3. The fire area is located on a floor an automatic sprinkler system. other than the level of exit discharge. Exception: Exception: Areas used exclusively as participant sports areas where the 1. One-time additions to Interna- main floor area is located at the same tional Building Code Group R-3 oc- level as the level of exit discharge of cupancies of up to 500 square feet the main entrance and exit. are permitted without compliance with this Section. 50. Subsection 903.2.1.4, Group A-4, of the International Fire Code, 2006 Edition, is 2. One-and two-family dwellings hereby amended to read as follows: and townhouses built in compliance with the International Residential 903.2.1.4 Group A-4.An automatic Code and meeting fire flow and ac- sprinkler system shall be provided for cess requirements of the City of Group A-4 occupancies where one of the Renton. following conditions exists: 48. Subsection 903.2.1.1, Group A-1, of 1. The gross floor area exceeds the International Fire Code, 2006 Edition, is 5,000 square feet; hereby amended to read as follows: 2. The fire area has an occupant 903.2.1.1 Group A-1. An automatic load of 300 or more; or sprinkler system shall be provided for Group A-1 occupancies where one of the 3. The fire area is located on a floor following conditions exists: other than the level of exit discharge. 1. The gross floor area exceeds Exception: Areas used exclusively 5,000 square feet; as participant sports areas where the main floor area is located at the same 2. The fire area has an occupant level as the level of exit discharge of load of 300 or more; the main entrance and exit. 3. The fire area is located on a floor 51. Subsection 903.2.2, Group E, of the other than the level of exit discharge; International Fire Code, 2006 Edition, is or hereby amended to read as follows: 4. The fire area contains a multi- 903.2.2 Group E. An approved auto- theater complex. matic sprinkler system shall be provided for Group E Occupancies where the 49. Subsection 903.2.1.3, Group A-3, of gross floor area exceeds 5,000 square the International Fire Code, 2006 Edition, is feet. hereby amended to read as follows: Exceptions: 903.2.1.3 Group A-3. An automatic sprinkler system shall be provided for 1. Throughout every portion of edu- Group A-3 occupancies where one of the cational buildings below the level of following conditions exists: exit discharge. 1. The gross floor area exceeds 2. Throughout all newly con- 5,000 square feet; structed Group E Occupancies hav- ing an occupant load of 50 or more 2. The fire area has an occupant for more than 12 hours per week or 4 load of 300 or more; or hours in any one day.A minimum wa- ter supply meeting the requirements of NFPA 13 shall be required. (Revised 8/08) 5- 14.4 4-5-070C 3. Portable school classrooms, pro- 54. Subsection 903.2.7, Group R, of the vided the aggregate area of all clus- International Fire Code, 2006 Edition, is ters of portable school classrooms hereby amended by adding new subsections, does not exceed 5,000 square feet, to read as follows: and clusters of portable school class- rooms shall be separated as required 903.2.7.1 Group R-3 Occupancy.When in Chapter 5 of the Building Code. the occupancy has over 12,000 square feet of gross floor area. 4. Basements: An automatic sprin- kler system shall be installed in base- 903.2.7.2 Dwellings. When proposed ments classified as a Group E within all residential zones, clustered or Occupancy when the basement is constructed so that, when attached, the larger than 1,500 square feet in floor total square foot gross floor area of all area. dwelling units exceeds 12,000 square feet. For the purpose of this subsection, When not required by other provisions of portions of buildings separated by one or this chapter, a fire-extinguishing system more firewalls will not be considered a installed in accordance with NFPA 13 separate building. may be used for increases and substitu- tions allowed in Sections 504.2, 506.3, 55. Subsection 903.2,Where required,of and Table 601 of the Building Code. the International Fire Code, 2006 Edition, is hereby amended by adding new subsections, 52. Subsection 903.2.3, Group F-1,of the to read as follows: International Fire Code, 2006 Edition, is hereby amended by changing the title to 903.2.14 Automatic Sprinkler Systems "Group B, F, H, and S Occupancies,"and to in New Buildings. read as follows: 903.2.14.1 Buildings over 5,000 903.2.3 Group B, F, H,and S Occupan- square feet. A fully automatic fire cies.An automatic sprinkler system shall protection sprinkler system is to be be provided throughout all buildings con- installed in all new buildings in ex- taining a Group B, F, H, or S occupancy cess of 5,000 square feet total gross with over 5,000 square feet of gross floor floor area, regardless of vertical or area. horizontal fire barriers. Such sprin- kler system shall be designed, in- 53. Subsection 903.2.3, Group M, of the stalled and tested as per Section International Fire Code, 2006 Edition, is 903.3. hereby amended to read as follows: 903.2.14.2 Buildings less than 903.2.6 Group M.An automatic sprinkler 5,000 square feet.A fully automatic system shall be provided throughout fire protection sprinkler system may buildings containing a Group M occu- be required by the Chief of the Fire pancy where one of the following condi- and Emergency Services Depart- tions exists: ment or the Fire Code Official for buildings less than 5,000 square feet 1. Where a Group M gross floor gross floor area when, in their judg- area exceeds 5,000 square feet; ment, supported by written docu- mentation from a professional 2. Where a Group M fire area is lo- organization (such as NFPA, ICC, cated more than three stories above SBCC, U.L., ISO, etc.) verifies that grade; or hazardous operations, hazardous contents,critical exposure problems, 3. Where the combined area of all limited accessibility to the building or Group M fire areas on all floors, in- other items may contribute to a defi- cluding any mezzanines, exceeds nite hazard. 5,000 square feet. 5- 14.5 (Revised 8/08) 4-5-070C 903.2.15 Sprinkler Systems in Remod- flow alarm devices shall be activated by eled Buildings.The requirements for the water flow equivalent to the flow of a sin- installation of fire protection sprinkler sys- gle sprinkler of the smallest orifice size tems in remodeled buildings shall be as installed in the system. Alarm devices indicated in Sections 903.2.15.1 and shall be provided on the exterior of the 903.2.15.2. building in an approved location.Where a fire alarm system is installed,actuation of 903.2.15.1. Existing sprinklered the automatic sprinkler system shall actu- buildings. When existing buildings ate the building fire alarm system. with full sprinkler systems are remod- eled or added onto,the remodeled or Exceptions: added on portion shall be fully sprin- klered. 1. With approval of the Fire Code Official, audible and visible alarm no- 903.2.15.2. Existing non-sprin- tification appliances may be omitted klered buildings. When an existing for approved residential sprinkler building is added onto or remodeled systems in 1 or 2 dwelling units if not and the resulting total square foot otherwise specifically required. gross floor area exceeds 5,000 square feet,then the entire structure 2. Alarms are not required for ap- shall be fully sprinklered. All existing proved domestically supplied local non-sprinklered buildings currently systems with ten (10) heads or less exceeding 5,000 square feet where a per building. remodel,alteration or repair exceeds 50 percent of the building valuation 58. Subsection 903.4.3, Floor Control within a three-year period shall have Valves, of the International Fire Code, 2006 a sprinkler system installed through- Edition, is hereby amended to read as fol- out. Valuation shall be determined lows: from the King County Assessor records at the time of the first appli- 903.4.3 Floor Control Valves.Approved cation for a permit. supervised indicating control valves shall be provided at the point of connection to 56. Subsection 903.3.1.2, NFPA 13R the riser on each floor. sprinkler systems, of the International Fire Code, 2006 Edition, is hereby amended to Exception: When approved by the read as follows: Fire Code Official in NFPA 13D and NFPA 13R Systems. 903.3.1.2 NFPA 13R sprinkler systems. Where allowed in buildings of Group R, 59. Section 903, Automatic Sprinkler up to and including four stories in height, Systems, of the International Fire Code, automatic sprinkler systems shall be in- 2006 Edition,is hereby amended by adding a stalled throughout in accordance with new subsection, to read as follows: NFPA 13R. NFPA 13R systems shall be limited to buildings with a maximum 903.7 Riser Room Access.All NFPA 13, gross floor area of 12,000 square feet. 13R and any 13D systems serving five or more dwelling units, sprinkler system ris- 57. Subsection 903.4.2, Alarms, of the In- ers shall be located in a dedicated room ternational Fire Code,2006 Edition, is hereby with an exterior door, lighting and heat. amended to read as follows: Exception: 13D single and two-family residences or townhome sprinkler sys- 903.4.2 Alarms. Approved audible and tems with four units or less. visible alarm notification appliances shall be connected to every automatic sprin- 60. Subsection 904.11, Commercial kler system in accordance with Section cooking systems, of the International Fire 907 and throughout areas designated by Code, 2006 Edition, is hereby amended to the Fire Code Official. Sprinkler water- read as follows: (Revised 8/08) 5 - 14.6 4-5-070C 904.11 Commercial cooking systems. cial cooking operations.The system shall The automatic fire-extinguishing system be installed in accordance with this code, ( for commercial cooking systems shall be its listing and the manufacturer's installa- of a type recognized for protection of tion instructions. Automatic fire-extin- commercial cooking equipment and ex- guishing systems of the following types haust systems of the type and arrange- shall be installed in accordance with the ment protected. Preengineered referenced standard indicated, as fol- automatic dry- and wet-chemical extin- lows: guishing systems shall be tested in ac- cordance with UL 300 and listed and 1. Carbon dioxide extinguishing labeled for the intended application. Ex- systems, NFPA 12. isting suppression systems not in compli- ance shall be replaced with a conforming 2. Automatic sprinkler systems, system whenever any of the following oc- NFPA 13. curs: 3. Foam-water sprinkler system or • Any modifications are made to the foam-water spray systems, NFPA 16. structure of the kitchen hood. 4. Dry-chemical extinguishing sys- • Re-arrangement of appliances tems. NFPA 17. under the hood requires change in nozzle placement. 5. Wet-chemical extinguishing sys- tems, NFPA 17A. • Any additional cooking appliances are added to the cook line. 61. Subsection 905.3.1, Building height, of the International Fire Code, 2006 Edition, • The system can no longer be ser- is hereby amended to read as follows: viced due to the lack of available manufacturer's listed parts. 905.3.1 Building height. Class III stand- pipe systems shall be installed through- • Lard or Animal fats are replaced out buildings where the floor level of the with one or more cooking medium highest story is located more than 20 feet that operates at higher temperatures above the lowest level of the Fire and than the suppression system was de- Emergency Services Department vehicle signed and tested for in the UL list- access, or where the floor level of the ing. lowest story is located more than 20 feet below the highest level of Fire and Emer- If the manufacturer's original listing was gency Services Department vehicle ac- conducted using animal fats, the busi- cess. ness owner shall provide a letter to the Renton Fire and Emergency Services Exceptions: (not amended) Department certifying that the cooking system will only be used with animal fats. 62. Subsection 905.3, Required installa- A sign with 3" high letters stating"Animal tions, of the International Fire Code, 2006 Fat Oils Only"shall be installed on the Edition, is hereby amended by adding a new front of the hood. subsection, to read as follows: Existing wet-chemical systems that are 905.3.8 High-Rise Building Stand- not in compliance with current UL 300 pipes. Standpipe risers shall be combi- Standards shall be updated within two nation standpipe/sprinkler risers using a years from the effective date of this ordi- minimum pipe size of 6 inch diameter. nance. Two 2-1/2 inch hose connections shall be provided on every intermediate floor level Other types of automatic fire-extinguish- landing in every required stairway unless ing systems shall be listed and labeled otherwise approved by the Fire Code Of- for specific use as protection for commer- ficial. Where pressure reduction valves 5 - 14.7 (Revised 8/08) 4-5-070C (PRV) are required, each hose connec- Exception: Deleted. tion shall be provided with its own PRV. The system shall be designed to provide 67. Subsection 907.2.3, Group E, of the a minimum flow of 300 gpm at a minimum International Fire Code, 2006 Edition, is pressure of 150 psi(maximum 200 psi)at hereby amended by deleting Exception num- each standpipe connection, in addition to ber 2. the flow and pressure requirements con- tained in NFPA 14. 68. Subsection 907.2.4, Group F, of the International Fire Code, 2006 Edition, is 63. Subsection 905.8, Dry standpipes, of hereby amended by deleting the Exception. the International Fire Code, 2006 Edition, is hereby amended to read as follows: 69. Subsection 907.2.7, Group M, of the International Fire Code, 2006 Edition, is 905.8 Dry standpipes. Dry standpipes, hereby amended by deleting Exceptions when approved by the Fire Code Official, number 1 and 2. are acceptable in other than high-rise buildings. 70. Subsection 907.2.8.1, Manual Fire Alarm System, of the International Fire 64. Subsection 906.1, Where required, Code, 2006 Edition, is hereby amended by number 1, of the International Fire Code, deleting Exceptions 1 and 2. 2006 Edition, is hereby amended by deleting the Exception to item number 1. 71. Subsection 907.2.9,Group R-2,of the International Fire Code, 2006 Edition, is 65. Subsection 907.1.2, Equipment, of hereby amended by deleting Exceptions 1,2, the International Fire Code, 2006 Edition, is and 3. hereby amended to read as follows: 72. Subsection 907.2.9,Group R-2,of the 907.1.2 Equipment. Systems and their International Fire Code, 2006 Edition, is components shall be listed and approved hereby amended by adding a new subsec- for the purpose for which they are in- tion, to read as follows: stalled. All new alarm systems shall be addressable. Each device shall have its 907.2.9.1 Multi-family complexes. own address and shall annunciate indi- Multi-family complexes with three (3) or vidual addresses at a UL Central Station. more separate buildings within the com- plex, including recreation and/or day- Exception: Systems that have not care buildings, shall be provided with ap- more than 12 zones and not more proved fire alarm systems regardless of than 5 devices on each zone. size. The buildings within the complex shall have each building monitored by an 66. Subsection 907.2.2, Group B, of the approved central station. International Fire Code, 2006 Edition, is hereby amended to read as follows: 73. Subsection 907.2, Where required— New buildings and structures, of the Inter- 907.2.2 Group B. A manual fire alarm national Fire Code, 2006 Edition, is hereby system shall be installed in the following amended by adding a new subsection, to Group B Occupancies: read as follows: 1. Those having an occupant load 907.2.24 Structures in excess of 3,000 of 500 or more persons or more than Square Feet. An approved total cover- 100 persons above or below the low- age manual and automatic fire alarm sys- est level of exit discharge. tern shall be provided in accordance with NFPA Standard 72 in all structures in ex- 2. Those that are two (2) or more cess of 3,000 square feet of total floor stories in height and 10,000 square area. feet or more in area. (Revised 8/08) 5 - 14.8 4-5-070C Exceptions: Renton Fire and Emergency Services Department will be made available by the For the purpose of Section 907, fire Fire Code Official. walls constructed in accordance with Chapter 7 of the IBC, in Group R-3 914.3.7 Fire equipment. A cabinet or and U occupancies, shall not define other enclosed facility shall be provided separate buildings. in every stairwell, smoke tower or such similar structure on designated floors, 74. Subsection 907.20.5, Maintenance, commencing with the third floor, seventh inspection and testing, of the International floor and every fourth floor above the Fire Code, 2006 Edition, is hereby amended seventh floor for the storage of fire hose by adding a new subsection, to read as fol- and related equipment. Facilities, cabi- lows: nets, devices, hoses and related equip- ment shall be furnished by the building 907.20.5.1 Nonconforming alarm sys- owner. All such equipment and the spe- tems. In the event that an alarm system cific location thereof shall be subject to does not meet these requirements, it the approval of the Fire Code Official. shall be a further requirement of this These rooms will be inspected annually chapter that modifications necessary to by the Fire and Emergency Services De- meet these minimum levels are made to partment and equipment replaced by the the alarm system and subsequent testing building owner or his/her representative is conducted prior to any occupancy be- at the appropriate service life. ing granted. 77. Subsection 1024.16.5, Materials and 75. Subsection 914.3, High-rise build- strength, of the International Fire Code, ings, of the International Fire Code, 2006 2006 Edition, is hereby amended to read as Edition, is hereby amended to read as fol- follows: lows: 1027.16.5 Materials and strength. 914.3 High-rise buildings. High-rise Components of fire escape stairs shall be buildings shall comply with Sections constructed of noncombustible materials. 914.3.1 through 914.3.7. Fire escape stairs and balconies shall 76. Subsection 914.3, High-rise build- support the dead load plus a live load of ings, of the International Fire Code, 2006 not less than 100 pounds per square foot Edition, is hereby amended by adding new (4.78 kN/m2). Fire escape stairs and bal- subsections, to read as follows: conies shall be provided with a top and intermediate handrail on each side. 914.3.6 Air replenishment systems.All high-rise buildings shall be equipped with The Fire Code Official is authorized to re- an approved rescue air replenishment quire testing or other satisfactory evi- system. The system shall provide an ad- dence that an existing fire escape stair equate pressurized fresh air supply meets the requirements of this section. through a permanent piping system for To ensure that fire escapes are safe and the replenishment of portable life sustain- work properly, they must be visually in- ing air equipment carried by Fire and spected each year and load tested every Emergency Services Department,rescue five years. A structural engineer or con- and other personnel in the performance tractor approved by the Fire Code Official of their duties. Location of access sta- shall conduct the testing. Documentation tions, as well as installation and mainte- of the inspection shall be provided to the nance of the air replenishment systems, Fire and Emergency Services Depart- shall meet the requirements as deter- ment. mined by the Fire Code Official.A speci- fications document for the construction of 78. Subsection 1404.5, Fire watch, of the air replenishing systems that conforms to International Fire Code, 2006 Edition, is the breathing equipment used by the hereby amended to read as follows: 5- 14.9 (Revised 8/08) 4-5-070C 1404.5 Fire watch.When required by the connection with hazardous materials Fire Code Official for building construc- shall be certified at least annually by a tion or demolition that is hazardous in na- qualified agency. Documentation of the ture, qualified personnel shall be system certification shall be forwarded to provided to serve as an on-site fire the Fire and Emergency Services De- watch. Fire watch personnel shall be pro- partment indicating the system has been vided with at least one approved means tested and functions as required. for notification of the Fire and Emergency Services Department and their sole duty 81. Subsection 2703.9, General Safety shall be to perform constant patrols and Precautions, of the International Fire Code, watch for the occurrence of fire. 2006 Edition, is hereby amended to read as follows: 79. Subsection 2701.5, Permits, of the In- ternational Fire Code,2006 Edition,is hereby 2703.9 General Safety Precautions. amended to read as follows: General precautions for the safe storage, handling or care of hazardous materials 2701.5 Permits. Permits shall be re- shall be in accordance with Sections quired as set forth in Sections 105.6 and 2703.9.1 through 2703.9.10. 105.7. 82. Subsection 2703.9, General Safety When required by the Fire Code Official, Precautions, of the International Fire Code, permittees shall apply for approval to per- 2006 Edition, is hereby amended to add a manently close a storage, use, or han- new subsection, to read as follows: dling facility. Such application shall be submitted at least 30 days prior to the ter- 2703.9.10 Manufacturer's limitations. mination of the storage, use, or handling The storage and use of hazardous mate- of hazardous materials. The Fire Code rials shall not exceed the manufacturer's Official is authorized to require that the limitations on shelf life and any other re- application be accompanied by an ap- strictions on use. proved facility closure plan in accordance with Section 2701.6.3. 83. Subsection 3301.1.3 Fireworks,of the International Fire Code, 2006 Edition, is All new installations and/or modifications hereby amended to read as follows: or additions to existing systems shall re- quire plan review and permit fees as stip- 3301.1.3 Fireworks. The possession, ulated in RMC 4-1-150, Fire Prevention sale, and discharge of all fireworks are Fees. prohibited in the City of Renton, as of May 21, 2005. 80. Subsection 2703.2.6,Maintenance,of the International Fire Code, 2006 Edition, is Exceptions: hereby amended to read as follows: 1. Storage and handling of fire- 2703.2.6 Maintenance. In addition to the works as allowed in Section 3304. requirements of Section 2703.2.3, equip- ment, machinery, and required detection 2. Manufacture,assembly and test- and alarm systems associated with haz- ing of fireworks as allowed in Section ardous materials shall be maintained in 3305. an operable condition. Defective contain- ers,cylinders and tanks shall be removed 3. Displays authorized by the City from service, repaired or disposed of in Council under permit issued pursu- an approved manner. Defective equip- ant to City Code,and the Washington ment or machinery shall be removed Administrative Code, if required. from service and repaired or replaced. Required detection and alarm systems 4. The possession, storage, sale, shall be replaced or repaired where de- handling,and use of specific types of fective. All monitoring systems used in Division 1.4G fireworks where al- (Revised 8/08) 5 - 14.10 4-5-070C lowed by applicable laws,ordinances ing the title to "Seizure/Penalty,"and to read and regulations, provided such fire- as follows: works comply with CPSC 16 CFR, Parts 1500 and 1507, and DOTn 49 3301.7 Seizure/Penalty.The City of CFR, Parts 100—178,for consumer Renton may employ either,or both,of the fireworks. following processes. 84. Subsection 3301.2.4.2, Fireworks 3301.7.1 Seizure.The Fire Code Official display, of the International Fire Code,2006 is authorized to remove or cause to be re- Edition, is hereby amended by changing the moved or disposed of in an approved title to"Public Display; Insurance Required," manner, at the expense of the owner, ex- and to read as follows: plosives,explosive materials or fireworks offered or exposed for sale, stored, pos- 3301.2.4.2 Public Display; Insurance sessed or used in violation of this chap- Required. Any applicant shall, at the ter. time of issuance of such license, submit to the City proper evidence of public lia- 3301.7.2 Penalty. Any violation of this bility and property damage insurance and chapter on fireworks shall be an infrac- such applicant shall maintain the insur- tion only and punishable under RMC 1-3- ance in a company or companies ap- 2 entitled Civil Penalties, except posses- proved by the City with amounts as sion, sale or discharge of fireworks not follows: One million dollars classified as"consumer" by statute, as ($1,000,000.00) or more for injuries to - now or hereafter amended, shall be sub- any one(1)person in one (1)accident or ject to such fines and penalties as set occurrence; two million dollars forth in RCW 70.77.488, 70.77.540, and ($2,000,000.00) or more for injuries to Chapter 212-17 WAC. two (2) or more persons in any one (1) accident or occurrence; one million dol- 87. Subsection 3404.2.11, Underground lars ($1,000,000.00) for damage to prop- Tanks, of the International Fire Code, 2006 erty in any one (1) accident or Edition, is hereby amended to read as fol- occurrence. Such insurance shall name lows: the City as an additional insured and shall not be cancelable except by a 45- 3404.2.11 Underground Tanks. Under- day pre-cancellation notice in writing to ground storage of flammable and com- the City. Further,the insurance required bustible liquids in tanks shall comply with herein shall be primary insurance as re- Section 3404.2 and Sections 3404.2.11.1 spects the City.Any insurance,self-insur- through 3404.2.11.5.3. Corrosion protec- ance, or insurance pool coverage tion shall comply with WAC 173-360-305. maintained by the City shall be in excess of the insurance required herein and shall All new underground storage tanks shall not contribute with it. conform to the standards as defined in the "Underground Storage Tank Second- 85. Subsection 3301.2.4.2, Fireworks ary Containment Ordinance" (RMC 4-5- display, of the International Fire Code, 2006 120).All provisions of the"Underground Edition, is hereby amended by adding a new Storage Tank Secondary Containment subsection, to read as follows: Ordinance"shall apply to the installation, use, maintenance, and abandonment of 3301.2.4.2.1 Pyrotechnic Operator Re- underground storage tanks. All unautho- quired. Every city-authorized display of rized releases from underground storage fireworks shall be handled and super- tanks shall be reported in conformance vised by a state licensed pyrotechnic op- with RMC 4-5-120K, Release Reporting erator. Requirements. Leaking tanks shall be promptly emptied and removed from the 86. Subsection 3301.7, Seizure, of the In- ground and abandoned in accordance ternational Fire Code,2006 Edition,is hereby with Section 3404.2.14. All new above- amended by adding new subsections,chang- ground and underground tank installa- 5- 14.11 (Revised 8/08) 4-5-070D tions and modifications or additions to ex- b. Installation Timing: No construc- isting systems shall be subject to plan tion beyond the foundation shall be al- review and installation fees as described lowed until hydrants and mains are in in RMC 4-1-150. place, unless approved by the appropri- ate City authority,following appropriate 88. Subsection 3404.2.11.5,Leak preven- application and a finding that there is no tion,of the International Fire Code,2006 Edi- life or safety threat involved. tion, is hereby amended by adding a new subsection, to read as follows: c. Upgrade of Existing Hydrants Re- quired: In addition,presently existing fire 3404.2.11.5.3 Leak Detection System hydrants which do not conform with the Maintenance and Certification. Leak requirements and standards of this Sec- detection devices and monitoring sys- tion when replaced shall be replaced with tems installed in accordance with this hydrants which do conform to the stan- section shall be inspected and tested at dards and requirements of this Section. least annually by a qualified third party, (Ord. 4007, 7-14-1985) and the test results maintained on site for at least one year. 2. Fire Hydrant Requirements in Com- mercial, Business, Industrial and Manu- 89. Chapter 45,Referenced Standards,of facturing Areas: the International Fire Code, 2006 Edition, is hereby amended to reference NFPA Stan- a. Installation Required:The owner of dard 13—07, NFPA Standard 13D—07 and any building hereafter constructed or NFPA Standard 13R—07. used in the City which building or struc- ture is not located or accessible within 90. Appendix B104.2,Area separation,of one hundred fifty feet(150')of any fire hy- the International Fire Code, 2006 Edition, is drant and such building or structure being hereby amended to read as follows: located or situated in any area zoned and to be used, or actually used for any com- Appendix B104.2 Area separation. mercial, business, industrial or manufac- Portions of buildings, which are sepa- turing purpose shall, at his expense, rated by one or more four-hour firewalls install or cause to have installed fire hy- constructed in accordance with the Inter- drant or hydrants together with the nec- national Building Code, without open- essary pipes, appurtenances and ings, and provided with a 30-inch connections in order to connect and hook parapet,are allowed to be considered as on said hydrant or hydrants to the City's separate fire areas. (Ord. 4547, existing water supply. It shall be unlawful 7-24-1995; Amd. Ord. 4769, 3-8-1999; for any person to own,occupy or use any Ord. 5086, 6-21-2004; Ord. 5404, building or structure as defined in RMC 7-21-2008) 8-4-24B, C and D, unless such building or structure is located within one hundred D. FIRE HYDRANTS: fifty feet (150') of any fire hydrant. (Amd. Ord. 4769, 3-8-1999) 1. Required for Construction: All build- ings constructed within the City of Renton b. Number and Location of Hy- shall be served by fire hydrants installed in drants:The number and location of such accordance with the requirements of this hydrants shall be in accordance with Section. (Ord. 4007, 7-14-1986) good fire engineering practice and stan- dards, the size, location, and construc- a. Plans Required Prior to Permit:No tion to comply with the rules and building permit shall be issued until plans regulations of the American Insurance required under this Chapter have been Association formerly known as the Na- submitted and approved in accordance tional Board of Fire Underwriters and all with the provisions contained in this of such installations to be duly approved Chapter. by the Fire Department prior to its accep- tance thereof by the City. (Revised 8/08) 5- 14.12 4-5-070D c. Applicability to Annexed Proper- sions of the Municipal Water and Sewer Fa- ties: The aforesaid requirements shall cilities Act known as chapter 261 of the likewise apply to any such building or Sessions Laws of 1959 and any such agree- structure as hereinabove defined which ment between such owner and the City shall is hereafter annexed to the City. (Ord. run for a period not to exceed five (5) years 2434, 9-23-1968) and thus permit such owner to recover a por- tion of the cost of such initial installation from 3. Fire Hydrants in Other Areas: The other parties in the event of any such future owner or party in control of any building here- hook up or connection. Such contract shall after constructed in or annexed to the City further provide that the owner of any building 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 City Fire Depart- ment. (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- 5 - 14.13 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 5 - 14.14 4-5-070D or structure subsequently erected shall not 8. Number of Hydrants Required: The be permitted,during the term of the aforesaid number of fire hydrants that shall be required • contract,to make any hook up or connection for the new construction or a defined risk shall to the City's water system or to any such hy- be based on the amount of fire flow that is re- drant until such owner has paid his propor- quired to protect said risk. The requirement tionate fair share of the initial cost of such shall be one hydrant per one thousand installation as set forth in said contract. Any (1,000) g.p.m. fire flow. (Ord. 4007, such agreement entered into between such 7-14-1986) owner causing such installation and the City shall be filed for record with the King County 9. Location of Hydrants: Auditor's office and thereupon such filing shall constitute due notice of the terms and a. Minimum Distances from Struc- requirements therein specified to all other tures: These fire hydrants shall be lo- parties. The City further reserves the right, cated no closer than fifty feet (50') from upon approval of the City Council,to partici- the structure and no greater than three pate in the installation of any oversized water hundred feet(300').The primary hydrant line extensions or additional or extra improve- shall be not further than one hundred fifty ments relative to such installations. (Ord. feet(150')from the structure.(Ord.4007, 2434, 9-23-1968) 7-14-1986) 6. Fire Flow Requirements: 10. Hydrant Accessibility: Hydrants shall not be obstructed by any structure or vegeta- a. Basis for and Computation of Fire tion, or have the hydrant visibility impaired Flow Requirement: The fire flow re- within a distance of one hundred fifty feet quirement applied by the Fire Marshal (150') in any direction of vehicular approach under the provisions of this Section shall to the hydrant. All hydrants are to be accessi- be based upon criteria established in Ap- ble to Fire Department pumpers over roads pendix IIIA of the Uniform Fire Code as capable of supporting such fire apparatus. amended, added to or accepted herein. (Ord. 3541, 5-4-1981;Amd. Ord. 4007, Appendix IIIA of the Uniform Fire Code is 7-14-1986) hereby adopted by reference. One copy of that document shall be filed in the City a. Fire Marshal Discretion: The Fire Clerk's office and be available for use Marshal shall have discretion to deter- and examination by the public. (Ord. mine the location of the hydrants based 4327, 8-26-1991) upon a review of the location of the exist- ing utilities, topography and the charac- b. Unknown Fire Flow: Where the ex- teristics of the building or structure;minor isting fire flow is not known or cannot be deviations may be granted by Fire De- easily determined, it shall be required of partment approval of written requests. the developer to compute the available (Ord. 4007, 7-14-1986) fire flow using standards and criteria set forth at Renton City Ordinance No.3056. 11. Design and Installation Require- (Ord. 4007, 7-14-1986) ments: The installation of all fire hydrants shall be in accordance with sound engineer- 7. Residential Sprinkling Permitted: ing practices. In addition, the following re- When the fire flow is less than one thousand quirements shall apply to all building (1,000) gallons per minute but greater than construction projects: five hundred (500) gallons per minute, then residential structures shall be permitted to be a. Two (2) copies of detailed plans or served by sprinklers unless the Fire Chief has drawings, accurately indicating the loca- made a written finding that the public safety, tion of all valves and fire hydrants to be health or welfare will be threatened, stating installed shall be submitted to the Fire the factors upon which such finding is based, Marshal prior to the commencement of in which case residential structures shall not any construction. be permitted to be constructed at such loca- tion. (Ord. 4327, 8-26-1991) 5 - 15 (Revised 4/99) 4-5-070D b. All fire hydrants must be approved by k. All pipe shall meet City of Renton the City of Renton, Public Works Depart- standards per RMC 4-6-010A. ment. I. The maximum distance between fire c. All construction of the fire hydrant in- hydrants in single family use district stallation and its attendant water system zones shall be six hundred feet (600'). connection shall conform to the design standards and specifications of the City m. The maximum distance between fire of Renton. hydrants in commercial, industrial and apartment (including duplex) use district d. Fire hydrant installation shall be ade- zones shall be three hundred feet (300'). quately protected against vehicular dam- age in accordance with RMC 4-6-010A. n. Lateral spacing of fire hydrants shall be predicated on hydrants being located e. An auxiliary gate valve shall be in- at street intersections. stalled at the main line tee to permit the repair and replacement of the hydrant o. The appropriate water authority and without disruption of water service. • Fire Department shall be notified in writ- ing of the date the fire hydrant installation f. All hydrants shall stand plumb,±3°,to and its attendant water connection sys- be set to the finished grade with the bot- tern will be available for use. torn flange two inches (2")above ground or curb grade and have no less than thirty p. The Fire Marshal shall be notified six inches (36") in diameter of clear area when all newly installed hydrants or about the hydrant for the clearance of hy- mains are placed in service. drant wrenches on both outlets and on the control valve. q. Where fire hydrants are not in ser- • vice,they shall be identified as being out g. The port shall face the most likely of service by a method approved by the route of approach and location of the fire Fire Marshal. (Ord. 3541, 5-4-1981) truck while pumping; distance from pumper port to street curb shall be no fur- 12. Special Requirements for Buildings ther than twelve feet (12'), all as deter- More Than Two Hundred Feet(200')from a mined by the Fire Marshal. Street Property Line: The requirements of this Section apply to all building construction h. The lead from the service main to the projects in which buildings are located or are hydrant shall be no less than six inches to be located such that any portion is more (6") in diameter. Any hydrant leads over than two hundred feet (200') in vehicular fifty feet(50') in length from water main in travel from a street property line, except de- hydrant shall be no less than eight inches tached single family dwellings: (8") in diameter. a. Buildings that have required fire i. All hydrants newly installed in single flows of less than two thousand five hun- family residential areas shall be supplied dred (2,500) g.p.m. may have fire hy- by not less than six inch (6") mains, and drants on one side of the building only. shall be capable of delivering one thou- sand (1,000) g.p.m.fire flow over and b. When the required fire flow is over above average maximum demands at two thousand five hundred (2,500) the farthest point of the installation. Hy- g.p.m., the fire hydrants shall be served drant leads up to fifty feet (50') long may by a main which loops around the build- be six inches (6") in diameter. ing or complex of buildings and recon- nects back into a distribution supply j. All hydrants shall conform to the latest main. revised City of Renton Standard Detail and Specifications. (Amd. Ord. 4769, c. The number of fire hydrants that shall 3-8-1999) be required for the new construction or a (Revised 4/99) 5- 16 4-5-080B defined risk shall be based on the nected from those used for other purposes. amount of fire flow that is required to pro- (Ord. 4441, 2-28-1994) tect said risk.The requirement shall be one hydrant per one thousand (1,000) 18. Use for Other Than Fire Protection g.p.m.fire flow.These fire hydrants shall Prohibited: In no case will any tap be made be located no closer than fifty feet(50') upon any pipe used for fire service purposes from the structure and no greater than or any tank connected therewith,nor shall the three hundred feet (300'). All hydrants use of any water be permitted through any are to be accessible to Fire Department fire service nor through any pipes,tanks or pumpers over roads capable of support- other fixtures therewith connected for any ing such fire apparatus.The Fire Marshal purposes except the extinguishing of fire on shall determine the location of the hy- such premises or testing flows for fire control drants based upon a determination of purposes. (Ord. 4441,2-28-1994) utility,topography and building or struc- ture;minor deviations may be granted by 19. Changes Requiring Increased Fire Fire Department approval of written re- Protection: Whenever any change in the quests. (Ord.3541,5-4-1981;Amd. Ord. use, occupancy or construction of any pre- 4769, 3-8-1999) mises or purposes as hereinabove defined require any increased fire and hydrant pro- 13. Water System Requirements for Hy- tection, the owner, owners or person in drants: All fire hydrants shall be served by a charge of such premises shall proceed municipal or quasi-municipal water system, promptly toward securing adequate protec- or as otherwise approved by the Fire Mar- tion and all such installation or changes to be shal. (Ord. 4007,7-14-1986) completed providing for such increased fire protection, prior to the use or occupancy of 14. Service and Testing of Hydrants: All such facilities. hydrants shall be subject to testing, inspec- tion and approval by the Fire Control Division. 20. Violation of This Section and Penal- (Ord. 4007, 7-14-1986) ties: Unless otherwise specified,violations of this Section are misdemeanors subject to 15. Prohibited Hydrants: The installation RMC 1-3-1. Each day upon which a violation of flush type hydrants is prohibited unless ap- occurs or continues constitutes a separate of- proved by the Fire Marshal and such ap- fense. (Ord. 3541, 5-4-1981; Ord. 5159, proval shall be given only when permitted fire 10-17-2005) hydrants would be dangerous or impractical. The showing of such danger or impracticabil- ity shall be the burden of the builder. (Ord. 4-5-080 UNIFORM HOUSING CODE: 3541, 5-4-1981) A. ADOPTION: 16. Dead End Mains Prohibited: Provi- The"Uniform Housing Code, 1997 Edition,"as sions shall be made wherever appropriate in published by the"International Conference of any project for looping all dead end or tempo- Building Officials" is hereby adopted by refer- rarily dead end mains.A minimum fifteen foot ence. (Ord. 3216,4-10-1978; Amd. Ord. 4768, (15') easement shall be required. Construc- 3-8-1999) tion plans must be approved by the Public Works Department as per this Section and B. CITY AMENDMENTS TO CERTAIN other applicable City regulations prior to com- UNIFORM HOUSING CODE mencement of construction. (Ord. 3541, PROCEDURES: 5-4-1981) RMC 4-9-050, Abatement of Dangerous Build- ings, shall be used for procedures in the Uniform 17. Meter or Detection Required for Pri- Housing Code, chapters 9 through 14. (Ord. vate Water or Fire Service: Services for fire 3760, 12-5-1983; Amd. Ord.4768, 3-8-1999) 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- 5 - 17 (Revised 11/07) 4-5-090A 4-5-090 INTERNATIONAL B. STATE AMENDMENTS TO UNIFORM MECHANICAL CODE: PLUMBING CODE: Whenever there is a discrepancy in the require- A. ADOPTION: ments between the Uniform Plumbing Code, as The"Uniform Mechanical Code,2006 Edition,"as published by the"International Association of published by the`International Code Council,"as Plumbing and Mechanical Officials,"and chapters amended by chapter 51-42 WAC, is hereby 51-56 and 51-57 WAC, the Washington Adminis- adopted by reference. (Ord. 4546, 7-24-1995; trative Code sections will be deemed to have Amd.Ord.4768,3-8-1999;Ord.5085,6-21-2004; amended the Uniform Plumbing Code, as pub- Ord. 5297, 7-2-2007) lished by the"International Association of Plumb- ing and Mechanical Officials." (Ord.4358, B. APPEALS BOARD: 7-20-1992;Amd.Ord.4768,3-8-1999;Ord.5010, The Appeals Board for purposes of Section 109 5 19 2003; Ord. 5085, 6 21 2004; Ord. 5297, shall be the Planning/Building/Public Works Ad- 7-2-2007) ministrator or his/her designee. (Ord. 4546, 7-24-1995; Amd. Ord. 5085, 6-21-2004; Ord. C. CITY AMENDMENTS TO UNIFORM 5157, 9-26-2005) PLUMBING CODE: Section 102.3: The first paragraph of Section 102.3 of the UPC, relating to violations and pen- 4-5-100 INTERNATIONAL FUEL GAS alties, is amended by substituting in its stead CODE: RMC 1-3-2, Civil Penalties. (Formerly 4-5-100. Ord.3760,12-5-1983;Amd.Ord.4768,3-8-1999; A. ADOPTION: Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004; The`International Fuel Gas Code,2006 Edition," Ord. 5297, 7-2-2007) as published by the"International Code Council," as amended by chapter 51-42 WAC, is hereby 4-5-120 UNDERGROUND STORAGE adopted by reference. (Amd. Ord. 5297,7-2-2007) TANK SECONDARY CONTAINMENT REGULATIONS: B. APPEALS BOARD: The Appeals Board for purposes of Section 109.1 A. PURPOSE: shall be the Planning/Building/Public Works Ad- ministrator or his/her designee. (Ord. 5157, 1. The purpose of this Section is to estab- 9-26-2005) lish secondary containment and monitoring requirements for new underground storage C. VIOLATIONS AND PENALTIES: facilities which store regulated substances in- The first paragraph of Section 108.4 of the IFGC, cluding hazardous materials, flammable liq- relating to violations and penalties, is amended uids,toxic substances and combustible by substituting in its stead the following language: liquids.This Section establishes construction Unless otherwise specified,violations of this Sec- standards for new underground storage facil- tion are misdemeanors subject to RMC 1-3-1. ities, establishes separate monitoring stan- (Ord. 5085, 6-21-2004; Ord. 5159, 10-17-2005) dards for new and existing underground storage facilities, establishes uniform stan- dards for release reporting, emergency re- 4-5-110 UNIFORM PLUMBING CODE: sponse and abandonments, and specifies permit procedures. A. ADOPTION: The Uniform Plumbing Code, 2006 Edition, as B. INTENT: published by the"International Association of It is the intent of this Section to provide a method Plumbing and Mechanical Officials,"and chapters by which: 51-56 and 51-57 WAC, are hereby adopted by reference. (Ord. 4358, 7-20-1992;Amd. Ord. 1. To safely store regulated substances in- 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. cluding hazardous materials, flammable and 5085, 6-21-2004; Ord. 5297, 7-2-2007) combustible liquids, and toxic substances in underground storage facilities; to trap and safely hold for recovery any regulated sub- (Revised 11/07) 5 - 18 4-5-120B 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; 5 - 18.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 5- 18.2 4-5-120E 3. To provide a means to monitor existing store regulated substances in the future must underground storage facilities to detect leaks; comply with the release reporting require- , ments, the closure requirements and the per- _ 4. To protect groundwater resources; mit application requirements as set forth in this Section. 5. To protect the City's drinking water sup- ply from impacts caused by regulated sub- 5. The detection of any unauthorized re- stances; and lease shall require compliance with the re- porting requirements of this Section. (Amd. 6. To reduce the fire and life safety hazards Ord. 5086, 6-21-2004) associated with substances that might other- wise escape from a primary container. E. EXCLUSIONS: This Section specifically excludes regulation of C. COMPLIANCE WITH THE FIRE CODE the following: REQUIRED: In addition to the provisions of this Section, all un- 1. Farm or residential tanks of one thou- derground storage facilities installations shall sand one hundred (1,100) gallons or less ca- meet all applicable provisions and requirements pacity used for storing motor fuel for of chapters 27 and 34 of the International Fire noncommercial purposes, except for new Code. (Amd. Ord. 5086, 6-21-2004) tank installations in the City's Aquifer Protec- tion Area; D. APPLICABILITY: 2. Tanks used for storing heating oil for con- 1. Persons who own one or more under- sumption use by single family residences,ex- ground storage facilities storing regulated cept for new tank installations in the City's substances (including hazardous sub- Aquifer Protection Area; stances,flammable liquids,toxic substances, and combustible liquids) shall comply with 3. Septic tanks; this Chapter. If the operator of the under- ground storage facility is not the owner, then 4. Storage tanks situated in an underground the owner shall enter into a written contract area (such as a basement, cellar, minework- with the operator requiring the operator to ing, drift,shaft or tunnel) if the storage tank is comply with this Section. situated upon or above the surface of the floor; 2. All new underground storage facilities which store regulated substances must corn- 5. Pipeline facility: Pipelines which trans- ply with the construction and monitoring stan- port regulated substances interjurisdiction- dards for new underground storage facilities ally; as set forth in this Section. 6. Surface impoundment, pit, pond or la- 3. All existing underground storage facilities goon; which store regulated substances must com- ply with the monitoring standards for existing 7. Stormwater or wastewater collection sys- underground facilities which are set forth in tem; this Section. However, existing underground storage facilities which meet the construction 8. Flow-through process tanks; or and monitoring standards for new facilities as set forth in this Section may be issued per- 9. Liquid trap or associated gathering lines mits and regulated pursuant to the standards directly related to oil or gas production and and procedures for new facilities. gathering operations. 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 5 - 19 (Revised 6/05) 4-5-120F F. FIRE CODE OFFICIAL AND FIRE DEPARTMENT:The City of Renton Fire Depart- DEPARTMENT AUTHORITY AND ment. RESPONSIBILITY: The Fire Department shall not issue a permit to DOUBLE-WALLED: A container with two (2) operate an underground storage facility until the complete shells which provide both primary and Department inspects the underground storage fa- secondary containment.The outer shell must pro- cility and determines that the underground stor- vide structural support and must be constructed age facility complies with the provisions of these primarily of nonearthen materials including, but regulations.The Fire Code Official or the Official's not limited to, concrete, steel, and plastic. duly authorized representative is hereby desig- nated as the enforcing officer of this Section. In EXISTING UNDERGROUND STORAGE FACIL- addition to all other grounds for revocation or ter- ITY:Any underground storage facility that is not a mination of permits set forth in the general provi- new underground storage facility. The term in- sions hereof, any failure or refusal on the part of cludes any underground storage facility which a permittee to obey any rule,regulation,condition has contained a hazardous substance in the past or law concerning the installation, maintenance, and,as of July 1, 1987, had the physical capacity or removal of underground storage facilities shall of being used again (it had not been removed or be grounds for revocation of a permit. (Amd.Ord. completely filled with an inert solid). 5086, 6-21-2004) LEAK DETECTION SYSTEM: A system or tech- G. DEFINITIONS OF TERMS USED IN nology capable of detecting, within twenty four THIS SECTION: (24) hours,the failure of either the primary or sec- ondary containment structure or the presence of ABANDONMENT OF UNDERGROUND STOR- liquid in the secondary containment structure. AGE FACILITIES: MEMBRANE LINER: Any membrane sheet ma- 1. The relinquishment or termination or pos terial fabricated into system for secondary con session, ownership or control without full dis tainment. A membrane liner is placed external to closure to the new owner thereof of contain- a tank, in order to be an impermeable barrier be- ers, tanks, or pipes which have stored in the tween a primary containment device including past or are currently storing regulated sub- pipes, and the ground. The membrane must pro- stances whether by vacating or by disposition vide a complete envelope that will prevent both thereof and shall not depend on a mere lapse lateral and vertical migration of the stored product of time; or out of the containment system and will be free of cracks and gaps. 2. Storage facilities which have been sub NATIONALLY RECOGNIZED INDEPENDENT stantially emptied and unattended. TESTING ORGANIZATION: Any one of the fol- AQUIFER PROTECTION AREA(APA): Refer to lowing organizations, or other organizations ap- RMC 4-3-050B,Applicability—Critical Areas Des- proved by the Fire Code Official: ignations/Mapping, and RMC 4-11-010, Defini American National Standards Institute(ANSI) tions A. (Amd. Ord. 4851, 8-7-2000) CLOSURE OF UNDERGROUND STORAGE American Society of Mechanical Engineers FACILITIES:The lawful emptying and/or removal (ASME) of underground storage facilities pursuant to a permit issued by the Fire Department and in con- American Society for Testing and Materials formance with chapter 34 of the International Fire (ASTM) Code. (Amd. Ord. 5086, 6-21-2004) National Association of Corrosion Engineers CONTINUOUS MONITORING: A system using (NACE) automatic equipment which routinely performs the required monitoring on a periodic or cyclic ba- Sanitation Foundation (NSF) sis throughout each day. Underwriters Laboratories (UL) (Revised 6/05) 5 -20 4-5-120H Underwriters Laboratories of Canada, Inc. stances which is an irritant, a strong sensi- (ULC) tizer or which generates pressure through exposure to heat, decomposition or other (Amd. Ord. 5086, 6-21-2004) means. NEW UNDERGROUND STORAGE FACILITY: 4. Toxic Substance: Any material, either Any underground storage facility subject to this singularly or in combination,which may pose Section which is installed after the effective date a present or potential hazard to human health of this Section or which complies with the require- or to the quality of groundwaters when im- ments of RMC 4-5-120H. properly used, stored, transported or dis- posed of or otherwise mismanaged including OPERATOR: Any person in control of, or having fertilizers, herbicides, and pesticides. (Amd. responsibility for,the daily operation of a storage Ord. 5086, 6-21-2004) facility. SECONDARY CONTAINMENT: A system which OWNER: Includes his duly authorized agent or will completely collect and contain all primary attorney, a purchaser, devisee, fiduciary and a containment spills and leaks, and contaminated person having vested or contingent interest in the precipitations, until appropriate remedial action property in question. can be determined. PRIMARY CONTAINMENT: A device (such as a SINGLE-WALLED: A container with one shell in tank, pipe, drum) and associated appurtenances which regulated substances can or are being which holds a regulated substance. stored and which provides primary containment. PRODUCT TIGHT: Impervious to the substance UNAUTHORIZED RELEASE: Any spilling, leak- which is contained, or is to be contained, so as to ing, emitting, discharging, escaping, leaching, or prevent the seepage of the substance from the disposing from any underground storage tank into primary containment.To be product tight, the pri- groundwater, surface water, or subsurface soils. mary container shall not be subject to physical or Unauthorized release does not include intentional chemical deterioration by the substance which it withdrawals of hazardous substances for the pur- contains over the useful life of the tank. pose of legitimate sale, use or disposal. REGULATED SUBSTANCES: Any hazardous UNDERGROUND STORAGE FACILITY:A tank, materials,flammable liquid,combustible liquid,or pipe, vessel or other container, or any combina- toxic substances which are more particularly de- tion of the foregoing, used or designed to be used fined as: for the underground storage or underground transmission of regulated substances and the vol- 1. Flammable Liquid: Any liquid having a ume of which (including the volume of the under- flash point below one hundred degrees ground pipes connected thereto) is ten percent (100°) Fahrenheit and having a vapor pres- (10%)or more beneath the surface of the ground. sure not exceeding forty (40) pounds per The underground storage facilities include but are square inch (absolute) at one hundred de- not limited to line leak detectors,monitoring wells, grees (100°) Fahrenheit. continuous automatic leak detection systems,and secondary containment systems associated 2. Combustible Liquid: A liquid having a therewith. flash point at or above one hundred degrees (100°) Fahrenheit. H. NEW UNDERGROUND STORAGE FACILITIES AND MONITORING 3. Hazardous Materials: Includes such STANDARDS: materials as flammable solids, corrosive liq- uids, radioactive materials, oxidizing materi- 1. Applicability:The following subsections als, highly toxic, materials, poisonous gases, shall apply to all new installations of primary reactive materials, unstable materials, hyper- and secondary containers including leak in- bolic materials and pyrophoric materials as terception and detection systems.(Amd.Ord. defined in chapter 2 of the International Fire 5086, 6-21-2004) Code and any substance or mixture of sub- 5 -21 (Revised 7/04) 4-5-120H 2. Standards for New Underground Stor- volume of the largest primary con- age Facilities: tainer placed in it or ten percent (10%) of the aggregate internal vol- a. Primary and secondary levels of con- ume of all primary containers in the tainment shall be required for all new un- secondary container, whichever is derground storage facilities used for the greater. storage of regulated substances. f. If the secondary container is open to b. All primary containers shall be prod- rainfall,then it shall be able to accommo- uct-tight and shall be installed in accor- date the volume of precipitation which dance with all applicable sections of could enter the secondary container dur- chapter 34 of the International Fire Code. ing a twenty four(24) hour, one hundred (100)year storm in addition to the volume c. All secondary containers shall be of hazardous substance storage required constructed of materials of sufficient in subsection H2e of this Section. thickness, density, and composition to prevent structural weakening of the sec- g. The volumetric requirements for the ondary container as a result of contact pore space of a granular material placed with any released hazardous substance in the secondary container as backfill for and shall be capable of containing any the primary container shall be equal to or unauthorized release of the hazardous greater than that required in subsection substance stored within the primary con- H2e of this Section.The available pore tainer(s) for at least the maximum antici- space in the secondary container backfill pated period, established by shall be determined using appropriate manufacturer's specifications, sufficient engineering methods and safety factors to allow detection and removal of the un- and shall consider the specific retention authorized release. and specific yield of the backfill material, the location of the primary container d. If a hazardous substance has come within the secondary container, and the into contact with the secondary container proposed method of operation for the and either additional primary containers secondary container. exist within the secondary container or the leaking primary container has been h. The secondary container shall be closed as specified in this Section and re- equipped with a collection system to ac- placed by a new primary container, the cumulate, temporarily store, and permit owner shall demonstrate to the satisfac- removal of any precipitation, subsurface tion of the Department that the require- infiltration, or hazardous substance re- ments of subsection H2c of this Section leased from the primary container. are still achievable or replace the sec- ondary container. i. Laminated, coated, or clad materials shall be considered single-walled and e. The secondary container shall have shall not be construed to fulfill the re- the ability to contain the following vol- quirements of both primary and second- umes:. ary containment. i. At least one hundred percent j. All primary containers and double- (100%) of the volume of the primary walled underground storage tanks sub- container where only one primary ject to flotations shall be weighted or an- container is within the secondary chored using methods specified by the container. manufacturer or, if none exist, best engi- neering judgment. (Amd. Ord. 5086, 6- ii. In the case of multiple primary 21-2004) containers within a single secondary container,the secondary container shall be large enough to contain one hundred fifty percent (150%) of the (Revised 7/04) 5 -22 4-5-120H 3. Design Standards for New Primary sion Engineers (NACE) accredited Containers and Double-Walled Under- corrosion specialist taking into account ground Storage Tanks: the corrosion history of the area. Under- ground storage tanks with listed corrosion a. Cathodically protected steel under- resistant materials, nonmetallic glass fi- ground storage tanks,steel underground ber reinforced plastic coatings, compos- storage tanks clad with glass fibre-rein- ites,or equivalent systems shall be tested forced plastic, and glass fibre plastic un- immediately prior to installation. derground storage tanks shall be fabricated and designed to standards de- i. The protection system shall be en- veloped by a nationally recognized inde- spected under the direction of a reg- pendent testing organization or be listed istered corrosion engineer or NACE by the testing organization. corrosion specialist at the frequency specified in the certification or in ac- b. Underground storage tanks shall be cordance with the schedule pre- tested by the manufacturer or an inde- scribed by the system designer, but pendent testing organization for durability not less than annually. and chemical compatibility with the regu- lated substances to be stored using rec- ii. Underground storage tanks in a ognized engineering practices for vault and not backfilled are ex- materials testing. empted from the requirements of this subsection. c. Except for steel underground storage tanks,a wear plate(striker plate)shall be e. All primary containers and double- centered under all accessible openings walled underground storage tanks shall of the underground storage tank.The be installed according to the manufac- plate shall be constructed of steel or, if turer's written recommendations or, if no the steel is not compatible with the regu- written recommendations exist, best en- lated substance stored, a material resis- gineering practice. tant to the stored regulated substance. The width of the plate shall be at least f. Underground storage tanks shall be nine inches(9")wide and have an area of tested before being put into service in ac- one square foot or be equal to the area of cordance with the applicable sections of the accessible opening or guide tube, the code under which they were built. whichever is larger. The thickness of the The ASME code stamp or listing mark of steel plate shall be at least 0.053 inch Underwriters Laboratories, Incorporated (1.35 mm), and those constructed of (UL), or any other nationally recognized other materials (as required) shall be of independent testing organization shall be sufficient thickness to provide equivalent evidence of compliance with this require- protection.The plate shall be rolled to the ment. contours of underground storage tank and bonded or seam welded in place. g. Before being covered, enclosed, or placed in use, all underground storage d. Single-walled primary containers of tanks and piping shall be tested for tight- steel and the outer surface of double- ness hydrostatically or with air pressure walled underground storage tanks con- at not less than three (3) pounds per structed of steel which are not clad with square inch and not more than five (5) glass fibre reinforced plastic,shall be pro- pounds per square inch. Pressure piping tected by a properly installed,maintained, shall be hydrostatically tested to one hun- and monitored cathodic protection sys- dred fifty percent(150%)of the maximum tern.Selection of the type of protection to anticipated pressure of the system, or be employed shall be based on a certifi- pneumatically tested to one hundred ten cation listing by a nationally recognized percent (110%) of the maximum antici- independent testing organization or the pated pressure of the system, but not judgment of a registered corrosion engi- less than five (5) pounds per square inch neer or a National Association of Corro- gauge at the highest point of the system. 5 -23 (Revised 7/04) 4-5-120H 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- (Revised 7/04) 5 -24 4-5-120H stance into the subsurface environ- age of a leak of regulated substances ment. from any part of the primary container to the monitoring location(s). ii. A level sensing device that con- tinuously monitors and indicates the e. Two (2) or more primary containers liquid level in the underground stor- shall not utilize the same secondary con- age tank. tainer if the primary containers store ma- terials that in combination may cause a iii. An audible/visual alarm system fire or explosion; or the production of a triggered by a liquid level sensor to flammable,toxic,or poisonous gas;or the alert the operator of an impending deterioration of a primary or secondary overfill condition. container. iv. An automatic shut-off device that f. Drainage of liquid from within a sec- stops the flow of product being deliv- ondary container shall be controlled in a ered to the underground storage tank manner approved by the Fire Department when the underground storage tank so as to prevent regulated materials from is full. (Ord. 4323, 8-12-1991) being discharged. The liquid shall be an- alyzed to determine the presence of any 4. Standards for Secondary Containers of the regulated substance(s) stored in Including Leak Interception and Detection the primary container prior to initial re- Systems: moval and monthly thereafter for any continuous discharge (removal) to deter- a. The secondary container shall, at a mine the appropriate method for final dis- minimum, encompass the area within the posal. The liquid shall be sampled and system of vertical planes surrounding the analyzed immediately upon an indication exterior of the primary containment unit. of an unauthorized release from the pri- If backfill is placed between the primary mary container. and secondary containment, then an evaluation shall be made of the maxi- g. For primary containers installed corn- mum lateral spread of a point leak from pletely beneath the ground surface, the the primary containment over the vertical original excavation for the secondary distance between the primary and sec- container shall have a watertight cover ondary containment.The secondary con- which extends at least one foot (1') be- tainment shall extend an additional yond each boundary of the original exca- distance beyond the vertical planes de- vation. This cover shall be asphalt, scribed above equal to the radius of lat- reinforced concrete, or equivalent mate- eral spread plus one foot (1'). rial which is sloped to drainways leading away from the excavation. Access open- b. The secondary container must be ca- ings shall be constructed as watertight as pable of precluding the inflow of the high- practical. Double-walled underground est groundwater anticipated during the storage tanks and open vaults are exempt life of the underground storage tank into from the requirements of this subsection. the space between the primary and sec- ondary containers. h. The actual location and orientation of the underground storage tanks and ap- c. If the space between the primary and purtenant piping systems shall be indi- secondary containers is backfilled, the cated on as-built drawings of the facility. backfill material shall not preclude the Copies of all drawings and/or plans shall vertical movement of leakage from any be submitted to the Fire Department. part of the primary container. i. The floor of the secondary container d. The secondary container and any shall be constructed on a firm base and, backfill material between the primary and if necessary for monitoring, shall be secondary containers shall be designed sloped to a collection sump.One or more and constructed to promote gravity drain- access casings shall be installed in the 5- 25 4-5-120H sump and sized to allow removal of col- hazardous substance shall not lected liquid. The access casing shall ex- exceed two percent (2%) of the tend to the ground surface,be perforated original elongation. in the region of the sump, and covered with a locked waterproof cap. If this ac- • The liner membrane material cess casing is within a secured facility,the hardness (brittleness) after requirements for a locked cap may be twenty four(24) hours of immer- waived by the Fire Marshal. The casing sion in the regulated substance shall be thick enough to withstand all an- shall be within five percent (5%) ticipated stresses with appropriate engi- of the original hardness. neering safety factors and constructed of materials that will not be structurally • For a containment test, the rate weakened by the stored hazardous sub- of transport through the liner stance and will not donate, capture, or membrane material of the regu- mask constituents for which analyses will lated substance after a period of be made. twenty four (24) hours shall not exceed six percent (6%) by j. Systems for secondary containment weight of the regulated sub- utilizing membrane liners shall meet the stance being tested. The liquid following requirements: height for the test shall be no greater than that expected in ac- I. The membrane liner shall have a tual site conditions. permeability factor of twenty five one-hundredths (0.25) ounces per • The rate of solubility of the liner square foot per twenty four (24) membrane material in the regu- hours or less. Such permeability lated substance for a period of shall constitute the maximum rate of twenty four(24) hours shall not transport over time of the hazardous exceed one-tenth of one percent substance proposed for storage. (0.1%)by weight of the section of Permeability shall be evaluated ac- liner being tested. cording to accepted engineering practices for materials testing. • The liner seam strength shall be equal to the tensile strength of ii. The membrane liner shall be the parent material when tested considered to have satisfied the re- in accordance with accepted en- quirements of this Section only if the gineering practices for materials liner material meets the following tested. standards. The material properties specified in these standards shall be k. The liner shall be installed under the determined using accepted engi- supervision of a representative of the neering practices for materials membrane liner fabricator or a contractor tested. All certifications of accepted certified by such fabricator. standards are to be forwarded to this Department prior to installation. I. The excavation base and walls for the synthetic liner shall be prepared to the • The volume swell after a twenty liner fabricator's specifications and shall four(24) hour period of immer- be firm, smooth, and free of any sharp sion in the stored hazardous objects or protrusions. substance shall not exceed three percent (3%) of the original liner m. The design of double-walled under- membrane material thickness. ground storage tanks shall allow for mon- itoring of the annular space. • The maximum change in elonga- tion of the liner membrane mate- n. "Sticking"the annular space of a dou- rial at break after twenty four(24) ble-walled underground storage tank as hours of immersion in the stored a monitoring method shall not be allowed 5 - 26 4-5-1201 unless a strike plate or other approved 6. Response Plan for New Underground devices used to protect the underground Storage Facilities: storage tank are located directly under the monitoring opening. a. Plan Required: A response plan shall be developed by the permit appli- o. The double-walled underground cant which demonstrates,to the satisfac- storage tank shall be so designed and in- tion of the Fire Marshal, that any stalled that any loss of hazardous sub- unauthorized release will be removed stance from the primary container will from the secondary container within the drain to a specific location within the an- shortest possible time and no longer than nular space, as required, to be detected the time consistent with the ability of the by a monitoring device or method. secondary container to contain the regu- lated substance.This response plan shall p. Any special accessories,fitting,coat- be a condition of the underground stor- ing,or lining not inherent within the initial age facility permit. design of the primary container or dou- ble-walled underground storage tank b. Plan Contents: The response plan shall be approved by a nationally recog- shall include, but is not limited to, the fol- nized, independent testing organization lowing: or a demonstration of integrity with the primary container or double-walled un- i. A description of the proposed derground storage tank shall be required. methods and equipment to be used for removing the hazardous sub- 5. Monitoring Standards for New Under- stance, including the location and ground Storage Facilities: availability of the required equip- ment,if not permanently on-site, and a. The owners or operators of all new an equipment maintenance schedule underground storage facilities shall im- for the equipment located on-site. plement a monitoring program that is ap- proved by the Department and required ii. The name(s)or title(s) of the per- as a condition of the permit. Visual moni- son(s)responsible for authorizing the toring must be implemented unless it is work to be performed. determined by the Department to be un- feasible to visually monitor. I. EXISTING INSTALLATIONS AND MONITORING STANDARDS: b. All monitoring programs shall include a written routine monitoring procedure 1. Continuation:Any underground storage which includes, when applicable: facility in existence as of the effective date of this Section, or for which an installation per- i. the frequency of performing the mit has been obtained prior to the effective monitoring method, date of this Section, shall be allowed to con- tinue in use, so long as it is product-tight. ii. the methods and equipment to be used for performing the monitor- 2. Leaks: Should any existing storage tank ing, and/or its associated piping experience a loss of product, due to leakage or mechanical fail- iii. the location(s)from which the ure, the entire underground storage facility monitoring will be performed, shall be upgraded to meet the requirements for a new underground storage facility as set iv. the name(s) or title(s) of the per- forth in this Section. Should any existing stor- son(s)responsible for performing the age tank experience a loss of product due to monitoring and/or maintaining the a failure in its associated piping,the Fire equipment, and Code Official shall have the authority, upon written request of the owner/operator, to v. the reporting format. waive the requirement to replace the entire facility. Such waiver shall be based upon cer- 5 -27 (Revised 7/04) 4-5-1201 tification to the satisfaction of the Code Offi- i. Tank tightness testing and inven- cial that the piping has been fully repaired.At tory reconciliation controls. a minimum, such certification shall include a product-tight test of the facility. ii. Testing or monitoring for vapors within the soil surrounding the under- 3. Monitoring Standards for Existing Un- ground storage tank system. derground Storage Facilities: iii. Monitoring for products on the a. Monitoring System Required: All groundwater. owners of existing underground storage facilities which store regulated sub- iv. Monitoring for releases in an in- stances subject to this Section shall im- terception barrier. plement a visual monitoring or alternative monitoring system that complies with this v. Automatic monitoring of product Section and is approved by the Fire Mar- level and automatic inventory recon- shal within eighteen (18) months of the ciliation. effective date of this Section. vi. Interstitial monitoring between b. Objective:The objective of the mon- the underground storage tank and a itoring program for existing underground secondary barrier. storage facilities is to detect unauthorized releases within seventy two(72)hours of vii. Other methods approved by the their occurrence. Fire Department. c. Fire Department Approval Re- e. Annual Certification of Monitoring quired: The Fire Department shall re- System: Leak detection devices and view the proposed monitoring program monitoring systems installed in accor- and shall approve the monitoring system dance with this Section shall be in- if it finds that all aspects of the monitoring spected and tested at least annually,and alternative can be implemented. If the the test results maintained on-site for at proposed monitoring alternative cannot least one year. be approved, then the Fire Department may request the submittal of another pro- 4. System Evaluation Criteria: The Fire posed monitoring alternative or may Department shall evaluate each monitoring specify the implementation of another alternative proposed by the applicant for a monitoring alternative. permit to determine its suitability based on the following criteria: d. Monitoring System Requirements: The monitoring system must be capable a. Whenever possible, primary method of determining the containment ability of of monitoring other than groundwater the underground storage tank and de- monitoring shall be performed, monthly tecting any active or future unauthorized at a minimum. releases. Groundwater monitoring may be utilized as a primary means of moni- b. When the underground storage facil- toring only when the underground stor- ity is in an Aquifer Protection Area, a age facility is located outside of an monitoring method other than groundwa- Aquifer Protection Area.All owners of ex- ter monitoring shall be utilized on a isting underground storage facilities sub- weekly or more frequent basis for leak ject to this Section who are not able to detection monitoring. implement visual monitoring shall imple- ment one of the following monitoring al- c. Groundwater monitoring may be re- ternatives in conformance with any quired by the Fire Code Official or the Of- permit requirements imposed by the Fire ficial's designee in an Aquifer Protection Marshal: Area.The Fire Marshal shall review and approve the number and location of the monitoring well(s). More than one under- (Revised 7/04) 5-28 4-5-120J ground storage facility may be monitored ate information have been submitted by the using the same well provided the well is applicant showing that the proposed closure directly downgradient of all underground meets the intent and provisions of this Sec- storage facilities being monitored and is tion. within one thousand feet (1,000') of all underground storage facilities being 5. Fee: The application for a permit pursu- monitored. ant to this Section shall be accompanied by the fee stipulated in RMC 4-1-150, Fire Pre- 5. Tests: If the monitoring technique(s) se- vention Fees. lected is designed to detect the presence of the stored regulated substance outside of the 6. Permit Conditions: underground storage facility, then tests must be made to determine if the regulated sub- a. Notification of Changes or Re- stance or any interfering constituents exist in lease: the soil or backfill surrounding the under- ground storage facility. i. As a condition of any permit re- quirements to operate an under- 6. Failure to Monitor:The failure to imple- ground storage facility,the permittee ment an approved monitoring system shall be shall report to the Department within cause for the Fire Code Official to require do- thirty (30) days after any changes in sure of the underground storage facility pur- the usage of any underground stor- suant to subsection L of this Section, Closure age tank, including: Requirements. (Amd. Ord. 5086, 6-21-2004) • The storage of new hazardous J. PERMITS: substances; 1. Permit Required: No person, persons, • Changes in monitoring proce- corporation or other legal entities shall install dure; or or operate a primary or secondary storage fa- cility without first obtaining a permit to do so • The replacement or repair of all from the Fire Department. or part of any underground stor- age facility. 2. Information Required:The Fire Depart- ment shall not issue a permit to install or op- ii. As a condition on any permit re- erate a primary or secondary underground quirement to operate an under- storage facility unless adequate plans, speci- ground storage facility,the permittee fications, test data, and/or other appropriate shall report to the Department within information have been submitted by the seventy two (72) hours any replace- owner and/or operator showing that the pro- ment or repair of all or part of any un- posed design and construction of the facility derground storage facility. meet the intent and provisions of this Section. iii. As a condition of any permit re- 3. Abandonment Prohibited: No person, quirement to operate an under- persons, corporation or other legal entities ground storage facility,the permittee shall temporarily or permanently abandon a shall report to the Department any primary or secondary storage facility. unauthorized release occurrence, within twenty four(24)hours of its de- 4. Closure Procedure: No person, per- tection, using the procedures re- sons, corporation or other legal entities shall quired in this Section. close a primary or secondary underground storage facility without first obtaining a permit b. Monitoring Records Required: to do so from the Fire Marshal.The Fire Mar- Written records of all monitoring per- shal shall not issue a permit to temporarily or formed shall be maintained on-site by the permanently close a primary or secondary un- operator for a period of at least three (3) derground storage facility unless adequate years from the date the monitoring was plans and specifications and other appropri- performed. The Fire Department may re- 5 -29 (Revised 7/04) 4-5-120K quire the submittal of the monitoring spected within the prior three (3) years and records or a summary at a frequency that the inspection revealed that the underground they may establish.The written records of storage facility complied with this Section, as all monitoring performed in the past three applicable, and with all existing permit condi- (3) years shall be shown to the Depart- tions.The inspection shall be conducted by ment or duly authorized representative the Fire Department. If the inspection reveals upon demand during any site inspection. noncompliance, then the Department must Monitoring records shall include: verify by a follow-up inspection that all re- quired corrections have been implemented i. The date and time of all monitor- before renewing the permit. ing or sampling; 10. Implementation of Inspection Re- ii. Monitoring equipment calibration port: Within thirty (30) days of receiving an and maintenance records; inspection report from the Department the permit holder shall file with the Department a iii. The results of any visual obser- plan and time schedule to implement any re- vations; quired modifications to the underground stor- age facility or to the monitoring plan needed iv. The results of all sample analy- to achieve compliance with the intent of this sis performed in the laboratory or in Section or the permit conditions.This plan the field, including laboratory data and time schedule shall also implement all of sheets; the recommendations of the Department. v. The logs of all readings of K. RELEASE REPORTING gauges or other monitoring equip- REQUIREMENTS: ment, groundwater elevations, or other test results; and 1. Reporting Required for All Unautho- rized Releases: All unauthorized releases vi. The results of inventory read- from the primary or secondary container shall ings and reconciliations. be reported to the Fire Department according to the provisions of this Section. 7. Permit Expiration: A permit to operate issued by the Fire Department shall be effec- a. Releases to Secondary Contain- tive for one year. The underground storage ers:All unauthorized releases to second- facility owner shall apply to the Department ary containers shall be recorded on the for permit renewal at least sixty (60) days operator's monitoring reports. Such an prior to the expiration of the permit. unauthorized release shall be deter- mined to be"an unauthorized release re- 8. Transfer of Permit: Permits may be quiring reporting", if the leak detection transferred to a new underground storage fa- monitoring system in the space between cility owner if the new underground storage the primary and secondary containers facility owner does not change any conditions cannot be reactivated within eight (8) of the permit, the transfer is registered with hours.This provision shall be applicable the Department within thirty (30) days of the only to new underground storage tanks. change in ownership, and any necessary modifications are made to the information in b. All Other Releases: All other unau- the initial permit application due to the change thorized releases shall be reported pursu- in ownership. The Fire Department may re- ant to the provisions of an"unauthorized view, modify, or terminate the permit to oper- release requiring reporting"within twenty ate the underground storage facility upon four(24) hours after the release has receiving the ownership transfer request. been, or should have been, detected un- der the monitoring system installed or 9. Inspection Required for Permit Re- maintained. newal: The Fire Department shall not renew an underground storage facility permit unless the underground storage facility has been in- (Revised 7/04) 5 -30 4-5-120K 2. Unauthorized Releases Requiring Re- shall review the permit and may inspect cording: the underground storage facility. a. Definition of Release Requiring e. Revocation of Permit: The Depart- Recording: An unauthorized release re- ment shall find that the containment and quiring recording is one in which the leak monitoring standards of this Section can detection monitoring system in the space continue to be achieved or the Depart- between the primary and secondary con- ment shall revoke the permit until appro- tainer could be reactivated within eight priate modifications are made to allow (8) hours. compliance with the standards. b. Time for Reporting: Unauthorized f. Causes of Container Deterioration: releases requiring recording shall be re- Deterioration of the secondary container ported to the Fire Department within five is likely when any of the following condi- (5) days of the occurrence. tions exist: c. Content of Report:The incident re- i. The secondary container will port shall be accompanied by a written have some loss of integrity due to record including the following informa- contact with the stored hazardous tion: substances; i. List of type, quantities, and con- ii. The mechanical means used to centration of hazardous substances clean up the released hazardous released. substance could damage the sec- ondary container; or ii. Method of cleanup. iii. Hazardous substances, other iii. Method and location of disposal than those stored in the primary con- of the released hazardous sub- tainer, are added to the secondary stances (indicate whether a hazard- container for treatment or neutraliza- ous waste manifest(s) is utilized). tion of the released hazardous sub- stance as part of the cleanup iv. Method of future leak prevention process. or repair. If this involves a change in operation, monitoring or manage- g. Reportable or Recordable Re- ment, then appropriate reports shall lease: If a recordable unauthorized re- also be filed and a new permit ap- lease becomes a reportable unauthorized plied for. release due to initially unanticipated facts, the release shall immediately be treated v. If the primary container is to con- as a reportable release. tinue to be used,then a description of how the monitoring system between 3. Unauthorized Release Requiring Re- the primary and secondary container porting: has been reactivated. a. Time for Notification:Within twenty vi. Facility operator's name and four(24) hours after an unauthorized re- telephone number. lease has been detected, or should have been detected, using required monitor- vii. The approximate costs for ing,the operator shall notify the Fire De- cleanup to be submitted voluntarily. partment.This Section shall apply to any unauthorized release except as defined d. Review and Inspection:The De- in subsection K2a of this Section. (Amd. partment shall review the information Ord. 5086, 6-21-2004) submitted pursuant to the report of an un- authorized release requiring recording, b. Time for and Content of Report: Within five (5) working days of detecting 5 -31 (Revised 7/04) 4-5-120L the release, the operator or permittee storage facilities in which regulated sub- shall submit to the Department a full writ- stances are continued to be stored even ten report to include all of the following in- though there is no use being made of the formation which is known at the time of stored substance. In these cases, the appli- filing the report: cable containment and monitoring require- ments of this Section shall continue to apply. i. List of type,quantity, and concen- tration of regulated substances re- 3. General Provisions: leased. a. Compliance with Fire Code Re- ii. The results of all investigations quired: All closures shall be accom- completed at that time to determine plished in conformance with chapter 34 the extent of soil or groundwater or of the International Fire Code and with surface water contamination due to the provisions of this Section. the release. b. Closure Proposal Required: Prior iii. Method of cleanup implemented to closure,the underground storage facil- to date, proposed cleanup actions, ity owner shall submit to the Department and approximate cost of actions a proposal describing how the owner in- taken to date. tends to comply with closure require- ments.The requirement for prior iv. Method and location of disposal submittal is waived if the storage of regu- of the released regulated substance lated substances ceases as a result of an and any contaminated soils or unauthorized release or to prevent or groundwater or surface water. minimize the effects of an unauthorized release. In this situation, the under- v. Proposed method of repair or re- ground storage facility owner shall submit placement of the primary and sec- the required proposal within fourteen(14) ondary containers. days of either the discovery of an unau- thorized release or the implementation of vi. Facility operator's name and actions taken to prevent or minimize the telephone number. effects of the unauthorized release. 4. Subsequent Cleanup Reports Re- c. Department of Ecology Notifica- quired: Until cleanup is complete, the opera- tion: Notification of intent to close under- tor or permittee shall submit reports to the ground storage tanks shall be submitted Department every month or at a more fre- to the Department of Ecology at least quent interval specified by the Department. thirty (30) days prior to the start of work, The reports shall include the information re- in accordance with WAC 173-360-385. quested in this Section. 4. Temporary Closure: L. CLOSURE REQUIREMENTS: a. Applicability: This Section applies 1. Closure Required: Existing under- to those underground storage facilities in ground storage facilities which have experi- which storage has ceased for a period of enced an unauthorized release may not be more than ninety(90)days and less than repaired and shall be closed pursuant to the three hundred sixty five (365) days and requirements of this Section. During the pe- where the owner or operator proposes to riod of time between cessation of regulated retain the ability to use the underground substance storage and actual completion of storage facility within a year for the stor- underground storage facility closure, the ap- age of regulated substances. Under- plicable containment and monitoring require- ground storage facilities temporarily ments of this Section shall continue to apply. taken out of service for a period of up to ninety (90) days shall continue to be 2. Exception: The requirements of this monitored in conformance with the appli- Section do not apply to those underground cable subsections of this Section. (Revised 7/04) 5 -32 4-5-120L b. Exception: This Section does not monitoring in order to detect unautho- apply to underground storage facilities rized releases that may have occurred ( that are empty as a result of the with- during the time the underground storage drawal of all stored material during nor- facility was used but that have not yet mal operating practice prior to the reached the monitoring locations and planned input of additional regulated sub- been detected. stances consistent with permit condi- tions. e. Inspection Required: The under- ground storage facility shall be inspected c. Standards and Requirements for by the owner or operator at least once ev- Temporary Closure:The owner or oper- ery three (3) months to assure that the ator shall comply with all of the following: temporary closure actions are still in place.This shall include: i. All residual liquid, solids, or slud- ges shall be removed and handled i. Visual inspection of all locked pursuant to the requirements of the caps and concrete plugs. Fire Department. ii. If locked caps are utilized,then at ii. If the underground storage facil- least one shall be removed to deter- ity contained a regulated substance mine if any liquids or other sub- that could produce flammable vapors stances have been added to the at standard temperature and pres- underground storage tank or if there sure, then the underground storage has been a change in the quantity or facility shall be purged of the flamma- type of liquid added pursuant to the ble vapors to levels that would pre- above Section. dude an explosion or such lower levels as may be required by the Fire f. Closure Plan Required: A closure Department. plan clearly illustrating when and how the tank will either be placed back into ser- iii. The underground storage tank vice, removed from the ground, or per- may be filled with a noncorrosive liq- manently abandoned is required to be uid that is not a regulated substance. submitted to the Department at the time This liquid must be tested by a certi- of permit application. fied testing agency and results sub- mitted to the Department prior to its 5. Permanent Closure Requirements: being removed from the under- ground storage facility at the end of a. Applicability: The permanent clo- the temporary closure period. sure requirements of this Section shall apply to those underground storage facil- iv. Except for required venting, all ities in which the storage of regulated fill and access locations and piping substances has ceased for a period of shall be sealed utilizing locked caps more than three hundred sixty five (365) or concrete plugs. days or when the owner has no intent within the next year to use the under- v. Power service shall be discon- ground storage facility for storage of reg- nected from all pumps associated ulated substances. with the use of the underground stor- age tank. b. Compliance Required: Owners of underground storage facilities subject to d. Modification of Monitoring Re- permanent closure shall comply with all quirements: The monitoring required the provisions of this Section. pursuant to the permit may be modified or eliminated during the temporary clo- c. Standards and Requirements for sure period by the Department.The De- Removal of Tanks: An underground partment shall consider, in making the storage facility that is required to be per- above decision, the need to maintain manently closed shall have the tanks re- 5 -33 (Revised 7/04) 4-5-120L moved, per chapter 34 of the Interna- i. All residual liquid, solids, or slud- tional Fire Code.Owners of underground ges shall be removed. storage facilities proposing to perma- nently close the facility by removal shall ii. All piping associated with the un- comply with the following requirements: derground storage tank shall be re- moved and disposed of unless i. All residual liquid, solids, or slud- removal might damage structures or ges shall be removed. other pipes that are being used and that are contained in a common ii. If the underground storage facil- trench,in which case the piping to be ity contained a regulated substance closed shall be emptied of all con- that could produce flammable vapors tents and capped. at standard temperature and pres- sure,then the underground storage iii. The underground storage tank, facility, either in part or as a whole, except for the piping that is closed shall be purged of the flammable va- pursuant to the above subsection, pors to levels that would preclude ex- shall be completely filled with an inert plosion or such lower levels as may solid, unless the owner intends to be required by the Department. use the underground storage tank for the storage of a nonregulated sub- iii. When an underground storage stance which is compatible with the facility or any part of an underground previous use of the underground storage facility is to be disposed of, storage facility. the owner must document to the De- partment that proper disposal has iv. A notice shall be filed and re- been completed. corded with the County Auditor, which shall describe the exact verti- iv. An owner of an underground cal and area location of the closed storage facility or any part of an un- underground storage facility,the reg- derground storage facility that is des- ulated substance it contained, and tined for a specific reuse shall identify the closure method. to the Department the future under- ground storage facility owner, opera- e. Demonstration to Fire Code Offi- tor, location of use, and nature of cial: The owner of an underground stor- use. age facility being closed shall demon- strate to the satisfaction of the Fire Code v. An owner of an underground Official that no unauthorized release has storage facility or any part of an un- occurred.This demonstration can be derground storage facility that is des- based on the ongoing leak detection tined for reuse as scrap material shall monitoring, groundwater monitoring, or identify this reuse to the Department. soils sampling performed during or im- mediately after closure activities. If feasi- d. Standards and Requirements for ble, soil samples shall be taken and ana- Abandoning Tank in Place: A tank may lyzed according to the following: be abandoned and closed in place, if it can be proven that removal of the tank i. If the underground storage facility could constitute a hazard to the immedi- or any portion thereof is removed, ate structure or underground utilities.The then soil samples from the soils im- closing in place is at the Fire Code Offi- mediately beneath the removed por- cial's approval. Owners of underground tions shall be taken. Sampling shall storage facilities who propose to perma- be conducted using the methods de- nently close a facility in place with prior scribed in the Department of Ecol- approval of the Fire Code Official shall ogy's Guidance for Remediation of comply with the following: Petroleum Contaminated Soils (Doc- ument 91-30). At a minimum, a sep- arate sample shall be taken for every (Revised 7/04) 5 -34 4-5-140 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) 4-5-130 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) 4-5-140 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) 5- 35 (Revised 12/05) 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. 5391, June 16, 2008. 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. Submission of Drainage Plans 4 1. When Required 4 2. When Plans Not Required 4 D. Development Restrictions in Critical Flood, Drainage and/or Erosion Areas 4 E. Drainage Plan Requirements and Methods of Analysis 5 1. Content 5 2. Special Requirement#13; Aquifer Recharge and Protection Areas 5 a. Threshold 5 b. Requirement 5 3. Additional Requirements in Aquifer Protection Areas—Amendments to King County Surface Water Design Manual, Chapter 1 5 F. Drainage Plan Design Criteria, Drafting Standards and Contents • 8 G. Review and Approval of Plan 8 6 - I (Revised 8/08) SECTION PAGE NUMBER NUMBER 1. Timing and Process 8 2. Fees 8 3. Additional Information 8 H. Bonds and Liability Insurance Required 8 1. Construction Bond 9 2. Maintenance Bond 9 3. Liability Policy 9 I. City Assumption of Maintenance 9 1. Maintenance of Facilities by City Authorized 9 2. Notification of Defect Required 10 J. Retroactivity Relating to City Maintenance of Subdivision Facilities 10 K. Drainage Plan Review Procedures 10 1. Tests 10 L. Alternate Provisions for Material, Construction and Design 10 M. Modifications of Code Requirements 10 N. Violations and Penalties 10 4-6-040 SANITARY SEWER STANDARDS 10 A. Connection to City Sewer Required 10 1. Exception for Connection to Private Sewage System 10 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 (Revised 8/08) 6 - ii SECTION PAGE NUMBER NUMBER 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 14.1 1. Permit Required 14.1 2. Inspection and Approval by Utilities Engineer 14.1 3. Standards and Tests 14.1 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 15 2. Zone 2 Requirements 15 a. Wastewater Disposal -Zone 2 15 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 16 is E. Right-of-Way Dedication Required 16 1. Dedication Required for Development 16 6 - lil (Revised 3/03) SECTION PAGE NUMBER NUMBER 2. Amount of Dedication 16 3. Waiver of Dedication 16 F. Public Street and Sidewalk Design Standards 16.1 1. Level of Improvements 16.1 2. Minimum Standards 16.1 a. Public Street Improvement Requirements for Private Development 16.1 b. Minimum Design Standards for Residential Access Streets 17 c. Minimum Design Standards for Collector Streets 17 d. Minimum Design Standards for Commercial Access Streets 17 e. Minimum Design Standards for Industrial Access Streets 17 3. Length of Improvements 17 4. Special Design Standards for Arterial Streets 17 5. Grades 17 6. Pavement Thickness 17 a. Alternate Provisions for Material Construction and Design 17 7. Sidewalk Width Minimum and Measurement 17 8. Curves 17 a. Horizontal Curves 17 b. Vertical Curves 18 c. Tangents for Reverse Curves 18 9. Downtown Core Area- Special Standards 18 G. Dead End Streets 18 1. When Permitted 18 2. Cul-de-Sacs and Turnarounds -Minimum Requirements 18 3. Turnaround Design 18 4. Cul-de-Sac Design 18 5. Secondary Access 18 6. Waiver of Turnaround 18 H. Alley Standards 18 1. Access Purpose 18 2. Minimum Alley Design Standards 19 I. Street Lighting Standards 19 1. Average Maintained Illumination 19 2. Uniformity Ratios 19 3. Guidelines 19 J. Private Streets 19 1. When Permitted 19 2. Minimum Standards 19 3. Signage Required 19 4. Easement Required 19 5. Timing of Improvements 19 K. Shared Driveways 19 1. When Permitted 19 L. Timing for Installation of Improvements 19 M. Plan Drafting and Surveying Standards 19 N. Review of Construction Plans 20 1. Submittal 20 (Revised 3/03) 6- iv SECTION PAGE NUMBER NUMBER 2. Fees and Submittal Requirements 20 3. Cost Estimate Required 20 O. Inspections 20 1. Authority and Fees 20 P. Construction Bond Required 20 1. Acceptable Security 20 2. Instructions to Escrow 20 3. Subsequent Conversion to Maintenance Bond 20 Q. Latecomer's Agreements 20 1. Latecomer's Agreements Authorized 20 2. Process for Latecomer's Agreements 20 R. Variations from Standards 20 1. Alternates, Modifications, Waivers, Variances 20 2. Half Street Improvements 20 a. When Permitted 20 b. Minimum Design Standards 21 c. Standards for Completion of the Street 21 3. Reduced Right-of-Way Dedication 21 a. When Permitted 21 b. Additional Easements 21 S. Deferral of Improvement Installation 21 T. Appeals 21 U. Violations and Penalties 21 4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS 21 A. Authority and Purpose 21 6 - iv.1 (Revised 3/03) This page left intentionally blank. (Revised 3/03) 6 - iv.2 SECTION PAGE NUMBER NUMBER B. Definitions of Terms Used in This Section 21 C. Applicability and Exemptions 22 1. Applicability 22 2. Exemptions 22 D. Concurrency Review Process 23 1. Test Required 23 2. Written Finding Required 23 3. Failure of Test 23 E. Transferability of Written Finding of Concurrency 23 F. Expiration of Written Finding of Concurrency 23 G. Reconsideration of Concurrency Test 23 1. Notification Required 23 2. Reconsideration Authorized 23 3. Timing 23 4. Options to Achieve Concurrency 23 5. One Hundred Twenty (120) Day Time Limit Suspended 24 H. Appeal of Project Application Denial 24 I. Concurrency Inquiry 24 4-6-080 WATER SERVICE STANDARDS 24 A. Compliance Required 24 1. Building Section Responsibility for Report to Engineer 24 B. Connection without Permission Prohibited 24 C. Connection to Water Main Required 24 1. Utilities Engineer Maintenance Responsibility 25 a. Connection Required Prior to Street Paving 25 b. City Notification of Requirement to Connect 25 c. Failure to Connect 25 D. Separate Water Service Connections Required 25 E. Alternative Water Service Connection 25 F. Water Use for Construction Purposes 26 G. Supervision Required 26 H. Private Water Pipe Requirements 26 1. Acceptable Pipe Materials 26 2. Minimum Pipe Size 26 3. Minimum Pipe Installation Depth 26 4. Minimum Pressure Tolerance 26 5. Sterilization Required 26 6. General Design Requirements 26 I. Meter Size 26 J. Permit Required for Meter Removal or Re-installation 26 K. Installation of Service Prior to Completion of Street Construction 26 4-6-090 UTILITY LINES - UNDERGROUND INSTALLATION 26 A. Purpose 26 B. Applicability 27 C. Exemptions 27 D. Definitions of Terms Used in This Section 27 E. Underground Service Required 28 6 -v SECTION PAGE NUMBER NUMBER 1. When Required 28 a. New Services 28 b. Service Extensions and Rebuilds 28 c. Upon Dedication of Right-of-Way or Easement 28 2. Time Allowed to Convert Existing Above-Ground Facilities 28 a. Business Centers and Industrial Areas 28 b. Retail Business and Public Facilities 28 3. Conversion to Underground Service Required When Property Abuts Underground Project 29 a. City Notice Will Stipulate Time to Disconnect Above-Ground Service 29 b. Service Disconnection Due to Failure to Convert 29 c. Timing for Objections 29 d. Hearing by Council 29 e. Timing of and Authority for Hearing 29 f. Council Decision Final 29 g. General Provisions Applicable 29 F. Responsibility for Conversion and/or Installation Cost 30 1. Conversion 30 2. Installation 30 G. Permits, Plans and Fees 30 1. Underground Permit Required Prior to Work in Public Easements or Right-of-Way 30 a. Fees 30 2. Overhead Permit Required 30 a. Fees 30 3. Permits Not Required for Overhead Pole Lines 30 4. Additional Inspection Fees 30 5. Development Services Division Review of Screening and Setbacks Required Prior to Issuance of Service Permit 30 6. As-Built Plans Required for Underground Projects 30 7. Annual Submittal by Utilities of As-Built Drawings of Underground Facilities Required 30 H. Design Standards 31 1. Standards Applicable 31 2. Coordination with Other Facilities Required 31 3. Street Lighting 31 4. Wheel Load Requirements— Minimum 31 5. Grading of Streets 31 6. Joint Trenches 31 a. Joint Trenches Authorized and Encouraged 31 b. Delay of Permit Issuance to Allow Notice to Other Utilities 31 c. Provision for Joint Services Across Public Right-of-Way Required 31 d. Responsibility for Notice 31 e. Traffic Engineer Responsibility 31 f. Delay of Permit Issuance to Allow Notice to Other Utilities 32 6 -vi SECTION PAGE NUMBER NUMBER 7. Standards for Above-Ground Installations 32 I. Variance Procedures 32 1. Authority 32 2. Review Criteria 32 4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER 32 4-6-110 VIOLATIONS OF THIS CHAPTER AND PENALTIES 34 6 -vil (Revised 10/00) 4-6-020C 4-6-010 GENERAL STANDARDS subdivider, owners or developers immediately APPLICABLE TO DEVELOPER abutting upon the street, alley or easement in EXTENSIONS TO THE UTILITY which such a main is to be placed, then the City SYSTEM: 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 between A. CONDITIONS AND STANDARDS FOR the installation cost of the similar main and of the CONSTRUCTING UTILITY EXTENSIONS: larger main. (Ord. 2849, 5-13-1974) The City's Utility Division shall publish from time to time a"Conditions and Standards for Con- Any party required to oversize utilities may re- structing Utility Developer Extensions". All devel- quest that utility participate in the cost of the oper extensions shall abide and fully comply with project. (Ord. 4506, 4-10-1995 and Ord. 4415, said Standards. From time to time these Stan- 8-16-1993) dards shall be updated in accordance with the "Standard Specifications for Municipal Public Works Construction of the American Public 4-6-020 CROSS CONNECTION Works Association", "Recommended Standards CONTROL STANDARDS: for Sewage Work", the American Water Works Association (AWWA) Standards, Insurance Ser- A. PURPOSE: vices Office (ISO) requirements, the American Public Works Association(APWA)Standards and 1. National standards of safe drinking water with prevailing good practices relative to such ex- have been established. The City, as a water tension and installations. (Ord. 3056, 8-9-1976 purveyor, has the primary responsibility for and Ord. 3055, 8-9-1976, eff. 7-1-1976) preventing water from unapproved sources, B. MAINS TO EXTEND FULL WIDTH OF or any other substances, from entering the public potable water system. (Ord. 4312, PROPERTY: 5-13-1991) All extensions shall extend to and across the full width of the property served with water and 2. This Section is to protect the health of the sewer. No property shall be served with City wa- water consumer and the potability of the wa- ter or sewer unless the main is extended to the ter in the distribution system.This is accom- extreme boundary limit of said property line ex- plished by eliminating or controlling all actual tending full length of the front footage of said (direct) and potential (indirect) cross connec- property. (Ord. 2849, 5-13-1974) tions between potable and nonpotable sys- tems through the use of approved backflow 1. Special Exception for Sanitary Sewer prevention assemblies. Extensions: All installations shall extend to and across the full width of the property B. APPLICABILITY: served with sanitary sewer except when it is This Chapter applies throughout the water ser- shown by engineering methods, to the satis- vice area of the City. It applies to all systems in- faction of the wastewater utility,that future ex- stalled prior to or after its enactment. Therefore, tension of the sewer main is not possible or anyone wanting or using water from the City is re- necessary. If an exemption is granted, the sponsible for compliance with these regulations property owner is not relieved of the respon- and shall be strictly liable for all damage incurred sibility to extend the main and shall execute a as a result of failure to comply with the express covenant agreeing to participate in an exten- terms and provisions contained herein. sion if, in the future, the wastewater utility de- termines that it is necessary. (Ord. 4343, C. AUTHORITY: 2-3-1992) The Administrator of the Department of Planning/ C. OVERSIZING OF UTILITIES AND Building/Public Works will administer the provi- sions of the Chapter. He/she will designate cross REIMBURSEMENT BY CITY: connection specialists and propound all needful If it has been determined that it would be to the rules and regulations to implement these provi- best interests of the City and the general locality sions. The Water Utility Section of the Utility Sys- to be benefited thereby to install a larger size tems Division will be responsible for monitoring main than one then needed or considered by the 6 - 1 4-6-020D and inspecting all existing cross connection as- 9. Piers and docks. semblies and for keeping all records generated by the cross connection control program. The 10. Sewage treatment plants. Plan Review Section of the Development Ser- vices Division will be responsible for reviewing all 11. Food or beverage processing plants. new and revised plans for cross connections. 12. Chemical plants using a water process. D. INSTALLATION OF BACKFLOW PREVENTION ASSEMBLIES: 13. Metal plating industries. Backflow prevention assemblies required by this Chapter must be installed so as to be readily ac- 14. Petroleum processing or storage plants. cessible for maintenance and testing. All assem- blies shall be connected at the meter,the property 15. Radioactive material processing plants line when meters are not used, or within any pre- or nuclear reactors. mises where, in the judgment of the City Cross Connection Control Specialist,the nature and ex- 16. Car washes. tent of activity on the premises or the materials used or stored on the premises could present a 17. Process waters or cooling towers. health hazard should a cross connection occur. This includes: 18. Fire sprinkler systems. 1. Premises having an auxiliary water sup- 19. Irrigation systems. ply. 20. Solar hot water systems. 2. Premises having internal cross connec- tions that are not correctable, or intricate 21. Others specified by the Administrator of plumbing arrangements which make it im- the Department of Planning/Building/Public practical to ascertain whether or not cross Works. connections exist. E. TYPES OF BACKFLOW PREVENTION 3. Premises where entry is restricted so that ASSEMBLIES REQUIRED: inspections for cross connections cannot be Specific types of backflow prevention assemblies made with sufficient frequency or at sufficient are required in the following conditions: short notice to assure that cross connections do not exist. 1. An air-gap separation or reduced princi- ple backflow prevention assembly shall be in- 4. Premises having a repeated history of stalled where the water supply may be cross connections being established or re-es- contaminated by industrial waste of a toxic tablished. nature or any other contaminant which would cause a health or system hazard. 5. Premises on which any substance is han- dled under pressure so as to permit entry into 2. An air gap must be used between a pota- the public water system, or where a cross ble water supply and sewer connected connection could reasonably be expected to wastes. occur. This includes the handling of process waters and cooling waters. 3. Lawn sprinkler or irrigation systems, which are supplied by City water only, shall 6. Premises where materials of a toxic or be required to have a pressure vacuum hazardous nature are handled such that if breaker. If such system contains an auxiliary backsiphonage should occur,a health hazard pump or is subject to chemical additives a may result. double-check valve assembly, air-gap sepa- ration or a reduced pressure principle back- 7. Hospitals, mortuaries, clinics. flow prevention assembly will be required. 8. Laboratories. 6 - 2 4-6-020G F. RESPONSIBILITIES OF OWNER AND tester any and all backflow preventers on UTILITY: his premises. C. The owner shall return to the City Water Utilities Section: the assembly test reports within thirty (30) a. The Water Utilities Section will per- days after receipt of the yearly test notifi- form evaluations.and inspections of cation. plans/or premises of all existing facilities and inform the owner, by letter, of any d. The owner shall inform the Water corrective action deemed necessary,the Utilities Section of any proposed or mod- method of achieving the correction and ified cross connections. the time allowed for the correction to be made. e. Owners who cannot shut down oper- ation for testing of assemblies must pro- b. The Water Utilities Section shall in- vide bypass piping with an additional sure that all backflow prevention assem- backflow assembly at their expense. blies are tested annually to insure satisfactory operation. f. The owner shall only install backflow preventers which are approved by the c. The Water Utilities Section shall in- Washington State Department of Health. form the owner, by letter, of any failure to comply by the time of the first reinspec- g. The owner shall install backflow pre- tion.An additional fifteen(15)days will be venters only in a manner approved by the allowed for the correction. In the event Washington State Department of Health. the owner fails to comply with the neces- sary correction by the time of the second h. The owner may be required to install reinspection, the Water Utilities Section a backflow preventer at the service en- will inform the owner, by letter, that the trance if a private water source is main- water service to the owner's premises will tained on his premises, even if it is not be terminated within a period not to ex- cross connected to the City's system. ceed five (5) days. i. Failure of the owner to cooperate in d. If the Water Utilities Section deter- the installation, maintenance, repair, in- mines at any time that a serious threat to spection and testing of backflow preven- the public health exists,the water service ters required by this Section shall be will be terminated immediately and with- grounds for the termination of water ser- out notice. vice or the requirements of an air-gap separation. 2. Plan Review Section: On new installa- tions the Plan Review Section will provide on- G. ANNUAL INSPECTION AND TESTING site evaluation and/or inspection of plans in REQUIREMENTS: order to determine if cross connections exist All reduced pressure principle backflow assem- and what type of backflow preventer, if any, blies, double check valve assemblies, pressure will be required before a water meter permit vacuum breaker assemblies and air gaps in- can be issued. stalled in lieu of a backflow preventer shall be in- spected and tested annually, or more often when 3. Owner: successive inspections indicate failure.All in- spections and testing will be performed by a cer- a. The owner shall be responsible for tified tester. The test reports shall be returned to the elimination or protection of all cross the City within thirty (30) days after receipt of the connections on his property. yearly test notification. (Ord.4312, 5-13-1991) b. The owner, whether notified by the City or not, shall at his expense install, maintain and have tested by a certified 6-3 (Revised 12/05) 4-6-030A 4-6-030 DRAINAGE (SURFACE h. Building permits. Where the permit WATER) STANDARDS: relates to a single family residential struc- ture of less than five thousand (5,000) A. PURPOSE: square feet,the Administrator may waive It is the purpose of this Section to promote and the plan requirement except where the develop policies with respect to and to preserve subject property is in a critical area, as the City's watercourses and to minimize water determined under subsection D of this quality degradation by previous siltation, sedi- Section; mentation and pollution of creeks, streams, riv- ers, lakes and other bodies of water to protect i. Planned urban development; property owners tributary to developed and unde j. Site plan approvals; veloped land from increased runoff rates and to insure the safety of roads and rights-of-way. (Ord. 3174, 11-21-1977) k. Any other development or permit ap- plication which will affect the drainage in B. ADMINISTERING AND ENFORCING any way. AUTHORITY: The plan submitted during one permit ap- The Administrator of the Planning/Building/Public proval process may be subsequently submit- Works is designated as the Administrator and is ted with further required applications.The responsible for the general administration and co- plan shall be supplemented with additional in- ordination of this Section.All provisions of this formation at the request of the Department of Section shall be enforced by the Administrator Public Works. (Ord. 5153, 9-26-2005) and/or his designated representatives. For such purposes,the Administrator or his duly authorized 2. When Plans Not Required:The plan re- representative shall have the power of a police of- quirement established in subsection C1 of ficer. this Section shall not apply when the Depart- mentC. SUBMISSION OF DRAINAGE PLANS: determines that the proposed permit and/or activity: 1. When Required: All persons applying a. Will not seriously and adversely im- for any of the following permits and/or ap- pact the water quality conditions of any provals shall submit for approval, unless ex- affected receiving bodies of water;and/or pressly exempted under subsection C2 of this Section, a drainage plan with their appli- b. Will not substantially alter the drain- cation and/or request: age pattern,increase the peak discharge and cause any other adverse effects in a. Mining, excavation and grading per- the drainage area. mit; c. Additionally,the plan requirement es- b. Shoreline management substantial tablished in subsection C1 of this Section development permit; shall not apply to single family residences when such structures are less than five c. Flood control zone permit; thousand (5,000)square feet, unless the subject property is in a critical area as de- d. Major plat; termined under subsection D of this Sec- tion. e. Short plat approval, except where each lot contains thirty five thousand D. DEVELOPMENT RESTRICTIONS IN (35,000) square feet or more; CRITICAL FLOOD, DRAINAGE AND/OR f. Special permits; EROSION AREAS: Development which would increase the peak flow g. Temporary permits; and/or the volume of discharge from the existing flooding, drainage and/or erosion conditions pre- sents an imminent likelihood of harm to the wel- (Revised 12/05) 6-4 4-6-030E fare and safety of the surrounding community Chapter 1:The following sections of chapter until such a time as the community hazard is alle- 1 of the 1990 King County Surface Water De- viated. Where applications of the provisions of sign Manual (which has been incorporated in this Section will deny all reasonable uses of the the Renton Municipal Code by reference) is property,the restriction on development con- hereby amended to read as follows by adding tained in this Section may be waived for the sub- additional requirements following the end of ject property; provided, that the resulting each section: (Amd. Ord. 4851, 8-7-2000) development shall be subject to all of the remain- ing terms and conditions of this Section. (Ord. a. Section 1.2.1, CORE REQUIRE- 3174, 11-21-1977) MENT#1: DISCHARGE AT THE NATU- RAL LOCATION: E. DRAINAGE PLAN REQUIREMENTS AND METHODS OF ANALYSIS: i. Requirements that Apply with- in Zones 1 and 2 of an Aquifer Pro- 1. Content: All persons applying for any of tection Area: Surface water and the permits and/or approvals contained in stormwater runoff from a proposed subsection C1 of this Section shall provide a project that proposes to construct drainage plan for surface water flows enter- new, or modify existing drainage fa- ing,flowing within and leaving the subject cilities must be discharged at the nat- property. The drainage plan and supportive ural location so as not to be diverted calculation report(s) shall be stamped by a onto, or away from, the adjacent professional civil engineer registered in the downstream property, except that State of Washington.The drainage plan shall surface and storm runoff from new or be prepared in conformance with the Core existing impervious surfaces subject and Special Requirements contained in sec- to vehicular use or storage of chemi- tions 1.2 and 1.3 of chapter 1,the hydrologic cals should be discharged at the lo- analysis methods contained in chapter 3,the cation and in the manner which will hydraulic analysis and design criteria in chap- provide the most protection to the ter 4, and the erosion/sedimentation control aquifer,as directed and approved by plan and practices contained in chapter 5 of the Stormwater Utility and the Water the 1990 King County Surface Water Design Utility. Manual,except where amended or appended by the Department. (Ord.4367, 9-14-1992; ii. Discharge from the project must Amd. Ord. 4851, 8-7-2000) produce no significant adverse im- pact to the downhill property. Where 2. Special Requirement#13; Aquifer Re- no conveyance system exists at the charge and Protection Areas: adjacent downstream property line or other acceptable location and the a. Threshold: If a proposed project lies discharge was previously unconcen- within an Aquifer Recharge and/or Pro- trated flow, the runoff must: tection Area as defined and designed by City ordinance and as indicated on the • Be conveyed across the down- Aquifer Recharge and Protection Map at stream properties to an accept- the City Permit Counter. able discharge point(see CORE REQUIREMENT#2; OFF-SITE b. Requirement: Then the proposed ANALYSIS in§ 1.2.2),with drain- project drainage review and engineering age easement secured from the plans shall be prepared in accordance downstream owners and re- with the special requirements, methods corded at the King County Office of analysis and design standards that of Records and Elections prior to have been adopted for aquifer recharge drainage plan approval, OR and protection areas by City ordinance. • Be discharged onto a rock pad 3. Additional Requirements in Aquifer shaped in a manner so as to dis- Protection Areas—Amendments to King perse flow (see Figure 4.3.51) if County Surface Water Design Manual, the runoff is less than 0.2 cfs run- 6 -5 (Revised 10/00) 4-6-030E off rate for the one hundred(100) (2) year, twenty four(24) hour dura- year, twenty four(24) hour dura- tion design storm event for the peak tion design storm event existing rate runoff control facility.Biofiltration site conditions. facilities installed prior to peak rate runoff control facilities shall be sized b. Section 1.2.3, CORE REQUIRE- based on the developed conditions. MENT#3; RUNOFF CONTROL, "Biofil- (Amd. Ord. 4740, 7-19-1999) tration": c. Section 1.2.3, CORE REQUIRE- i. Requirements for Zone 1 of an MENT#3; RUNOFF CONTROL, "Deten- Aquifer Protection Area: Proposed tion Facilities": project runoff resulting from more than five thousand (5,000) square i. Requirements for Zone 1 of an feet of impervious surface, and sub- Aquifer Protection Area:The City of ject to vehicular use or storage of Renton prohibits the construction of chemicals, shall not be treated prior new detention ponds to control the to discharge from the project site by peak rate of runoff from new or exist- on-site biofiltration measures but ing impervious surfaces subject to shall instead be treated by a wetvault vehicular use or storage of chemi- meeting the design criteria contained cals. in§ 1.3.5 SPECIAL REQUIREMENT #5; SPECIAL WATER QUALITY d. Section 1.2.3, CORE REQUIRE- CONTROLS. New or existing retrofit- MENT#3; RUNOFF CONTROL, "Reten- ted wetvaults and appurtenances tion Facilities": shall meet the pipeline requirements specified in RMC 4-3-050H6a, Pipe- i. Requirements for Zone 1 of an line Requirements—Zone 1. (Amd. Aquifer Protection Area: The City Ord. 4851, 8-7-2000) of Renton prohibits the construction of new retention ponds to control the ii. Requirements for Zone 2 of an peak rate of runoff from new or exist- Aquifer Protection Area: Proposed ing impervious surfaces subject to project runoff resulting from more vehicular use or storage of chemi- than five thousand (5,000) square cals. (Amd. Ord. 4740, 7-19-1999; feet of impervious surface, and sub- Ord. 4851, 8-7-2000) ject to vehicular use or storage of chemicals, shall be treated prior to e. Section 1.2.3, CORE REQUIRE- discharge from the project site by on- MENT#3; RUNOFF CONTROL, "Infiltra- site biofiltration measures as de- tion Facilities": scribed in § 4.6.3 in Chapter 4 of the King County Surface Water Design i. Requirement for Zone 1 of an Manual. Biofiltration facilities may re- Aquifer Protection Area: The City quire a liner per the design criteria of Renton prohibits the construction described in the section"Liner to Pre- of new infiltration facilities to control vent Groundwater Contamination"in the peak rate of runoff from new or the introduction to §4.6, Water Qual- existing impervious surfaces subject ity Facility Design. to vehicular use or storage of chemi- cals. iii. The biofiltration design flow rate shall be based on the peak rate of f. Section 1.2.4, CORE REQUIRE- runoff for the two(2)year,twenty four MENT#4; CONVEYANCE SYSTEM (24) hour duration design storm "(4) For new drainage ditches or chan- event total precipitation. Note, biofil- nels": tration facilities installed following peak rate runoff control facilities may i. Requirements for Zone 1 of an be sized to treat the allowable re- Aquifer Protection Area: New lease rate(predeveloped)for the two drainage ditches or channels shall (Revised 10/00) 6-6 4-6-030E not be employed to convey the runoff water protection liner may be re- resulting from impervious surface quired for new drainage ditches or that is subject to vehicular use or channels per the design criteria de- storage of chemicals. scribed in the section"Liner to Pre- vent Groundwater Contamination"in • ii. Requirements for Zone 2 of an the introduction to§4.6,Water Qual- Aquifer Protection Area: New ity Facility Design. Exception: New drainage ditches or channels may be drainage ditches or channels do not employed in lieu of a pipe system. A require a groundwater protection groundwater protection liner may be liner following the last water quality required for new drainage ditches or facility. Proposed projects shall pro- channels per the design criteria, and vide an impervious surface for all existing drainage ditches or channels new or existing areas that will be sub- reconstructed, to convey the peak ject to vehicular use or storage of runoff from the twenty five (25) year chemicals. Said impervious surface design storm using the design crite- shall be provided with the proper ria described in the section "Liner to catch basins and an approved con- Prevent Groundwater Contamina- veyance system in order to collect tion" in the introduction to § 4.6, Wa- surface water runoff and direct it into ter Quality Facility Design, and the the downstream drainage convey- methods of analysis described in ance system. (Amd. Ord. 4740, § 4.3.7 in Chapter 4 of the King 7-19-1999; Ord. 4851, 8-7-2000) County Surface Water Design Man- ual with a freeboard to overflow of 0.5 h. Section 1.3.5, SPECIAL REQUIRE- feet. In addition, new drainage MENT#5; SPECIAL WATER QUALITY ditches or channels must be demon- CONTROLS: strated to convey the peak runoff from the one hundred (100) year de- i. Requirements for Zone 1 of an sign storm without overtopping. Aquifer Protection Area: (Amd. Ord. 4740, 7-19-1999) • Threshold:If a proposed project g. Section 1.2.4, CORE REQUIRE- will discharge runoff from more MENT#4; CONVEYANCE SYSTEM, than one acre of impervious sur- "Composition": face that will be subject to vehic- ular use or storage of chemicals, i. Requirements for Zone 1 of an and: Aquifer Protection Area: New con- veyance systems shall be con- (1) Proposes direct discharge structed in accordance with the of runoff to a regional facility, re- pipeline requirements specified in ceiving water, lake, wetland, or RMC 4-3-050H6a, Pipeline Require- closed depression without on- ments—Zone 1, of the aquifer pro- site peak rate runoff control; or tection regulations. Proposed projects shall provide an impervious (2) The runoff from the project surface for all new or existing areas will discharge into a Type 1 or 2 that will be subject to vehicular use or stream,or Type 1 wetland,within storage of chemicals. Said impervi- one mile from the project site. ous surface shall be provided with the proper catch basins and a pipe- • Requirement:The wetvault size line storm drainage system in order shall be increased by a factor of to collect surface water runoff and di- 1.5 times the size of the wetvault rect it into the downstream drainage normally required per§4.6.2 of conveyance system. the 1990 King County Surface Water Design Manual and shall ii. Requirements for Zone 2 of an satisfy the wetvault required by Aquifer Protection Area:A ground- § 1.2.3. CORE REQUIREMENT 6 -7 (Revised 6/05) 4-6-030F #3:RUNOFF CONTROL in Zone dard Specifications for Municipal Construction 1 of the aquifer protection area. and Standard Detail documents, and the design New or existing retrofitted criteria, construction materials, practices, and wetvaults and appurtenances standard details contained in chapters 3,4 and 5 shall meet the pipeline require- of the current King County Surface Water Design ments specified in RMC Manual; provided, that the Department's stan- 4-3-050H6a, Pipeline Require- dards and design criteria will take precedence ments—Zone 1. (Amd. Ord. and prevail in any interpretation of conflicting or 4851, 8-7-2000) contradictory standards and design criteria; and provided further, that within designated urban ii. Requirements for Zone 2 of an separators regulated in RMC 4-3-110, the 2005 Aquifer Protection Area: King County Surface Water Design Manual Con- servation Flow Control Area Level 2 flow control • Threshold: If a proposed project standards are required. (Ord. 4269, 5-21-1990; will construct more than one acre Ord. 5132, 4-4-2005) of impervious surface that will be subject to vehicular use or stor- G. REVIEW AND APPROVAL OF PLAN: age of chemicals, and 1. Timing and Process:All storm drainage (1) Proposes direct discharge plans prepared in connection with any of the of runoff to a regional facility, re- permits and/or approvals listed in subsection ceiving water, lake, wetland, or C1 of this Section shall be submitted for re- closed depression without on- view and approval to the Development Ser- site peak rate runoff control; or vices Division. If no action is taken by the City after submission of final drainage plans within (2) The runoff from the project forty five(45)days,then such plan is deemed will discharge into a Type 1 or 2 approved. (Ord. 3174, 11-21-1977) stream,or Type 1 wetland,within one mile from the project site. 2. Fees: Fees shall be as listed in RMC 4-1-180B. (Ord. 4722, 5-11-1998) • Requirement:Then a wetpond meeting the standards described 3. Additional Information: The permit ap- above shall be employed to treat plication shall be supplemented by any plans, a project's runoff prior to dis- specifications or other information consid- charge from the site. A wetvault ered pertinent in the judgment of the Admin- or water quality swale, as de- istrator or his duly authorized representative. scribed above, may be used (Ord. 3174, 11-21-1977) when a wetpond is not feasible. A groundwater protection liner H. BONDS AND LIABILITY INSURANCE may be required for wetponds REQUIRED: and water quality swales per the The Development Services Division shall require design criteria described in the all persons constructing retention/detention facili- section "Liner to Prevent ties to post with the Administrator surety and cash Groundwater Contamination" in bonds or certified check in the amount of one and the introduction to §4.6, Water one-half(1-1/2) times the estimated cost of con- Quality Facility Design. (Ord. 4367, 9-14-1992; amd. Ord. 4740, 7-19-1999) F. DRAINAGE PLAN DESIGN CRITERIA, DRAFTING STANDARDS AND CONTENTS: The drainage plan shall be prepared in conform- ance with the Department's construction plan • drafting standards and contents, the City's Stan- (Revised 6/05) 6 -8 4-6-0301 struction. Where such persons have previously Administrator to correct deficiencies in posted, or are required to post,other such bonds said maintenance affecting public health, with the Administrator, either on the facility itself safety and welfare, must be posted and or on other construction related to the facility, maintained throughout the three (3)year such person may, with the permission of the Di- maintenance period. The amount of the rector and to the extent allowable by law,combine cash bond or surety bond shall be in the all such bonds into a single bond; provided, that amount of one and one-half(1-1/2)times at no time shall the amount thus bonded be less the estimated cost of maintenance for a than the total amount which would have been re- three (3) year period. quired in the form of separate bonds; and pro- vided further,that such bond shall on its face 3. Liability Policy: The person con- clearly delineate those separate bonds which it is structing the facility shall maintain a liabil- intended to replace. ity policy during such private ownership with policy limits of not less than one hun- 1. Construction Bond: Prior to com- dred thousand dollars ($100,000.00) per mencing construction the person con- individual,three hundred thousand dol- structing the facility shall post a lars ($300,000.00) per occurrence and construction bond in an amount sufficient fifty thousand dollars ($50,000.00) prop- to cover the cost of conforming said con- erty damage,which shall name the City of struction with the approved drainage Renton as an additional insured without plans.In lieu of a bond,the applicant may cost to the City and which shall protect the elect to establish a cash escrow account City of Renton from any liability, cost or with his bank in an amount deemed by expenses for any accident, negligence, the Administrator to be sufficient to reim- failure of the facility,omission or any other burse the City if it should become neces- liability whatsoever relating to the con- sary for the City to enter the property for struction or maintenance of the facility. the purpose of correcting and/or eliminat- Said liability policy shall be maintained for ing hazardous conditions relating to soil the duration of the facility by the owner of stability and/or erosion.The instructions the facility, provided that in the case of fa- to the escrowee shall specifically provide cilities assumed by the City of Renton for that after prior written notice unto the maintenance pursuant to subsection I of owner and his failure to correct and/or this Section, said liability policy shall be eliminate existing or potential hazardous terminated when said City maintenance conditions and his failure to timely rem- responsibility commences. edy same, the escrowee shall be autho- rized without any further notice to the I. CITY ASSUMPTION OF owner or his consent to disburse the nec- MAINTENANCE: essary funds unto the City of Renton for the purpose of correcting and/or eliminat- 1. Maintenance of Facilities by City Au- ing such conditions complained of. After thorized:The City of Renton is authorized to determination by the Department that all assume the maintenance of retention/deten- facilities are constructed in compliance tion facilities after the expiration of the three with the approved plans,the construction (3) year maintenance period in connection bond shall be released. with the subdivision of land if: 2. Maintenance Bond: After satisfac- a. All of the requirements of subsection tory completion of the facilities and re- F of this Section have been fully complied lease of the construction bond by the with; City,the person constructing the facility shall commence a three (3) year period b. The facilities have been inspected of satisfactory maintenance of the facility. and approved by the Department after A cash bond,surety bond or bona fide their first year of operation; contract for maintenance with a third party for the duration of this three(3)year c. The surety bond required in subsec- period,to be approved by the Administra- tion H of this Section has been extended tor and to be used at the discretion of the 6 - 9 (Revised 12/05) 4-6-030J for one year covering the City's first year by other recognized test standards. If there of maintenance; are no recognized and accepted test methods for the proposed alternate, the Administrator d. All necessary easements entitling shall determine test procedures.Suitable per- the City to properly maintain the facility formance of the method or material may be have been conveyed to the City; evidence of compliance meeting the testing requirement. (Ord. 4269, 5-21-1990) e. It is recommended by the Adminis- trator and concurred in by the City Coun- L. ALTERNATE PROVISIONS FOR cil that said assumption of maintenance MATERIAL, CONSTRUCTION AND would be in the best interests of the City. DESIGN: See RMC 4-9-250E. (Ord. 4722, 5-11-1998) 2. Notification of Defect Required: The owner of said property shall throughout the M. MODIFICATIONS OF CODE maintenance period notify the City in writing if REQUIREMENTS: any defect or improper working of the drain- See RMC 4-9-250D. (Ord. 4722, 5-11-1998) age system has come to his notice. Failure to so notify the City shall give the City cause to N. VIOLATIONS OF THIS SECTION AND reject assumption of the maintenance of the PENALTIES: facility at the expiration of the three (3)year maintenance period,or within one year of the Unless otherwise specified, violation of this Sec- discovery of the defect or improper working, tion are misdemeanors subject to RMC 1-3-1. whichever period is the latest in time. (Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005) J. RETROACTIVITY RELATING TO CITY 4-6-040 SANITARY SEWER MAINTENANCE OF SUBDIVISION STANDARDS: FACILITIES: If any person constructing retention/detention fa A. CONNECTION TO CITY SEWER cilities and/or receiving approval of drainage plans REQUIRED: prior to the effective date of this Section reas- sesses the facilities and/or plans so constructed The owner of each house, building or property and/or approved and demonstrates,to the Admin- used for human occupancy, employment, recre- ation or other purpose, situated within the City istrator's satisfaction,total compliance with the re and abutting on any street,alley or right-of-way in quirements of this Section the City may, after in- spection, approval and acknowledgment of the which there is now located or may in the future be proper posting of the required bonds as specified located a public sanitary or combined sewer of in subsection H of this Section, assume mainte- the City which said public sewer is within three nance of the facilities. (Ord. 3174, 11 21 1977) hundred thirty feet (330') of the property line and which has been determined to be a health hazard K. DRAINAGE PLAN REVIEW by the City or the Seattle-King County Health De- PROCEDURES: partment,or its successor agencies,or which has drainage plan and supportive calculations participated and been included in a local improve- The be reviewed by the Department using the ment district,is hereby required at the owner's ex- shallpense to install suitable toilet facilities therein and Department's construction plan review proce- to connect such facilities directly with the proper dures in coordination with all other applicable City public sewer in accordance with the provisions of permit review procedures. this Chapter,within ninety(90)days after the date 1. Tests: Whenever there is insufficient of official notice to do so. ev- idence of compliance with any of the provi- 1. Exception for Connection to Private sions of this Code or evidence that any mate- Sewage System:Where a public sanitary or rial or construction does not conform to the combined sewer is not available under the requirements of this Code, the Administrator provisions of this Chapter,the building sewer may require tests as proof of compliance to be shall be connected to a private sewage dis- made at no expense to this jurisdiction. Test posal system complying with the provisions methods shall be as specified by this Code or of this Section. (Ord. 4343, 2-3-1992) • (Revised 12/05) 6 - 10 4-6-040E B. RESPONSIBILITY FOR SEWER Ord.4907, 6-4-2001; Ord. 4969, 6-3-2002; MANAGEMENT FACILITIES: Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003; Any facility improvements identified by the current Ord. 5123, 1-3-2005; Ord. 5391, 6-16-2008) adopted long-range wastewater management plan(comprehensive sewer system plan)that are D. USE OF SEPTIC TANKS, PRIVIES OR not installed or in the process of being installed CESSPOOLS: must be constructed by the property owner(s) or Except as hereinafter provided, it shall be unlaw- developer(s) desiring service. (Ord.4343, ful to construct or maintain any privy, privy vault, 2-3-1992) septic tank,cesspool, or other facility intended or used for the disposal of sewage. (Ord. 2173, C. SERVICE OUTSIDE OF CITY: 8-16-1965) 1. Sewer service to properties outside the E. PERMIT REQUIRED FOR City's corporate limits will not be permitted CONNECTION TO CITY SEWER: except under the following conditions: No unauthorized person shall uncover, make any connections with or openings into, use, alter or a. Public Entity:The applicant is a mu- disturb any public sewer or appurtenance thereof nicipal or quasi-municipal corporation in- without first obtaining a written permit from the De- cluding a school, hospital or fire district, velopment Services Division. County of King or similar public entity; or 1. Connection Approval Options: Per- b. Necessary Service: Service is nec- mission to make connection to the public essary to convert from a failed or failing sewer shall consist of either: septic system or the area has been de- fined by the Seattle-King County Health a. A developer extension agreement, Department as a health concern area; or wherein permission is granted to make an extension to a public sewer, or c. Vested Service: Those properties for which the City has granted a valid b. A building sewer permit,wherein per- sewer availability certificate prior to the mission is granted to make a connection effective date of the ordinance codified in from private property to a public sewer.A this subsection and the project has a cur- building sewer permit shall include per- rent vested right to build; or mission to construct a side sewer when- ever it is required to complete d. In the City's Sewer Service Area, connection. Existing Legal Lot(s) Desiring to Con- struct One Single-Family Residence 2. Permit Classes:There shall be three(3) or Connect One Existing Single-Fam- classes of building sewer permits: ily Residence: The Administration may approve the connection of one existing a. For residential service; single-family residence on an existing le- gal lot. b. For commercial service; and 2. Potential Annexation Area: The c. For industrial service. (Ord. 3832, owner(s)of property in Renton's Potential An- 8-13-1984) nexation Area shall,prior to connecting to the sewer, execute a covenant running with the 3. Submittal Requirements and Applica- land by which the owners,their heirs,succes- tion Fees: In each case the owner or his duly sors, or assigns are obligated to affirmatively authorized agent or representative shall support any legal and constitutional method make application in writing on a special form of annexation. furnished by the City for said purposes. The permit application shall be supplemented by 3. Rates: The rates to such special users any plans,specifications or other information shall be as stipulated in RMC 8-5-15. (Ord. considered pertinent in the judgment of the 4467,8-22-1994;Amd. Ord.4677,8-4-1997; Development Services Division. The permit 6 - 11 (Revised 8/08) 4-6-040F and inspection fees shall be as listed in RMC distances no greater than four hundred 4-1-180. feet (400')for fifteen inch (15") diameter sewers or smaller. Greater spacing may F. PUBLIC SEWER STANDARDS: be permitted in larger sewers. Manholes shall be a minimum of forty eight inches 1. Costs and Damages: All costs and ex- (48") in diameter, shall be precast con- pense incident to the installation and connec- crete or cast in place concrete,with steel tion of the building sewer shall be borne by reinforcement; steps shall be placed at the owner or applicant of the premises in one foot (1') spacing, conforming to cur- question.The owner shall indemnify the City rent safety regulations. (Ord. 4343, against any loss or damage that may directly 2-3-1992) or indirectly be occasioned by the installation of the building sewer. (Ord. 1552, 6-12-1956) b. Covers: The manhole covers shall be twenty four inches (24") in diameter 2. Standards: Public sewers shall conform cast iron frame and covers. to the latest standards of the City,as adopted by City Code, and to the"Recommended c. Connections:All connections to the Standards for Sewage Works"of the Great manhole shall match the existing inverts Lakes-Upper Mississippi River Board of State or have a drop connection in accordance Sanitary Engineers,and are subject to review with the current City standards. (Ord. by the Department of Ecology of the State of 4343, 2-3-1992) Washington.All public sewer extensions shall conform to the standards and be consistent d. Manhole Requirements for Indus- with the City comprehensive sewer system trial Wastes: When required by the Utili- plan. (Ord. 4343, 2-3-1992) ties Engineer, the owner of any property served by a building sewer carrying in- 3. Public Sewer Pipe Materials: The pub- dustrial wastes shall install a suitable con- lic sewer shall be ductile iron, AWWA C151, trol manhole in the building sewer to facil- with Type II push-on or Type Ill mechanical itate observation,sampling and measure- joints, together with cement mortar lining ment of the wastes.Such manhole,when three thirty seconds inch (3/32") in accor- required, shall be accessibly and safely dance with AWWA C104,or polyvinyl chloride located, and shall be constructed in ac- (PVC)plastic pipe ASTM D3034,or concrete cordance with plans approved by the Util- nonreinforced ASTM C14 Class 2, or con- ities Engineer.The manhole shall be in- 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 (Revised 8/08) 6 - 12 4-6-040G stalled by the owner at his expense, and building sewer shall be of ductile iron pipe shall be maintained by him so as to be with push-on rubber gasketed joints. (Ord. safe and accessible at all times. (Ord. 4343, 2-3-1992) 1552, 6-12-1956; Amd. Ord.2847, 5-6-1974) 3. Size and Slope: The size and slope of the building sewer shall be subject to the ap- 6. Lift Station Standards: All lift stations proval of the Utilities Engineer.The standard that are to be turned over for public mainte- minimum sizes and slopes are: nance as well as private lift stations for com- mercial or multi-family building sewers shall a. Four inches (4") at a two percent have alarm and standby emergency opera- (2%) slope (one-quarter inch (1/4") per tion systems, and meet or exceed Depart- foot) for single family or duplex residen- ment of Ecology specifications as detailed in tial, or "Criteria for Sewage Works Design". All pri- vate single family lift stations shall meet or ex- b. Six inches (6")at a two percent(2%) ceed the current City standards for that type slope (one-quarter inch (1/4") per foot) of facility. for multi-family, commercial or industrial. 7. Supervision Required: All persons or c. In no event shall the diameter of the local improvement districts desiring to install side sewer stub be less than six inches sanitary sewer mains, as an extension of (6"). Renton's sewer system, must extend said mains under the supervision of the wastewa- 4. Special Allowance for Lesser Slope: ter utility. (Ord. 4343, 2-3-1992) The utility may allow, under certain circum- stances, a six inch (6") side sewer to be laid 8. Public Sewer Extension Requires De- at no less than one percent (1%) (one-eighth veloper Agreement: Extensions to the pub- inch (1/8") per foot).A grade release holding lic sewer may be permitted by developer the City harmless for the flatter slope will be extension agreements.(Ord.3055,8-9-1976) required. G. PRIVATE (BUILDING) SEWER 5. Pipe Location, Elevation, Etc.: When- STANDARDS: ever possible, the building sewer shall be brought to the building at an elevation below 1. Independent Sewer Required for Ev- the basement floor. No building sewer shall ery Building: A separate and independent be laid parallel to or within three feet (3') of building sewer shall be provided for every any bearing wall, which might thereby be building, except where one building stands at weakened.The depth shall be sufficient to af- the rear of another on an interior lot and no ford protection from frost.The building sewer private sewer is available or can be con- shall be laid at uniform grade and in straight structed to the rear building through an ad- alignment insofar as possible. Changes in di- joining alley, court, yard, or driveway, the rection shall be made with proper fittings per building sewer from the front building may be City standards.The wastewater utility may al- extended to the rear building and the whole low, at its discretion,the installation of a six considered as one building sewer. (Ord. inch(6")building sewer properly curved not to 1552, 6-12-1956) exceed one-half(1/2)of manufacturer's spec- ifications.In all buildings in which any building 2. Private Sewer Pipe Materials: The drain is too low to permit gravity flow to the building sewer shall be ductile iron pipe class public sewer, sanitary sewage carried by 50, PVC plastic pipe ASTM spec. D3034 or such drain shall be lifted by approved artificial equal,or other suitable material approved by means and discharged to the building sewer. the Utilities Engineer.Joints shall be tight and waterproof. Any part of the building sewer 6. Trenching Standards: All excavations that is located within ten feet(10') of a water required for the installation of a building service pipe shall be constructed of ductile sewer shall be open trench work unless oth- iron pipe with push-on rubber gasket joints. If erwise approved by the Utilities Engineer. installed in filled or unstable ground, the Pipe laying and backfill shall be performed in 6- 13 (Revised 3/03) 4-6-040H accordance with ASTM spec. C12-19 and 9. Inspection: The applicant for the build- APWA spec. Sec. 60 except that no backfill ing sewer permit shall notify the Utilities Engi- shall be placed until the work has been in- neer when the building sewer is ready for spected. inspection and connection to the public sewer. (Ord. 1552, 6-12-1956; Amd. Ord. 7. Joints and Connections: All joints and 2847, 5-6-1974). connections shall be made gastight and wa- tertight, and installed in accordance with 10. Precautions While Building: All exca- APWA spec. 62-3.98A. Concrete pipe joints vations for building sewer installation shall be shall conform with ASTM C-443. Ductile iron guarded with barricades and lights and such pipe push-on joints shall conform with ANSI other precautions as are reasonably ade- A-21.11. PVC pipe joints shall conform with quate to protect the public from accident and ASTM D2680. Other jointing materials and injury. methods may be used only by written ap- proval of the Utilities Engineer. 11. Restoration of Public Property Re- quired: Streets, sidewalks, parkways and 8. Grease, Oil and Sand Interceptors: other public property disturbed in the course of the work shall be restored in a manner sat- a. When Required: Grease, oil and isfactory to the City. sand interceptors or other approved methodology shall be provided when, in 12. Surety Bond Required:A surety bond the opinion of the Utilities Engineer, they in an amount deemed sufficient and deter- are necessary for the proper handling of mined by the Utilities Engineer, but in no liquid wastes containing grease in exces- event less than five hundred dollars sive amounts, or any flammable wastes, ($500.00), shall be furnished and deposited sand and other harmful ingredients; ex- with the City to indemnify the City against any cept that such interceptors shall not be loss,damage,liability in connection with such required for private living quarters or sewer work. (Ord. 1552, 6-12-1956; Amd. dwelling units. Grease and oil intercep- Ord. 2847, 5-6-1974) tors shall be required on all restaurants, garages and gas station premises and 13. Use of Old Sewers: Old building sew- shall be so situated as to intercept only ers may be used in connection with new the sources of grease and oil wastes but buildings only when they are found,on exam- excluding domestic or human wastes. ination and tests by the Utilities Engineer, to meet all requirements of this Chapter. (Ord. b. Type, Capacity and Location: All 4999, 1-13-2003) interceptors shall be of a type and capac- ity approved by the Utilities Engineer,and H. CONNECTION OF PRIVATE shall be located as to be readily and easily (BUILDING) SEWER TO PUBLIC SEWER: accessible for cleaning and inspection. 1. Location:The connection of the building c. Construction Materials and Stan- sewer into the public sewer shall be made at dards: Grease and oil interceptors shall a side sewer stub, if such a stub is available be constructed of impervious materials at a suitable location and is found upon ex- capable of withstanding abrupt and ex- amination and tests by the utility to meet all treme changes in temperature. They standards and specifications of the City. If no shall be of substantial construction, wa- stubs are suitably located or if the existing tertight and equipped with easily remov- stub(s) are found not to meet all standards able covers which,when bolted in place, and specifications,the property owners shall, shall be gastight and watertight. at their expense, have a new side sewer stub installed. d. Maintenance Required: Where in- stalled, all grease, oil and sand intercep- 2. Permit and Supervision by Utility Re- tors shall be maintained by the owner, at quired: All such connections shall be made his expense, in continuously efficient op- under permit issued by the utility and per City eration at all times.(Ord.4343,2-3-1992) standards and specifications.The connection (Revised 3/03) 6 - 14 4-6-0401 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 Finance and Information Services Director at the time the application is filed. (Ord. 2801, 9-24-1973; Amd. Ord. 2845, 4-15-1974) 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, capac- ities, 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. 6 - 14.1 (Revised 3/03) r This page left intentionally blank. (Revised 3/03) 6- 14.2 4-6-040J (Ord. 2801, 9-24-1973, Amd. Ord. 2847, with capacity shall be required to 5-6-1974) connect within two (2)years of the passage of this Section (September 4. Maintenance Requirements and Dis- 14, 1994).All existing developments charge Prohibitions:The owner shall oper- (residential and nonresidential) ate and maintain the private sewage disposal which are located within three hun- facilities in a sanitary manner at all times, at dred thirty feet(330')of a new gravity no expense to the City. No septic tank or sanitary sewer line with capacity cesspool shall be permitted to discharge to shall be required to connect within any public sewer or natural outlet. two(2)years of the availability of the new sewer line. 5. Additional Requirements of Health Of- ficer: No statement contained in this Chapter b. Additional Zone 1 Requirements: shall be construed to interfere with any addi- For properties located in Zone 1 of an tional requirements that may be imposed by aquifer protection area, additional re- the Health Officer. (Ord.2801, 9-24-1973) quirements pertaining to sewers are specified in the following sections of the 6. Standards for Abandoning Private Renton Municipal Code: RMC Sewage Disposal Facilities: After connec- 4-3-05008d(i), Prohibited Activities— tion to the sewerage system, all septic tanks, Aquifer Protection Areas, Zone 1; RMC cesspools and similar private sewage dis- 4-3-050C1 a, Aquifer Protection Areas— posal facilities shall be abandoned and filled Compliance with Regulations; RMC with suitable material;provided,however,the 4-3-050H6a, Pipeline Requirements— owner of the subject premises may suitably Zone 1; and RMC 4-4-03007, Construc- clean the septic tank to utilize same and any tion Activity Standards—Zones 1 and 2. adjoining drain fields system for the proper disposal of stormwaters. (Ord. 4472, 2. Zone 2 Requirements: 9-12-1994) a. Wastewater Disposal—Zone 2: J. ADDITIONAL REQUIREMENTS THAT APPLY WITHIN ZONES 1 AND 2 OF AN i. New developments (residential AQUIFER PROTECTION AREA: and nonresidential) shall, as a condi- tion of the building permit, be re- f. Zone 1 Requirements: quired to connect to a central sanitary sewer system prior to occu- a. Wastewater Disposal—Zone 1: pancy. New single family residential development on existing lots may i. New developments (residential use an on-site sewage disposal sys- and nonresidential) shall, as a condi- tem in lieu of connection to a central tion of the building permit,be required sanitary sewer system when the to connect to a central sanitary sewer Wastewater Utility has determined system prior to occupancy. that, according to its codes and poli- cies, a central sanitary sewer is un- ii. Existing developments (residen- available. Approval of the use of an tial and nonresidential) may be re- on-site sewage disposal system for quired to connect to a central sewer such development shall be condi- system as a requirement of any tional upon the signing of a covenant building permit issued after the effec- running with the land to connect to a tive date of this Section (May 1, central sanitary sewer within two (2) 1993)for the property. years of its availability as determined by the Wastewater Utility, according iii. All existing developments (resi- to its codes and policies. dential and nonresidential)which are within three hundred thirty feet(330') ii. Sanitary sewers shall be con- of an existing gravity sanitary sewer structed in accordance with prevail- ing American Public Works 6- 15 (Revised 6/05) 4-6-050 Association (APWA) standards with way, and all private street improvements on ac- respect to minimum allowable infiltra- cess easements.The minimum design standards tion and exfiltration. for streets are listed in the following tables.These standards will be used as guidelines for determin- b. Additional Zone 2 Requirements: ing specific street improvement requirements for For properties located in Zone 2 of an development projects, including short plats and aquifer protection area, additional re- subdivisions. quirements pertaining to sewers are specified in the following sections of the D. EXEMPTIONS: Renton Municipal Code: RMC The following exemptions shall be made to the re- 4-3-050C1a, Aquifer Protection Areas— quirements listed in this Section: Compliance with Regulations; RMC 4-3-050H6b, Pipeline Requirements— 1. New construction or addition with valua- Zone 2; RMC 4-4-03007, Construction tion less than fifty thousand dollars Activity Standards—Zones 1 and 2; and ($50,000.00). RMC 4-3-050D2b, Potential to Degrade Groundwater. (Ord. 4367, 9-14-1992; 2. Interior remodels of any value not involv- Ord.4851, 8-7-2000) ing a building addition. 4-6-050 STREET PLAN ADOPTED: 3. The construction of one single family house, or the modification or addition to an That certain arterials and street plan is hereby existing house if the public street adjacent to adopted as a part of and in further implementation the lot under construction is currently used for of the City's Comprehensive Plan for the physical vehicular access and improved with pave development of the City of Renton. (Ord.2199, ment. If the street does not meet the criteria, 12-20-1965) then the street must be improved to meet minimum Fire Department Standards. 4-6-060 STREET STANDARDS: E. RIGHT-OF-WAY DEDICATION REQUIRED: A. PURPOSE: It is the purpose of this Code to establish design 1. Dedication Required for Develop- standards and development requirements for ment: Where the existing width for any right- street improvements to insure reasonable and of-way adjacent to the development site is safe access to developed properties.These im- less than the minimum standards listed in provements include sidewalks, curbs, gutters, subsection F of this Section, additional right- street paving, monumentation, signage and light- of-way dedication will be required for the pro- ing. (Ord. 4521, 6-5-1995) posed development. B. ADMINISTERING AND ENFORCING 2. Amount of Dedication:The right-of-way AUTHORITY: dedication required shall be half of the differ- The Administrator of the Department of Planning/ ence between the existing width and the min Building/Public Works and/or his/her designated imum required width as listed in subsection F representatives are responsible for the general of this Section. In cases where additional administration and coordination of this Code. right-of-way has been dedicated on the oppo site side of the right-of-way from the develop- C. APPLICABILITY: ment site in compliance with this Section, Whenever a permit is applied for under the provi then dedication of the remaining right-of-way sions of the Uniform Building Code for new con width to obtain the minimum width as listed in struction, or application made for a short plat or a subsection F of this Section shall be required. full subdivision which is located on a property ad- jacent to public right-of-way, then the person ap- plying for such building permit shall build and tor may waive the requirement for additional install certain street improvements, including, but right-of-way dedication pursuant to RMC not limited to: lighting on all adjacent rights-of- 4 9 250C,Waiver Procedures,where it is de- (Revised 6/05) 6- 16 F termined by the Administrator that construc- addition to existing buildings, number of units tion of full street improvements are waived for apartments, or total number of final lots in and not anticipated in the future. the proposed plat or short plat. F. PUBLIC STREET AND SIDEWALK 2. Minimum Standards: All such improve- DESIGN STANDARDS: ments shall be constructed to the City Stan- dards for Municipal Public Works Construc- t. Level of Improvements: The minimum tion. Standards for construction shall be as level of street improvements required de- specified in the following tables, and by the pends upon the project size as listed in the Administrator or his/her duly authorized rep- following table. The project sizes listed shall resentative. be for square footage of new building and/or a. PUBLIC STREET IMPROVEMENT REQUIREMENTS FOR PRIVATE DEVELOPMENT: RIGHT-OF-WAY PAVEMENT 'SIDEWALKS`AND DISTANCE TO PROJECT—SIZE.'�. WIDTH 's _ WIDTH' STREET LIGHTING . ARTERIAL 2-4 units residential As determined by Provide half Provide sidewalk on Minimum 20' 0—5,000 sq. ft. commercial subsection F2 of pavement width project side. No pavement to this Section. per standard plus street lighting arterial (500' 0—10,000 sq. ft. industrial minimum 10'— required. maximum). curb required on project side. 5—20 residential lots As determined by Provide full Provide sidewalk on Minimum 20' 5,000—10,000 sq. ft. subsection F2 of pavement width project side. Street pavement to commercial this Section. per standard— lighting required on arterial (500' curb required on project side. maximum). 10,000—20,000 sq.ft. industrial project side. More than 20 units residential As determined by Provide full Provide sidewalk on Minimum 20' 10,000 sq. ft. commercial subsection F2 of pavement width project side. Street pavement and this Section. per standard— lighting required on pedestrian 20,000 sq. ft. industrial curb required on project side. walkway to project side. arterial. 6 - 16.1 (Revised 10/00) This page left intentionally blank. (Revised 10/00) 6 - 16.2 4-6-060F b. MINIMUM DESIGN STANDARDS 3. Length of Improvements: Such im- FOR RESIDENTIAL ACCESS provements shall extend the full distance of STREETS: such property to be improved upon and i. sought to be occupied as a building site or RIGHT- parking area for the aforesaid building of plat- OF-WAY PAVE- SIDE- ting purposes and which may adjoin property WIDTH MENT WALKS OTHER dedicated as a public street. 50' 32'paved 6'sidewalk Combined 4. Special Design Standards for Arterial Parking adjacent to public Streets: Arterial street rights-of-way shall be curb both detention both sides sixty feet(60')to one hundred fifty feet(150') sides Street in width as may be required by the Adminis • - lighting trator or his/her designee. The design stan- dards for arterial streets will be established c. MINIMUM DESIGN STANDARDS on a case-by-case basis by the Administrator FOR COLLECTOR STREETS: or his/her designee in accordance with the major arterials and streets plan. RIGHT 5. Grades: Grades on arterial streets shall OF-WAY PAVE- SIDE- not exceed ten percent(10%), and the grade WIDTH MENT WALKS OTHER on any public street shall not exceed fifteen 60' 36'paved 5' Combined percent (15%), except for within approved sidewalks public hillside subdivisions. bothPars g ides nand 5' detention planting 6. Pavement Thickness: New pavement strip on Street shall be a minimum of four inches (4") of as- lightingboth sides phalt over six inches (6") of crushed rock. Pavement thickness for new arterial or collec- d. MINIMUM DESIGN STANDARDS tor streets or widening of arterials or collector FOR COMMERCIAL ACCESS streets must be approved by the Department. STREETS: Pavement thickness design shall be based on standard engineering procedures. For the RIGHT- purposes of asphalt pavement design, the OF-WAY PAVE- SIDE- procedures described by the "Asphalt Insti- WIDTH MENT WALKS OTHER tute's Thickness Design Manual" (latest edi- tion) will be accepted by the Department. 60' 40'paved 5' Combined sidewalks public a. Alternate Provisions for Material on the detention Construction and Design:Alternate de- property Street sign procedures or materials may be line lighting used if approved by the Department through the process listed in RMC e. MINIMUM DESIGN STANDARDS 4 9 250E. FOR INDUSTRIAL ACCESS STREETS: 7. Sidewalk Width Minimum and Mea- surement: New sidewalks must provide a RIGHT- PAVE- minimum of four feet (4') of horizontal clear- OF-WAY MENT SIDE- ance from all vertical obstructions. Sidewalk WIDTH WIDTH WALKS OTHER widths listed in the tables include curb width 66' 44'paved 5' Combined for those sidewalks constructed adjacent to sidewalks public the curb. and 5' detention planting 8. Curves: strip on Street both sides lighting a. Horizontal Curves:Where a deflec- -- - tion angle of more than ten degrees(10°) 6 - 17 4-6-060G in the alignment of a street occurs, a dead end streets, when approved by the De- curve of reasonably long radius shall be partment, are as follows: introduced, subject to review and ap- proval of the Administrator. LENGTH OF STREET TYPE OF TURNAROUND b. Vertical Curves: All changes in grade shall be connected by vertical For up to 150'in No turnaround required. curves of a minimum length of two hun- length dred feet (200') unless specified other- From 150'to 300'in Dedicated hammerhead wise by the Administrator. length turnaround or cul-de-sac required. c. Tangents for Reverse Curves: A From 300'to 500'in Cul-de-sac required. tangent of at least two hundred feet length (200') in length shall be provided be- From 500'to 700'in Cul-de-sac required. tween reverse curves for arterials; one length hundred fifty feet(150')for collectors and Fire sprinkler system one hundred feet(100')for residential ac- required for houses. cess streets. Longer than 700'in Two means of access and length fire sprinklers required for 9. Downtown Core Area—Special Stan- all houses beyond 500'. dards: Greater sidewalk widths may be re- quired in the Downtown Core Area as part of 3. Turnaround Design: The hammerhead site plan review for specific projects. The Ad- turnaround shall have a design approved by ministrator may require that sidewalks be ex- the Administrator and the Bureau of Fire Pre- tended from property line to the curb with vention. provisions made for street trees and other landscaping requirements, street lighting, 4. Cul-de-Sac Design: Cul-de-sacs shall and fire hydrants. have a minimum paved radius of forty five feet(45')with a right-of-way radius of fifty five G. DEAD END STREETS: feet (55') for the turnaround. The cul-de-sac turnaround shall have a design approved by 1. When Permitted: Dead end streets are the Administrator and the Bureau of Fire Pre- permitted where through streets are deter- vention. mined by the Department not to be feasible. For other circumstances, dead end streets 5. Secondary Access: Secondary access may be approved by the Department or Hear- for emergency equipment is required when a ing Examiner as part of the plat approval of development of three (3) or more buildings is site plan approval for a proposed develop- located more than two hundred feet (200') ment. from a public street. 2. Cul-de-Sacs and Turnarounds—Mini- 6. Waiver of Turnaround:The requirement mum Requirements:Minimum standards for for a turnaround or cul-de-sac may be waived by the Administrator with approval of the Bu- reau of Fire Prevention when the develop- ment proposal will not create an increased need for emergency operations pursuant to RMC 4-9-250C, Waiver Procedures. H. ALLEY STANDARDS: 1. Access Purpose: Alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency or Fire Department concerns. 6 - 18 4-6-060L 2. Minimum Alley Design Standards: through the subdivision or to serve adjacent property. ZONINGTYPE 'ROW:WIDTH PAVING WIDTH v7 -z 2. Minimum Standards: Such private All Residential 16 feet 14 feet streets shall consist of a minimum of a twenty Commercial 16 feet 16 feet six-foot(26') easement with a twenty-foot Downtown 20 feet 20 feet (20') pavement width.The private street shall Core Area and provide a turnaround meeting the minimum Industrial requirements of this Chapter. No sidewalks are required for private streets; however, I. STREET LIGHTING STANDARDS: drainage improvements per City Code are re- quired, as well as an approved pavement thickness (minimum of four inches (4") as- 1. Average Maintained Illumination:The phalt over six inches (6") crushed rock).The street lighting shall be constructed to provide average maintained horizontal illumination as maximum grade for the private street shall illustrated below. The lighting levels shall be not exceed fifteen percent (15%), except for governed by roadway classification and area within approved hillside subdivisions.The zoning classification.Values are in horizontal land area included in private street ease foot-candles at the pavement surface when ments shall not be included in the required the light source is at its lowest level. minimum lot area for purposes of subdivision. 3. Signage Required: Appurtenant traffic Commercial Industrial Residential control devices including installation of traffic Principal 2.0 2.0 1.0 and street name signs, as required by the Arterial Planning/Building/Public Works Department, Minor 1.4 1.2 0.6 shall be provided by the subdivider.The Arterial street name signs will include a sign labeled "Private Street." Collector 1.2 0.9 0.6 Street 4. Easement Required: An easement will Local 0.9 0.6 0.2 be required to create the private street. Street 5. Timing of Improvements: The private 2. Uniformity Ratios: Uniformity ratios for street must be installed prior to recording of the street lighting shall meet or exceed four to the plat unless deferred. (Ord. 5100, one(4:1)for light levels of 0.6 foot-candles or 11-1-2004) more and six to one (6:1)for light levels less than 0.6 foot-candles. K. SHARED DRIVEWAYS: 3. Guidelines:Street lighting systems shall 1. When Permitted:A shared private drive- be designed and constructed in accordance way may be permitted for access to two (2) with the City publication, "Guidelines and lots.The private access easement shall be a Standards for Street Lighting Design of Resi- minimum of twenty-foot (20') in width, with a dential and Arterial Streets". minimum of twelve-foot(12') paved driveway. J. PRIVATE STREETS: L. TIMING FOR INSTALLATION OF IMPROVEMENTS: 1. When Permitted: Private streets are al- No building shall be granted a certificate of final lowed for access to six (6) or fewer lots, pro- occupancy, or plat or short plat recorded, until all vided at least two(2)of the six(6)lots abut a the required street improvements are constructed public right-of-way.Private streets will only be in a satisfactory manner and approved by the re- permitted if a public street is not anticipated sponsible departments unless those improve- by the Planning/Building/Public Works De- ments remaining unconstructed have been partment to be necessary for existing or fu- deferred by the Planning/Building/Public Works ture traffic and/or pedestrian circulation Administrator or his/her designee and security for 6 - 19 (Revised 12/05) 4-6-060M such unconstructed improvements has been sat- construction bond in an amount sufficient to isfactorily posted. (Ord. 5156, 9-26-2005) cover the cost of conforming said construc- tion with the approved construction permit M. PLAN DRAFTING AND SURVEYING plans. In lieu of a bond, the applicant may STANDARDS: elect to establish a cash escrow account with The construction permit plans for street improve- his/her bank, securing only this obligation ments shall be prepared and surveyed in con- and no other, in an amount deemed by the formance with the Department's"Construction Administrator to be sufficient to reimburse the Plan Drafting Standards", surveying standards City if it should become necessary for the city and the City's"Standard Specifications for Munic- to complete the improvements. ipal Construction", and standard detail docu- ments. 2. Instructions to Escrow: The instruc- tions to the escrow shall specifically provide N. REVIEW OF CONSTRUCTION PLANS: that after prior written notice unto the appli- cant and his/her failure to correct and/or elim- 1. Submittal: All street improvement plans inate existing or potential hazardous prepared shall be submitted for review and conditions or improperly constructed im- approval to the Department. All plans and provements, and his/her failure to timely rem- specifications for such improvements are to edy same,the escrow shall be authorized be submitted at the time application for a without any future notice to the applicant or building permit is made. his/her consent to disburse the necessary funds unto the City of Renton for the purpose 2. Fees and Submittal Requirements: All of correcting and/or eliminating such condi- permits required for the construction of these tions. improvements shall be applied for and ob- tained in the same manner and conditions as 3. Subsequent Conversion to Mainte- specified in chapter 9-10 RMC, relating to ex- nance Bond: After determination by the De- cavating or disturbing streets, alleys, pave- partment that all facilities are constructed in ment or improvements. Fees shall be as compliance with the approved plans,the con- stipulated in RMC 4-1-180B1, C4 and C5. struction bond can be reduced to ten percent Money derived from the above charges shall (10%) as a one year maintenance bond. be deposited to the General Fund. Half of the fee is due and payable upon submittal for a Q. LATECOMER'S AGREEMENTS: construction permit application, and the re- mainder is due and payable prior to issuance 1. Latecomer's Agreements Authorized: of the construction permit. Any party extending utilities that may serve other than that party's property may request a 3. Cost Estimate Required:The applicant latecomer's agreement from the City. Where will be required to submit a cost estimate for a development is required to construct street the improvements.This will be checked by improvements that may also be required by the Department for accuracy. other developments or by future development of other parcels in the vicinity,then the devel- O. INSPECTIONS: oper may request establishment of a late- comer's agreement to reimburse the 1. Authority and Fees: The Department developer for all initial costs of the improve- shall be responsible for the supervision, in- ments. spection and acceptance of all street im- provements listed in this Section, and shall 2. Process for Latecomer's Agreements: make a charge therefor to the applicant. The procedure to follow in making application for the latecomer's agreement and the steps P. CONSTRUCTION BOND REQUIRED: to be followed by the City are as detailed in chapter 9-5 RMC. 1. Acceptable Security: Prior to com- mencing construction the person construct- ing the street improvements shall post a (Revised 12/05) 6 -20 4-6-060R R. 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 or her/his designee when it is determined 6 -20.1 (Revised 1/05) This page left intentionally blank. (Revised 1/05) 6-20.2 4-6-070B that the adjacent parcel of property has ments be provided for the franchise the potential for future development and utilities outside of the dedicated right-of- dedication of the right-of-way necessary way when such a right-of-way reduction for the completion of the street right-of- is approved. In no case shall a reduction way. in the required right-of-way width be ap- proved unless it is shown that there will b. Minimum Design Standards: The be no detrimental effect on the public right-of-way for the half street improve- health, safety or welfare if the right-of- ment must be a minimum of thirty-five feet way width is reduced, and that the full (35')with twenty-eight feet paved(28').A right-of-way width is not needed for cur- curb and a six-foot(6') sidewalk shall be rent or future development. installed on the development side of the street. If the street will require a cul-de- S. DEFERRAL OF IMPROVEMENT sac, then the right-of-way for the half of INSTALLATION: the cul-de-sac shall be dedicated,with in- See RMC 4-9-060. stallation of a temporary hammerhead turnaround. The property shall also dedi- T. APPEALS: cate easements to the city for street light- Any decisions made in the administrative process ing and fire hydrants. Additional ease- described in this Section may be appealed to the ments shall be provided for the franchise Hearing Examiner pursuant to RMC 4-8-110. utilities outside of the dedicated right-of- way. U. VIOLATIONS OF THIS SECTION AND PENALTIES: c. Standards for Completion of the Unless otherwise specified, violations of this Street: When the adjacent parcel is plat- Chapter are misdemeanors subject to RMC ted or developed, an additional fifteen 1-3-1. (Ord. 4521, 6-5-1995; Ord. 5159, feet (15') of right-of-way shall be dedi- 10-17-2005) cated from the developing property.The pavement shall then be widened to thirty two feet (32') in total width, and a curb 4-6-070 TRANSPORTATION and six foot(6')wide sidewalk shall be in- CONCURRENCY REQUIREMENTS: stalled on the developing side of the street. If the street is a dead end street re A. AUTHORITY AND PURPOSE: quiring a cul-de-sac,then the developing parcel shall dedicate the remainder of the This Chapter is enacted pursuant to the Washing- for the cul-de-sac and con ton State Growth Management Act, chapter struct the final complete cul-de-sac, in- right-of-way36.70A, at RCW 36.70A.070. It is the purpose of cluding curb and sidewalk improvements. this Chapter to ensure Renton transportation level of service standards are achieved concur- 3. Reduced Right-of-Way Dedication: rently with development, or within a reasonable time after development occupancy and use.(Ord. a. When Permitted:The Department 4708, 3 2 1998) may approve a reduction in the required B. DEFINITIONS OF TERMS USED IN right-of-way width for residential access streets for new streets within a short plat THIS SECTION: or subdivision to forty two feet(42')when the extra area from the reduction is used 1. Concurrency or Concurrent with De- for the creation of an additional lot(s) velopment:Transportation improvements or which could not be platted without the re- strategies are in place at the time of building duction; or when the platting with the re- permit issuance,or a financial commitment is quired right-of-way width results in the in place to complete the improvements or creation of lots with less than one hun- strategies within six (6) years of building per- dred feet(100') in depth. mit issuance. b. Additional Easements: The De- 2. Department:The Planning/Building/ partment may require additional ease- Public Works Department. 6-21 (Revised 12/05) 4-6-070C 3. Development Activity Permit Applica- termine if the transportation system has ade- tion: For the purposes of transportation con- quate or unused or uncommitted capacity, or currency regulations, any construction, will have adequate capacity,to accommodate building expansion, or change in use which trips generated by the proposed develop- creates additional demand upon or need for ment, without causing the level of service transportation facilities and which requires a standards to decline below the adopted stan- development permit from the City of Renton. dards,at the time of development or within six (6) years. 4. Development Permit: Written permis- sion from the appropriate City decision maker 9. Vested:The right to develop or continue authorizing the division of a parcel of land,the development in accordance with the laws, construction, reconstruction, conversion, rules, and other regulations in effect at the structural alteration, relocation or enlarge- time vesting is achieved. The time vesting is ment of any structure,or any use or extension achieved is determined in accordance with of the use of the land. brightline vesting rules included in State leg- islation and case law. 5. Financial Commitment: Includes reve- nue designated in the most currently adopted C. APPLICABILITY AND EXEMPTIONS: Transportation Improvement Program for transportation facilities or strategies through 1. Applicability: A concurrency test shall the six(6)year period with reasonable assur- be conducted for all development activity ap- ance that such funds will be timely put to such plications, as defined in subsection B3 of this ends, unanticipated revenue from Federal or Section, excluding exemptions. State grants for which the City has received notice of approval, and/or revenue that is as- 2. Exemptions: The following applications sured by an applicant in a form approved by are exempt from the concurrency test: the City in a voluntary agreement. a. Applications categorically exempt 6. Finding of Concurrency: A written find- from SEPA review under RMC 4-9-070, ing that is part of the applicable development Environmental Review Procedures. permit issued by the City indicating that a de- velopment activity permit application has suc- i. The concurrency test shall not be cessfully passed the Renton transportation conducted for projects that are sub- concurrency test.The finding of concurrency ject to SEPA review due to their loca- is made by the decision maker with the au- tion within an environmentally thority to approve the development permit. sensitive area, but which would oth- erwise be exempt from SEPA review. 7. Level of Service(LOS): A measure of the quality and efficiency of facilities and sys- ii. The concurrency test exemption tems. The Renton transportation LOS is shall not apply to short plats. adopted in the Renton Comprehensive Plan Transportation Element. The transportation b. Any project that is a component of a LOS standard establishes an index value development which was granted a finding which must be met or exceeded in future of concurrency that has not expired. years.The LOS index value is determined by the weighted sum of the p.m. peak travel dis- c. Development vested prior to April 6, tances from the City, averaged in all direc- 1998. tions,in thirty(30)minutes for SOV,HOV,and transit modes.The current index value is forty d. Projects granted a finding of concur- nine(49).More in depth discussion of the Cit- rency where the development activity is ywide LOS policy may be found in the Trans- conducted by a person or entity other portation Element. than the original applicant,if the project is limited to the uses, intensities, and vehi- 8. Transportation Concurrency Test: cle trip generation rates for which the Technical review of a development activity finding of concurrency was originally permit application by the Department to de- made. (Revised 12/05) 6-22 4-6-070G D. CONCURRENCY REVIEW PROCESS: 3. Revisions to an approved development that reduce the intensity or density or vehicle 1. Test Required:A concurrency test shall trip generation rates of the project,resulting in be conducted by the Department for each less impacts to transportation facilities than nonexempt development activity. The con- originally approved,will be required to under- currency test shall determine consistency go an additional concurrency test in order to with the adopted Citywide Level of Service In- properly account for unused capacity. Unless dex and Concurrency Management System the revised development requires newly is- established in the Transportation Element of sued development permit approvals,the pre- the Renton Comprehensive Plan, according vious finding of concurrency remains in effect, to rules and procedures established by the and a new finding of concurrency is not re- Department. The Department shall issue an quired for the less intense or dense proposal. initial concurrency test result describing the outcome of the concurrency test. F. EXPIRATION OF WRITTEN FINDING OF CONCURRENCY: 2. Written Finding Required: Prior to ap- A finding of concurrency shall expire if the accom- proval of any nonexempt development activ- panying development permit expires or is re- ity permit application, a written finding of yoked.A finding of concurrency may be extended concurrency shall be made by the City as part according to the same terms and conditions as the of the development permit approval.The find- accompanying development permit. If the devel- ing of concurrency shall be made by the deci- opment permit is granted an extension,the finding sion maker with the authority to approve the of concurrency shall be extended simultaneously accompanying development permits required for the same period. If the accompanying devel- for a development activity.A written finding of opment permit does not expire,the finding of con- concurrency shall apply only to the specific currency shall be valid for a period of three (3) land uses,densities,intensities, and develop- years from the date the written finding was made. ment project described in the application and development permit. G. RECONSIDERATION OF CONCURRENCY TEST: 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a 1. Notification Required: Prior to a final project fails the concurrency test, the project recommendation or decision to deny a devel- application shall be denied by the decision opment activity permit application due to fail- maker with the authority to approve the ac- ure of the concurrency test,the Department companying development activity permit ap- shall notify the project applicant in writing of plication. the initial concurrency test results. E. TRANSFERABILITY OF WRITTEN 2. Reconsideration Authorized:The De- FINDING OF CONCURRENCY: partment shall allow an applicant of a devel- opment activity that has failed an initial con- 1. A written finding of concurrency is not currency test to request an administrative re- transferable to other land, but may be trans- consideration of the concurrency test results ferred to new owners or lessees of the origi- or prepare a modified project submission. nal land. 3. Timing: Requests for reconsideration 2. Revisions to an approved development shall be made in writing within ten (10) calen- that may create additional impacts on trans- dar days of the Department's written notifica- portation facilities will be required to undergo tion. Requests for reconsideration shall be an additional concurrency test.A new finding directed to the Department Administrator, of concurrency is required from the decision and be filed with the Development Services maker with the authority to approve the re- Division counter no later than 5:00 p.m.of the vised project in order to permit the revised de- tenth day. velopment activity. 4. Options to Achieve Concurrency:The Department shall allow an applicant to submit 6 - 23 4-6-070H alternative data, provide a traffic mitigation I. CONCURRENCY INQUIRY: plan, or reduce the size of the project in order to achieve concurrency. 1. An applicant may inquire whether or not there is sufficient capacity available to ac- 5. One Hundred Twenty (120) Day Time commodate a development without submit- Limit Suspended: Upon receipt of a request ting a development application. for reconsideration, the one hundred twenty (120)day permit review time limit established 2. Available capacity cannot be reserved in RMC 4-8-080E, Permit Classification Time based on a preliminary inquiry. Frames,shall be suspended temporarily until the decision date to allow an applicant to pre- 3. A written finding of concurrency will only pare any supplemental information, and to al- be issued in conjunction with a development low Department review of the request for re- activity permit application. (Ord.4708, consideration and data submitted. 3-2-1998) H. APPEAL OF PROJECT APPLICATION DENIAL: 4-6-080 WATER SERVICE STANDARDS: 1. A project applicant may appeal the denial of a development activity based upon failure A. COMPLIANCE REQUIRED: of a concurrency test. The appeal shall be It shall be unlawful for any person to make any based upon one or both of the following connection with any service or branch pipe grounds: thereof or make any repairs or additions to or al- terations of any pipe, stop and waste cock or any a. Technical error;or fixtures connected or designed to be connected with the City water system, except in compliance b. The applicant submitted alternative with this Chapter. (Ord. 1437, 8-28-1952) data or a traffic mitigation plan that was rejected by the City. 1. Building Section Responsibility for Report to Engineer: It shall be the duty of 2. If the development activity requires a the person in charge of the issuance of build- Type I, II, or III permit as defined in chapter ing permits to report to the Utilities Engineer 4-8 RMC, the decision to deny a finding of the beginning of construction or repairs of all concurrency may be appealed to the Hearing buildings in the City, giving the official house Examiner for an open record appeal. The de- number and street name, the lot, block and cision of the Hearing Examiner may be ap- addition. (Ord. 1437, 8-28-1952;Amd. Ord. pealed to the City Council for a closed record 2823, 1-21-1974; Amd. Ord. 2845, appeal. 4-15-1974) 3. If the development activity requires a B. CONNECTION WITHOUT Type V or VI permit as defined in chapter 4-8 PERMISSION PROHIBITED: RMC, the decision to deny a finding of con- It shall be unlawful for any person to make con- currency may be appealed to the City Council nections with any fixtures or connect any pipe for a closed record appeal, or the Shoreline with any water main or water pipe belonging to Hearings Board, as appropriate. the water system without first obtaining permis- sion so to do from the Planning/Building/Public 4. If the development activity requires a Works Administrator. (Ord. 1437, 8-28-1952; Type IV, VII, VIII, IX or X permit as defined in Amd. Ord. 2823, 1-21-1974) chapter 4-8 RMC,the decision to deny a find- ing of concurrency may be appealed to Supe- C. CONNECTION TO WATER MAIN nor Court. REQUIRED: Upon the presentation at the office of the Utilities Engineer of the Finance and Information Services Administrator's receipt for the installation fees, the Utilities Engineer shall cause the premises 6 -24 4-6-080E described in the application to be connected with with,the City may make or cause to be the City's water main by a service pipe extending made the connection and the Administra- at right angles from the main to the property line tor shall, in addition to the cost and ex- and including a stop cock placed within the lines penses of the street improvement to be of the street curb,which connection shall thereaf- assessed against the lot or lots of the ter be maintained and kept within the exclusive owner so neglecting, add the cost of control of the City. (Ord. 2849, 5-13-1974) making the connection which amount shall be the actual cost of making such 1. Utilities Engineer Maintenance Re- connection.(Ord.1090,12-5-1939;Amd. sponsibility:The Utilities Engineer will main- Ord. 2823, 1-21-1974, eff. 1-30-1974) tain private services in streets which are being graded or regraded and will have such D. SEPARATE WATER SERVICE access on private property as shall be neces- CONNECTIONS REQUIRED: sary to maintain such pipes during the work, A separate service connection with the City water and shall as soon as practicable upon com- main must be installed by every residence and pletion of the work relay said pipes in the commercial building supplied with City water in streets. (Ord. 2849, 5-13-1974) front of which there is a main,and the buildings so supplied will not be allowed to supply water to a. Connection Required Prior to other buildings, except temporarily where there Street Paving: Whenever any public are no mains located in the streets;provided,that street or avenue is about to be improved when two (2) or more houses, buildings or other by the laying of a permanent pavement premises occupied by separate consumers are thereon, it shall be the duty of each and supplied from a single service connection, the every owner of real property fronting or owner shall immediately, upon notice from the abutting thereon to cause his property to Planning/Building/Public Works Department,sep- be connected with water mains located in arate each customer's line and apply for and con- the street in front thereof, at least one wa- nect individually to meters at the property line; if ter connection for each lot fronting or separate services are not established within a abutting upon said street.The connection reasonable time, not more than sixty (60)days af- shall be galvanized iron pipe of such size ter such initial notice, the Department reserves as shall be designated by the proper offi- the right to shut off the water and refuse further cial, and the connection shall be brought service to all such consumers. Such joint service to the property line in front of each lot af- may, however, be continued at the option of the fronting on such street. (Ord. 1090, Department, providing, one owner has agreed in 12-5-1939) writing to assume and be responsible for and pay the total water bill without any deductions for va- b. City Notification of Requirement cancies or other reasons.Computation of the total to Connect: Whenever the City is about bill will be based on multiplying the quantity in to improve any street with a permanent each classification of the rate schedule by the paving, it shall be the duty of the desig- number of consumers hooked up to one meter. nated official to report to the Administra- The minimum monthly charge shall be the regular tor the lot and block number of each lot or minimum charge multiplied by the number of con- parcel of real estate abutting on such sumers served. (Ord. 2849, 5-13-1974) street to be paved and the name of the owner or agent thereof,together with the E. ALTERNATIVE WATER SERVICE post office address of such person,which CONNECTION: is not suitably connected to the water In the event that a water main is not available as main as herein provided within ten (10) hereinabove set forth, but a customer is able to days of service of notice, such notice to obtain service by extending such line, by means specify the kind and size of pipe to be of an easement or similar right, across adjacent used. or neighboring property to a point where such main is located,then the Planning/Building/Public c. Failure to Connect: Whenever the Works Administrator may sign a temporary ser- owner or agent of any property shall have vice agreement with such customer allowing ser- been served with such notice and shall vice until such time as a main is available in front fail, refuse or neglect to comply there- 6 - 25 4-6-080F of such property.At such time the customer shall est adopted standards of the American Water then be required to connect to such main in front Works Association. of his property and pay the then applicable fees therefor. (Ord. 3056, 8-9-1976) 5. Sterilization Required: Pipe shall be • sterilized in accordance with the regulations F. WATER USE FOR CONSTRUCTION of the State Health Department. PURPOSES: Water for building purposes will only be furnished 6. General Design Requirements:All wa- upon the application of the owner or authorized ter system design and pipe sizes and quality agent of the property and the Utilities Engineer to conform to the latest fire underwriters stan- shall require payment in advance of any reason- dards and requirements. (Ord. 2849, able sum, not exceeding ten dollars ($10.00), in 5-13-1974) the case of any one building,for the water used in construction, and from time to time may require I. METER SIZE: additional payments, when necessary to secure All meters shall be the same size as the tap and the City against loss. (Ord. 1437, 8-28-1952; service connection. (Ord. 3636, 6-14-1982) Amd. Ord. 2823, 1-21-1974;Ord. 2845, 4-15-1974) J. PERMIT REQUIRED FOR METER REMOVAL OR RE-INSTALLATION: G. SUPERVISION REQUIRED: Whenever it is desired to have a meter removed All persons or local improvement districts desiring or reinstalled the owner of the premises supplied, to extend water mains in the City must extend the or to be supplied, by such meter shall file an ap- same under the supervision of the City Utilities plication at the office of the Utilities Engineer and Engineer. shall pay the cost in full for such removal or rein- stallation. (Ord. 3636, 6-14-1982) H. PRIVATE WATER PIPE REQUIREMENTS: K. INSTALLATION OF SERVICE PRIOR TO COMPLETION OF STREET 1. Acceptable Pipe Materials: All pipe to CONSTRUCTION: be used for connection to the City water sys- Whenever it is deemed prudent, in case of a new tern shall be new pipe,either galvanized iron, development or subdivision,to install the three- cast iron or copper tubing.The Utilities Engi- fourths inch (3/4") service from the main to the neer may, at his discretion, permit the use of property line, hereinafter referred to as "stub ser- nonmetallic pipe where soil conditions may vice" prior to completion of street construction, cause a deterioration of metallic pipe. the City will provide such service for sixty percent (60%)of the then current installation cost for such 2. Minimum Pipe Size:Water supply lines service. At such time that meter installation is re- other than metered service connections shall quested, the remaining balance of the then cur- be not less than six inch (6") diameter pipe. rent rate shall be collected and paid for by such Pipes of smaller size may be used when the developer or subdivider. (Ord. 4287, 8-13-1990) Utilities Engineer determines that maximum fire rating is maintained or the line in question cannot be extended. 4-6-090 UTILITY LINES - UNDERGROUND INSTALLATION: 3. Minimum Pipe Installation Depth: All pipes shall be laid not less than two feet six A. PURPOSE: inches(2'6")below the surface of the ground, It is especially found and determined by the City except that in ungraded streets the pipe shall that the health,safety,especially the safety of the be laid three feet (3') below the established traveling public, and general welfare of the resi- street grade. dents of the community require that all such exist- ing overhead facilities be relocated underground 4. Minimum Pressure Tolerance:All pipe as soon as practicable in accordance with the re- shall be designed to withstand internal water quirements specified herein and that all new facil- pressure on one hundred fifty (150) pounds ities specified herein be installed underground. per square inch, and shall conform to the lat- The purpose of this Chapter, among others, is to • 6 - 26 4-6-090D establish minimum requirements and procedures f. When undergrounding is required for the underground installation and relocation of due to extensions, duplications, reloca- electrical and communication facilities within the tions or rebuilds to existing overhead City. electrical and communication facilities but the poles to be removed following un- B. APPLICABILITY: dergrounding would not be removed be- lt shall be and it is hereby made the policy of the cause of continuing requirements for City to require compliance with the following or- such poles, such as services to resi- derly program pertaining to the underground relo- dences of King County when those vesi- cation of all existing overhead wires carrying any dences are not required to be electrical energy, including, but not limited to, undergrounded. However, if there is a telephone,telegraph,cable television and electri- reasonable likelihood that underground- cal power, and to require the underground instal- ing would occur in the foreseeable future, lation of all new electrical communication conduit for underground crossings facilities, subject to certain exceptions noted should be installed whenever feasible as hereafter. Subject to the excepted facilities listed part of any ongoing street construction, in subsection C of this Section,this Chapter shall reconstruction or overlayment project. apply to all electric facilities and to all communica- tion facilities, including but not limited to tele- g. When: phone, telegraph and cable television facilities. • undergrounding is required due C. EXEMPTIONS: to extensions, duplications, relo- cations or rebuilds to existing 1. This Chapter shall not apply to the follow- overhead electrical and commu- ing facilities: nication facilities and there are existing overhead electrical or a. Electric utility substations, pad- communication facilities that will mounted transformers and switching not be removed (such as high facilities not located on the public right- tension wires), and of-way where site screening is or will be provided in accordance with subsection • the electrical and communication H7b of this Section. facilities to be removed by under- grounding parallel the facilities b. Electric transmission systems of that will not be removed, and a voltage of fifty five(55) kv or more, (including poles and wires) and equiva- • are on the same street right-of- lent communication facilities where the way or are immediately adjacent utility providing electrical energy is willing thereto, either on the same side to provide at its expense an underground of the right-of-way or on the op- street lighting circuit including all conduc- posite side of the right-of-way, tor and conduit to a point on the poles at then the owners of the property least forty feet(40')above ground level to that would be required to under- serve utility owned street lighting fixtures ground under subsection E3 of to be mounted on the poles at said loca- this Section will be given the op- tion. tion to request such under- grounding and if the majority of c. Ornamental street lighting stan- them agree,then the under- dards. grounding shall occur. d. Telephone pedestals and other D. DEFINITIONS OF TERMS USED IN equivalent communication facilities. THIS SECTION: The following terms when used in this Section e. Police and fire sirens,or any similar shall have the meanings given below: municipal equipment, including traffic- control equipment. (Ord.2432, 1. Rebuilds:A replacement of overhead fa- 9-23-1968) cilities for a distance of three (3) or more 6 -27 (Revised 12/05) 4-6-090E spans (four(4) poles) or five hundred feet a. Business Centers and Industrial (500')exclusive of replacements due to casu- Areas:The following requirements apply alty damage. to all areas of the City which are outlined on the map referred to herein. 2. Services: Facilities located on private property and/or for the specific purpose of i. Fifteen (15)Years for Conver- servicing one customer. sion: All existing overhead electric and communication facilities, with 3. Relocations: Removal of existing facili- the exceptions previously noted in ties with subsequent reinstallation at an adja- subsection C of this Section, shall be cent location, generally necessitated by converted to underground facilities roadway widening projects,shall constitute a within fifteen (15) years from the ef- relocation. (Ord.2432, 9-23-1968) fective date of this Chapter, subject to a ten (10)year extension by the E. UNDERGROUND SERVICE City whereby in the City's judgment, REQUIRED: their financial situation prohibits the City from participating to the degree 1. When Required: implied by the provisions of this Chapter. a. New Services: All new electric or communication services from an over- ii. Special Requirements for Re- head or underground facility to service zoned Areas: All areas rezoned for connections of structures shall be in- commercial or industrial use after the stalled underground from and after the ef- effective date of this Chapter shall be fective date of this Section (9-23-1968). converted to underground in the same manner as provided herein for b. Service Extensions and Rebuilds: existing facilities within fifteen (15) All extension,rebuilds, relocations, or du- years from the effective date of such plications of existing overhead electric rezoning, subject to a ten (10) year and communication facilities shall be in- extension by the City; provided,that stalled under ground from and after the the Planning/Building/Public Works effective date of this Section(9-23-1968). Administrator or his/her designee All rebuilt or relocated electric or commu- elects to add such rezoned areas to nication services from an overhead or un- those outlined on the map as desig- derground facility to service connections nated in subsection E2a of this Sec- of structures shall be installed under tion. (Ord. 5156, 9-26-2005) ground from and after the effective date of this Section (9-23-1968), except: 1) b. Retail Business and Public Facili- those services which only involve a ties:The following requirements apply to change in the overhead service line with- all areas not included in subsection E2a out a change in the corresponding ser- of this Section and zoned by the Zoning vice entrance facilities, and 2) services map of the City as retail business and feeding overhead to existing single family public facilities. residences may be rebuilt or enlarged. (Ord. 4352, 5-11-1992) The underground requirements respect- ing all electric or communication facilities c. Upon Dedication of Right-of-Way in these areas shall conform to the re- or Easement:All rights-of-way proposed quirements of the immediately surround- to be dedicated to the City and/or ease- ing areas as determined by the zoning ments for public facilities shall be subject classifications; provided, that where the to the provisions of this Chapter. (Ord. surrounding areas have varying require- 2432, 9-23-1968) ments in accordance with the provisions of this Section,the underground require- 2. Time Allowed to Convert Existing ments shall be those applicable to the Above-Ground Facilities: predominantly surrounding area. (Revised 12/05) 6-28 4-6-090E 3. Conversion to Underground Service improvement within ninety(90)days after Required When Property Abuts Under- the mailing to him of the notice, the City ground Project:The owner or owners of real shall order the electric and communica- property abutting an underground project tion utilities to disconnect and remove all shall be responsible, at his or their expense, such service lines; provided, that if the for converting to such underground service owner has filed his written objections to within ninety (90) days after the date of the such disconnection and removal with the mailing of the notice as hereinbelow set forth. City Clerk within thirty (30)days after the Time in consummating such connection and mailing of the notice then the City shall disconnection of overhead service is of the not order such disconnection and re- essence and such notice to the property moval until after the hearing on such ob- owner or occupant of the affected premises jections. may be mailed,postage prepaid, or delivered in person. All of such conversion of electric c. Timing for Objections: Should the and communication facilities to underground owner object to the disconnection and re- facilities may be undertaken by local improve- moval of the service lines he may file his ment district or as otherwise permitted by law written objections thereto with the City and as further authorized by RCW 35.96.030 Clerk within thirty(30)days after the date through 35.96.040. of the mailing of the notice and failure to so object within such time will constitute a. City Notice Will Stipulate lime to a waiver of his right thereafter to object to Disconnect Above-Ground Service: such disconnection and removal. When service from the underground electric and communication facilities is d. Hearing by Council: Upon the available in all or part of a conversion timely filing by the owner of objections to area, the City shall mail a notice to the the disconnection and removal of the ser- owners of all structures of improvements vice lines,the legislative authority of such served from the existing overhead facili- City, or a committee thereof, shall con- ties in the area, which notice shall state duct a hearing to determine whether the that: removal of all or any part of the service lines is in the public benefit. i. Service from the underground fa- cilities is available; and e. Timing of and Authority for Hear- ing:The hearing shall be held at such ii. All electric and communication time as the legislative authority of such service lines from the existing over- City may establish for hearings on the ob- head facilities within the area to any jections and shall be held in accordance structure or improvement must be with the regularly established procedure disconnected and removed within • set by the legislative authority of the City. ninety (90) days after the date of the If the hearing is before a committee, the mailing of the notice. committee shall, following the hearing, report its recommendation to the legisla- b. Service Disconnection Due to tive authority of the City for final action. Failure to Convert: Should such owner fail to convert such service lines from f. Council Decision Final: The deter- overhead to underground within ninety mination reached by the legislative au- (90) days after the date of the mailing of thority shall be final in the absence of an the notice,the City will order the electric abuse of discretion. and communication utilities to disconnect and remove the service lines. If the g. General Provisions Applicable: owner of any structure or improvement Unless otherwise provided for in chapter served from the existing overhead elec- 35.96 RCW et seq., all the general provi- tric and communication facilities within a sions relating to local improvements of conversion area shall fail to convert to cities and towns shall likewise apply to lo- underground the service lines from such cal improvements for the conversion of overhead facilities to such structure or overhead electric and communication fa- 6-29 4-6-090F cilities to underground facilities. (Ord. 2. Overhead Permit Required: Where 2496, 8-25-1969) above-grade pole line installations are per- mitted under the variance procedures of sub- F. RESPONSIBILITY FOR CONVERSION section I of this Section, a permit shall be AND/OR INSTALLATION COST: acquired by the serving utility from the De- partment prior to proceeding with construc- 1. Conversion: The cost and expense of tion of such facilities in the public right-of-way converting existing overhead facilities to un- and/or public property. derground, or installing new facilities under- ground,shall be borne by the serving utilities, a. Fees:The fee shall be as specified in or the owners or occupants of the real prop- RMC 4-1-180C4. erty served, or persons applying for such un- derground service. However,whenever the 3. Permits Not Required for Overhead City determines that the public health, wel- Pole Lines: Chapter 9-10 RMC, Street Exca- fare, convenience and pedestrian and vehic- vations, is hereby amended to exclude over- ular traffic safety in any street or road head pole lines for which jurisdiction shall widening or relocation project requires con- henceforth be placed under the Department version of existing overhead facilities to an and for which the permit provisions of sub- underground installation, then in any such section G2 of this Section shall apply. event,the utility or utilities affected shall pro- vide such work at its own cost and expense. 4. Additional Inspection Fees:The terms This requirement shall apply to all major or ar- of the above permits create a liability on the terial streets or roadways carrying an aver- serving utility for excess inspection fees as age of five thousand(5,000)vehicles or more provided for in RMC 4-1-180B and/or any per day and shall be limited to two(2) miles of amendments thereto. such street or roadway per annum. (Ord. 3951, 10-21-1985) 5. Development Services Division Re- view of Screening and Setbacks Required 2. Installation: Whenever an electrical Prior to Issuance of Service Permit: Plans communication facility, including but not lim- for all above-ground installations, including ited to electrical power, telephone, telegraph those excepted under subsection C1 of this and cable TV, is required to be placed under Section, shall be submitted to the Develop- ground according to the terms of this Section, ment Services Division for approval of site then that utility shall bear the cost of such un- screening and setbacks prior to the issuance dergrounding, including the conduit, cable, of a service permit by the Development Ser- vaults and a proportionate share of the vices Division. (Ord. 2432, 9-23-1968;Amd. trenching or other preparatory work or neces- Ord. 3592, 12-14-1982) sary work of restoration. (Ord. 3763, 12-12-1983) 6. As-Built Plans Required for Under- ground Projects: As-built, project drawings G. PERMITS, PLANS AND FEES: in a form and scale conforming to generally accepted engineering practice shall be sub- 1. Underground Permit Required Prior to mitted in duplicate to the office of the City Work in Public Easements or Right-of- Traffic Engineer within thirty (30) days of the Way: An underground permit shall be ac- completion of any underground project within quired by the serving utility from the Planning/ the City. Building/Public Works Department prior to the proceeding with construction of facilities 7. Annual Submittal by Utilities of As- in the public right-of-way, easements for pub- Built Drawings of Underground Facilities lic facilities, and/or public property. Required: In addition, each utility shall sub- mit in duplicate as-built drawings of all of its a. Fees:The fee shall be as specified in underground facilities within the City on an RMC 4-1-180C4. (Ord. 3832, 8-13-1984) annual basis, commencing on January 1, fol- lowing the effective date of this Section, pro- vided that if said drawings are not available at the time of the effective date of this Section 6 -30 4-6-090H (9-23-1968), each utility shall be given a rea- ities, as contemplated by this Chapter, it sonable time to prepare such drawings.(Ord. is the City's intent to authorize the estab- 2432, 9-23-1968) lishment of joint or common trenches;that is,the utilization of a single trench where H. DESIGN STANDARDS: feasible by all utilities and/or franchise holders involved in the relocation of over- 1. Standards Applicable: All conductors, head facilities. switches, transformers, and regulating de- vices shall be installed in accordance with the b. Delay of Permit Issuance to Allow applicable national, State, and local safety Notice to Other Utilities: Upon applica- standards. All structural devices shall be de- tion for an underground permit, the City signed in accordance with the provisions of Traffic Engineer shall determine what util- the latest edition of the Uniform Building ities and franchise holders shall use the Code, subject to the provisions of the imme- proposed trench and the issuance date of diately following subsection. the applicable underground permit. If at the time of application for an under- 2. Coordination with Other Facilities Re- ground permit it does not appear that all quired:All underground facilities provided for utilities involved in the undergrounding herein shall be installed in such manner as to project have made appropriate arrange- coordinate with other underground facilities, merits for the use of common trenches, i.e., water, sewer and gas pipelines, traffic the City Traffic Engineer may delay the control and other signal systems. Whenever issuance of such permit until all utilities such coordination requires installation prac- involved in such relocation shall have tices more restrictive or demanding than the been given the opportunity to be heard minimum standards required by applicable upon two (2) weeks' notice. (Ord. 2432, national, State and local codes and safety 9-23-1968) standards, the requirements of such coordi- nation shall be governing and controlling. c. Provision for Joint Services Across Public Right-of-Way Required: 3. Street Lighting: Street lighting facilities Where new structures require under- or systems conforming to the current stan- ground services extending into or across dards of the City Traffic Engineer shall be in- the public right-of-way to existing over- stalled as an integral part of all underground- head distribution systems for connection, ing projects. it shall be the responsibility of the prop- erty owner, owner's agent or other per- 4. Wheel Load Requirements—Mini- sons applying for such underground mum: All vaults, handholes, ventilation grat- services from an electrical or communi- ings,and access covers and conduit in public cation utility (power,telephone and TV rights-of-way shall be strong enough to with- cable)to provide adequate provisions stand a ten thousand (10,000) pound wheel and capacity for joint service usage in a load. The serving utility may, at their option, trench with conduit or other required facil- elect to restrict a ten thousand (10,000) ities for present and future service exten- pound wheel load requirement to traveled sions.to the structure. street areas while assuming the responsibility for upgrading facilities beyond the original d. Responsibility for Notice:The prin- traveled street areas should subsequent wid- cipal utility to initiate the street crossing ening occur. by owners, owners' agent or other per- sons' request shall notify the remaining 5. Grading of Streets: Streets shall be electrical or communication utility when graded to subgrade prior to the installation of the common trench is available. underground facilities. e. Traffic Engineer Responsibility: 6. Joint Trenches: When arrangements do not appear to in- volve all the above mentioned utilities in a. Joint Trenches Authorized and En- a joint trench, the Traffic Engineer shall couraged:In the undergrounding of facil- notify the utilities and property owner or 6 -31 (Revised 12/05) 4-6-0901 owner's agent to provide appropriate ar- I. VARIANCE PROCEDURES: rangements. 1. Authority: All applications for variances f. Delay of Permit Issuance to Allow from the foregoing underground require- Notice to Other Utilities: The issuance ments shall first be filed with the Planning/ of a permit may be delayed until all utili- Building/Public Works Administrator or his/ ties involved in a street crossing for un- her designee. The Administrator shall pro- derground service connection to a mulgate rules and regulations governing ap- structure have been given the opportu- plication for, hearings pertaining to, and the nity to be heard upon two (2) weeks' no- granting of variances from the foregoing un- tice. (Ord. 3318, 5-14-1979, eff. derground requirements. 5-23-1979) 2. Review Criteria: Underground require- 7. Standards for Above-Ground Installa- ments shall be waived by a variance only if tions: Any equipment excepted from those the utility owner or user or any other affected underground requirements or otherwise per- party can demonstrate that it would work an mitted to be installed above-ground shall undue hardship to place the facilities con- comply with the following: cerned underground. By an undue hardship is meant a technological difficulty associated a. Be placed within an enclosure or with the particular facility, or with the particu- part of the building being served, or lar real property involved, or a cost of under- grounding such a facility which, in the b. Be suitably screened with masonry discretion of the Planning/Building/Public or other decorative panels and/or ever- Works Administrator or his/her designee, is green trees, shrubs, and landscaping deemed to outweigh the general welfare con- planted in sufficient depth and height, sideration implicit in underground installation, within a period of five (5) years, to form or an area where the growth pattern has not an effective sight barrier.The utility been sufficiently established to permit the de- shall be responsible for the installation, termination of ultimate service requirements maintenance,repair, or replacement of or major service routes. (Ord. 5156, the aforementioned screening materials 9-26-2005) when the real property on which the above-ground facility is located is owned by the utility.When said above-ground fa- 4-6-100 DEFINITIONS OF TERMS cility is located on non-utility owned real USED IN THIS CHAPTER: property, the owner(s) shall bear the ex- pense of installation maintenance, repair AIR GAP: A physical vertical separation through or replacement of screening materials the free atmosphere sufficient to prevent back outlined hereinabove. flow between the free-flowing discharge end of the potable water system and the overflow level of c. Have space frames and structural ar- the receiving vessel,tank,plumbing fixture or any rangements for holding equipment de other system. Physically defined as a distance signed to have an uncluttered and neat greater than or equal to twice the diameter of the appearance. supply pipe diameter,but in no case less than one inch (1"). (Ord. 4312, 5-13-1991) d. Required Positioning of Conduc- tors:Where above grade pole line instal- APPROVED: (for purposes of the Water Utility lations are permitted under the variance Provisions) Approved in writing by the Depart- procedures outlined in subsection I of this ment of Health or other agency having jurisdic- Section, conductors shall be placed in tion. (Ord. 4312, 5 13 1991) vertical alignment or any other approved alignment as subsequently designated AUXILIARY SUPPLY: Any water source or sys- by the City Traffic Engineer. (Ord. 2432, tem on or available to the premises other than the 9-23-1968) purveyor approved potable water supply. (Ord. 4312, 5-13-1991) (Revised 12/05) 6-32 4-6-100 BACKFLOW: The flow of water or any other liq- loaded or internally weighted, installed as a unit uid, gas or substance from any source back into between two (2)tightly closing shutoff valves and the distribution pipes of the potable water supply having suitable connections for testing. (Ord. system. (Ord. 4312, 5-13-1991) 4312, 5-13-1991) BACKFLOW PREVENTER: An approved as- FWPCA:The Federal Water Pollution Control Act sembly which prevents the backflow of water or of 1956, PL 84-660, together with the amend- any other liquid, gas or substance from any merits of 1966, 1972, and as same may be here- source back into the distribution pipes of the po- after amended; Public Law 92-500 and all table water supply system. (Ord.4312, subsequent amendments thereto. (Ord. 4343, 5-13-1991) 2-3-1992) BACKSIPHONAGE:The flow of water or any HEALTH HAZARD: A physical or toxic hazard other liquid,gases or substances from any source which could be dangerous to health. (Ord. 4312, back into the distribution pipes of the potable wa- 5-13-1991) ter supply system caused by the reduction of pressure in the potable water supply system. INDUSTRIAL WASTES: The liquid wastes from (Ord. 4312, 5-13-1991) industrial process as distinct from sanitary sew- age. (Ord. 4343, 2-3-1992) BUILDING DRAIN:That part of the lowest hori- zontal piping of a drainage system which receives INFILTRATION:The volume of water or ground- the discharge from soil, waste, and other drain- water entering sewers and building sewer con- age pipes inside the walls of the building and con- nections from the soil through defective joints, veys it to the building sewer, beginning five feet broken or cracked pipe, improper connections or (5') outside the inner face of the building walls. other structural failures. (Ord. 4343, 2-3-1,992) (Ord. 4343, 2-3-1992) LONG-RANGE WASTEWATER MANAGE- BUILDING SEWER: See Sewer, Building. (Ord. MENT PLAN: See City Comprehensive Sewer 4343, 2-3-1992) Plan. (Ord. 4343, 2-3-1992) COMBINED SEWER: A sewer receiving both NATURAL OUTLET: Any outlet into a water- surface runoff and sewage.(Ord.4343,2-3-1992) course, pond,ditch, lake or other body of surface or groundwater. (Ord. 4343, 2-3-1992) CONTAMINANT:A substance that will impair the quality of the water to a degree that it creates a POTABLE WATER: Water which is safe for hu- serious health hazard. (Ord. 4312, 5-13-1991) man consumption, as described by the public health authority having jurisdiction. (Ord. 4312, CROSS CONNECTION: Any physical or poten- 5-13-1991) tial arrangement whereby a public water system • is connected, directly or indirectly,with any other PRESSURE VACUUM BREAKER:An assembly nonpotable water system, drain, sewer, conduit, consisting of a spring loaded check valve and in- pool, storage reservoir, plumbing fixture or other dependently operating air inlet valve, inlet and device which contains, or may contain, contami- discharge shutoff valve, and properly installed nated water, sewer or other waste liquid of un- test cocks.The air inlet valve is internally loaded known or unsafe quality which may be capable of to the open position, normally by means of a imparting contamination to the public water sys- spring.This internal loading allows the assembly tern as a result of backflow. Bypass arrange- to be installed on the pressure side of a shutoff ments,jumper connections, removable sections, valve. It is designed to protect against backsipho- swivel or change-over devices, or other tempo- nage only. (Ord. 4312, 5-13-1991) rary or permanent devices through which back- flow may occur are considered to be cross REDUCED PRESSURE PRINCIPLE BACK- connections. (Ord. 4312, 5-13-1991) FLOW PREVENTER:An assembly consisting of two (2) independently acting spring operated DOUBLE CHECK VALVE ASSEMBLY: An ap- check valves,separated by a spring loaded differ- proved assembly composed of two (2) single, in- ential pressure relief valve,which is installed as a dependently acting check valves, either spring unit between two(2)tightly closing shutoff valves 6 -33 (Revised 10/06) 4-6-110 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. SEWER,SANITARY:A sewer which carries sew- age and to which storm, surface, and groundwa- ters are not intentionally admitted. 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. 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. 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) (Revised 10/06) 6 -34 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. 5369, April 14, 2008. 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. Planning/Building/Public Works Department (PBPW) 1 B. Administrator 1 C. Hearing Examiner 1 D. City Council 1 4-7-030 NOTIFICATION OF OTHER AGENCIES 1 A. Notice to Other Jurisdictions 1 B. Notice for State Highways 1 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. Pre-Application 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. Plats with Four(4) or Less Lots 2 5. Plats with Five (5) to Nine (9) Lots 2 6. Improvements 2 7. Recording 2 7- I (Revised 5/08) SECTION PAGE NUMBER NUMBER 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. Conforming 3 C. Submittal Requirements for Lot Line Adjustments 3 D. Fees 3 E. Administrative Review 3 1. Review Time 3 2. Action 3 3. Approval 3 4. Approval with Modification(s) 3 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 4 2. Access 4 3. .Physical Characteristics 4 4. Drainage 4 C. Scope 4 1. Short Plat Process Applicable to Division into Nine (9) or Less Lots 4 2. Preliminary Plat Required for Certain Divisions 4 D. Pre-Application Plan Review 4 E. Submittal Requirements for Short Subdivision 4 F. Referral to Other Departments and Agencies 5 G. Public Notice 5 1. Public Information Sign 5 2. Newspaper Publication 5 3. Mailed Notices 5 4. Failure to Receive Notice 5 H. Administrative Review 5 1. Review Time 5 2. Action 5 3. Approval 5 (Revised 5/08) 7-it SECTION PAGE NUMBER NUMBER 4. Approval with Modification(s) 5 5. Referral to the Hearing Examiner 5 6. Denial 6 7. Reconsideration 6 I. Appeal 6 J. Required Improvements 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 N. Limitations on Further Subdivision 6 O. Administrative Guidelines 6.1 4-7-080 DETAILED PROCEDURES FOR SUBDIVISION 6.1 A. Purpose 6.1 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 Procedures 7 1. Pre-Application 7 2. Pre-Application Submittal Requirements 7 3. Referral to Other Departments 7 4. Pre-Application Meeting 7 5. General Requirements or Findings for Pre-Application Application 7 6. Further Action 7 E. Submittal Requirements for Preliminary Plat Application 8 F. Preliminary Plat Meeting 8 1. Similarity 8 2. Requested Revisions 8 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 9 K. City Council Action 9 L. Expiration Date 9 1. Expiration and Extension 9 2. Additional Extensions 9 3. Extension Time Increments 9 4. Phased Subdivision 9 M. Amendments 9 1. • Minor Amendments 9 2. Major Amendments 9 7- III (Revised 11/07) SECTION PAGE NUMBER NUMBER 3. Process for Major Amendments 10 4-7-090 PROPERTY ANNEXED TO CITY WITH PRELIMINARY PLAT APPROVAL IN COUNTY 10 A. City Staff Review 10 B. General Requirements and Findings 10 1. Density Requirements 10 2. Public Works Improvements 10 C. Expiration Date 10 D. Installation of Improvements or Bonding in Lieu of Improvements 10 E. Final Plat Procedures 10 4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF IMPROVEMENTS 10 A. Required Improvements 10 B. Inspection, Approval and Fees 11 C. Permits 11 D. Final Recording 11 E. Deferred Improvements 11 4-7-110 FINAL PLAT PROCEDURES 11 A. Application 11 1. Submittal to Department 11 2. Conformance with Preliminary Plat 11 3. Submittal Requirements 11 4. Fees 11 B. Referral to Other Departments and Agencies 11 C. City Council Approval 11 D. Setting of Monuments 11 E. Filing Final Plat 11 F. Expiration of Plat After Council Approval 11 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 C. Trails Plans 12 4-7-130 ENVIRONMENTAL CONSIDERATION — GENERAL REQUIREMENTS AND MINIMUM STANDARDS 12 A. Purpose 12 B. Action Not a Taking 12 C. Environmental Considerations 12 1. Land Unsuitable for Subdivision 12 a. Flooding/Inundation 12 b. Steep Slopes 12 2. Native Growth Protection Area Easement and Minimum Lot Size 12 3. Land Clearing and Tree Retention 12 4. Streams 12 a. Preservation 12 b. Method 12 c. Culverting 13 d. Clean Water 13 (Revised 11/07) 7 - iv SECTION PAGE NUMBER NUMBER 4-7-140 PARKS AND OPEN SPACE 13 4-7-150 STREETS — GENERAL REQUIREMENTS AND MINIMUM STANDARDS 13 A. Relationship to Adjoining Street System 13 B. Street Names 13 C. Arterials, Intersections 13 D. Street Alignment 13 E. Street Pattern 13 1. Grid 13 2. Linkages 13 3. Exceptions 13 4. Connections 13 5. Alley Access 13 6. Alternative Configurations 14 7. Cul-de-Sac Streets 14 F. Improvements Required 14 G. Adjacent to Unplatted Acreage 14 4-7-160 RESIDENTIAL BLOCKS — GENERAL REQUIREMENTS AND MINIMUM STANDARDS 14 A. Width 14 B. Walkways 14 4-7-170 RESIDENTIAL LOTS — GENERAL REQUIREMENTS AND MINIMUM STANDARDS 14 A. Arrangement 14 B. Access Requirements 14 C. Minimum Size 14 D. Minimum Width 14 E. Property Corners at Intersections 14 F. Pipestem Lots Allowed 15 1. Minimum Lot Size and Pipestem Width and Length 15 2. Shared Access Requirements 15 4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS — GENERAL REQUIREMENTS AND MINIMUM STANDARDS 15 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. 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 16 D. Underground Utilities 16 7-V (Revised 12/05) SECTION PAGE NUMBER NUMBER 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. Procedure 16 C. Standards 16 1. Application Information 16 2. Grading 17 3. Streets 17 4. Lots 17 5. 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 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 20 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 (Revised 12/05) 7-Vi SECTION PAGE NUMBER NUMBER 1. Administrator Approval 21 2. Filing by City Clerk 21 N. Binding Effect 21 1. Vesting 21 2. Legal Lots 22 3. Enforceable 22 0. 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 7-vii (Revised 12/05) 4-7-030B 4-7-010 TITLE, PURPOSE AND justing lot lines, and the dedication of land; and SCOPE: further provides for administrative procedures for the adjustment of lot lines. A. TITLE: This Chapter shall be hereinafter known as the 4-7-020 ADMINISTERING City of Renton Subdivision Code. AUTHORITY: B. PURPOSE: The purpose of this Chapter is to provide rules, A. PLANNING/BUILDING/PUBLIC regulations, requirements, and standards for sub- WORKS DEPARTMENT (PBPW): dividing land in the City, and for administrative The PBPW Department is responsible for the ad- procedures for adjustments of lot lines in the City, ministration and coordination of this Chapter un- ensuring that the public health, safety, general less another department is authorized to welfare, and aesthetics of the City shall be pro- administer and enforce a specific section or sec- moted and protected;that orderly growth, devel- tions.The PBPW Department is also responsible opment, and the conservation, protection and for reviewing all engineering and technical re- proper use of land shall be ensured; that proper quirements of this Chapter. provisions for all public facilities (including circu- lation, utilities, and services) shall be made;that B. ADMINISTRATOR: the site characteristics shall be taken into consid- The Administrator shall review and make recom- eration; that conformance with provisions set mendations to the Hearing Examiner for prelimi- forth in the City Zoning Code and Comprehensive nary plats and short plats of five (5) or more lots. Plan shall be insured. The Administrator shall have the authority to ap- prove short plats of less than five (5) lots. C. SCOPE: C. HEARING EXAMINER: 1. Division:This Chapter shall apply to the The Hearing Examiner is authorized to hold a division of land for sale or lease into two (2) public hearing on all preliminary plats and to or more parcels and to the modification of lot make recommendations to the City Council. lines between adjoining parcels. D. CITY COUNCIL: 2. City Approval of Segregations Re- The City Council shall approve all preliminary quired: Segregations require plat or short plats; further, the City Council shall have sole au- plat approval by the City of Renton. thority to approve final plats. a. Method of Calculating Lot Size for a Segregation: For the purposes of corn- 4-7-030 NOTIFICATION OF OTHER puting the size of any segregation which AGENCIES: borders on a street or road,the lot size shall be expanded to include that area A. NOTICE TO OTHER JURISDICTIONS: which would be bounded by the center- Notice of the filing of a preliminary plat of a pro- line of the road or street and the side lot posed subdivision in the City,which subdivision is lines of the lot running perpendicular to adjacent to the City's municipal boundaries, or such centerline. which contemplates the use of King County's or any other city's utilities shall be sent to the appro- D. CONFLICTS WITH OTHER CODES: priate county or city authorities. Where this Chapter imposes greater restrictions or higher standards upon the development of land B. NOTICE FOR STATE HIGHWAYS: than other laws, ordinances or restrictive cove- Notice of the filing of a preliminary plat or short nants,the provisions of this Chapter shall prevail. plat located adjacent to the right-of-way of a State highway shall be sent to the State Department of E. STATE ENABLING LEGISLATION AS Transportation. IT APPLIES TO THIS CHAPTER: This Chapter is in conformance with chapter 58.17 RCW regulating platting, subdivision, ad- 7 - 1 (Revised 12/05) 4-7-040A 4-7-040 EXCEPTIONS: King County Department of Records and Elections. A. CHAPTER INAPPLICABLE: The provisions of this Chapter do not apply to: C. APPLICATION FOR SHORT SUBDIVISION — GENERAL OVERVIEW 1. Cemeteries and burial plots while used OF PROCEDURES: for that purpose. The general procedures for processing applica- tions for a short subdivision are as follows: 2. Divisions made by testamentary provi- sions, or the laws of descent. 1. Application: The completed application is filed with the Department. 3. Division of land due to condemnation or sale under threat thereof, by an agency or di- 2. Public Notice: Public comment is re- vision of government vested with the power of quested by the following:(a)a notice board on condemnation, or by court judgment. the site,(b)a notice in a newspaper of general local circulation, and (c) written notice is 4. Divisions of land classified for industrial mailed to all property owners within three hun- or commercial use into lots or tracts when the dred feet(300')of the subject property.A four- City has approved a binding site plan in ac- teen (14) day comment period is provided cordance with all applicable requirements of prior to a determination on the application. the Renton Municipal Code and chapter 58.17 RCW. (Ord. 4954, 2-11-2002) 3. Review: The application is reviewed by the Department and other interested City de- partments and outside agencies. 4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT 4. Plats with Four(4) or Less Lots: The LINE ADJUSTMENT PROCEDURES: Administrator may approve, modify, or deny the short subdivision;or require a public hear- A. PRE-APPLICATION MEETING: ing and decision by the Hearing Examiner. Any person who desires to subdivide land in the Appeal of the decision of the Administrator City should request a preapplication meeting with shall be to the Hearing Examiner. the Department at an early date in order to be- come familiar with the requirements of this Chap 5. Plats with Five (5)to Nine(9) Lots: A ter. public hearing before the Hearing Examiner will be conducted for short plats creating five B. APPLICATION FOR LOT LINE (5) or more lots. The short plat decision will ADJUSTMENT— GENERAL OVERVIEW then be made by the Hearing Examiner. OF PROCEDURES: 6. Improvements: The Department will The general administrative procedures for pro- confirm that the required improvements have cessing applications for a lot line adjustment are been installed by the applicant,or deferred by as follows: the Planning/Building/Public Works Adminis- trator or his/her designee. (Ord. 5156, 1. Application:The completed application 9-26-2005) is filed with the Department; 7. Recording:The final short plat is submit- 2. Review: The application is reviewed by ted to the Department for final review, ap- the Department staff; proval and recording. 3. Decision: The adjustment is either ap D. APPLICATION FOR SUBDIVISION — proved, modified, or denied by the Adminis- G• ENERAL OVERVIEW OF trator and/or designee; PROCEDURES: 4. Recording:The approved lot line adjust- The general procedures for processing an appli- ment is recorded by the City Clerk with the cation for a subdivision are as follows: • (Revised 12/05) 7-2 4-7-060E 1. Application:The completed application B. PRINCIPLES OF ACCEPTABILITY: is filed with the Department. A lot line adjustment shall be consistent with the following principles of acceptability: 2. Public Notice: Public comment is re- quested by the following:(a)a notice board on 1. Correcting:Adjust lot lines including the the site,(b)a notice in a newspaper of general elimination of a common lot line in order to local circulation, and (c) written notice is correct property line or setback encroach- mailed to all property owners within three hun- ments; dred feet(300')of the subject property.A four- teen (14) day comment period is provided 2. Improving: Create better lot design, or prior to a public hearing on the application. improve access; 3. Initial Review: The application is re- 3. Conforming: Conform to Applicable viewed by the Department and other inter- Zoning: See chapter 4-2 RMC, subdivision ested City departments and outside and other code requirements pertaining to lot agencies. design, building location, and development standards. 4. Recommendation: The Administrator will send a recommendation to the Hearing C. SUBMITTAL REQUIREMENTS FOR Examiner along with the environmental deter- LOT LINE ADJUSTMENTS: mination. Shall be as stipulated in RMC 4-8-120. 5. Hearing:The Hearing Examiner will hold D. FEES: a public hearing and forward a recommenda- Shall be as stipulated in RMC 4-1-170. tion to the City Council which will make a final determination regarding the preliminary plat. E. ADMINISTRATIVE REVIEW: 6. Improvements:The Department will 1. Review Time: The Administrator will re- confirm that the required improvements have view and take action on the proposed lot line been installed by the applicant,or deferred by adjustment within thirty (30)working days of the Planning/Building/Public Works Adminis- receiving a completed application. trator or his/her designee. (Ord. 5156, 9-26-2005) 2. Action:The Administrator may approve, request corrections by the applicant,approve 7. Final Review:The applicant submits the with modifications,or deny the application for final plat to the Department for its review.The a lot line adjustment. Department will forward the final plat and its recommendation to the City Council. 3. Approval: If approved the lot line adjust- ment mylar map shall be signed and dated by 8. Recording:The Department submits the the Administrator.The applicant shall be noti- final plat to the City Council for approval.The fied in writing of the decision.The signed my- approved final plat is recorded with the office lar map shall be filed with the King County of the King County Department of Records Department of Records and Elections. and Elections. 4. Approval with Modification(s): If modi- 4-7-060 DETAILED PROCEDURES fication(s) are deemed necessary by the FOR LOT LINE ADJUSTMENTS: 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 A. PURPOSE: any such modification action.If a modification The purpose of a lot line adjustment is to accom- of the original lot line adjustment map, legal modate a transfer of land between adjacent le- description or other information is necessary, gaily created lots provided no additional lot, the projected approval date may be ex- parcel or tracts are created. tended. 7-3 (Revised 12/05) 4-7-060F 5. Denial: If denied,the lot line adjustment 2. Access: Establish access to a public shall be marked "Denied" and the applicant road for each segregated parcel. shall be notified in writing of the decision, stating the reasons therefor. 3. Physical Characteristics: Have suit- able physical characteristics.A proposed F. FINAL RECORDING: short plat may be denied because of flood, in- The lot line adjustment does not become effective undation,or wetland conditions.Construction until it is recorded with the King County Depart- of protective improvements may be required ment of Records and Elections.After two(2)cop- as a condition of approval,and such improve- ies of the signed mylar are made for City records, ments shall be noted on the final short plat. the mylar shall be sent to the City Clerk's office for recording. It is the responsibility of the City Clerk 4. Drainage: Make adequate provision for to record the approved map and new legal de- drainage ways, streets, alleys, other public scriptions. A copy of the recorded documents ways, water supplies and sanitary wastes. shall be provided to the applicant by the Planning/ Building/Public Works Department. C. SCOPE: G. TRANSFER OF TITLE: 1. Short Plat Process Applicable to Divi- The recording of a lot line adjustment does not sion into Nine (9)or Less Lots: Any land constitute a transfer of title. Separate deeds to being divided into nine (9) or less parcels, this effect must be recorded with the King County lots, tracts, sites, or subdivisions, including Department of Records and Elections and are not segregations, and which has not been di- subject to these provisions. vided in a short subdivision within a period of five (5)years, shall meet the requirements of H. EXPIRATION PERIOD: this Section. If the lot line adjustment is not filed within two (2) years of the date of approval, the lot line adjust- 2. Preliminary Plat Required for Certain ment shall be null and void. Upon written request Divisions: No application for a short subdivi- of the applicant, the Planning/Building/Public sion shall be approved if the land being di- Works Department may grant one extension of vided is held in common ownership with a not more than one year. Such request must be re- contiguous parcel which has been divided in ceived by the Department prior to the two(2)year a short subdivision within the preceding five expiration date. (5) years. Such applications must be pro- cessed as preliminary plat,rather than a short plat. 4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS: D. PRE-APPLICATION PLAN REVIEW: In any short subdivision of property the applicant A. PURPOSE: may submit a preliminary sketch (five (5) copies) The procedures regulating short subdivisions, in- for preliminary staff review prior to submittal of the cluding segregations of nine (9) or fewer lots, are application.The staff shall review this map within established to promote orderly and efficient divi- fourteen (14) working days and inform applicant sion of lots on a small scale, avoiding placing un- of any preliminary concerns and recommenda- due burdens on the subdivider and to comply with tions for revisions.This shall not preclude the staff provisions of chapter 58.17 RCW. from making further recommendations at the ap- plication stage. B. PRINCIPLES OF ACCEPTABILITY: A short plat shall be consistent with the following E. SUBMITTAL REQUIREMENTS FOR principles of acceptability: SHORT SUBDIVISION: Submittal requirements for a short subdivision ap- 1. Legal Building Sites:Create legal build- plication shall be as stipulated in RMC 4-8-120. ing sites which comply with all provisions of the City Zoning Code. (Revised 12/05) 7-4 4-7-070H F. REFERRAL TO OTHER 4. Failure to Receive Notice:The failure of DEPARTMENTS AND AGENCIES: any property owner to receive said notice of ( Upon receipt of an application for a short plat,the hearing will not necessarily invalidate the pro- Department shall transmit one copy to any de- ceedings. Failure to receive notice will be partment or agency as warranted. grounds for a request for reconsideration by the decision maker for the short plat. The de- G. PUBLIC NOTICE: cision maker shall reconsider when it is dem- Public notice shall be given when short plat appli- onstrated that there is additional material cation is made.The notices shall state the nature testimony to provide that was not provided by and location of the proposed development, the others before the original decision. public approvals that are required and the oppor- tunities for public comment. A fourteen (14) day H. ADMINISTRATIVE REVIEW: public comment period shall be provided prior to any final action by the Administrator on the pro- 1. Review Time: The Administrator will re- posed short plat. Notice of the application for view and take action on the proposed short short plat shall be given in the following manner: plat within the"time limits"as defined in chap- ter 58.17 RCW. 1. Public Information Sign:A minimum of one notice of the application for short plat 2. Action:The Administrator may approve, shall be posted on or adjacent to the land to approve with modifications, require a public be subdivided at least fourteen (14) days hearing and decision by the Hearing Exam- prior to the administrative determination on iner, or deny the application for a short plat. the short plat application. Public notice shall Action for short plats of five(5)or greater lots, be accomplished through use of a four foot by or otherwise referred to the Hearing Exam- eight foot (4'x 8') plywood face notice board iner,shall be by the Hearing Examiner. Every to be provided and installed by the applicant decision or recommendation made under this and approved by the Department. Applicant Section shall include findings of fact and con- shall be responsible for placement of the no- clusions to support the decision or recom- tice board in one conspicuous place on or ad- mendation. jacent to the property subject to the applica- tion at least fourteen (14) days prior to the 3. Approval: If the Administrator finds that administrative determination on the short plat the proposed plat makes appropriate provi- application. Applicant will notify the Depart- sions for the public health, safety, and gen- ment staff when the notice board is installed eral welfare and for such open spaces, to allow for Department review and approval drainage ways, streets, alleys, other public of the notice board. ways,water supplies,sanitary wastes,parks, playgrounds, sites for schools and school 2. Newspaper Publication: One notice of grounds and all other relevant facts and that the short plat application shall be given in a the public use and interest will be served by newspaper of general circulation within the the proposed short plat,then it shall be ap- area in which property is located, at least ten proved.The applicant shall be notified in writ- (10) days prior to the administrative determi- ing of the decision. nation on the short plat application. 4. Approval with Modification(s): If modi- 3. Mailed Notices:Notice shall be mailed to fication(s) are deemed necessary by the Ad- all property owners within a radius of three ministrator, then they may be added to the hundred feet(300')of the exterior boundaries preliminary short plat map or a revised map of the property which is the subject of the ap- may be required.The applicant will be noti- plication. If the owner of the subject property fied of any such modification action. If a mod- also owns property lying adjacent to the sub- ification of the preliminary short plat map, - ject property,the three hundred foot(300')ra- legal description or other information is nec- dius must be taken from the exterior bound- essary, the projected approval date may be aries of this adjacent owned property. extended. ( 5. Referral to the Hearing Examiner: If the Administrator determines that there are 7-5 (Revised 12/05) 4-7-0701 sufficient concerns by residents in the area of quired for any such improvements, along with as- the short plat, or by City staff, to warrant a sociated engineered plans prepared per the City public hearing, then he/she shall refer the drafting standards and associated fees. short plat to the Hearing Examiner for public hearing and decision by the Hearing Exam- K. FINAL SHORT PLAT MAP SUBMITTAL iner. Short plats of five (5) or more lots will REQUIREMENTS: also be referred to the Hearing Examiner for The final short plat map which is submitted for fil- public hearing and decision. Notice of the ing shall be as stipulated in RMC 4-8-120. public hearing shall be given as required for a full subdivision. L. FILING SHORT PLAT: 6. Denial: If denied, the preliminary short 1. Right-of-Way Dedications Require plat map shall be marked"Denied" and the Separate Approval: Any required or pro- applicant shall be notified in writing of the de- posed right-of-way dedications must be sub- cision, stating the reasons therefor. mitted to the Department for review and approval prior to filing of the short plat. All 7. Reconsideration: Any party may re- right-of-way dedications require City Council quest that an application, on which the Ad- approval prior to filing of the short plat. ministrator has taken action, be reopened by the Administrator if it is found by the Depart- 2. Administrator Signature and Record- ment or the applicant that new information ing Fees:A short plat must be signed by the has come to light not readily discoverable Administrator before it is filed. The final prior to the approval upon the exercise of due signed mylar shall remain with the Depart- diligence or any material misrepresentation ment until such time as the applicant requests of fact is found that might affect the action that the short plat be recorded.The recording taken by the Administrator. In case of a denial fees shall be paid by the subdivider. of the request for reconsideration by the Ad- ministrator any appeal shall be made to the 3. Recording Process: The approved Hearing Examiner. New information can be short plat will be sent to the City Clerk by the presented during the Hearing Examiner's Department when the short plat is final and all consideration of the appeal. prerequisites to filing have been completed. The short plat shall be filed by the City Clerk I. APPEAL: for record in the office of the King County De- The decision of the Administrator shall be final, partment of Records and Elections and shall unless an appeal by any aggrieved party is made not be deemed approved until so filed. to the Hearing Examiner within fourteen(14)days after the Administrator's decision. Said appeal M. EXPIRATION PERIOD: shall be in writing to the Hearing Examiner and If the short plat is not filed within two (2)years of filed with the City Clerk and the Department.The the date of approval, the short plat shall be null Hearing Examiner shall set a hearing date for the and void. Upon written request of the subdivider, appeal within twenty one (21) days unless an ex- the Planning/Building/Public Works Department tension thereto is agreed to, in writing, by the ap- may grant one extension of not more than one plicant. year. Such request must be received by the De- partment prior to the expiration of the short plat. J. REQUIRED IMPROVEMENTS: The following tangible improvements shall be N. LIMITATIONS ON FURTHER constructed or deferred before a final short plat is SUBDIVISION: submitted or a short subdivision is recorded: Any land subdivided under the requirements of grading and paving of streets and alleys, installa- this Section shall not be further divided for a pe- tion of curbs, gutters, sidewalks, monuments, riod of five (5) years without following the proce- sanitary and storm sewers, street lights, water dures for subdivision.Further short subdivision of mains and street name signs,together with all ap- lot(s)must be consistent with the then-current ap- purtenances thereto to specifications and stan- plicable maximum density requirement as mea- dards of this Code, approved by the Department sured within the plat as a whole. (Ord. 5153, and in accordance with other standards of the 9-26-2005) City. A separate construction permit will be re- (Revised 12/05) 7-6 4-7-080A O. ADMINISTRATIVE GUIDELINES: There shall be on file with the Planning/Building/ Public Works Department and made available with each application issued a set of administra- tive guidelines for drawing short plat maps, com- pleting the application package and recording the plat. 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 • 7- 6.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 7-6.2 4-7-080D subdivider and to comply with provisions of chap- streets, buildings,watercourses, rail- ter 58.17 RCW. roads, bridges, and easements. B. PRINCIPLES OF ACCEPTABILITY: c. Contours should be shown to the ex- A subdivision shall be consistent with the follow- tent necessary to predict drainage Char- ing principles of acceptability: acteristics of the property. 1. Legal Lots: Create legal building sites d. Indicate the approximate dimensions which comply with all provisions of the City of each lot. Zoning Code. 3. Referral to Other Departments:The 2. Access: Establish access to a public Department shall transmit copies of the pre- road for each segregated parcel. application submittal to other departments as warranted. 3. Physical Characteristics: Have suit- able physical characteristics.A proposed plat 4. Pre-Application Meeting: A meeting may be denied because of flood, inundation, shall be held attended by the departments or wetland conditions. Construction of protec- which receive copies of the tentative plat,the tive improvements may be required as a con- Department, and the subdivider.Any recom- dition of approval, and such improvements mendations of the various departments for re- shall be noted on the final plat. vision of the tentative plat should be discussed at such meeting as well as re- 4. Drainage: Make adequate provision for corded in writing. drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 5. General Requirements or Findings for Pre-Application Application: Following the C. SCOPE: aforesaid pre-application meeting, and re- Any land being divided into ten (10) or more par- ceipt of the recommendations of other City cels, lots, tracts, sites, or subdivision, including departments, the Department may find that segregations,or any land which has been divided the proposed plat: under the short subdivision procedures within five (5) years, or any land which is held in common a. Is in general conformance with the ownership with a contiguous parcel divided under regulations of this Chapter; the short subdivision procedures within the pre- ceding five (5) years shall conform to the proce- b. Is in conformance to the street and dures and requirements of this Section. pedestrian circulation pattern established or proposed for the area of the subdivi- D. PRE-APPLICATION MEETING sion; PROCEDURES: c. Is in conformance with sewer, water 1. Pre-Application: Requests for a pre-ap- other utility plans for the area; plication meeting and review shall be filed with the Department. Five (5) of copies of the d. Is not detrimental to its surroundings. pre-application submittal shall be filed with the request. 6. Further Action: If the pre-application re- quest is acceptable as presented, or as mod- 2. Pre-Application Submittal Require- ified per the suggestions presented in writing ments: at the pre-application meeting,the applicant should proceed to the preliminary plat stage. a. Vicinity map adequate to show the If the pre-application submittal is not accept- location of the plat. able, a preliminary plat may still be submitted to the Department. b. Preliminary plat drawn to an appro- priate scale showing the location of exist- ing and proposed platted property lines, 7 -7 4-7-080E E. SUBMITTAL REQUIREMENTS FOR mendations to the City Council. The Hearing PRELIMINARY PLAT APPLICATION: Examiner shall review preliminary plats and Application for a preliminary plat shall be made as make recommendations to the City Council to stipulated in RMC 4-8-120. assure conformance with the general purpos- es of the Comprehensive Plan and adopted F. PRELIMINARY PLAT MEETING: standards. The Hearing Examiner's recom- The Department shall compare the applicant's mendation shall include findings of fact and pre-application plan and preliminary plat and shall conclusions to support the recommendation. reach a decision within three (3) working days af- ter the applicant's submission as to whether an- 2. Public Notice Required:The notice for other pre-application meeting is necessary. public hearing shall include the date and loca- Another pre-application meeting may be deemed tion of the public hearing. Notice of the public necessary when there are significant differences hearing shall be given in the following man- between the pre-application plan and preliminary ner: plats. The determination of the necessity of an- other meeting shall be based on the following a. A minimum of one notice of the appli- considerations: cation for subdivision shall be posted on or adjacent to the land to be subdivided 1. Similarity:The degree of similarity be- at least fourteen (14)days prior to the ad- tween the two (2) plans (i.e., is the prelimi- ministrative determination on the prelimi- nary plat a refinement of the pre-application nary plat application. Public notice shall plan, or is it a completely new plat for the be accomplished through use of a four same property?). foot by eight foot (4'x 8') plywood face notice board to be provided and installed 2. Requested Revisions:The presence or by the applicant and approved by the De- absence of revisions present in the prelimi- partment. Applicant shall be responsible nary plat resulting from objections raised at for placement of the notice board in one the pre-application meeting. conspicuous, clearly visible place on or adjacent to the property subject to the ap- G. REFERRAL TO OTHER CITY plication at least fourteen (14) days prior DEPARTMENTS AND AGENCIES: to the date of the public hearing. Appli- The Department shall distribute one copy to the cant will notify the Department staff when Fire Department; one copy to the Police Depart- the notice board has been installed to al- ment;one copy to the Parks Department;and one low for Department review and approval copy to each of the public utility agencies serving of the notice board. the area in which the subdivision is to be con- structed. Each department or agency may file b. One notice of the public hearing shall recommendations with the Department within ten be given in a newspaper of general circu (10) working days of receipt of the preliminary lation within the area in which property is plat;or in the event that a preliminary plat meeting located at least ten (10) days prior to the would be called by the Department may present public hearing. their recommendation at that time. c. Notice shall be mailed to all property H. TIME LIMITATION FOR APPROVAL owners within a radius of three hundred OR DISAPPROVAL OF PLATS: feet (300') of the exterior boundaries of The City will review and take action on the pro- the property which is the subject of the posed short plat within the time limits as defined application. If the owner of the subject property also owns property lying adja in chapter 58.17 RCW. cent to the subject property, the three I. HEARING EXAMINER PUBLIC hundred foot(300') radius must be taken from the exterior boundaries of this adja- HEARING: cent owned property. The notices shall state the nature and location of the pro- 1. Public Hearing Required:The Hearing posed development,the public approvals Examiner shall hold a public hearing on any that are required and the opportunities for preliminary plat and forward his/her recom- public comment. Such notice shall be 7- 8 4-7-080M • sent at least fourteen (14) days prior to within the five (5) year period. (Amd. Ord. the public hearing. 4751, 11-16-1998) d. The failure of any property owner to 2. Additional Extensions: Additional time receive said notice of hearing will not nec- extensions beyond this one-year time period essarily invalidate the proceedings. Fail- may be granted by the City Council if the ap- ure to receive notice will be grounds for a plicant can show need caused by unusual cir- request for reconsideration by the Hear- cumstances or situations which make it ing Examiner. The Hearing Examiner unduly burdensome to file the final plat within shall reconsider when it is demonstrated the four(4)year time period.The applicant that there is additional material testimony must file a written request with the City Coun- to provide that was not provided by others cil and Department for this additional time ex- before the original decision. tension;this request must be filed at least thirty (30) days prior to the plat expiration J. HEALTH AGENCY date. The request must include documenta- RECOMMENDATION: tion as to the need for the additional time pe- The health agencies responsible for approval of riod. the proposed means of sewage disposal and wa- ter supply shall file with the Department, prior to 3. Extension Time Increments:Additional the Council's consideration of the preliminary time extensions shall be granted in not plat, written statements as to the general ade- greater than one-year increments. quacy of the proposed means of sewage disposal and water supply. (Applicant is responsible for 4. Phased Subdivision: In the case of a submitting appropriate application forms to the phased subdivision,final plat approval by the Seattle-King County Health Department and for City Council of any phase of the preliminary paying the Health Department review fee.) plat will constitute an automatic one-year ex- tension for the filing of the next phase of the K. CITY COUNCIL ACTION: subdivision. The Hearing Examiner's recommendations shall be submitted to the City Council not later than M. AMENDMENTS: fourteen (14) days following the public hearing. At any time after preliminary plat approval and be- After receiving the Hearing Examiner's recom- fore final plat approval,the applicant may submit mendation, the City Council shall consider the an application to the Administrator that proposes adoption or rejection of the recommendation. If an amendment to the approved or conditionally the City Council deems that a change in the Hear- approved preliminary plat. ing Examiner's recommendation is necessary, the change of the recommendation shall not be 1. Minor Amendments:The Administrator made until the City Council has adopted its own shall have the authority to administratively findings, conclusions recommendations and ap- approve amendments that the Administrator proved or disapproved the preliminary plat. deems to be minor. L. EXPIRATION DATE: 2. Major Amendments: A major amend- ment shall include, but is not limited to, the 1. Expiration and Extension: Preliminary following: plat approval shall lapse unless a final plat based on the preliminary plat, or any phase a. Any amendment that would result in thereof,is submitted within five(5)years from or would have the effect of decreasing the date of preliminary plat approval. One the aggregate area of open space in the one-year extension shall be granted to an ap- subdivision by ten percent (10%) or plicant who files a written request with the Ad- more; ministrator at least thirty(30)days before the • expiration of this five(5)year period,provided b. Any amendment that would result in the applicant demonstrates that he/she has increasing the number of lots in the sub- attempted in good faith to submit the final plat division beyond the number previously approved; 7- 9 (Revised 1/99) 4-7-090A c. Any amendment that would result in A. CITY STAFF REVIEW: or have the effect of reducing the residen- The Department and Fire Department shall re- tial dwelling unit density for the site below view the plat. City plan checking review and in- the allowed minimum density; spections shall be subject to fees pursuant to RMC 4-1-170. d. Any amendment that would result in the relocation of any roadway access B. GENERAL REQUIREMENTS AND point to an exterior street from the plat; FINDINGS: If the City staff finds that the preliminary plat com- e. Any amendment that proposes phas- plies with the following requirements, the subdivi- ing of plat development; or sion can proceed to the final plat stage without a preliminary plat hearing by the Hearing Examiner f. Any amendment that,in the opinion of and City Council: the Administrator, would significantly in- crease any adverse impacts or undesir- 1. Density Requirements: Overall density able effects of the plat. of the subdivision shall not exceed the maxi- mum density allowed pursuant to the Zoning 3. Process for Major Amendments: If the Code. Lot size and lot width requirements Administrator determines that the proposed need not comply with Zoning Code so long as amendment is major,the Hearing Examiner overall density complies with the Code. shall hold a public hearing on the proposed major amendment in accordance with the re- 2. Public Works Improvements: Ade- quirements for preliminary plat approval quate provision shall be made for drainage, found in subsection I of this Section provided, streets, alleys, public ways, water, and sani- however, that any public hearing on a pro- tary wastes. The City may add conditions to posed major amendment shall be limited to the preliminary plat in order to ensure con- whether the proposed major amendment formance with City standards. should or should not be approved. Within thirty (30) days following receipt of the Hear- C. EXPIRATION DATE: ing Examiner's written recommendation, the The preliminary plat shall comply with RMC City Council shall approve or disapprove any 4-7-080L pertaining to expiration of the prelimi- proposed major amendment and may make nary plat.The date of approval will be that date on any modifications in the terms and conditions which King County approved the preliminary plat. of the preliminary plat approval to the extent that they are reasonably related to the pro- D. INSTALLATION OF IMPROVEMENTS posed amendment. If the applicant is unwill OR BONDING IN LIEU OF ing to accept the proposed major amendment IMPROVEMENTS: under the terms and conditions specified by If the improvements are not constructed prior to the City Council, the applicant may withdraw the proposed major amendment and develop annexation to the City,the subdivision must com the subdivision in accordance with the origi ply with RMC 4 7 100. nal preliminary plat approval (as it may have E. FINAL PLAT PROCEDURES: previously been amended). (Ord.4751, Theprocedures for final plat shall be the same as 11-16-1998) those outlined in RMC 4-7-110. 4-7-090 PROPERTY ANNEXED TO 4-7-100 INSTALLATION OF CITY WITH PRELIMINARY PLAT IMPROVEMENTS OR BONDING IN APPROVAL IN COUNTY: LIEU OF IMPROVEMENTS: In instances where property annexed to the City has received preliminary plat approval from King A. REQUIRED IMPROVEMENTS: County prior to annexation, the following review The following tangible improvements shall be re- shall occur: quired before a final plat or a short subdivision is recorded:grading and paving of streets and al- leys, installation of curbs, gutters, sidewalks,• (Revised 1/99) 7- 10 4-7-110F monuments, sanitary and storm sewers, street with the lot development standards of the lights, water mains and street name signs, to- Zoning Code. gether with all appurtenances thereto to specifi- cations and standards of this Code, approved by 3. Submittal Requirements: Shall be as • the Department and in accordance with other stipulated in RMC 4-8-120.The final plat shall standards of the City. A separate construction be prepared by a registered land surveyor in permit will be required for any such improve- accordance with the requirements of the ments, along with associated engineered plans Renton surveying standards. Shall contain prepared per the City drafting standards and as- data sufficient to determine readily and repro- sociated fees as listed in RMC 4-1-140 through duce on the ground the location,bearing,and 4-1-200, Fee Schedules. (Amd. Ord. 4751, length of every street, easement line, lot line, 11-16-1998) • boundary line and block line on site. Shall in- clude dimensions to the nearest one-hun- B. INSPECTION, APPROVAL AND FEES: dredth (1/100) of a foot and angles and The Department shall be responsible for the su-. bearings in degrees, minutes, and seconds. pervision, inspection and acceptance of all subdi- vision improvements. 4. Fees:Application fees are required as outlined in the Fee Schedule, RMC 4-1-170. C. PERMITS: Prior to proceeding with subdivision improve- B. REFERRAL TO OTHER ments, the subdivider shall make application for DEPARTMENTS AND AGENCIES: such permits from the City as are necessary.The The Department shall distribute the final plat to all applicant is also responsible for complying with all other departments, utility agencies and other gov- permit requirements of other Federal, State and ernmental agencies as warranted. local agencies. C. CITY COUNCIL APPROVAL: D. FINAL RECORDING: At its first public meeting following the date the fi- No final plat or any short subdivision shall be re- nal plat application has been officially accepted by corded until all improvements are constructed in the Department,the City Council shall set a date a satisfactory manner and approved by the re- to consider the final plat.The final plat shall be ap- sponsible departments or a security approved by proved, disapproved or returned to the applicant the City has been posted for deferred improve- for modification or correction by the City Council. ments. (Amd. Ord.4751, 11-16-1998) D. SETTING OF MONUMENTS: E. DEFERRED IMPROVEMENTS: All interior monuments shall be installed prior to See RMC 4-9-060. the release of any bond. E. FILING FINAL PLAT: 4-7-110 FINAL PLAT PROCEDURES: Before the final plat is submitted to the City Coun- cil, it shall be signed by the Administrator. After A. APPLICATION: the final plat is approved by the City Council, it shall be signed by the Mayor and the City Clerk. 1. Submittal to Department: Application The final plat shall be filed with the King County for final plat shall be filed with the Department Department of Records and Elections by the City. on forms prescribed by the Department. F. EXPIRATION OF PLAT AFTER 2. Conformance with Preliminary Plat: COUNCIL APPROVAL: The final plat shall conform with only minor If a final plat has not been recorded within six(6) modifications to the preliminary plat.The lot months after approval by the City Council,the plat configuration and number of lots must remain shall expire and be null and void.To revitalize the unchanged from the approved preliminary expired plat, the plat shall be resubmitted as a plat. Minor modifications are allowed in lot preliminary plat. One extension to the six (6) line locations and dimensions of the new par- month period may be granted by the City Council. cels provided all parcels are in conformance 7 - 11 (Revised 11/07) 4-7-120A 4-7-120 COMPATIBILITY WITH 1. Land Unsuitable for Subdivision:Land EXISTING LAND USE AND PLAN — which is found to be unsuitable for subdivi- GENERAL REQUIREMENTS AND sion includes land with features likely to be MINIMUM STANDARDS: harmful to the safety and general health of the future residents(such as lands adversely A. CONTINUITY WITH IMPROVED affected by flooding,steep slopes,or rock for- A. CONTINUITY WITH IMPROVED mations). Land which the Department or the ADDITIONS: Hearing Examiner considers inappropriate No plan for the replatting, subdivision, or dedica- for subdivision shall not be subdivided unless tion of any areas shall be approved by the City adequate safeguards are provided against Council unless the streets shown therein are con- these adverse conditions. nected by surfaced road or street (according to City specifications) to an existing street or high- a. Flooding/Inundation: If any portion way of the land within the boundary of a pre- liminary plat is subject to flooding or inun- B. CONFORMITY WITH EXISTING dation,that portion of the subdivision PLANS: must have the approval of the State ac- The location of all streets shall conform to any cording to chapter 86.16 RCW before the adopted plans for streets in the City. Department and the Hearing Examiner shall consider such subdivision. C. TRAILS PLANS: If a subdivision is located in the area of an offi- b. Steep Slopes:A plat, short plat, cially designed trail, provisions shall be made for subdivision or dedication which would re- reservation of the right-of-way or for easements suit in the creation of a lot or lots that pri- to the City for trail purposes. madly have slopes forty percent(40%)or greater as measured per RMC 4-3-050J1a, without adequate area at 4-7-130 ENVIRONMENTAL lesser slopes upon which development CONSIDERATION — GENERAL may occur, shall not be approved. (Amd. REQUIREMENTS AND MINIMUM Ord.4835, 3-27-2000) STANDARDS: 2. Native Growth Protection Area Ease- ment and Minimum Lot Size:Native growth A. It is PURPOSE: protection area easements may be included the purposeof this Section to provide for the protection of valuable, irreplaceable environmen- in the minimm lot size process;of lots created tal amenities and to make urban development as throughat t the subdivisionofte tside thpre ease- compatible as possible with the ecological bal- menthat the area ie the lota outside ofadequate se- ance of the area. Goals are to preserve drainage able is sufficient to . (Ord.w for 4835, 3-27-2000)build- patterns, protect groundwater supply, prevent able area and yards. erosion and to preserve trees and natural vegeta- 3. Land Clearing and Tree Retention: tion.This is beneficial to the City in lessening the Shall comply with RMC 4-4-130,Tree Reten- costs of the development to the City as a whole, tion and Land Clearing Regulations. and to the subdivider in creating an attractive and healthy environment. 4. Streams: B. ACTION NOT A TAKING: a. Preservation: Every reasonable ef- No action taken herein shall constitute a taking fort shall be made to preserve existing under the laws or constitution of the State or Fed- streams, bodies of water, and wetland ar- eral government. east C. ENVIRONMENTAL b. Method: If a stream passes through CONSIDERATIONS: any of the subject property, a plan shall A plat, short plat, subdivision or dedication shall be presented which indicates how the be prepared in conformance with the following stream will be preserved. The methodol- provisions: ogies used should include an overflow (Revised 11/07) 7 - 12 4-7-150E area, and an attempt to minimize the dis- D. STREET ALIGNMENT: turbance of the natural channel and The alignment of all streets shall be reviewed and (. stream bed. approved by the Planning/Building/Public Works Department. The street standards set by RMC c. Culverting:The piping or tunneling 4-6-060 shall apply unless otherwise approved. of water shall be discouraged and al- Street alignment offsets of less than one hundred lowed only when going under streets. twenty five feet(125') are not desirable, but may be approved by the Department upon a showing d. Clean Water: Every effort shall be of need but only after provision of all necessary made to keep all streams and bodies of safety measures. water clear of debris and pollutants. (Amd. Ord.4835, 3-27-2000; Ord. 5304, E. STREET PATTERN: 9-17-2007) 1. Grid: A grid street pattern shall be used 4-7-140 PARKS AND OPEN SPACE: to connect existing and new development and shall be the predominant street pattern in Approval of all subdivisions located in either sin- any subdivision permitted by this Section. gle family residential or multi-family residential zones as defined in the Zoning Code shall be con- 2. Linkages: Linkages, including streets, tingent upon the subdivider's dedication of land or sidewalks, pedestrian or bike paths, shall be providing fees in lieu of dedication to the City, all provided within and between neighborhoods as necessary to mitigate the adverse effects of when they can create a continuous and inter- development upon the existing park and recre- connected network of roads and pathways. ation service levels.The requirements and proce- Implementation of this requirement shall dures for this mitigation shall be per the City of comply with Comprehensive Plan Transpor- Renton Parks Mitigation Resolution. tation Element Objective T-A and Policies T-9 through T-16 and Community Design Ele- ment, Objective CD-M and Policies CD-50 4-7-150 STREETS - GENERAL and CD-60. REQUIREMENTS AND MINIMUM STANDARDS: 3. Exceptions: A. RELATIONSHIP TO ADJOINING a. The grid pattern may be adjusted to A STREET SYSTEM: a"flexible grid"by reducing the number of linkages or the alignment between roads, The proposed street system shall extend and cre- where the following factors are present ate connections between existing streets unless on site: otherwise approved by the Planning/Building/ Public Works Department. Prior to approving a i. Infeasible due to topographical/ street system that does not extend or connect, environmental constraints; and/or the Reviewing Official shall find that such excep- tion shall meet the requirements of subsection E3 ii. Substantial improvements are of this Section.The roadway classifications shall existing. be as defined and designated by the Department. B. STREET NAMES: 4. Connections: Prior to adoption of a complete grid street plan, reasonable con- All proposed street names shall be approved by nections that link existing portions of the grid the City. system shall be made. At a minimum, stub streets shall be required within subdivisions C. ARTERIALS, INTERSECTIONS: to allow future connectivity. Streets intersecting with existing or proposed public highways, major or secondary arterials 5. Alley Access: Alley access is the pre- shall be held to a minimum. ferred street pattern. Prior to approval of a plat without alley access,the Reviewing Offi- cial shall evaluate an alley layout and deter- mine that the use of alley(s) is not feasible. 7- 13 (Revised 11/07) 4-7-150F 6. Alternative Configurations: Offset or B. WALKWAYS: loop roads are the preferred alternative con- Where circumstances warrant,the Reviewing Of- figurations. tidal may require one or more public crosswalks or walkways of not less than six feet (6') in width 7. Cul-de-Sac Streets: Cul-de-sac streets dedicated to the City to extend entirely across the may only be permitted by the Reviewing Offi- width of the block at locations deemed necessary. cial where due to demonstrable physical con- Such crosswalks or walkways shall be paved for straints no future connection to a larger street their entire width and length with a permanent pattern is physically possible. surface and shall be adequately lighted at the de- veloper's cost. (Ord. 5100, 11-1-2004) F. IMPROVEMENTS REQUIRED: All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, 4-7-170 RESIDENTIAL LOTS — roads,and alleys,shall be graded to theirfull width GENERAL REQUIREMENTS AND and the pavement and sidewalks shall be con- MINIMUM STANDARDS: structed as specified in the street standards or de- ferred by the Planning/Building/Public Works A. ARRANGEMENT: Administrator or his/her designee. (Ord. 4636, Insofar as practical, side lot lines shall be at right 9-23-1996; Ord. 5156, 9-26-2005) angles to street lines or radial to curved street lines. G. ADJACENT TO UNPLATTED ACREAGE: B. ACCESS REQUIREMENTS: Streets that may be extended in the event of fu- Each lot must have access to a public street or ture adjacent platting shall be required to be ded- road.Access may be by private access easement icated to the plat boundary line. Extensions of street per the requirements of the street standards. greater depth than an average lot shall be im- proved with temporary turnarounds.Dedication of C. MINIMUM SIZE: a full-width boundary street shall be required in The size,shape,and orientation of lots shall meet certain instances to facilitate future development. the minimum area and width requirements of the (Ord. 5100, 11-1-2004) applicable zoning classification and shall be ap- propriate for the type of development and use 4-7-160 RESIDENTIAL BLOCKS - contemplated. Further subdivision of lots within a GENERAL REQUIREMENTS AND plat approved through the provisions of this Chapter must be consistent with the then-current MINIMUM STANDARDS: applicable maximum density requirement as measured within the plat as a whole. (Ord. 5153, A. WIDTH: 9-26-2005) Blocks shall be deep enough to allow two(2)tiers of lots, except where: D. MINIMUM WIDTH: Width between side lot lines at their foremost 1. Abutting principal arterials defined in the points (i.e., the points where the side lot lines in- Transportation Element of the Comprehen- tersect with the street right-of-way line) shall not sive Plan. be less than eighty percent(80%)of the required lot width except in the cases of(1) pipestem lots, 2. The location and extent of environmental which shall have a minimum width of twenty feet constraints prevent a standard plat land con- (20') and (2) lots on a street curve or the turning figuration, including size and shape of the circle of cul-de-sac (radial lots), which shall be a parcel. minimum of thirty five feet (35'). (Ord. 4522, 6-5-1995) 3. Prior to approval of single-tier lot configu- ration based on exceptions 1 and 2, the pro- E. PROPERTY CORNERS AT ponent must demonstrate that a different INTERSECTIONS: layout or provisions of an alley system is not All lot corners at intersections of dedicated public feasible. rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). (Revised 11/07) 7- 14 4-7-200B F. PIPESTEM LOTS ALLOWED: C. LOT ARRANGEMENT: Pipestem lots may be permitted for new plats to Insofar as practical,side lot lines shall be at right achieve the minimum density within the Zoning angles to street lines or radial to curved street Code when there is no other feasible alternative lines. to achieving the minimum density. 1. Minimum Lot Size and Pipestem Width 4-7-190 PUBLIC USE AND SERVICE and Length:The pipestem shall not exceed AREA- GENERAL REQUIREMENTS one hundred fifty feet(150')in length and not AND MINIMUM STANDARDS: be less than twenty feet (20') in width.The portion of the lot narrower than eighty percent Due consideration shall be given by the subdi- (80%) of the minimum permitted width shall vider to the allocation of adequately sized areas not be used for lot area calculations nor for for public service usage. measurement of required front yard set- backs. Land area included in private access A. EASEMENTS FOR UTILITIES: easements shall not be included in lot area Easements may be required for the maintenance calculations. (Amd. Ord. 4751, 11-16-1998; and operation of utilities as specified by the De- Ord.4999, 1-13-2003) partment. 2. Shared Access Requirements: Abut- B. COMMUNITY ASSETS: ting pipestem lots shall have a shared private Due regard shall be shown to all natural features access driveway.A restrictive covenant will such as large trees, watercourses, and similar be required on both parcels for maintenance community assets. Such natural features should of the pipestem driveway.Walkways shall be be preserved,thereby adding attractiveness and paved for their entire width and length with a value to the property. (Ord. 5100, 11-1-2004) permanent surface and shall be adequately lighted at the developer's cost. (Amd. Ord. 4999, 1-13-2003; Ord.5100, 11-1-2004;Ord. 4-7-200 INSTALLATION OF 5286, 5-14-2007) UTILITIES - GENERAL REQUIREMENTS AND MINIMUM 4-7-180 INDUSTRIAL AND STANDARDS: COMMERCIAL.BLOCKS AND LOTS - A. SANITARY SEWERS: GENERAL REQUIREMENTS AND Unless septic tanks are specifically approved by MINIMUM STANDARDS: the Planning/Building/Public Works Department The division of land for industrial and commercial and the King County Health Department,sanitary purposes shall conform to the requirements and sewers shall be provided by the developer at no minimum standards of residential design except cost to the City and designed in accordance with City standards.Side sewer lines shall be installed as provided in this Section. eight feet(8')into each lot if sanitary sewer mains A. PROPERTY CORNERS AT are available,or provided with the subdivision de- INTERSECTIONS: velopment. (Ord. 5100, 11 1 2004) All lot corners at intersections of dedicated public B. STORM DRAINAGE: rights-of-way, except alleys, shall have minimum An adequate drainage system shall be provided radius of twenty five feet(25'). for the proper drainage of all surface water.Cross B. LOT ORIENTATION: drains shall be provided to accommodate all nat- ural water flow and shall be of sufficient length to The size, shape and orientation of lots shall meet permit full-width roadway and required slopes. the minimum area and width requirements of the The drainage system shall be designed per the applicable zoning classification and shall be ap- requirements of RMC 4-6-030,Drainage(Surface propriate for the type of development and use Water) Standards.The drainage system shall in- contemplated. dude detention capacity for the new street areas. Residential plats shall also include detention ca- pacity for future development of the lots.Water 7- 15 (Revised 7/07) 4-7-200C quality features shall also be designed to provide 4-7-210 OTHER IMPROVEMENTS — capacity for the new street paving for the plat. GENERAL REQUIREMENTS AND C. WATER SYSTEM: MINIMUM STANDARDS: The water distribution system including the loca A. MONUMENTS: tions of fire hydrants shall be designed and in Concrete permanent control monuments shall be stalled in accordance with City standards as established at each and every controlling corner defined by the Department and Fire Department of the subdivision. Interior monuments shall be lo- requirements. cated as determined by the Department. All sur- D. UNDERGROUND UTILITIES: veys shall be per the City of Renton surveying standards. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in B. SURVEY: the parking strip shall be placed in such a manner All other lot corners shall be marked per the City and depth to permit the planting of trees.Those surveying standards. utilities to be located beneath paved surfaces shall be installed, including all service connec C. STREET SIGNS: tions, as approved by the Department. Such in The subdivider shall install all street name signs stallation shall be completed and approved prior to the application of any surface material. Ease necessary in the subdivision. ments may be required for the maintenance and operation of utilities as specified by the Depart- 4-7-220 HILLSIDE SUBDIVISIONS: ment. E. CABLE TV CONDUITS: A. PURPOSE: Any cable TV conduits shall be undergrounded at Because of their steeper slopes, the sites of hill the same time as other basic utilities are installed side subdivisions ordinarily should have greater to serve each lot.Conduit for service connections attention paid to the potential for drainage, ero shall be laid to each lot line by subdivider as to ob sion, and slope stability problems than other sub- viate the necessity for disturbing the street area, divisions. including sidewalks, or alley improvements when B. PROCEDURE: such service connections are extended to serve any building. The cost of trenching, conduit, ped Any short plat or subdivision meeting the defini- estals and/or vaults and laterals as well as ease- tion of a"hillside subdivision"shall follow the pro- ments therefore required to bring service to the cedures established for subdivisions. Hillside development shall be borne by the developer subdivisions, including short plats, shall require and/or land owner.The subdivider shall be re the review and approval of the Hearing Examiner. sponsible only for conduit to serve his develop- ment. Conduit ends shall be elbowed to final C. STANDARDS: ground elevation and capped.The cable TV corn- The following additional standards shall apply to pany shall provide maps and specifications to the hillside subdivisions: subdivider and shall inspect the conduit and cer- tify to the City that it is properly installed. 1• Application Information: Information concerning the soils, geology, drainage pat- F. LATECOMER'S AGREEMENTS: terns, and vegetation shall be presented in Where a development is required to construct util- order to evaluate the drainage, erosion con- ity improvements that may also be required by trol and slope stability for site development of other developments or by future development of the proposed plat. The applicant must dem other parcels in the vicinity,then the developer onstrate that the development of the hillside may request establishment of a latecomer's subdivision will not result in soil erosion and agreement to reimburse the developer for all ini- sedimentation, landslide, slippage, excess tial costs of the improvements.The procedure to surface water runoff, increased costs of build follow in making application for the latecomer's ing and maintaining roads and public facilities agreement and the steps to be followed by the and increased need for emergency relief and City are as detailed in chapter 9-5 RMC. rescue operations. (Revised 7/07) 7 - 16 4-7-230B 2. Grading: Detailed plans for any pro- development process pursuant to RMC posed cut and fill operations shall be submit- 4-9-150. ted. These plans shall include the angle of slope, contours, compaction, and retaining 3. Procedural Requirements:To specify walls. the administrative requirements for the re- view and approval of binding site plans that 3. Streets: are in addition to the procedural requirements of chapter 4-8 RMC and other applicable pro- a. Streets may only have a grade ex- visions of the City development regulations. ceeding fifteen percent(15%)if approved (Ord. 5100, 11-1-2004; Ord. 5153, by the Department and the Fire Depart- 9-26-2005) ment. B. APPLICABILITY: b. Street widths may be less than those required in the street standards for 1. All proposals for binding site plans shall streets with grades steeper than fifteen be subject to the provisions of this Section.A percent (15%) if parking prohibition on binding site plan may be processed in one of one or both sides of the street is ap- thee ways: proved by the Administrator. a. Standard Binding Site Plan: A 4. Lots: Lots may be required to be larger standard binding site plan creates or al- than minimum lot sizes required by the Zon-. ters existing lot lines, subject to the de- ing Code. Generally, lots in steeper areas of velopment standards of the underlying the subdivision should be larger than those in zoning district. less steep areas of the subdivision. b. Commercial Condominium with 5. Erosion Control Requirements: Any Binding Site Plan: Where the develop- clearing or grading shall be accompanied by ment standards of the underlying zoning erosion control measures as deemed neces- district cannot be achieved through a sary by the Department. binding site plan, a binding site plan with condominium ownerships allow for 4-7-230 BINDING SITE PLANS: greater flexibility in the sale and lease of commercial and industrial sites. This al- ternative allows the site in question to be A. PURPOSE AND INTENT: treated as a single lot when applying the The purpose of this Section is to allow for: development standard for the underlying zone. 1. Optional Methods of Subdivision: To provide an optional process for the division of c. Planned Urban Development with land classified for industrial, commercial, or Binding Site Plan: Where the develop- mixed use zones CN, CV,CA,CD,CO,COR, ment standards of the underlying zoning UC-N1, UC-N2, IL, IM,and IH through a bind- district cannot be achieved through a ing site plan as authorized in chapters 58.17 binding site plan, a binding site plan and 64.34 RCW.This method may be em- merged with a planned urban develop- ployed as an alternative to the subdivision ment allows for greater flexibility in the lot and short subdivision procedures in this and infrastructure layout and develop- Chapter. (Ord. 5369, 4-14-2008) ment of the binding site plan provided planned urban development criteria are 2. Alternative Ownership Options or Al- met including provision of a public bene- ternative Standards:To allow for alternative fit. ownership options and/or the ability to modify development standards that are otherwise re- 2. A binding site plan may be reviewed and quired by the binding site plan process by al- approved: lowing binding site plan application with a commercial condominium process pursuant a. As a separate mechanism for the di- to chapter 64.34 RCW,and/or planned urban visions of commercial and industrial land; 7- 17 (Revised 5/08) 4-7-230C b. Merged with a site plan review under 4. Zoning Code Requirements: Individual RMC 4-9-200, development agreement lots created through the binding site plan under the authority of RCW 36.70B.170, shall comply with all of the zoning code re- or both a site plan and development quirements and development standards of agreement per the criteria listed in this the underlying zoning district. Where mini- Section.A development agreement may mum lot dimensions or setbacks cannot be include standards and decision criteria met, the binding site plan shall be processed that apply to a binding site plan applica- as a commercial condominium site per RMC tion in lieu of the standards and criteria 4-7-230D. contained in this Section. Per RCW 36.70B.170 through 36.70B.210, a de- a. New Construction:The site shall be velopment agreement shall not be more in conformance with the zoning code re- permissive than the development stan- quirements and development standards dards of the underlying zoning district or of the underlying zoning district at the other applicable development standards. time the application is submitted. c. Merged with a planned urban devel- b. Existing Development: If the site is opment per RMC 4-9-150. nonconforming prior to a binding site plan application,the site shall be brought into d. Independently for pre-existing devel- conformance with the development stan- oped sites, concurrent with or subse- dards of the underlying zoning district at quent to a site development permit the time the application is submitted. In application for undeveloped land, or con- situations where the site cannot be current with or subsequent to a building brought into conformance due to physical permit application. (Ord. 5153, limitations or other circumstances, the 9-26-2005) binding site plan shall not make the site more nonconforming than at the time a C. APPROVAL CRITERIA: completed application is submitted. Approval of a binding site plan or a commercial condominium site shall take place only after the c. Under either new construction or ex- following criteria are met: isting development, applicants for bind- ing site plan may proposed shared 1. Legal Lots:The site that is subject to the signage, parking, and access if they are binding site plan shall consist of one or more specifically authorized per RMC contiguous,legally created lots.Lots,parcels, 4-4-080E3, 4-4-08017, and 4-4-100E5, or tracts created through the binding site plan and other shared improvements as au- procedure shall be legal lots of record. The thorized in other sections of the City's de- number of lots, tracts, parcels, sites, or divi- velopment standards. sions shall not exceed the number of lots al- lowed in the applicable zoning district. New 5. Building Code Requirements:All build- nonconforming lots shall not be created ing code requirements have been met per through the binding site plan process. RMC 4-5-010. 2. If minimum lot dimensions and building 6. Infrastructure Provisions: Adequate setbacks for each newly created lot cannot be provisions, either on the face of the binding met,the binding site plan shall be processed site plan or in a supporting document, have as a commercial condominium site per sub- been made for drainageways,alleys,streets, section D of this Section or merged with a other public ways, water supplies, open planned urban development application per space, solid waste, and sanitary wastes, for RMC 4-9-150. the entire property covered by the binding site plan. 3. Commercial or Industrial Property: The site is located within a commercial, in- 7. Access to Public Rights-of-Way and dustrial, or mixed-use zone. Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by (Revised 5/08) 7- 18 4-7-230F means of direct access or access easement prove]is to divide the property so that the par- approved by the City. cel or tract, or a portion thereof, can be subject to chapter 64.34 RCW(Condominium 8. Shared Conditions:The Administrator Act).A condominium can only be recorded ei- may authorize sharing of open space, park- ther when the development has already been ing,access,signage and other improvements constructed to City standards established among contiguous properties subject to the through a binding site plan or a building per- binding site plan and the provisions of RMC mit for new development has been issued. 4-4-080E3, 4-4-08017, and 4-4-100E5. Con- Binding site plans for condominiums sites ditions of use, maintenance, and restrictions shall be in conformance with chapter 64.34 on redevelopment of shared open space, RCW and RMC 4-9-040.The binding site parking, access, signage and other improve- plan shall also include conditions requiring ments shall be identified on the binding site that the condominium is recorded per the pro- plan and enforced by covenants, easements visions of chapter 64.34 RCW. or other similar properly recorded mecha- nism. 3. Planned Urban Development:To allow for the ability to modify development stan- 9. Future Development:The binding site dards that are otherwise required by the bind- plan shall contain a provision requiring that ing site plan process, a binding site plan any subsequent development of the site shall application may be merged with a planned ur- be in conformance with the approved and re- ban development application pursuant to corded binding site plan. RMC 4-9-150. (Ord. 5153, 9-26-2005) 10. Dedication Statement: Where lands E. APPLICATION REQUIREMENTS: are required or proposed for dedication, the • applicant shall provide a dedication state- 1. General Requirements:All applications ment and acknowledgement on the binding for binding site plans must conform to the re- site plan. quirements of RMC 4-8-120. (Ord. 5153, 9-26-2005) 11. Suitable Physical Characteristics: A proposed binding site plan may be denied be- F. REQUIRED IMPROVEMENTS: cause of flood, inundation, or wetland condi- tions, or construction of protective 1. Improvements:The following tangible improvements may be required as condition improvements shall be provided for,either by of approval. (Ord. 5153, 9-26-2005) actual construction or a construction sched- ule approved by the City and bonded by the D. ADDITIONAL CRITERIA FOR BINDING applicant, before a binding site plan may be SITE PLANS PROPOSING COMMERCIAL recorded: grading and paving of streets and CONDOMINIUM SITES OR MERGING alleys, installation of curbs, gutters, side- WITH PLANNED URBAN DEVELOPMENT walks, monuments, sanitary and storm sew- APPLICATION: ers, street lights, water mains and street name signs, together with all appurtenances 1. Condominium—Applicability: Where thereto to specifications and standards of this subdivision of a commercial or industrial site Code,approved by the Department and in ac- will result in individual lots which cannot meet cordance with other standards of the City. A the development standards of the underlying separate construction permit will be required zoning district, the condominium option al- for any such improvements, along with asso- lows for the conversion of lease space to con- dated engineering plans prepared per the dominiums without further subdivision of City Drafting Standards. land.These standards are in addition to the requirements of subsection C of this Section. 2. Phasing of Improvements:To satisfy these requirements,the Administrator is au- 2. Condominium—Approval: Condomin- thorized to impose conditions and limitations ium developments are eligible for binding site on the binding site plan. If the Administrator plan approval,when the purpose of such ap- determines that any delay in satisfying re- quirements will not adversely impact the pub- 7- 19 (Revised 12/05) 4-7-230G lic health,safety or welfare,the Administrator responsible Reviewing Official shall be the may allow requirements to be satisfied prior Hearing Examiner. If a binding site plan appli- to issuing the first building permit for the site, cation is to be processed with a development or prior to issuing the first building permit for agreement, the responsible Reviewing Offi- any phase, or prior to issuing a specific build- cial shall be the City Council. The final deci- ing's certificate of occupancy, or in accor- sion on a development agreement with an dance with an approved phasing plan, or in application for a binding site plan shall be accordance with plans established by a de- made by City Council. No administrative ap- velopment agreement or as otherwise permit- peal of the City Council decision shall be ted or required under City Code. (Ord.5153, available. If a binding site plan is merged with 9-26-2005) a planned urban development application, the review authority shall be determined pur- G. ACCESS REQUIREMENTS: suant to RMC 4-9-150. (Ord. 5153, Access requirements and street design and de- 9-26-2005) velopment standards shall be provided in accor- dance with RMC 4-6-060, unless superseded by I. MERGER WITH SITE PLAN: the terms of a development agreement as pro- vided by subsection J of this Section,Merger with 1. Review Standards for a Previously Ap- Development Agreement. New public roads shall proved Site Plan: If a previously approved be provided for lot access where determined by site plan is submitted in conjunction with an the Administrator to be reasonably necessary as application for binding site plan approval,the a result of the proposed development or to make conditions and limitations imposed by the Ad- appropriate provisions for public roads. Establish- ministrator may, where appropriate, include ment of public roads may also be proposed by the any conditions and limitations contained in applicant. (Ord. 5153, 9-26-2005) the previously approved site plan. Subse- quent site development permits for the land H. PERMIT PROCEDURES FOR BINDING will still be subject to compliance with the zon- SITE PLAN APPROVAL: ing, building, and other applicable land use codes and regulations existing at the time of 1. Permit Type: Binding site plans shall be development permit review, unless ad- processed as Type III permits in accordance dressed as part of the binding site plan review with the procedures in chapter 4-8 RMC for and expressly depicted on the binding site Type Ill permits and the standards and crite- plan. ria set forth in this Section, unless the appli- cant elects to merge the binding site plan 2. Review Standards for Concurrent Site application with the site plan review process Plan Application: When a binding site plan or combined site plan/planned action review is being considered concurrently with another process in which case the binding site plan land development application, the Adminis- shall be processed in accordance with the trator will incorporate all conditions and limita- procedures set out in chapters 4-8 and 4-9 tions imposed on the concurrent application RMC. If a binding site plan permit is pro- into the binding site plan.Subsequent site de- cessed concurrently, but not merged with an- velopment permits for the land will still be other permit process,then the binding site subject to compliance with the zoning, build- plan application shall be processed as a Type ing, and other applicable land use codes and III permit. regulations existing at the time of develop- ment permit review,unless addressed as part 2. Review Authority: Pursuant to chapter of the binding site plan review and expressly 4-8 RMC, the Responsible Official for a bind- depicted on the binding site plan. ing site plan application shall be the Adminis- trator, unless the applicant elects to have the J. MERGER WITH DEVELOPMENT binding site plan application merged with a AGREEMENT: Type VI permit site plan application or a de- If a binding site plan is merged with a develop- velopment agreement under chapter 36.70B ment agreement, in the event of a conflict be- RCW.If a binding site plan application is to be tween the terms of the development agreement processed with a Type VI site plan,then the and this Section, the terms of the development (Revised 12/05) 7-20 4-7-230N agreement shall control. Per RCW 36.70B.170 affect the action taken by the Reviewing Offi- through 36.70B.210, a development agreement cial. Requests for reconsideration must be shall not be more permissive than the applicable filed within fourteen (14) days of the date of development standards. (Ord. 5153, 9-26-2005) the decision. (Ord. 5153, 9-26-2005) K. REVIEW AUTHORITY DECISION: L. RIGHT-OF-WAY DEDICATION: Where dedication of right-of-way is required for 1. Action: The responsible Reviewing Offi- the approved binding site plan or proposed by the cial shall review and act upon binding site applicant, the dedication shall require separate plans based upon the general criteria in this approval by City Council prior to recording of the Section and other criteria applicable to the binding site plan with record of survey.The dedi- site plan or development agreement with cation shall be effective upon recording of the which the applicant elects to merge the bind- binding site plan with record of survey. ing site plan application. Every decision made under this Section shall include find- M. SURVEY AND RECORDING: ings of fact and conclusions to support the Prior to recording,the approved binding site plan decision. shall be surveyed and the final recording forms shall be prepared by a professional land surveyor, 2. Approval: If the Reviewing Official finds licensed in the State of Washington. In addition to the proposed binding site plan is in conform- the requirements of RMC 4-8-120C,surveys shall ance to the standards and requirements of include those items prescribed by RCW this Section, then it shall be approved. 58.09.060, Records of survey,contents—Record of corner, information. 3. Approval with Modifications: If modifi- cation(s) are deemed necessary by the Re- 1. Administrator Approval:The binding viewing Official, then they may be added to site plan must be signed by the Administrator the binding site plan or a revised binding site before it is filed.The final approved binding plan may be required.The applicant shall be site plan shall remain with the City until such notified of any such modification action. time as the applicant requests that the bind- ing site plan be recorded. 4. Referral to the Hearing Examiner: Ex- cept when a binding site plan is merged with 2. Filing by City Clerk:The approved bind- a development agreement, if the Administra- ing site plan will be sent to the City Clerk by for determines that there are sufficient con- the Department when the binding site plan is cerns by residents in the area of the binding final and all prerequisites to filing have been site plan, or by City staff, to warrant a public completed.The binding site plan shall be filed hearing, then he/she shall refer the binding by the City Clerk for record in the office of the site plan to the Hearing Examiner for public King County Auditor and shall not be deemed hearing and decision by the Hearing Exam- approved until so filed. iner. Notice of the public hearing will be given as for a Type VI permit hearing. Binding site N. BINDING EFFECT: plans merged with development agreements shall be approved by City Council pursuant to 1. Vesting: Upon filing of a complete appli- the requirements of RCW 36.70B.170 et seq. cation for a binding site plan,the application shall be considered under the binding site 5. Denial: If the binding site plan is denied plan ordinance,the zoning, and other devel- by the Reviewing Official, the applicant shall opment regulations in effect on the date of be notified in writing of the decision, stating application for the land uses and develop- the reasons therefor. ment identified in the binding site plan appli- cation or identified in a complete site plan 6. Reconsideration: Any party may re- review application filed in conjunction with or quest that an application, on which the Re- processed concurrently with a binding site viewing Official has made a decision, be plan application. reopened by the Reviewing Official if it is found that new information that was not pre- viously available has come to light that might 7 -21 (Revised 12/05) 4-7-2300 2. Legal Lots: Lots, parcels, or tracts cre- be granted in not greater than one year incre- ated through the binding site plan procedure ments, up to a maximum of two (2)years. shall be legal lots of record. 4. Extension of Expiration Period for 3. Enforceable: Approved binding site Phased Projects: In the case of a phased plans shall be enforceable by the City.All pro- binding site plan, submittal for recording of visions, conditions and requirements of the any phase of the binding site plan will consti- binding site plan shall be legally enforceable tute an automatic one year extension for the on the purchaser or on any person acquiring submittal of the next phase of the binding site a lease or other ownership interest of any lot, plan. tract, or parcel created pursuant to the bind- ing site plan. The binding site plan shall in- P. APPEALS: dude a provision requiring that any See RMC 4-8-110H. subsequent development of the site shall be in conformance with the approved binding Q. ALTERATION OR VACATION: site plan. A sale,transfer, or lease of any lot, tract, or parcel created pursuant to the bind- 1. Alteration: Alteration of an approved ing site plan that does not conform to the re- binding site plan, excluding standard ease- quirements of the binding site plan approval, ments for utilities and lot line adjustments, shall be considered a violation of this Section, shall be accomplished following the same shall be a nuisance and may be subject to an procedures required for a new binding site injunction action in Superior Court or such plan application as set forth in this Section; other remedies provided by City Code. (Ord. provided, that only owners of lots within the 5153, 9-26-2005) binding site plan that are directly affected by the proposed alteration shall be required to O. EXPIRATION AND EXTENSION: authorize application for the alteration. If a binding site plan application was approved as 1. Expiration Period: For binding site part of a development agreement approval plans not merged with a site plan or develop- process as provided in subsection H2 of this ment agreement,the approval shall lapse un- Section or if property subject to a binding site less submitted for recording within five (5) plan approval is the subject of a development years of the binding site plan approval. agreement, the alteration of the approved binding site plan shall not require an amend- 2. Expiration Period for Merged Approv- ment to the development agreement or ap- als: For binding site plans approved as part proval by the City Council and,after approval of merged application with a site plan or de- and recording,shall automatically be incorpo- velopment agreement, the binding site plan rated within the development agreement un- shall lapse when the site plan or development less otherwise provided in the development agreement expires unless submitted for re- agreement. cording prior to the date of expiration for the merged application. 2. Vacation:Vacation of a recorded binding site plan shall be accomplished by following 3. Extension of Expiration Period:Addi- the same procedures required for a new bind- tional time extensions beyond the five (5) ing site plan application as set forth in this year time period may be granted by the Ad- Section. If a portion of a binding site plan is ministrator if the applicant can show need vacated,the property subject to the vacation caused by unusual circumstances or situa- shall constitute one lot,and the balance of the tions which make it unduly burdensome to file approved binding site plan shall remain as the binding site plan within the five (5)year approved. If a binding site plan application time period.The applicant must file a written was approved as part of a development request with the Administrator for this addi- agreement approval process or if property tional time extension;this request must be subject to a binding site plan approval is the filed at least thirty (30) days prior to the expi- subject of a development agreement, the va- ration date. The request must include docu- cation of the approved binding site plan, mentation as to the need for the additional whether total or partial, shall not require an time period.Additional time extensions may amendment to the development agreement (Revised 12/05) 7-22 4-7-250 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) 4-7-240 VARIANCES: A. AUTHORITY: A variance from the requirements of this Chapter may be approved by the Hearing Examiner for a short plat, or a variance for a full subdivision rec- ommended to and approved by the City Council, pursuant to RMC 4-9-250B. (Amd. Ord. 4954, 2-11-2002) 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) 7-23 (Revised 12/05) 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. 5369, April 14, 2008. 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. Complete Application 3 E. Fees 3 F. Multiple Permit Application Submittal Requirements 3 G. Submittal Waiver Process 3 H. Letter of Completeness 3 4-8-070 AUTHORITY AND RESPONSIBILITIES 3 A. Review Authority 3 B. Specific Responsibilities 4 C. Planning/Building/Public Works Administrator or Designee 4 D. (Repealed) 5 E. Environmental Review Committee 5 F. (Repealed) 5 G. Planning Commission 5 1. Comprehensive Plan • • 5 2. Shoreline Master Program Amendments 5 3. Area-Wide Zoning 5 8- I (Revised 5/08) SECTION PAGE NUMBER NUMBER 4. Land Use Regulations and Processes 5 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 7 4-8-080 PERMIT CLASSIFICATION 7 A. Purpose 7 B. Review Process Based upon Application Type 7 C. Consolidated Review Process for Multiple Permit Applications 7 1. Optional Process Resulting in a Single Open Record Public Hearing 7 2. Review Authority for Multiple Permit Applications 7 D. Time Frame Based on Permit Type 7 E. Time Frames=Maximum Permitted 7 F. Exclusions from One Hundred Twenty (120) Day Time Limit 8 1. Revisions/Additional Information Required 8 2. EIS Preparation 8 3. Applicant Agreements 8 G. Land Use Permit Procedures 8 H. Review Processes 12 4-8-090 PUBLIC NOTICE REQUIREMENTS 20 A. Applicability 20 B. Notice of Development Application 20 C. Notice of Administrative Decisions 20 D. Notice of Public Hearing 20 1. Time of Notices 20 2. Content of Notice 21 E. Notice of Hearing Examiner Decision 21 F. Notice of City Council Decision 21 G. Failure to Receive Notice 21 4-8-100 APPLICATION AND DECISION - GENERAL 21 A. Preapplication Meeting 21 1. a. Preapplication Required 21 b. Preapplication Recommended 21 2. Purpose 21 3. Preapplication Submittal Requirements 22 4. Waiver of Formal Application Submittal Requirements 22 B. Submittal of Formal Application 22 C. Letter of Completeness 22 1. Timing 22 2. Applications Which are Not Complete 22 3. Additional Information May Be Requested 22 D. Notices to Applicant 22 E. Report by Development Services 22 1. Report Content 22 (Revised 5/08) 8 - ii SECTION PAGE NUMBER NUMBER 2. Report Timing 22 F. Public Hearing 22 1. Hearing by Examiner Required 22 2. Constitutes Hearing by Council 22 3. Hearing Rules 23 4. Closure/Continuation of Public Hearing 23 5. Application Dismissal 23 G. Examiner's Decision 23 1. Standard Decision Time and Notification Procedure 23 2. Decision Time Extension 23 3. Conditions 23 4. Reconsideration of Examiner's Decision 23 H. Expiration of Decision 23 I. Extension 24 J. Expiration of Large Scale or Phased Projects 24 K. Council Action 24 1. Council Action Requires Minutes and Findings of Fact 24 2. Adoption of 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. Decision Authority 24 C. General Information Applicable to All Types of Appeals 24 1. Standing (Reserved) 24 2. Time to File (Reserved) 24 3. Required Form for and Content of Appeals 24 4. Filing of Appeal and Fee 24 5. Facsimile Filings 25 6. Notice of Appeal (Reserved) 25 7. Restrictions on Subsequent Actions 25 8. Limit on Number of Appeals 25 9. Exhaust of Administrative Remedies (Reserved) 25 D. Appeals of Administrative Decisions to the Planning/Building/Public Works Department 25 E. Appeals to Examiner of Administrative Decisions and Environmental Determinations 25 1. Applicability and Authority 25 a. Administrative Determinations 25 b. Environmental Determinations 25 c. Authority 25 2. Optional Request for Reconsideration 25 3. Standing 26 a. Standing for Filing Appeals of the City's Environmental Determinations 26 b. Standing for Appeals of Administrative Determinations other than Environmental - 26 8- Ili (Revised 12/05) SECTION PAGE NUMBER NUMBER c. Special Standing Requirements for Appeals of Administrative Determinations Relative to the Tree Cutting and Land Clearing Regulations 26 d. Special Standing Requirements for Appeals of Decisions Relating to Master Site Plans 26 4. Time for Appeal 26 a. Appeals of Environmental Determinations 26 b. Appeals to Examiner of Administrative Determinations Other Than Environmental 26 5. Complaints After Expiration of Appeal Time 26.1 6. Appeal Procedures— Hearing Examiner 26.1 a. Notice to Officer 26.1 b. Transmittal of Records and Reports 26.1 c. Notice of Hearing Required 27 d. Content of Hearing 27 e. Record Required 27 f. Electronic Transcript 27 7. Examiner Decision 27 a. Substantial Weight 27 b. Examiner Decision Options and Decision Criteria 27 c. Time for Examiner's Decision 27 8. Appeal of Examiner Decision 27 a. Appeal of Examiner's Decision to Council 27 b. (Del. by Ord. 4899) 27 c. Other Bodies (Reserved) 27 F. Appeals to City Council — Procedures 27 1. Time for Appeal 27 2. Notice to Parties of Record 28 3. Opportunity to Provide Comments 28 4. Transmittal of Record to Council 28 5. Council Review Procedures 28 6. Council Evaluation Criteria 28 7. Findings and Conclusions Required 28 8. Council Action 28 9. Decision Documentation 28 10. Council Action Final 28 G. Appeals to Superior Court 28 1. Intent 28 2. Applicability 28 3. Standing 28 4. Content of Appeal Submittal 29 5. Time for Initiating Appeal to Superior Court 29 a. Appeals of Land Use Decisions 29 b. Appeal of Environmental Determinations 29 6. Appeals of Other Than Land Use Decisions—Superior Court 29 H. Appeals of Shoreline Permit Decisions to Shorelines Hearing Board 29 1. Standing for Appeals to Shorelines Hearings Board 29 (Revised 12/05) 8- iv SECTION PAGE NUMBER NUMBER 2. Place and Time for Filing Appeals 29 3. City Requires Copy of Appeal Notice 29 4. Limited Utility Extensions and Protective Bulkheads—Appeals 29 I. Growth Management Hearings Board 30 1. Standing for Appeals to GMHB 30 2. Matters Which May Be Appeals 30 3. Time for Appeal 30 4. Contents of Petition for Review 30 4-8-120 SUBMITTAL REQUIREMENTS - SPECIFIC TO APPLICATION TYPE . 30.1 A. Table 4-8-120A— Public Works Permit Submittal Requirements 30.1 B. Table 4-8-120B— Building Section Permit Submittal Requirements 31 C. Table 4-8-120C— Land Use Permit Submittal Requirements 35 D. Definitions of Terms Used in Submittal Requirements for Building, Planning and Public Works Permit Applications 44.2 r 8-V (Revised 12/05) 4-8-050B 4-8-010 PURPOSE AND INTENT: for review according to one of the eleven (11) types of permit review procedures, and another The purpose and intent of this Chapter is to estab- specific procedure is not required by law, the De- i fish standard procedures for all land use and de- velopment Services Division shall classify the ap- velopment applications in order to provide for an plication. (Ord. 4587, 3-18-1996) integrated and consolidated land use permit and environmental review process. It is further the purpose of this Chapter to combine and expedite 4-8-050 EXEMPTIONS FROM STATE development review to eliminate redundancy and PROCESS REQUIREMENTS: minimize delays,to establish timelines for notify- ing the public of land use applications,to revise A. STATE AUTHORITY: hearing requirements to allow one open record RCW 36.70B.140 allows a local government to hearing and one closed record appeal hearing, exclude certain project permits from procedure and to provide that final decisions on develop and time limit requirements. This Section deals ment proposals be made within one hundred with exemptions from State-mandated notice re- twenty(120) days of the date of the letter of corn- pleteness, except for development specifically quirements. Permit types listed below may and exempted under this Chapter. often do have City Code requirements for review, notification, and appeal beyond State require- The mandatory nature of the one hundred twenty ments. (120) day processing time notwithstanding, it is B. EXEMPTIONS FROM CITY GOAL OF neither the intent nor the purpose of this Chapter to establish a claim or remedy for a delay in the ONE HUNDRED TWENTY (120) DAY final decision beyond one hundred twenty (120) REVIEW PROCESS FOR CERTAIN days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974, ACTIONS REQUIRING MORE TIME: 6-24-2002) RCW 36.70B.140 provides that local govern- ments may determine that there are"special cir- cumstances" relative to certain actions or 4-8-020 APPLICABILITY: processes that warrant a different review process All applications for development shall be subject than that set forth in State law.Therefore,the City to the provisions of this Chapter, except where rexempts the following actionshundred sincewethey(120)days specifically exempted under RMC 4-8-050, Ex- to process more than one m twenty ecidays emptions from State Process Requirements. to process or would be deemed emergencies: (Ord. 4648, 1-6-1997) 1. Comprehensive Plan amendments with or without any other associated land use ap- 4-8-030 EFFECT OF PERMIT: plication such as a rezone, The issuance or granting of a permit or approval 2. Renton Municipal Code amendments, of plans and specifications shall not be deemed or construed to be a permit for, or an approval of, 3. Annexations, any violation of any of the provisions of this code. No permit presuming to give authority to violate or 4. Planned unit developments, cancel the provisions of this code shall be valid except insofar as the work or use which it autho- 5. Development agreements, rized is lawful. (Ord. 4351, 5-4-1992) 6. Environmental impact statements, ' 4-8-040 PERMIT PROCESSES 7. Temporary emergency wetland permit, CLASSIFIED BY TYPE: Development subject to review by the City is 8. Declared emergency under SEPA, clas- sified and processed using one of the eleven (11) 9. Street vacations, types of land use permit procedures listed in RMC 4-8-080G. The review process for the types of 10. Any project once it is appealed to the permit review procedures are described in RMC Hearing Examiner and/or City Council. 4-8-080H. If the code does not expressly provide • 8- 1 (Revised 12/05) 4-8-050C 11. Any project once it becomes the subject D. EXEMPTIONS FROM STATE of a petition under the Land Use Petition Act, NOTIFICATION AND PROCEDURAL REQUIREMENTS FOR PERMIT 12. Any project that is determined by the APPLICATIONS NOT SUBJECT TO Mayor to present extenuating circumstances ENVIRONMENTAL REVIEW: which would require more than one hundred RCW 36.70B.140 allows local governments to ex- twenty (120) days to process. dude certain approvals and building and C. EXEMPTIONS FROM STATE engi- neering permits from the public notification and procedural requirements of the statute if they are NOTIFICATION AND PROCEDURAL categorically exempt from environmental review REQUIREMENTS FOR PERMITS or if environmental review has already been corn- RELATING TO USE OF PUBLIC AREAS/ pleted at an earlier stage.However,the City's one FACILITIES: hundred twenty (120) day maximum processing As permitted by RCW 36.70B.140, the City also time would still apply.Therefore,the City exempts exempts the following "approvals relating to the the following actions from the public notification use of public areas or facilities"from the notifica- and procedural requirements since they are typi- tion and procedural requirements of RCW cally processed very quickly and would be con- 36.70B.060 through 36.70B.080 and RCW siderably delayed by imposition of a public 36.70B.110 through 36.70B.130. comment period(s). 1. Deferral of off-or on-site improvements, 1. Building and grading permits (SEPA ex- empt), 2. Drainage connection permits, 2. Business licenses for home occupations, 3. Driveway construction permit (all uses/ users), 3. Planning/Building/Public Works adminis- trative variances (i.e., driveway grade), 4. Driveway relocation permit (all uses/us- ers), 4. Fire installation/construction permits, 5. Franchise utility permits, 5. Electrical, mechanical, plumbing, sign and special fence permits, 6. Right-of-way use permit, 6. Lot line adjustments, 7. Release of easements, 7. Final plats, 8. Side sewer permit, 8. Minor amendments (less than ten per- 9. Side sewer cap permit, cent(10%))to a previously approved site plan, 10. Sidewalk repair permit (all uses/users), 9. Occupancy permits, 11. Sidewalk/curb/gutter,construction per- mit(all uses), 10. Open space, agricultural and timber lands current use assessment, 12. Permits to stop City water and/or sewer service, 11. Public art exemption certificate, 13. Water meter applications, 12. Routine vegetation management per- mits (SEPA exempt), 14. Other SEPA exempt actions/activities as outlined in WAC 197-11-800. 13. Shoreline exemptions, 14. Temporary use permits(SEPA exempt), but not exempting sign requirements, (Revised 12/05) 8-2 4-8-070A 15. Water,sewer,storm drainage, roadway C. APPLICATION LOCATION: permits (SEPA exempt), All land use, building, and public works applica- tions addressed in this Title shall be filed with the 16. Other SEPA exempt actions/activities Development Services Division. All fire permits as outlined in WAC 197-11-800. (Amd. Ord. shall be filed with the Fire Prevention Bureau. 4974, 6-24-2002; Ord. 5156, 9-26-2005) D. COMPLETE APPLICATION: E. EXEMPTIONS FROM STATE Unless waived by the Development Services Di- PROCEDURAL REQUIREMENTS FOR vision,the requirements for a full complete land NONPROJECT PERMITS: use, building, or public works permit application RCW 36.70B.020 excludes certain actions from shall consist of the information listed in RMC the definition of project permits, particularly non- 4-8-120A, B and C, and any site-specific informa- project legislative actions.The adoption or tion identified in a preapplication meeting sum- amendment of a comprehensive plan, subarea mary. Application fees pursuant to RMC 4-1-140 plan, or development regulations that do not in- through 4-1-200 are also required for a complete volve site-specific rezones are exempt from pro- application. cedures requiring environmental review to be completed prior to the legislative hearing. (Ord. E. FEES: 5153, 9-26-2005) See RMC 4-1-140 through 4-1-200. F. MULTIPLE PERMIT APPLICATION 4-8-060 SUBMITTAL SUBMITTAL REQUIREMENTS: REQUIREMENTS — GENERAL: Where submittal requirements are duplicated for various types of permit applications,an applicant A. PURPOSE: shall be required to submit only the largest(not to- In order to comply with the State law, the City is tal) number of copies required. For example, an required to detail the requirements for complete application for a site plan approval with associ- building, public works and land use permit appli- ated variance would require only twelve (12) cop- cations. ies even though the submittal chart indicates that site plan approval requires twelve(12)copies and B. VESTING OF APPLICATION: the variance requires ten (10) copies. Is a legal doctrine whereby a valid and fully com- plete building application for a project that is per- G. SUBMITTAL WAIVER PROCESS: miffed under the zoning or other land use control In order to have any of the normally required sub- ordinances in effect on the date of the application mittals waived, the applicant must request such shall be considered under the building permit, waiver(s)at or after a preapplication meeting with zoning, or other land use controls in effect on the City staff. Staff will consider the merits of the date of such valid and fully complete building ap- waiver request(s) and will provide the applicant plication. with a written list of any/all submittals waived.The applicant must submit a copy of the list of City ap- 1. Supplemental information required after proved waiver(s)at the time of formal application. acceptance shall not affect the validity of the vesting for such application. H. LETTER OF COMPLETENESS: Upon finding an application complete,the Devel- 2. Revisions requested by an applicant to a opment Services Division will provide a letter of vested, but not yet approved, application completeness to the applicant and property shall be deemed a new application when owner(s). such revisions would result in a substantial change in the basic site design plan,intensity, density, and the like, involving a change of 4-8-070 AUTHORITY AND ten percent (10%) or more in area or scale. RESPONSIBILITIES: Vesting for the new application shall occur upon the date of submission of a valid and A. REVIEW AUTHORITY: (r fully complete building application for the RMC 4-8-080G, Land Use Permit Procedures, changed project. lists the development applications and outlines 8-3 (Revised 12/05) 4-8-070B the responsible review authority associated with iii. Modification of geologic hazard reg- making recommendations, conducting open ulations for manmade slopes; record public hearings, open record appeals,the responsible official for the permit decision, and iv. Modifications/waivers of sewer code appeal bodies. requirements; B. SPECIFIC RESPONSIBILITIES: v. Modifications of the number of re- The regulation of land development is a coopera- quired parking stalls and the require- tive activity including many different elected and ments of the parking, loading and appointed boards and City staff. The specific re- driveway regulations; and sponsibilities of these bodies are listed as set forth in subsections C through J of this Section vi. Modifications to development stan- and RMC 4-8-080G. dards in the Center Village Residential Bonus District and the Urban Design C. PLANNING/BUILDING/PUBLIC Regulation Overlay District; WORKS ADMINISTRATOR OR DESIGNEE: 11. Public art exemption certificate; Authority: The Planning/Building/Public 12. Review of business licenses for home Works Administrator or his/her designee shall occupations; review and act on the following: 13. Revocable permits for the temporary 1. Appeals of administrative decisions/de—use of public right-of-way; terminations regarding requests for modifica- tion of storm drainage regulations; 14. Routine vegetation management per- mits; 2. Appeals relating to Uniform Building Code Sections: Section 105, Section 110, 15. Sewer modifications, alternates, and and Section 1.18—Alternative Materials; appeals pursuant to RMC 4-9-250D and E and 4-8-110D, respectively; 3. Building and grading permits; 16. Shoreline exemptions; 4. Conditional approval permits for noncon- forming structures; 17. Shoreline permits; 5. Conditional use permit, administrative; 18. Short plats—four(4) or less; 6. Critical area regulation alternates and 19. Site plan approval, administrative; modifications; 20. Master Plan review (individual phases); 7. Critical areas regulation administrative determinations per RMC 4-3-050D4; 21. Temporary emergency wetland permits; 8. Interpretation of flood insurance rate map 22. Temporary use permits; boundaries; 23. Variances: 9. Lot line adjustments; i. Administrative pursuant to RMC. 10. Modifications: 4 9 250B1c; i. Minor modifications to previously ap ii. Variances not associated with a de- proved site plan; velopment permit that requires review by the Hearing Examiner, provided the vari- ii. Modifications of storm drainage re- ance authority is not specifically given to quirements; another authority elsewhere in this Chap- ter,and any building permits submitted in (Revised 12/05) 8-4 4-8-070H conjunction with such variance applica- 2. Shoreline Master Program Amend- tion; and ments: Recommendations to City Council re- garding Shoreline Master Program iii. Variances from chapter 8-7 RMC, Amendments after holding public hearing. Noise Level Regulations; and 3. Area-Wide Zoning:The Planning Corn- 24. Waivers: mission, in conducting area land use analy- sis, may from time to time recommend to the i. Waivers of right-of-way dedica- City Council area-wide zonings to implement tion for plat; the recommended amendments to the Com- prehensive Plan. ii. On- and off-site improvements (including deferrals); and 4. Land Use Regulations and Processes: Upon Council request and based upon the iii. Allowing a commercial or multi- goals and policies of the Comprehensive family residential driveway grade of Plan, recommendations to Council regarding between eight percent (8%) and fif- effective and efficient land use regulations teen percent (15%). (Ord. 5028, and processes. 11-24-2003; Amd. Ord. 5157, 9-26-2005) H. HEARING EXAMINER: D. (Rep. by Ord. 5157, 9-26-2005) 1. Authority: The Hearing Examiner shall review and act on the following: E. ENVIRONMENTAL REVIEW COMMITTEE: a. Appeals of administrative decisions/ The Environmental Review Committee shall: determinations (including, but not limited to, parking, sign, street, tree cutting/rou- 1. Make threshold determinations for envi- tine vegetation management standards, ronmental checklists, and Urban Center Design Overlay Dis- trict regulations) and ERC decisions, ex- 2. Make determinations regarding whether cepting determinations of whether an an optional public hearing is needed for a site application is a bulk storage facility which plan review application, shall be appealable to the City Council, 3. Authorize circulation of draft environmen- b. Appeals relating to RMC 4-5-060, tal impact statements, Uniform Code for the Abatement of Dan- gerous Buildings, 4. Approve and issue final environmental impact statements, c. Bulk storage special permit and vari- ances from the bulk storage regulations, 5. Approve mitigation conditions for miti- gated determinations of nonsignificance and d. Conditional approval permit for non- final environmental impact statements. conforming uses, F. (Rep. by Ord. 5157, 9-26-2005) e. Conditional use permit, G. PLANNING COMMISSION: f. Fill and grade permit, special, The Planning Commission shall review and act on the following: g. Master Plan review(overall plan)and major amendments to an overall Master 1. Comprehensive Plan: Duties related to Plan, the Comprehensive Plan as described in chapter 2-10 RMC, Planning Commission. h. Mobile home parks, preliminary and final, 8-5 (Revised 12/05) 4-8-0701 i. Planned urban development, prelimi- d. Special permits requiring Council ap- nary, when associated with an existing proval, development that proposes a binding site plan, e. Variances from the provisions of the subdivision regulations relating to a full j. Planned urban development, final, subdivision. k. Shoreline conditional use permit, 4. Appeals: Unless otherwise specified, any decision of the Environmental Review I. Shoreline variance, Committee or the Planning/Building/Public Works Administrator or his or her designee in m. Short plat—five (5)to nine (9) lots, the administration of this Title shall be ap- pealable to the Hearing Examiner as an ad- n. Site plan approvals requiring a public ministrative determination pursuant to RMC hearing, 4-8-110E, Appeals to Examiner of Adminis- trative Decisions and Environmental Determi- o. Special permits, nations. (Ord. 5028, 11-24-2003; Ord. 5153, 9-26-2005) p. Variances from the critical areas reg- ulations listed in RMC 4-9-250B1, the I. CITY COUNCIL: land clearing and tree cutting regulations, The City Council shall review and act on the fol- the wireless communication facility de- lowing: velopment standards,the provisions of the subdivision regulations relating to 1. Annexations, short plats, and variances associated with a development permit that requires 2. Appeals of Hearing Examiner decisions review by the Hearing Examiner, and (any appeal from a Hearing Examiner's deci- sion, whether an appeal from an administra- q. Building permits submitted in con- tive determination or an original decision, junction with any of the above. shall be appealable to the City Council pursu- ant to RMC 4-8-110E8), 2. Interpretation: It shall be the duty of the Hearing Examiner to interpret the provisions 3. Appeals of staff determinations of of chapter 4-2 RMC, Zoning Districts—Uses whether or not a proposal is considered a and Standards, in such a way as to carry out bulk storage facility, the intent and purpose of the plan thereof, as shown by the maps fixing districts, accompa- 4. Comprehensive Plan map or text amend- nying and made part of this Code, in cases ment, where the street layout actually on the ground varies from the street layout as shown on the 5. Dedications of property for public pur- maps aforesaid. poses, 3. Recommendations:The Hearing Ex- 6. Development and zoning regulations text aminer shall hold a hearing and make recom- amendment, mendations to the City Council on the following: 7. Final plats, a. Rezones, site specific, in conform- 8. Preliminary plats, ance with the Comprehensive Plan, 9. Planned urban developments, prelimi- b. Preliminary plats, nary, c. Planned urban developments, pre- 10. Release of easements, liminary, except those under subsection H1j of this Section, 11. Rezones with associated Comprehen- sive Plan amendment, (Revised 12/05) 8-6 4-8-080E 12. Rezones with associated Comprehen- hearings in accordance with RCW sive Plan map or text amendment, 43.21C.075,Appeals,and WAC 197-11-680, Appeals. Where hearings are required for 13. Street vacations, permits from other local, State, regional, or Federal agencies, the City will cooperate to 14. Variances from the provisions of the the fullest extent possible with the outside subdivision regulations relating to a full subdi- agencies to hold a single joint hearing.A flow- vision. (Ord. 5153, 9-26-2005) chart showing the timeline for processing a combined land use, environmental, and J. REVIEW AUTHORITY FOR MULTIPLE building permit application is included in sub- PERMIT APPLICATIONS: section H of this Section. Where required permits are subject to different types of permit review procedures,then all the as- 2. Review Authority for Multiple Permit sociated applications are subject to the highest Applications: Where more than one land level of review authority that applies to any of the use permit application is required for a given required applications. (Amd. Ord. 4963, development,an applicant may file all related 5-13-2002) permit applications concurrently, pay appro- priate fees, and the processing may be con- ducted under the consolidated review 4-8-080 PERMIT CLASSIFICATION: process. Where required permits are subject to different types of permit review proce- A. PURPOSE: dures,then all the applications are subject to The purpose of this Section is to outline the pro- the highest-number procedure, as identified cedure and time requirements for the various de- in subsection G of this Section, and highest velopment applications reviewed by the City. All level of review authority, as identified in RMC development applications are classified and pro- 4-8-070,that applies to any of the applica- cessed according to one of eleven (11)types of tions. Appeals of environmental determina- permit procedures, as identified in subsection G tions shall be consolidated except when of this Section. allowed to be part of separate hearings in ac- cordance with RCW 43.21 C.075, Appeals, B. REVIEW PROCESS BASED UPON and WAC 197-11-680, Appeals. (Amd. Ord. APPLICATION TYPE: 4963, 5-13-2002; Ord. 5153, 9-26-2005) Subsection G of this Section lists the develop- ment applications and explains the basic steps in D. TIME FRAME BASED ON PERMIT the review process.This table also outlines the TYPE: responsible review authority.More specific details The flowcharts in subsection H of this Section in- regarding specific land use application proce- dicate timelines for each of the eleven (11) land dures and decision criteria are located in chapter use permit types,as discussed in subsection G of 4-9 RMC, Permits—Specific. (Ord.4587, this Section. For permit types I through VIII, the 3-18-1996; Amd. Ord.4660, 3-17-1997; Ord. timelines include the statutory requirement that 4963, 5-13-2002) requires the issuance of a letter of completeness within twenty eight (28) days of the application C. CONSOLIDATED REVIEW PROCESS submittal, pursuant to RCW 36.70B.070(1), and FOR MULTIPLE PERMIT APPLICATIONS: the provision for final decisions on permits within one hundred twenty (120) days of receipt of a 1. Optional Process Resulting in a Sin- complete application. In addition,there is a gen- gle Open Record Public Hearing: An appli eralized flowchart for the consolidated review pro cant may elect to have the review and cess. (Amd. Ord. 4974, 6-24-2002; Ord. 5153, decision process for required permits consol- 9-26-2005) idated into a single review process. Consoli- dated review shall provide for only one open record hearing and no more than one closed PERMITTED: record appeal period.Appeals of environ- Final decisions on all Type I through Type VIII per- mental determinations shall be consolidated mits and reviews subject to the procedures of this except when allowed to be part of separate Chapter shall occur within one hundred twenty 8-7 (Revised 12/05) 4-8-080F (120) days from the date an application is quired studies, or provide additional deemed complete, unless the applicant consents information.The period shall be calculated to an extension of such time period. If a project from the date the Development Services Divi- application is substantially revised by an appli- sion notifies the applicant of the need for ad- cant, the one hundred twenty (120) day time pe- ditional information until: (a) the date the riod shall start again after the revised project Division determines the additional informa- application is determined to be complete. Devel- tion satisfies the request for information, or opment applications which are specifically ex- (b)fourteen (14) days after the date accept- empted under RMC 4-8-050, Exemptions from able information has been provided to the State Process Requirements, are not subject to City,whichever is earlier. If the Division deter- this time frame. (Amd. Ord. 4974, 6-24-2002; mines that the information submitted is insuf- Ord. 5153, 9-26-2005) ficient, it shall notify the applicant of the deficiencies. F. EXCLUSIONS FROM ONE HUNDRED TWENTY (120) DAY TIME LIMIT: 2. EIS Preparation: A period of two hun- In determining the number of days which have dred fifty (250) days for the preparation of a elapsed since the applicant was notified that the draft environmental impact statement(DEIS), application is complete, the following periods following a determination of significance.This shall be excluded: time frame shall commence after the final scoping of the DEIS is complete. 1. Revisions/Additional Information Re- quired:The time period in which an applicant 3. Applicant Agreements:Any time exten- has been requested by the Development Ser- sion mutually agreed upon by the applicant vices Division to correct plans, perform re- and the Development Services Division. G. LAND USE PERMIT PROCEDURES: u. O O -J o a 1— O z O _ O ui Q ZQ w0 ZO w Z 0 � ('3 -i 0 0 2 cc Z O cc Q Li] z Q a c� ma U wQ UO wa Oa o LAND USE PERMITS = a w a. III wo as _iw aQ ¢ Ox oQ OQ TYPE I . kn` gig � . s v.. i`?• .. r • a 1 � _ e Building and Grading Permits1 No No No Staff HE CC SC Business Licenses for Home Occupations(no No No No Staff HE CC SC customer visits/deliveries) Deferrals No No No Staff HE CC SC Lot Line Adjustments No No No Staff HE CC SC Minor Modification to Previously Approved Site No No No Staff HE CC SC Plan (<10%) Modifications, Deviations, Alternates of No No No Staff HE CC SC Various Code Standards2 Public Art Exemption Certificate No No No Staff HE CC SC Routine Vegetation Management Permits No No No Staff HE CC SC (SEPA exempt) Shoreline Exemptions No No No Staff HE CC SC Special Fence Permits No No No Staff HE CC SC Waivers2 No No No Staff HE CC SC (Revised 12/05) 8-8 4-8-080G 0 0 G -J v a a o o azG cc 0 UOp z Q 00 ccZ OP ¢ J no _Q J J O Z 2 N a Z W co m V ma c) we( o0 cum Oa LAND USE PERMITS • a s ¢ O = o a O a 0 = TYPE II r Additional Animals Permit Yes No No Staff HE CC SC Business Licenses for Home Occupations Yes No No Staff HE CC SC (with customer visits/deliveries) Conditional Approval Permit(nonconforming Yes No No Staff HE CC SC structures) Short Plats—4 Lots or Less (SEPA exempt) Yes No No Staff HE CC SC Site Plan Review(administrative)for Yes No No Staff HE CC SC Secondary Uses (SEPA exempt) Temporary Use Permits (SEPA exempt) Yes3 No No Staff CC CC SC Temporary Emergency Wetland Permit Yes No No Staff HE CC SC Variances, Administrative Yes No No Staff HE CC SC TYPE IIl4 ' Q.. Binding Site Plans Yes No No Staff HE CC SC Conditional Use Permit (administrative) with Yes No No Staff HE CC SC Environmental Review Development Permit (special flood hazard) Yes No No Staff HE CC SC Environmental Review9 Yes No No Staff HE CC SC Site Plan Review (administrative)with Yes No No Staff HE CC SC Environmental Review Shoreline Permit Yes No No Staff DOE CC SC Short Plats—4 Lots or Less, with Yes No No Staff HE CC SC Environmental Review Temporary Use Permits (subject to SEPA) Yes No No Staff HE CC SC. Building Permits submitted in conjunction with Yes No No Staff HE CC SC any of the above TYPE IV4 . Variances, PBPW Administrators(and building Yes NA Admin. Admin. SC permits submitted in conjunction with above) TYPEV, Conditional Approval Permit Yes Staff HE HE CC SC (nonconforming uses) Request for Extension of Amortization Period Yes NA HE HE NA CC SC of Adult Use TYPEVl4 . i v ' 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 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, final. Yes Staff HE HE CC SC Planned Urban Development, preliminary, Yes Staff HE HE CC SC when associated with an existing development that proposes a binding site plan 8 -9 (Revised 5/08) 4-8-080G O O 0LU CC -j Q • a o 0 o w • Z Ci CC CC U n. ZO W 0 � Z 0 c Q O 0 2 IZ 2 Lila � p 1 — Z Q M = 0 zE ma zw co 0 mo. 0 wQ o0 wo. OQ p LAND USE PERMITS a < oC O 2 G a 0 < CJ.) 2 Shoreline Conditional Use Permit6 Yes Staff HE DOE, HE SHB Shoreline Variances Yes Staff HE DOE, HE SHB Short Plats—5 to 9 Lots Yes Staff HE HE CC Site Plan Review (Hearing Examiner) with Yes Staff HE HE CC Environmental Review Special Permits Yes Staff HE HE CC Variances (associated with Hearing Examiner Yes Staff HE HE CC land use review) Building Permits submitted in conjunction with Yes Staff HE HE CC any of the above Environmental Review Yes No No Staff HE CC SC Site Plan Review (administrative)with Yes No No Staff HE CC SC Environmental Review TYPEVll4s`#' Preliminary Plats— 10 Lots or More Yes Staff, HE HE CC SC Planned Urban Developments (preliminary, Yes Staff, HE HE CC SC except as shown under Type VI) Rezones (site-specific, not associated with a Yes Staff, HE HE CC SC Comprehensive Plan amendment) Building Permits submitted in conjunction with Yes Staff, HE HE CC SC SC any of the above TYPE VIIl4;;' Final Plats No.,. Staff NA CC.... :..SC..- Street Vacations', Yes Staff CC CC SC TYPE IX4 Development Regulation g,, ..Amendments— Yes Staff CC CCr.. ulation Text GMHB Except Those Referred to Planning Commission TYPE • Comprehensive Plan Text Amendments Yes Staff, PC PC, CC CC GMHB Comprehensive Plan Map or Text Yes Staff, PC PC, CC CC GMHB Amendments with Associated Rezones Development Regulation Text Amendments Yes Staff, PC PC, CC CC GMHB Referred to Planning Commission TYPE XI Reserved for Annexations LEGEND: Staff— Planning/Building/Public Works Division Staff ERC—Environmental Review Committee PC—Planning Commission Admin.—Planning/Building/Public Works Administrator or his/her designee HE—Hearing Examiner CC—City Council DOE—Washington State Department of Ecology (Revised 5/08) 8- 10 4-8-080G 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. In lieu of the public notice requirements of RMC 4-8-090, public notice of a SEPA exempt temporary use permit shall consist of the on-site installation of a twenty-four inch by thirty-inch (24" x 30") sign meeting the requirements of RMC 4-9-240E, At the discretion of the Administrator, additional notice may be required. 4. Environmental review may be associated with a land use permit.The Environmental Review Commit- tee (ERC) is responsible for environmental determinations. 5. The Planning/Building/Public Works Administrator or his/her designee 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 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 per- mit. (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) 8- 11 (Revised 5/08) 4-8-080H H. REVIEW PROCESSES: GENERALIZED CONSOLIDATED REVIEW PROCESS For Combined Land Use, Environmental and(optional) Building Permit Application 0 ti cm Submit Land Use Application and SEPA Checklist 03m` N O T • fh " _ a � E chi U Determination of Technically Complete Application Max.14 days, RCW 36.70B.070(4)(b)and RCW 36.70B.110(2) Public Notice Application 14 day Public Comment Period[14-30 calendar days, RCW 36.70B.110(2)(e)] Public Hearing Notice and/or SEPA Determination a published, Consolidated Staff Report Issued To Min.15 calendar days until public hearing, RCW 36.70B.110(3) 0 and RCW 36.70B.110(6)(b) x E Open Record Public Hearing Open Record Appeal Hearing of SEPA Determination, if applicable Written Decision Issued Notice of Decision Deadline for Appeal of Land Use and Building Permit Decisions Closed Record Appeal Hearing Notice Closed Record Appeal Hearing All references in this chart are to sections in the Revised Code of Washington (RCW). (Amd. Ord. 4974, 6-24-2002) (Revised 5/08) 8 - 12 Type I — Land Use Permits Administrative Review Process Application SubmittaU City Staff Decision/ Appeal Determination of Completeness Permit Issuance Period Ends Staff Review Appeal Period 14 days 120 days max. co Type I — Staff Review without Public Notice: 1 w • Building and Grading Permits (SEPA exempt) or SEPA/Land Use Permit process completed • Business Licenses for Home Occupations without customer visits/deliveries • Deferrals • Lot Line Adjustments • Minor Adjustments (less than.10%)to a previously approved Site Plan • Modifications (administratively approved) of Various Code Standards •. Routine Vegetation Management Permits (SEPA exempt) • Shoreline Exemptions • Waivers • Other SEPA Exempt Activities/Actions (Amd. Ord.4974, 6-24-2002) S A 63 0. co o � w = Type II — Land Use Permits co Administrative Review Process o 00 Letter of Complete Application/Public City Staff Decision/ Appeal Application Submittal Notice of Application Permit Issuance Period Ends Staff Review Appeal Period 14 days max. 14 days min. 14 days 120 days max. A Type II — Staff Review with Public Notice: • Administrative Variances • Business Licenses for Home Occupations with customer visits/deliveries • Conditional Approval Permits for Nonconforming Structures • Additional Animals Permit • Short Plats of 4 lots or less (SEPA exempt) • Site Plan Review (Administrative) for Secondary Uses (SEPA exempt) • Temporary Use Permits (SEPA exempt) (Amd. Ord.4963, 5-13-2002; Ord.4974, 6-24-2002; Ord. 5356, 2-25-2008) Type III — Land Use Permits Administrative Review and/or Environmental Review Process • Staff Decision and Application Letter of Complete Public Notice Environmental Threshold Dads!ori Published Appeal Submittal Application of Application Determination' and Mailed= Period Ends4 Comment/ Staff Review Appefl!Periods 28 days max. 14 days max. 14 days min. 6 days .14-29 days max. 120 days max.. • co Type Ill — Environmental Review Committee and Staff Review: • cri • Binding Site Plans • Conditional Use Permit (administrative) with Associated Environmental Review • Environmental Review for a Permitted/Secondary/Accessory Use not requiring any other Land Use Permit • Master Site Plan Approvals (individual phases) • Site Plan Review (Administrative) with associated Environmental Review • Shoreline Substantial Development Permit with associated Environmental Review4 • Short Plats of 4 lots or less (non-SEPA exempt) • Temporary Use Permit(subject to SEPA) • Building Permits submitted in conjunction with any of the above I Environmental Threshold Determination shall not be issued prior to a 14-day comment period following the mailing of public notice of the development application. 2 In the case of a Shoreline Permit,the Washington State Department of Ecology(DOE)and Attorney General's Office are also notified of permit issuance. 3 Comment/Appeal Period may include: 1)a 14-day appeal period with no comment period, 2)a 15-day combined comment/appeal period,or 3)a separate 15-day comment period followed by a 14-day appeal period. 4 For Shoreline Substantial Development Permits,a Building Permit shall not be issued until 21 days after the Shoreline Permit decision is filed with DOE and the Attorney General's Office or until any appeal proceedings have concluded. (Amd. Ord. 4974, 6-24-2002) o d M1, M a 3 Type IV - Land Use Permits Board of Adjustmentco (Repealed by Ord. 5157, 9-26-2005) (Arad. Ord. 4974, 6-24-2002) rn_ — Type V — Land Use Permits Staff/Hearing Examiner Review Process Appication Letter of Complete Public Notice Notice of Public Hearing Examiners Open Hearing Examiners Appeal. Submittal Application of Application Hearing Published Record Public Hearing Decision Period Ends Staff Review 28 days max. 14 days max. 14 days min. 10 days min. 10 days 14 days 120 days max. v Type V — Staff and Hearing Examiner: • Conditional Approval Permit for Nonconforming Uses • Request for Extension of Amortization Period of Adult Use I At City Council discretion,the Council may hold the public hearing and make the decision on conditional approval permits for nonconforming uses. (Amd. Ord. 4827, 1-24-2000; Ord. 4974, 6-24-2002) 5 p oo 0. e Q o O 0 Type VI — Land Use Permits 40 Hearing Examiner/Environmental Review Process 0 Letter: Environmental • Environmental Application of Complete Public Notice Threshold. Decision Hearing Hearing Examiner Open Hearing Examine Appeal Submittal Application of Application Determination' NottcePublishedz Record Public Hearings Decision' Period Ends° I I8ffR I I I 111 I 28 days max. 14 days max. 14 days min. 6 days 16-29days 10.days 14 days • 120 days max. co. Type VI — Environmental Review Committee and Hearing Examiner: • Bulk Storage Special Permit • Conditional Use Permits (Hearing Examiner)with associated Environmental Review • Fill and Grade Permit, Special • Master Site Plan Approval (overall plan) and Mobile Home Parks, Preliminary and Final • Planned Urban Development, Final • Planned Urban Development, Preliminary, when associated with an existing development that proposes a binding site plan • Shoreline Conditional Use Permit and Shoreline Variance—Also requires approval of Washington State Department of Ecology (DOE)4 • Short Plats of 5 to 9 lots—Environmental Review normally not required, unless previously short platted or on lands covered by water • Site Plan Review (Hearing Examiner with associated Environmental Review) and Special Permits • Variances, with associated Hearing Examiner Land Use Review • Building Permits submitted in conjunction with any of the above 1 Environmental Threshold Determination shall not be issued prior to a 14-day comment period following the mailing of public notice of the development application. 2 Comment/Appeal Period may include: 1)a 14-day appeal period with no comment period, 2)a 15-day combined comment/appeal period,or 3)a separate 15-day comment period followed by a 14-day appeal period. 3 Open Record Appeal of Environmental Threshold Determination may be included in Public Hearing(Hearing Examiner)if applicable. 4 DOE has up to 30 days to make a decision on a Shoreline Conditional Use Permit and Variance Permit.This time period does not count toward the 120-day maximum time limit for permit decisions. 5 For Shoreline Conditional Use Permits and Variances,a Building Permit shall not be issued until 21.days after the permit decision. (Amd. Ord. 4974, 6-24-2002; Ord. 5153, 9-26-2005) Type VII — Land Use Permits City Council/Hearing Examiner Environmental Review Process Letter Environmental Environmental Hearing Examiner Hearing Application of Complete Public Notice of Threshold Decision Hearing Open Record Examiner City Council Appeal Submittal Application Application Determination' Notice Publiehed2 Public Hearings Recommendation Decision Period Ends Staff Review P tiro d 28 days max. 14 days max. 14 clays min. 6 days 15-29 days 10 days 14 days 00 120 days max. ao Type VII — City Council/Hearing Examiner/Environmental Review Process: • Preliminary Plats • Planned Urban Developments, Preliminary •. Building Permits submitted in conjunction with any of the above • Rezones, site-specific in conformance with Comprehensive Plan ' Environmental Threshold Determination shall not be issued prior to a 14-day comment period following the mailing of public notice of the development application. 2 Comment/Appeal Period may include: 1)a 14-day appeal period with no comment period, 2)a 15-day combined comment/appeal period,or 3)a separate 15-day comment period followed by a 14-day appeal period. 3 Open Record Appeal of Environmental Threshold Determination may be included in Public Hearing(Hearing Examiner)if applicable. 4 Appeal of City Council decision to King County Superior Court. (Amd. Ord. 4974, 6-24-2002; Ord. 5153, 9-26-2005) s P1 . O � O � 5 Type VIII — Land Use Permits 43. 40 City Council/Staff Review Process Application Submittal/ City Council Schedules City Council Appeal Period Ends for Determination of Completeness Consideration Date Meeting/Decision City Council Decision' Staff Review Type VIII — City Council and Staff Review: • Final Plats • • Street Vacations2 1 Appeals of City Council decisions are to King County Superior Court. co 2 Street Vacations are exempt from the 120-day permit processing time limit. (Amd. Ord. 4974, 6-24-2002) co Th • • Type IX - Land Use Permits City Council/Environmental Review/Staff Application Submittal Letter of Complete Application Public Notice of ApplcationCl Puty blic He l ng�� City Council Decision l Appeal Period Ends 2t3 days max 14 days max. 14 clays mrn_ 21 days i— ••••••Env mentalDeterminationl •! Type IX - City Council/Environmental Review Committee (ERC)/Staff • • Development Regulation Amendments except those referred to Planning Commission I Environmental Threshold Determination shall not be issued prior to a 14-day comment period following the mailing of public notice of the development application.Any required comment and/or appeal period must be completed before action is taken. 2 Comment/Appeal Period may include: W 1)a 14-day appeal period with no comment period, 2)a 15-day combined comment/appeal period,or 3)a separate 15-day comment period followed by a 14-day appeal period. 03 t.0 3 Any appeal of environmental decision shall be heard before the Hearing Examiner. (Amd. Ord.4974, 6-24-2002; Ord. 5153, 9-26-2005) • 5. A oc G. a C Type X3 — Land Use Permits CD City Council/Planning Commission/Environmental Review Process. CO c Letter of Complete Planning Commission Open Planning Commission Application Submittal Application Public Notice of Application Record Hearing Recommendation City Council Decision Appeal Period Ends 28 days max. 14 days max. 14 days min. 21 days Environmental Determination1.2 Type X3 —City Council/Planning Commission/Environmental Review Process: • Comprehensive Plan Map or Text Amendments • Rezones with associated Comprehensive Plan Map Amendments • Development Regulations Text Amendments Referred to Planning Commission 1 For Comprehensive Plan Map Amendments or Rezones with associated Comprehensive Plan Map Amendments:Environmental Threshold Determination shall not be issued prior to a 14-day comment period following public notice of proposal.Any required SEPA comment and/or appeal periods shall conclude prior to legislative hearing.Any appeal of Environmental co Decision shall be heard before the Hearing Examiner. 2 For Comprehensive Plan Text Amendments or Development Regulation Text Amendments:Environmental Threshold Determination shall not be issued prior to a 14-day comment period co following public notice of proposal.Any required comment and/or appeal period must be completed before action is taken.Any appeal of Environmental Decision shall be heard before the Hearing Examiner. 3 Type X Land Use Permits are exempt from the requirements of State Regulatory Reform Act. (Ord. 4587, 3-18-1996;Amd. Ord. 3-17-1997; Ord. 4974, 6-24-2002; Ord. 4975, 7-1-2002; Ord. 5153, 9-26-2005) Type XI — Land Use Permits Reserved for Annexations I co 0 0, 0 4-8-090A 4-8-090 PUBLIC NOTICE 2. Three (3) notices of development appli- REQUIREMENTS: cation shall be posted on or near the subject property and mailed to property owners A. APPLICABILITY: within three hundred feet(300') of the bound- A notice of application is not required for actions aries of the subject property. which are classified as a Type 1 land use proce C. NOTICE OF ADMINISTRATIVE dure under RMC 4-8-080G, and for actions spe- cifically exempted under RMC 4-8-050, Exemptions from State Process Requirements, The Development Services Division shall notify but is required for all land development permit ap- all parties of record,the project proponent and af- plications subject to notice requirements. fected government agencies of any administra- tive decision subject to notice. Notification must B. NOTICE OF DEVELOPMENT be made by mail; however,the Development Ser- APPLICATION: vices Division may also elect to post the notices of administrative decision at or near the project 1. Within fourteen (14) days of issuing a let site. The notice shall include: ter of completeness under RMC 4-8-100C, Letter of Completeness,the City shall issue a 1• A description of the decision(s),including notice of development application.The notice any conditions of approval. shall, at minimum, include the following: 2. A statement explaining where further in- a. Applicant and/or owner name, formation may be obtained. b. Project name and City file number, 3. Any threshold environmental determina- tion issued for the project. If an application c. Date of application acceptance, subject to an administrative approval requires an environmental threshold determination, d. Project location, the notice of administrative approval shall in- clude the threshold determination and its ap- e. Project description, peal process. f. A listing of all permits/approvals re- 4. The decision and a statement that the de- quested, cision will be final unless an appeal to the Hearing Examiner is filed with the City Clerk g. The date the fourteen(14)day public within fourteen (14) days of the date of the comment period expires, decision. h. The following, or equivalent, state- D. NOTICE OF PUBLIC HEARING: ments: "In order to receive additional in Notice of a public hearing for all development ap- formation regarding this particular plications subject to notification requirements and project,you will need to contact the City's all open record appeals shall be given as follows: Development Services Division and re- quest to be made a party of record" and 1. Time of Notices: Except as otherwise "In order to become a party of record or to required, public notification of meetings, obtain further information regarding this hearings, and pending actions shall be made project,please contact the City of Renton by: Development Services Division at 1055 S. Grady Way, Renton,WA 98055, (425) a. Publication at least ten (10) days be- 235-2550", (Ord.4587, 3-18-1996,Amd. fore the date of a public meeting,hearing, Ord. 4722, 5-11-1998) or pending action in the official newspa- per if one has been designated or a i. The date, time, and place of a public newspaper of general circulation in the hearing if one has been scheduled. (Ord. City, 4507, 3-18-1996) 8 - 20 4-8-100A b. Mailing at least ten (10) days before government agencies. Notification shall be made the date of a public meeting, hearing, or by mail and must include: • pending action to all parties of record,the project proponent and affected govern- 1. A description of the decision(s),including ment agencies, and any conditions of approval. c. Posting of three (3) notices at least 2. A statement explaining where further in- ten (10) days before the meeting, hear- formation may be obtained. ing, or pending action at or near the project site. 3. Any threshold environmental determina- tion issued and its appeal process. 2. Content of Notice:The public notice shall include a general description of the pro- 4. The decision date and a statement that posed project, the action to be taken, a non- the decision will be final unless the appropri- legal description of the property or a vicinity ate land use appeal, writ of review or appeal map or sketch,the time,date and place of the from the decision of the City Council is filed public hearing,where further information may with the Superior Court within fourteen (14) be obtained,and the following,or equivalent, days of the date of the decision. (Ord. 4587, statement:"If the hearing on a pending action 3-18-1996) cannot be completed on the date set in the public notice, the meeting or hearing may be G. FAILURE TO RECEIVE NOTICE: continued to a date certain and no further no- Failure to receive such mailed notification as may tice under this Section is required". be required in subsections A to F of this Section shall have no effect upon the proposed action or E. NOTICE OF HEARING EXAMINER application. (Ord. 5153, 9-26-2005) DECISION: Notice of Hearing Examiner decisions subject to notice requirements shall be made by the Hearing 4-8-100 APPLICATION AND Examiner's office to all parties of record, the DECISION - GENERAL: project proponent, and Development Services Di- vision, and affected government agencies. Notifi- A. PREAPPLICATION MEETING: cation shall be made by mail and must include: 1. a. Preapplication Required: A preap- 1. A description of the decision(s),including plication meeting prior to formal submittal any conditional approval. of a development application is required if a waiver of submittal requirements is re- 2. A statement explaining where further in- quested, a proposal is located in the RM- formation may be obtained. U Zone designation, or a proposed project is within the Airport Influence 3. Any threshold environmental determina- Area. tion issued and its appeal process. b. Preapplication Recommended: A 4. The decision date and a statement that preapplication meeting is recommended the decision will be final unless an appeal to for all other projects. (Amd. Ord.4777, the City Council is filed with the City Clerk 4-19-1999; Ord.4788, 7-19-1999; Ord. within fourteen (14) days of the date of the 5100, 11-1-2004) decision. 2. Purpose:The meeting is not intended to F. NOTICE OF CITY COUNCIL provide an exhaustive review of all potential DECISION: issues. Preapplication review does not pre- Notice of City Council decisions subject to notice vent or limit the City from applying all relevant requirements shall be made by the City Clerk's of- laws at the time of application submittal.The fice to all parties or record,the project proponent, purposes of a preapplication meeting are: the Development Services Division, and affected 8 -21 (Revised 12/05) 4-8-100B a. To acquaint an applicant with the re- pleteness does not preclude the quirements of the City's development Development Services Division from request- regulations and other applicable laws. ing supplemental information or studies, if new information is required to complete re- b. To provide an opportunity for the City view of an application or if significant changes to be acquainted with a proposed appli- in the permit application are proposed. The cation prior to review of a formal applica- Development Services Division may set tion. (Amd. Ord.4794, 9-20-1999) deadlines for the submittal or supplemental information. (Ord. 4587, 3-18-1996, Ord. 3. Preapplication Submittal Require- 4660, 3-17-1997) ments: Preapplication meeting submittal re- quirements are available through the City of D. NOTICES TO APPLICANT: Renton Development Services Division. The applicant shall be advised of the date of ac- ceptance of the application and of the environ- 4. Waiver of Formal Application Submit- mental determination. The applicant shall be tal Requirements: An applicant may submit advised of the date of any public hearing at least a written request for a waiver from formal ap- ten (10) days prior to the public hearing. (Ord. plication submittal requirement under RMC 3454, 7-28-1980) 4-8-120,Submittal Requirements,which may be considered during a preapplication meet- E. REPORT BY DEVELOPMENT ing. SERVICES: B. SUBMITTAL OF FORMAL 1. Report Content:When such application APPLICATION: has been set for public hearing, if required, Applications, except appeals of administrative or the Development Services Division shall co- environmental determinations shall be filed with ordinate and assemble the comments and the Development Services Division. recommendations of other City departments and government agencies having an interest C. LETTER OF COMPLETENESS: in the subject application and shall prepare a report summarizing the factors involved and 1. Timing:Within twenty eight(28)days af- the Development Services Division findings ter receipt of an application,the Development and supportive recommendations. Services Division shall provide a written de- termination that the application is deemed 2. Report Timing:At least seven (7)calen- complete or incomplete according to the sub- dar days prior to the scheduled hearing,the mittal requirements as listed in RMC report shall be filed with the Examiner and 4-8-120A, B or C, and any site-specific infor- copies thereof shall be mailed to the applicant mation identified after a site visit. In the ab- and shall be made available for use by any in- sence of a written determination, the terested party for the cost of reproduction. application shall be deemed complete. (Ord. 3300, 3-19-1979;Amd. Ord. 3592, 12-14-1981) 2. Applications Which are Not Complete: If an application is determined incomplete, F. PUBLIC HEARING: the necessary materials for completion shall be specified in writing to the contact person 1. Hearing by Examiner Required:Before and property owner.Within fourteen (14) rendering a decision or recommendation on days of submittal of the information specified any application for which a public hearing is • as necessary to complete an application,the required,the Examiner shall hold at least one applicant will be notified whether the applica- public hearing thereon. tion is complete or what additional informa- tion is necessary. (Ord.4587, 3-18-1996, 2. Constitutes Hearing by Council: On Ord.4660, 3-17-1997) applications requiring approval by the City Council, the public hearing before the Exam- 3. Additional Information May Be Re- iner, if required, shall constitute the hearing quested: A written determination of corn- by the City Council. (Revised 12/05) 8 -22 4-8-100H 3. Hearing Rules:The Examiner shall have set forth in this Section for notification of the the power to prescribe rules and regulations Examiner's decision. for the conduct of hearings under this Chapter subject to confirmation by the City Council, 3. Conditions:The Examiner's recommen- and to administer oaths and preserve order. dation or decision may be to grant or deny the application, or the Examiner may require of 4. Closure/Continuation of Public Hear- the applicant such conditions, modifications ing: At the close of the testimony, the Exam- and restrictions as the Examiner finds neces- iner may close the public hearing, continue sary to make the application compatible with the hearing to a time and date certain, or its environment and carry out the objectives close the public hearing pending the submis- and goals of the Comprehensive Plan,the sion of additional information on or before a zoning regulations, the subdivision regula- date certain. tions,the codes and ordinances of the City of Renton, and the approved preliminary plat, if 5. Application Dismissal: Until a final ac- applicable. Conditions, modifications and re- tion on the application is taken,the Examiner strictions which may be imposed are, but are may dismiss the application for failure to dili- not limited to,additional setbacks,screenings gently pursue the application after notice is in the form of landscaping and fencing, cove- given to all parties of record. nants, easements and dedications of addi- tional road rights-of-way. Performance bonds G. EXAMINER'S DECISION: may be required to insure compliance with the conditions, modifications and restrictions. 1. Standard Decision Time and Notifica- tion Procedure: Unless the time is extended 4. Reconsideration of Examiner's Deci- pursuant to this Section, within fourteen (14) sion: Any interested person feeling that the days Of the conclusion of a hearing, or the decision of the Examiner is based on an erro- date set for submission of additional informa- neous procedure,errors of law or fact,error in tion pursuant to this Chapter,the Examiner judgment, or the discovery of new evidence shall render a written decision, including find- which could not be reasonably available at ings from the record and conclusions there- the prior hearing may make a written applica- from, and shall transmit a copy of such tion for review by the Examiner within four- decision by regular mail, postage prepaid, to teen(14)days after the written decision of the the applicant and other parties of record in Examiner has been rendered.The applica- the case requesting notice of the decision. tion shall set forth the specific errors relied The person mailing the decision,together upon by such appellant, and the Examiner with the supporting documents,shall prepare may, after review of the record, take further an affidavit of mailing, in standard form, and action as the Examiner deems proper. The the affidavit shall become a part of the record Examiner may request further information of the proceedings. In the case of applica- which shall be provided within ten (10) days tions requiring City Council approval,the Ex- of the request. The Examiner's written deci- aminer shall file his decision with the City sion on the request for consideration shall be Council members individually at the expira- transmitted to all parties of record within ten tion of the appeal period for the decision. (10) days of receipt of the application for re- consideration or receipt of the additional in- 2. Decision Time Extension: In extraordi- formation requested, whichever is later. nary cases, the time for filing of the recom- mendation or decision of the Examiner may H. EXPIRATION OF DECISION: be extended for not more than thirty(30)days The City declares that circumstances surrounding after the conclusion of the hearing if the Ex- land use decisions change rapidly over a period aminer finds that the amount and nature of of time. In order to assure the compatibility of a the evidence to be considered, or receipt of decision with current needs and concerns, any additional information which cannot be made such decision must be limited in duration, unless available within the normal decision period, the action or improvements authorized by the de- requires the extension. Notice of the exten- cision is implemented promptly.Any application sion,stating the reasons therefor,shall be for- or permit approved pursuant to this Chapter with warded to all parties of record in the manner the exception of rezones shall be implemented 8-23 (Revised 12/05) 4-8-1001 within two(2)years of such approval unless other 1. Appeals of administrative decisions to time limits are prescribed elsewhere in the Planning/Building/Public Works Administra- Renton Municipal Code.Any application or permit tor or his/her designee; which is not so implemented shall terminate at the conclusion of that period of time and become null 2. Appeals to Hearing Examiner of adminis- and void. trative decisions and environmental determi- nations; I. EXTENSION: The Examiner may grant one extension of time 3. Appeals to City Council; for a maximum of one year for good cause shown. The burden of justification shall rest with the ap- 4. Appeals to Superior Court; plicant. 5. Appeals to the State Shorelines Hearings J. EXPIRATION OF LARGE SCALE OR Board; and PHASED PROJECTS: For large scale or phased development projects, 6. Appeals to the Growth Management the Examiner may at the time of approval or rec- Hearings Board. (Ord.5154,9-26-2005;Ord. ommendation set forth time limits for expiration 5157, 9-26-2005) which exceed those prescribed in this Section for such extended time limits as are justified by the B. DECISION AUTHORITY: record of the action. RMC 4-8-080G, Land Use Permit Procedures, lists the development permits reviewed by the K. COUNCIL ACTION: City and the review authority responsible for open record appeals, closed record appeals and judi- 1. Council Action Requires Minutes and cial appeals. Where required permits are subject Findings of Fact: Any application requiring to different types of permit review procedures, action by the City Council shall be evidenced then all the applications are subject to the high- by minute entry unless otherwise required by est-number procedure, as identified in RMC law. When taking any such final action,the 4-8-080G, and highest level of review authority, Council shall make and enter findings of fact as identified in RMC 4-8-070, that applies to any from the record and conclusions therefrom of the applications. (Ord. 4587, 3-18-1996;Amd. which support its action. Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002) 2. Adoption of Examiner's Findings and C. GENERAL INFORMATION Conclusions Presumed: Unless otherwise APPLICABLE TO ALL TYPES OF specified,the City Council shall be presumed APPEALS: to have adopted the Examiner's findings and conclusions. 1. Standing: (Reserved) 3. Applications to Be Placed on Council 2. Time to File: (Reserved) Agenda: Except for rezones,all applications requiring Council action shall be placed on 3. Required Form for and Content of Ap- the Council's agenda for consideration. (Ord. peals: Any appeal shall be filed in writing. 3454, 7-28-1980) The written notice of appeal shall fully,clearly and thoroughly specify the substantial er- ror(s) in fact or law which exist in the record 4-8-110 APPEALS: of the proceedings from which the appellant seeks relief. (Ord. 4353, 6-1-1992) A. SCOPE AND PURPOSE: This Section provides the basic procedures for 4. Filing of Appeal and Fee:The notice of processing all types of land use and develop- appeal shall be accompanied by a fee in ac- ment-related appeals. Specific requirements are cordance with RMC 4-1-170,the fee sched- based upon the type/level of appeal and the ap- ule of the City. (Ord. 3658, 9-13-1982) peal authority. Procedures for the following types of appeals are included in this-Section: (Revised 12/05) 8-24 4-8-110E 5. Facsimile Filings: Whenever any appli- 9. Exhaust of Administrative Remedies: cation or filing is required under this Chapter, (Reserved) �' it may be made by facsimile.Any facsimile fil- ing received at the City after five o'clock(5:00) D. APPEALS OF ADMINISTRATIVE p.m. on any business day will be deemed to DECISIONS TO THE PLANNING/ have been received on the following business BUILDING/PUBLIC WORKS day. Any facsimile filing received after five DEPARTMENT: o'clock (5:00) p.m. on the last date for filing Any decisions made in the administrative process will be considered an untimely filing.Any party related to the City's storm drainage regulations desiring to make a facsimile filing after four may be appealed to the Planning/Building/Public o'clock(4:00)p.m.on the last day for the filing Works Administrator or his/her designee within f if- must call the Hearing Examiner's office or teen (15) days and filed, in writing, with the Plan- other City official with whom the filing must be Wing/Building/Public Works Department.The made and indicate that the filing is being Administrator shall give substantial weight to any made by facsimile and the number to which discretionary decision of the City rendered pursu- the facsimile copy is being sent.The filing ant to this Chapter. (Ord. 4342, 2-3-1992; Ord. party must ensure that the facsimile filing is 5156, 9-26-2005) transmitted in adequate time so that it will be completely received by the City before five E. APPEALS TO EXAMINER OF o'clock(5:00)p.m. in all instances in which fil ADMINISTRATIVE DECISIONS AND ing fees are to accompany the filing of an ap ENVIRONMENTAL DETERMINATIONS: plication,those filing fees must be received by the City before the end of the business day on (Amd. Ord. 4827, 1-24-2000) the last day of the filing period or the filing will be considered incomplete and will be re 1. Applicability and Authority: jected. (Ord. 4353, 6-1-1992) a. Administrative Determinations: 6. Notice of Appeal: (Reserved) Any administrative decisions made may be appealed to the Hearing Examiner, in 7. Restrictions on Subsequent Actions: writing, with the Hearing Examiner, Ex Any later request to interpret,explain,modify, aminer's secretary or City Clerk. (Ord. or retract the decision shall not be deemed to 4521, 6-5 1995) be a new administrative determination creat- ing a new appeal period for any new third b. Environmental Determinations: party to the permit. (Ord. 4168, 8-8-1988) Except for permits and variances issued pursuant to RMC 4-3-090, Shoreline 8. Limit on Number of Appeals:The City Master Program Regulations, when any has consolidated the permit process to allow proposal or action is granted, condi for only one open record appeal of all permit tinned,or denied on the basis of SEPA by decisions associated with a single develop a nonelected official,the decision shall ment application. (Ord. 4587, 3-18-1996, be appealable to the Hearing Examiner Ord. 4660, 3-17-1997) under the provisions of this Section. There shall be no more than one appeal on a c. Authority:To that end,the Examiner procedural determination or environmental shall have all of the powers of the office determination such as the adequacy of a de- from whom the appeal is taken insofar as termination of significance, nonsignificance, the decision on the particular issue is or of a final environmental impact statement. concerned. Any appeal of the action of the Hearing Ex- 2. Optional Request for Reconsidera- aminer in the case of appeals from environ- tion: See RMC 4 9 070N. (Ord. 5153, mental determinations shall be joined with an 9-26-2005) appeal of the substantive determination. (Ord. 3891, 2-25-1985) • 8-25 (Revised 12/05) 4-8-110E 3. Standing: protected or regulated by this Title must allege an injury in fact, and that injury a. Standing for Filing Appeals of the must be real and present rather than City's Environmental Determinations: speculative. (Ord. 4551, 9-18-1995) Appeals from environmental determina- tions as set forth in subsection E1b of this 4. Time for Appeal: Any such appeal shall Section or RMC 4-9-070N may be taken be filed in writing with the Examiner within the to the Hearing Examiner by any person following time limits: aggrieved, or by any officer, department, board or bureau of the City affected by a. Appeals of Environmental Deter- such determination. Any agency or per- minations: Appeals of a final environ- son may appeal the City's compliance mental determination under the Renton with chapter 197-11 WAC for issuance of environmental review regulations shall a Threshold Determination.A person is be filed within fourteen (14) days of pub- aggrieved when all of the following condi- lication of notice of such determination. tions are met:The decision is prejudiced (Ord. 3454, 7-28-1980) or is likely to prejudice that person;the person's asserted interests are among i. A Final DNS: The appeal of the those that are required to be considered DNS must be made to the Hearing by the City when it made its decision;and Examiner within fourteen (14) days a decision in favor of that person would of the date the DNS is final. substantially eliminate or redress the prejudice to that person caused or likely ii. A DS:The appeal must be made to be caused by the decision; and preju- to the Hearing Examiner within four- dice means injury in fact. (Ord. 3891, teen(14)days of the publication date 2-25-1985; Ord. 5153, 9-26-2005) of the DS in the official City newspa- per. b. Standing for Appeals of Adminis- trative Determinations other than En- iii. A Final EIS: The appeal of the vironmental: Appeals from FEIS must be made to the Hearing administrative determinations of the Examiner within twenty (20) days of City's land use regulation codes and from the date the permit or other approval environmental determinations required is issued. (Ord. 3891, 2-25-1985) by the Renton environmental review reg- ulations may be taken to the Hearing Ex- b. Appeals to Examiner of Adminis- aminer by any person aggrieved, or by trative Determinations Other Than En- any officer, department, board or bureau vironmental: Appeals from an of the City affected by such determina- administrative decision pursuant to this tion. (Ord. 3454, 7-28-1980) Chapter shall be filed within fourteen(14) days of the date that the action was c. Special Standing Requirements taken. (Ord. 3454, 7-28-1980) for Appeals of Administrative Determi- nations Relative to the Tree Cutting The appeal from an administrative deci- and Land Clearing Regulations:Any sion implementing a land use decision of individual or party of record who is ad- the City Council or the Hearing Examiner versely affected by such a decision may pursuant to this Chapter shall be filed with appeal the decision to the City's Hearing the Hearing Examiner, along with the re- Examiner pursuant to the procedures es- quired fee, within fourteen (14) days of tablished in this Section. (Ord. 4351, the administrative decision or,if no date of 5-4-1992) administrative decision can be deter- mined,within fourteen (14)days of the is- d. Special Standing Requirements suance of any permit which requires inter- for Appeals of Decisions Relating to pretation of that land use decision, such Master Site Plans: Any appellant must administrative decision being an essen- be seeking to protect an interest that is tial part of the issuance of the permit, li- arguably within the zone of interest to be (Revised 12/05) 8 -26 4-8-110E cense, or other City permission to pro- ceed. As between the permit holder and the City, any decision to modify or retract the permit shall give the permit holder a four- teen(14)day appeal period from the date of the action to modify or retract the per- mit. 5. Complaints After Expiration of Appeal Time: Any claim that an administrative deci- sion maker has failed to correctly interpret or enforce a land use decision after the expira- tion of the appeal time established in this Section shall not create an appeal right, but will be treated as a complaint of noncompli- ance with the land use decision. (Ord. 4168, 8-8-1988) 6. Appeal Procedures—Hearing Exam- iner:The City establishes the following ad- ministrative appeal procedures under RCW 43.21 C.075 and WAC 197-11-680: a. Notice to Officer: Immediately upon receipt of the notice of appeal,the Hear- ing Examiner shall forward to the officer from whom the appeal is being taken a copy of the notice of appeal. b. Transmittal of Records and Re- ports: Upon receiving such notice, the officer from whom the appeal is being taken shall transmit to the Hearing Exam- 8-26.1 (Revised 12/05) This page left intentionally blank. (Revised 12/05) 8 -26.2 4-8-110F iner all of the records pertaining to the de- i. In violation of constitutional provi- cision being appealed,together with such sions; or additional written reports as are deemed pertinent.The Examiner may request ad- ii. In excess of the authority orjuris- ditional information from the applicant. diction of the agency; or c. Notice of Hearing Required:A writ- iii. Made upon unlawful procedure; ten notice of the time and place of the or hearing at which the appeal shall be con- sidered by the Examiner shall be mailed iv. Affected by other error of law; or to the applicant,all parties of record in the case, and to the officer from whom the v. Clearly erroneous in view of the appeal is taken not less than ten (10) entire record as submitted; or days prior to the date of the hearing. (Ord. 3454, 7-28-1980) iv. Arbitrary or capricious. (Ord. 3992, 5-19-1986) d. Content of Hearing: The Examiner may hear and consider any pertinent c. Time for Examiner's Decision:The facts pertaining to the appeal. (Ord. Hearing Examiner shall render a written 3992, 5-19-1986) decision within ten(10)days. (Ord.4401, 5-3-1993) e. Record Required: For any appeal under this subsection, the City shall pro- 8. Appeal of Examiner Decision: vide for a record that shall consist of the following: a. Appeal of Examiner's Decision to Council: Unless a specific section or i. Findings and conclusions; State law providing for review of decision of the Examiner requires review thereof ii. Testimony under oath; and by the Superior Court or other body, any interested party aggrieved by the Exam- iii. A taped or written transcript. iner's written decision or recommenda- tion may submit a notice of appeal to the f. Electronic Transcript:The City may City Council, upon a form furnished by require the appellant to provide an elec- the City Clerk, within fourteen (14)calen- tronic transcript. (Ord. 3891, 2-25-1985) dar days from the date of the Examiner's written report. (Amd. Ord. 4899, 7. Examiner Decision: 3-19-2001) a. Substantial Weight:The procedural b. (Deleted by Ord.4899, 3-19-2001) determination by the Environmental Re- (Ord. 3454, 7-28-1980) view Committee or City staff shall carry substantial weight in any appeal pro- c. Other Bodies: (Reserved) ceeding. (Ord. 3891, 2-25-1985)The Hearing Examiner shall give substantial F. APPEALS TO CITY COUNCIL— weight to any discretionary decision of PROCEDURES: the City rendered pursuant to this Chap- terfritle. (Ord. 4346, 3-9-1992) 1. Time for Appeal: Unless a specific sec- tion of State law providing for review of a de- b. Examiner Decision Options and cision of the Examiner requires review thereof Decision Criteria: The Examiner may by the Superior Court or any other body, any affirm the decision or remand the case for interested party aggrieved by the Examiner's further proceedings,or it may reverse the written decision or recommendation may sub- decision if the substantial rights of the ap- mit a notice of appeal to the City Clerk, upon plicant may have been prejudiced be- a form furnished by the City Clerk,within four- cause the decision is: teen (14)calendar days from the date of the Examiner's written report. 8-27 (Revised 1/05) 4-8-110G 2. Notice to Parties of Record:Within five substantial error in fact or law exists in the (5)days of receipt of the notice of appeal,the record, it may remand the proceeding to Ex- City Clerk shall notify all parties of record of aminer for reconsideration, or modify, or re- the receipt of the appeal. verse the decision of the Examiner accordingly. 3. Opportunity to Provide Comments: Other parties of record may submit letters in 8. Council Action: If, upon appeal from a support of their positions within ten(10)days recommendation of the Hearing Examiner of the dates of mailing of the notification of the upon an application submitted pursuant to filing of the notice of appeal. RMC 4-8-070H2 and I,and after examination of the record, the Council determines that a 4. Transmittal of Record to Council: substantial error in fact or law exists in the Thereupon the Clerk shall forward to the record,or that a recommendation of the Hear- members of the City Council all of the perti- ing Examiner should be disregarded or mod- nent documents, including the written deci- ified,the City Council may remand the ero- sion or recommendation,findings and ceeding to the Examiner for reconsideration, conclusions contained in the Examiner's re- or enter its own decision upon the application. port,the notice of appeal, and additional let- ters submitted by the parties. (Ord. 3658, 9. Decision Documentation: In any event, 9-13-1982) the decision of the City Council shall be in writing and shall specify any modified or 5. Council Review Procedures: No public amended findings and conclusions other than hearing shall be held by the City Council. No those set forth in the report of the Hearing Ex- new or additional evidence or testimony shall aminer. Each material finding shall be sup- be accepted by the City Council unless a ported by substantial evidence in the record. showing is made by the party offering the ev- The burden of proof shall rest with the appel- idence that the evidence could not reasonably lent. (Ord. 3658, 9-13-1982) have been available at the time of the hearing before the Examiner. If the Council deter- 10. Council Action Final:The action of the mines that additional evidence is required,the Council approving, modifying or rejecting a Council shall remand the matter to the Exam- decision of the Examiner shall be final and iner for reconsideration and receipt of addi- conclusive, unless appealed within the time tional evidence. The cost of transcription of frames established under subsection G5 of the hearing record shall be borne by the ap- this Section. (Ord. 4660, 3-17-1997) plicant. In the absence of an entry upon the - record of an order by the City Council autho- G. APPEALS TO SUPERIOR COURT: rizing new or additional evidence or testi- mony,and a remand to the Hearing Examiner 1. Intent: Appeals pursuant to this Section for receipt of such evidence or testimony, it are intended to comply with the Land Use Pe- shall be presumed that no new or additional tition Act, chapter 36.70C RCW. (Ord. 4587, evidence or testimony has been accepted by 3-18-1996,Amd. Ord. 4660, 3-17-1997) the City Council, and that the record before the City Council is identical to the hearing 2. Applicability: Any decision or order is- record before the Hearing Examiner. (Ord. sued by the City pursuant to this Section may 4389, 1-25-1993) be judicially reviewed provided that available administrative appeals,including those listed 6. Council Evaluation Criteria:The con- in RMC 4-9-250D, have been exhausted. sideration by the City Council shall be based (Ord. 4346, 3-9-1992) solely upon the record, the Hearing Exam- iner's report,the notice of appeal and addi- 3. Standing: Those persons with standing tional submissions by parties. to bring an appeal of a land use decision are limited to the applicant,the owner of property 7. Findings and Conclusions Required: to which land use decisions are directed, and If, upon appeal of a decision of the Hearing any other person aggrieved or adversely af- Examiner on an application submitted pursu- fected by the land use decision or who would ant to RMC 4-8-070H1,and after examination be aggrieved or adversely affected by a re- of the record,the Council determines that a (Revised 1/05) 8-28 4-8-110H versal or modification of the land use deci- ute specifically pre-empting the area and sion.The terms"aggrieved"and"adversely establishing a time frame for appeal, any ap- affected"are defined in RCW 36.70C.060. peal, whether through extraordinary writ or otherwise,shall be brought within twenty one 4. Content of Appeal Submittal:The con- (21) days of the decision. (Ord.4587, tent, procedures and other requirements of 3-18-1996; Amd. Ord. 4460, 3-17-1997) an appeal of land use decision are governed by chapter 36.70C RCW which is incorpo- H. APPEALS OF SHORELINE PERMIT rated herein by reference as if fully set forth. DECISIONS TO SHORELINES HEARING BOARD: 5. Time for Initiating Appeal to Superior Court: 1. Standing for Appeals to Shorelines Hearings Board: Any person aggrieved by a. Appeals of Land Use Decisions: the granting or denying of a substantial devel- An appeal to Superior Court of a land use opment permit, a conditional use permit and/ decision,as defined herein,must be filed or a variance on shorelines of the City, or by within twenty one (21) days of the issu- the rescinding of a permit pursuant to the pro- ance of the land use decision. For pur- visions of the Shoreline Master Program, poses of this Section, the date on which may seek review from the State of Washing- a land use decision is issued is: ton Shorelines Hearing Board. i. Three (3) days after a written de- 2. Place and Time for Filing Appeals:Ap- cision is mailed by the City or, if not peals of decisions by the Land Use Hearing mailed,the date on which the local Examiner must be made directly to the jurisdiction provided notice that a Shorelines Hearings Board. Appeals are written decision is publicly available; made by filing a request for the same within twenty one (21)days of receipt of the final or- ii. If the land use decision is made der and by concurrently filing copies of such by ordinance or resolution by the City request with the Department of Ecology and Council, sitting in a quasi-judicial ca- the Attorney General's office as provided in pacity,the date the body passes the section 18(1)of the Shorelines Management ordinance or resolution; or Act of 1971. (Amd. Ord. 4999, 1-13-2003) iii. If neither(i) or(ii) of this subsec- 3. City Requires Copy of Appeal Notice: tion applies, the date the decision is A copy of any such appeal notice shall like- entered into the public record. (Ord. wise be filed with the Planning/Building/Pub- 4587,3-18-1996, Amd. Ord.4660, lic Works Department and the City Clerk of 3-17-1997) the City of Renton. b. Appeal of Environmental Determi- 4. Limited Utility Extensions and Protec- nations:Appeal to the Superior Court of tive Bulkheads—Appeals: Appeals of sub- the environmental decision and the sub- stantial development permits,for a limited stantive determination must be made utility extension as defined in RCW 90.58.140 within twenty(20)days of the substantive (11) or for the construction of a bulkhead or determination and must be made by writ other measures to protect a single family res- of review to the Superior Court of Wash- idence and its appurtenant structures from ington for King County. (Ord. 3891, shoreline erosion,shall be finally determined 2-25-1985) by the legislative authority within thirty (30) days. (Ord. 3758, 12-5-1983, Rev. 6. Appeals of Other Than Land Use Deci- 7-22-1985, 3-12-1990 (Res. 2787), sions—Superior Court:Appeals to Superior 7-16-1990 (Res.2805), 9-13-1983 (Min.)) Court from decisions other than a land use decision, as defined herein, shall be ap- _ pealed within the time frame established by ordinance. If there is no appeal time estab- lished by an ordinance, and there is no stat- 8-29 (Revised 12/05) 4-8-1101 I. GROWTH MANAGEMENT HEARINGS the requirements of that chapter, chapter BOARD: 90.58 RCW as it relates to the adoption of shoreline's master programs or amend- 1. Standing for Appeals to GMHB: ments thereto, or chapter 43.21 C RCW as it relates to plans, development regu- a. Those who may file an appeal are: • lations, or amendments, adopted under RCW 36.70A.040 or chapter 90.58 RCW; i. The State of Washington or or county or city that plans under GMA; b. That the twenty (20)year Growth ii. A person who has participated Management population projections ap- orally or in writing before the City re- plicable to the City of Renton or its poten- garding the matter on which a review tial annexation area as adopted by the is being requested; Office of Financial Management pursuant to RCW 43.62.035 should be adjusted. iii. A person who is certified by the Governor within sixty (60) days of fil- 3. Time for Appeal:All petitions under this ing the request with the Board; or Section must be filed within sixty(60)days af- ter publication of the appealed Comprehen- iv. A person who qualifies pursuant sive Plan, development regulation or to RCW 34.05.530 as aggrieved or permanent amendment thereto by the legis- adversely affected by the City's ac- lative body of the City.The date of publication tion on an item in subsection 12 of this by the City shall be the date it publishes the Section. ordinance, or summary of the ordinance, adopting the Comprehensive Plan, develop- b. Participatory Standing: A person ment regulations or amendment thereto,as is who files an appeal under subsection required to be published. I1 a(iv) of this Section must establish par- ticipatory standing by showing that his or 4. Contents of Petition for Review: Each her participation before the City was rea- petition for review to the Growth Manage- sonably related to the person's issue as ment Hearings Board shall be initiated by the presented to the Board. filing of a petition that includes a detailed statement of issues presented for resolution c. Standing When a State Environ- by the Board, and citation to the law that the mental Policy Act(SEPA)Appeal Is appellant believes has been violated. (Ord. Made to the Board: To establish SEPA 5154, 9-26-2005) standing to appeal to the Board,the peti- tioner's endangered interest must be ar- guably within the zone of interests protected by SEPA. Also,the petitioner must allege an injury in fact;that is, the petitioner must present sufficient eviden- tiary facts to show that the challenged SEPA determination will cause him or her specific and perceptible harm.The peti- tioner who alleges a threatened injury rather than an existing injury must also show that the injury will be'immediate, concrete, and specific'; a conjectural or hypothetical injury will not confer stand- ing. 2. Matters Which May Be Appealed: a. That the City planning under chapter 36.70A RCW is not in compliance with i (Revised 12/05) 8-30 4-8-120A 4-8-120 SUBMITTAL A. Table 4-8-120A—Public Works Permit REQUIREMENTS —SPECIFIC TO Submittal Requirements. ( APPLICATION TYPE: B. Table 4-8-120B—Building Section Per- The following tables list the submittal require- mit Submittal Requirements. ments for each type of permit application or land use approval which must accompany the required C. Table 4-8-120C—Land Use Permit Sub- application fees specified in RMC 4-1-140 mittal Requirements. through 4-1-200. TABLE 4-8-120A PUBLIC WORKS APPLICATIONS W a- E c Z 2 Oa.. .. o E a c d 5 y 7 .. d a 2L •c E of a U d c � � d U 4' u- o m m m m o O V L 3 .. _ 5 -o 8- SUBMITTAL REQUIREMENTS IA! . ' 3 E E 13 E E ¢ ¢ " N cna ¢oii O ¢ ¢ Closure Permit Application Form 1(b) Construction;Permit Application Form 1 .; 1 1 2 Construction Mitigation Description 3 3 3 4 Drainage Plans 3 3 3 Drainage Report 2 2 2 Erosion Control Plan (Temporary) 3,: 3 3 3 Geotechnical Report 3 2 1 2 Grading Plans 3 .3 ." 4 Hazardous Materials Management Statement 1(b) 1(b) 1(b) 1(b) Neighborhood Detail Map ,; „ 3 "-3 3 ;,3 Operating Permit Application 1 Roadway-Construction Plans 3 3' Source Statement, Fill Material 1(b) 1(b) 1(b) 1(b) Stream or Lake Study 1(c) 1(c) 1(c) 1(c) Street Lighting Plans 3 3 Topography.Map 3' 3 3 Tree Retention/Inventory/Land Clearing Plan—Approved 3 3 3 3 Utilities Plans-Engineered " , 3; - 3 3 4 Wetlands Assessment 1(a) 1(a) 1(a) 1(a) The number of copies required(if any)is indicated for each type of ap- plication and each submittal requirement,unless waived by the Devel- opment Services Division Plan Review Supervisor.Waiver of aquifer Table 4-8-120A Legend: permit submittal requirements may be granted by the Water Utility. (a) Required when wetlands are present on-site. (b) Required when project is located in Zones 1 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. (Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord.5304, 9-17-2007) 8 -30.1 (Revised 11/07) This page left intentionally blank. (Revised 11/07) 8-30.2 ,- .. . • TABLE 4-8-120B BUILDING APPLICATIONS 0 . . :0 — 0. ...-- P (la = •wzrg . 0 i ow •5 — Z M ow wo WV m cc EE Ex Ect ..6. z.° 7..... u, 0 0 0 E '- = — a x x x 13 o 0 •ci .23 Z 'Es 'Es -0 •— P.. E o . -5.. o 0 — EE EZ ›. 4) = E • w • E = c1 — z aw EM EW li. ,41 2 , .6 .5 t .... ET1 em m m2 mm • "5 = "5 co .J. a. 0. E 4.-0. c c c 2 •=. .el E 4-3• 0 . 0)cx En SUBMITTAL REQUIREMENTS Applicant Agreement Statement(for wireless communications facilities only) 3 ApplICOtiOnIfotopoicjit-19i:!.piyjpoomiN!: :EHiHml,:ii!illE,:i :. . 11,RIli.iFk:i--i:Ipy:R!!:,!gF:1!: :! pii.rt!!:17,:fgsg:,:pr ::qpiimll !.r:F.1grii,,. Eg2.bipp!!!:r:p1Eiz.11H1011apig; 1gp!:;511.11E!!1!"H:_.!;1!Htli. }!:g. Application Form, Construction Permit 2 2 co .GO ArchitecturalElevations ----- n---------„------„.' -„---'—..,.--„,-' :,...,-,.,..—..•.,'.,:.. : ' $ m zf"h;F]Architectural Plans, Commercial/Industrial/Attached Dwellings 3+ Units 4 3(n) ArCliReCtUtar)RIOnSLDOtKfipd/SeMitta(1100!pwolliogoi:ongg,,,A1401:10 Blocking/Anchoring/Skirting Details 2 Construction Mitigation Description :;F'''1,;!:ii,,!1 '1, ;:th: ,;••!,!::.,.g;ia :::::.:: !:,;!!ii„ilii••!-:,R;g:!!:!F:,;b: i,-::. ,::ilkii:;1 i:1!!i!i•I'..i.,:.:1:::i!. :::6!•0..q]ii:i.!!!.11,:pii Drainage Plans Plans 2 5 , 2(h) Drainage Report ::fijI.E2.:::Elln!!;::11::ii!',Iii:.iijnEl FO,F,Ein,:.114ii:g.Tt.liii;=.:1121,:ii.$:!fORN!iiig: :!!:E:7,:,.EN .1!,.i1.11;1!:!;iTs.i!::9`,.!,!•Ii!!!,ill:Iii,: Electrical Plans 2 2 1(g) Energy Code Checklist, Nonresidential 7:,:!L:i:::il:Eqiii.52ra} Li•-:.:.i2i,,A.i?iEIS:ill'fi:i21(tn)ri!F:;1:!Ii1;1:,;lti.i!ft, ,!,',.!iEE,11Eljil,:i1V!dik:g.1:1!!:g t.E1:024N11!.11 g•-pi':ilt.piiFI; Energy Code Checklist, Residential 1(k) 1 1(a) Foundation Plans i!i!1 !:!!! .tq:!P::!.!;;::!-!:!ii!.!.,!,i'l:,npAlpg!'!t:fi?!:•Eidj.!!:p;;;41;p1!g;!!IIip:rp.1i![:!liFli!;!!1:1:Vi'i , !2.q!i;'! :y:;II24!:!!.11!!1:hilgtr.:4!•!!! Geotechnical Report 2(b) 4 2(b) Grading Work Description 4 2 _ i _ _ iitizrclouoptkotimo:,104000:efii..-eht:,stateitiority4:1:;ipii:iioja5p:ipi!j.2,1t:lii,!::FIF,:tsTi.1.1,20y:!!., ::11i2(0) ::ri]liA2(0):n! ii!2(0y4::p!:: 2(0)!'g!il;.:jTivi!1112i ,.g1g.7:(0yllg;mAgils!Hill !1.!i:!;g(0).!!!! '-' The number of copies(if any)is indicated in each column unless waived by the Development Services Division. rQ 8 — O 53 TABLE 4-8-120B a BUILDING APPLICATIONS 0 -0 . CA 103 •— "45 .0 . 0 a) • z (73 E ki :13 W (1) w E ct jz x u_ a) z IE E E x to oo 0 0. 2 2 2 1:DI 0 ° -0 g z -0 -0 -0 , .c..). g E 0 0 c =••• 0 ..0 D3I, PE — llE EI7 -2i n. . .o • • 0 .03 u. *:= u. ,.. 0 c.) = 12 co co a er_: 47, g .8 (?)- -; Ti a) 303 a) .o E SUBMITTAL REQUIREMENTS >- 11. CD L. CO CO CO 4.. Heat Loss Calculation 1(c) 1(c) Installer Certification - .. , • , . Inventory of Existing Sites (for wireless communications facilities only) 3 Irrigation Sprinkler Plans - . ,,, ' ., ” : - - co King County Health Department-Approved Plans• 1(f) 1(f) 1(g) CZ Land Use Permit Conditions, Approved (if'any) ' --. ' ' •,• , '2 2 :„ , 1,2 iv Landscape Plan, Detailed 4 Lease Agreement, Draft (for wireless communications facilities only) ,- , , , - , _ Manufacturer's Plans 2 Mechanical Plans , - , , 3 2 Plumbing Plans , 2(m) 2 Project Information Sheet (includes legal description) 2 2 - - : 2 - 5 - 3(n) s 2.` 2 . - ','-2 Receipt for Construction (Utility) Permit Application 2 1(h) Roadway Construction Plan . '- . . . Screening Detail, Refuse/Recycling 3 Service Area Map (for wireless communications facilities only) Side Sewer Capping Permit, Finaled 1 Sign Plan „ ,„, 3 Site Plan, Commercial, Industrial, Multi-Family 5 1 Site Plan, Sign " ' , - - ' - , 2 , Site Plan, Single Family/Duplex 2 2 2(d) 2 The number of copies(if any)is indicated in each column unless waived by the Development Services Division. TABLE 4-8-120B • BUILDING APPLICATIONS 01 . O N T L — (Z . o = a O Lv co CD CD d o Ea b17; 0. N LL a X _ ° oo -- p Md = GPI d a E T N O y �T O QU ww o C la" .` 6) O.13E EC El 123. ° W .1 O 02 7 ! 1C N E c) _ r� a) a a) o as E 2 C Cl = = E d o C -get TN .SUBMITTAL REQUIREMENTS g A Ic c rn L c Source Statement, Fill Material, Aquifer Protection Areas 2(p) 2(p) 2(p) 2(p) 2(p) 2(p) 2(p) Structural Calculations"' 2 ' 3 2(e) 2(g) , 2 2(i). Structural Plans 2 3 2(e) 2(g) 2 2(j) Topography Map (may be combined with site plan or grading plan)' 2 2 2 4 2 co Tree Retention/Land Clearing Plan, Approved 2 3 2(d) Utilities Construction Plans . 6 1, Water/Sewer Availability Letter 1(j)(k) 1(j) 1(a)(j) Water Service Disconnect Request(final) 1 WSEC Trade-Off Form 1(1) Table 4-8-120B Legend: a. Required for any alteration of exterior of(heated)building envelope. b.When required by Section 1804(Foundations and Retaining Walls)of the UBC. 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. 59 k.For multi-family,one per building. c I.Not required for additions. a The number of copies(if any)is indicated in each column unless waived by the Development Services Division. n� a TABLE 4-8-120B .A .1 co E. BUILDING APPLICATIONS as 1-, 0 o o • L. O. o 0 a3i E W F- Eo 0 a) iv Z R 'd O_ . O C W V w X fl d la ;� 0. x x x V 0 0 'O d 0p n a) . Z .O .0 9 `' 0 C O ->. T O O _ d d a) „8 �>1 d = N as o LL w - r R 1- ¢ co E ° co 0 0 5 E m m • 0 (.) = C as co 0 c lL j. a) i O. t!- E. LL as E c c cm ' 3• E d o c °)a °1d SUBMITTAL REQUIREMENTS o. CO 0 0 C .. c c 1- a 0 (7 22 o 2 _ U _ a 6 in o in _ 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)gal- lons.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. co p.Required only when project is located in an Aquifer Protection Area. co (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) The number of copies(if any)is indicated in each column unless waived by the Development Services Division. Caws pospkglo ge-8 -0 > 0, - 13 CO Z 0 0 :.,,^ 02 50 3. c> .> t.4,,,› so...t, ,., 5:=. ..„2-. „2.. g0_ 0 c > a 0 ma > , . 0 113. ' a g, 3 0 0 <, ;Do F, -• 6 3 Er 2 cT = 9, r, -a, 2 a 1 m s 0 g 5 •=• mt =.. ITI 1 •13 ...- 2 7 32 gl .A. B Figq — '-' Er st g 2 E Tz• 1- .1°. o c @ -=-"" g 5 = 0 m r 3 6 2. 0-..., = -•0 I= Ff'D 0 a m 0 0 5• 9, 6, 0 0 6• :2 z Ts. -0 • nkCD a g CD „,-4 -I g .o IV to - "a =', 2.) 6... ci, rn I' a- ....p.„ ,-,(1) ..,, na ,.--t• > KCi. go OW •=i01 '-" COM X 0 (i) — TYPE OF APPLICATION/PERMIT Additional---: m u' 5. a Animals Permit -• " 13' Annexation(10%Notice of Intent) 0. , 0, -' Annexation(60%Petition) 2- - x Appeal ea' ' x ' Business License for Home Occupation1 a x Amendment/Rezone 5' -• Comp.Plan Map 0 x ' Comp.Plan Text Amendment , a ' '' x Conditional Approval Structure ltPuerermit for a a- ' ' ' • Nonconforming Conditional Approvale Permit for a ag ' Nonconforming Use ' Conditional Use Permit(Administrative) , xx 07 Conditional Use Permit(Hearing Examiner) a Critical Area Permit a' Environmental Review -I > .- x al ' • ' Environmental Review(Nonproject) CO I- c' x Grade and Fill Permit(Special) M 4:• 3 1:35. - x Lot Line Adjustment ° x Master Site Plan(Overall) -. r.3 ez 0 'Du) "" x Master Site Plan(Individual Phases) CD 5. ' Mobile Home Park,Preliminary x x. Mobile Home Park,Final ' a, Modification/Alternate Request P ' x a' , Plat,Final Ca ' • " N) Plat,Preliminary/Binding Site Plan ' ' x x PUD,Preliminary Ca ra PUD,Final -•-• ' ' Rebuild Approval Permit for a Nonconforming Structure Rebuild Approval Permit for a Nonconforming Use -, " Rezone x , >„ 4 x Routine Vegetation Management Permit Shoreline Exemption . " x Shoreline Substantial Development Permit - x • Shoreline Conditional Use Permit x " ' - • Shoreline Variance 7 Short Plat,Preliminary ,L, • N cn Short Plat,Final/Binding Site Plan Site Plan 1 ' x Special Permit el x IQ x , "" x Temporary Use Permit- ' Variance Waiver 003 L-8-17 9E-8 (80/6 pasinag) Z f p D p "a O O 0 0 9 V) m a o '~:� o 1~0. m 0, ::>7 g;,80i �• 2 y O. 2 C 3 - • r M r) g m m >� 0 ». Nam N � �- „ m r- Z a C 0 a �i� o • .. CD C) m � --I C a ,' & m ro cfDi .'0 3 c am Ca O o •' o on. TYPE OF APPLICATION/PERMIT • Additional Animals Permit rn Annexation(10%Notice of Intent) Annexation(60%Petition) Appeal Business License for Home Occupation1 co • a, a ro Comp.Plan Map Amendment/Rezone o , ro Comp.Plan Text Amendment Conditional Approval Permit for a Nonconforming Structure Conditional Approval Permit for a to CT 01 Nonconforming Use �• o+ vi .. N A :SA a, . `-;% '. a, Conditional Use Permit(Administrative) 0'• (a cn ;',' N A j jA vt A A s " a, Conditional Use Permit(Hearing Examiner) m• u, a, ro . A a, w,* a, Critical Area Permit • o 0, a, N A N A a, A , a, Environmental Review N Environmental Review(Nonproject) W a v, a, ;;_: ro A v, ni Grade and Fill Permit(Special) Rr1 = a, a, '-' w A t" r Lot Line Adjustment CP z v, yr N N A v Master Site Plan(Overall)• N • Master Site Plan(Individual Phases) n • v a • at Mobile Home Park,Preliminary Mobile Home Park,Final Modification/Alternate Request Plat,Final a, Plat,Preliminary/BInding Site Plan Vt V• A. PUD,Preliminary PUD,Final Rebuild Approval Permit for a Nonconforming Structure ? % ,F; Rebuild Approval Permit for a Nonconforming Use v, v, N A : Rezone 01 Routine Vegetation Management Permit Shoreline Exemption N A .A at 2 01 Shoreline Substantial Development Permit 01 Shoreline Conditional Use Permit a vt ro w ' a, Shoreline Variance a, v, ro A a, v, Short Plat,Preliminary • A • A . A .;A Short Plat,Final/Binding Site Plan rn Vt N at A'> A a, Site Plan vt vt N A ro v, Special Permit at- Temporary Use Permit al al 1 Variance Waiver OOZ L-8-b (80/S PasiAgU) LE- E Z W > O y F E 3 I 2 G) L) G) m m ?7 ?7 9 V . a � 3 a w. a. rze a m � N. - a :o oo � 0 CO p m - n m w w mwo mEl •-• 0 w = "13 Vr mm o 00 o m H. w v IV 5 y m w v m D Z a 3) -^ a 3 m a g li > > m n. i m r n s o a a o w y fA oo = 3. o. (/) m c N N N o TYPE OF APPLICATION/PERMIT m ' Additional Animals Permit • Annexation(10%Notice of Intent) o: Annexation(60%Petition) a Appeal Business License for Home Occupation1 m • ro • Comp.Plan Map Amendment/Rezone o r• ro Comp.Plan Text Amendment Conditional Approval Permit for a Nonconforming Structure Conditional Approval Permit for a o Nonconforming Use w a, ro an an ro ,"; Conditional Use Permit(Administrative) c a, • ro w at a, ro Conditional Use Permit(Hearing Examiner) ro w an a, N.','; Critical Area Permit o a, ro ro `in En ro 'r Environmental Review m Environmental Review(Nonproject) W I 3 ro ro N Grade and Fill Permit(Special) m Lot Line Adjustment o w . w.v, ro ;? Master Site Plan(Overall) =� m Master Site Plan(Individual Phases) n 0 • Ii ro w N Mobile Home Park,Preliminary Mobile Home Park,Final Modification/Alternate Request • ro aEn N N En Plat,Final ro Plat,Preliminary/Binding Site Plan ro ro!a( En N ;i PUD,Preliminary ro in (n ro j PUD,Final Rebuild Approval Permit for a Nonconforming Structure Rebuild Approval Permit for a Nonconforming Use Rezone • a;,< 3/' Routine Vegetation Management Permit Shoreline Exemption :, w • ro im a, N Shoreline Substantial Development Permit ro ro ;cn a, ro Shoreline Conditional Use Permit w 4,in (n N Shoreline Variance ro ro> N Short Plat,Preliminary Short Plat,Final/Binding Site Plan " • ro ?v, a, ro Site Plan . N"En at ro '. Special Permit • RI v, a, ro 3j Temporary Use Permit w an En N, Variance Waiver r1n7i-0-b 8£ -8 (80/S pas!Aag) Z y 3 we c SDc o Dc :a O Oc 7AN 3. o.a'c,. a w g v N ��. m �'> > y, > > m C a 0 CO o' w �i c _, =i o ii o o 3 Fi 8 o• -a 8 o. =i r n m o o t� n o o: o : o c3 � � O m � �. � w � o y pi � w 5 o w: � o N y • � m tn ° > . o 'oa o "�;� a � owo o °— o m > rZ iD q 3aM3m 3D ?: 3D � Er 0 a w m D o 0 5 3 0 5 3 0 » o o v a o v o Z 7 r y_ o c S N S G S N - C _ O N. m O N @ •a pp- y m 0 w a :nta a -• TYPE OF APPLICATION/PERMIT Additional Animals Permit Annexation(10%Notice of Intent) ' Annexation(60%Petition) a • . Appeal Business License for Home Occupation.' Comp.Plan Map Amendment/Rezone o Comp.Plan Text Amendment Conditional Approval Permit for a Nonconforming Structure H v• Conditional Approval Permit for a N Nonconforming Use �. " Conditional Use Permit(Administrative) ru z Conditional Use Permit(Hearing Examiner) • m Critical Area Permit • Environmental Review a g Environmental Review(Nonproject) fD o o, Grade and Fill Permit(Special) m Lot Line Adjustment 2 cn Master Site Plan(Overall) Master Site Plan(Individual Phases). q s Mobile Home Park,Preliminary Mobile Home Park,Final Modification/Alternate Request Plat,Final 's %x e Plat,Preliminary/Binding Site Plan ' ,: PUD,Preliminary PUD,Final Rebuild Approval Permit for a Nonconforming Structure Rebuild Approval Permit for a Nonconforming Use- 3 Routine Vegetation Management Permit, Shoreline Exemption Shoreline Substantial Development Permit Shoreline Conditional Use Permit Shoreline Variance Short Plat,Preliminary Short Plat,Final/Binding Site Plan v, Site Plan cn Special Permit • Temporary Use Permit Variance Waiver OOZ L-8-b (80/c PaslAag) 6£ - 8 Z D O ,- S7 r 8 � n r 'o p i; r = r r y r r y cn C 0 B N 00 = ct. O O # m "" x = ° = too ° CD w n m triC .� Cr wm ° ° o * y -. m 3m - m -. w mm `D a c3 -0 ° ado � x8 �000ggwizDm 9 • Z o a vc:i fir m c < _• L. g 3 o m Q 7 .3 3 w z r- a G a v° ;g m - * w ;Er:� ,�'' 2 o CI) O m <2 % m ✓ m ' `DO O o o B. z y 7 tcp 'O ° W a o C o. o a ° TYPE OF APPLICATION/PERMIT o ,.< Additional Animals Permit rn NJ m Annexation(10%Notice of Intent) ano 8 Annexation(60%Petition) a Appeal S Business License for Home Occupation1 m it Comp.Plan Map Amendment/Rezone o ro ro Comp.Plan Text Amendment 3 Conditional Approval Permit for a c • `� ° Nonconforming Structure 0 c' Conditional Approval Permit for a co cn .°i Nonconforming Use w °, ru a Conditional Use Permit(Administrative) co ✓ cn ro cn <, <n Conditional Use Permit(Hearing Examiner) m o, ro Critical Area Permit m of , Fs') Environmental Review co < Environmental Review(Nonproject) W a cmro Grade and Fill Permit(Special) m co A cn . Lot Line Adjustment 43 2 0, !' ro Master Site Plan(Overall) N w • Master Site Plan(Individual Phases) n Cl. of ro Mobile Home Park,Preliminary o ? it Mobile Home Park,Final cn a=.; Modification/Alternate Request o+ it cn Plat,Final cn -NI Plat,Preliminary/Binding Site Plan cn it PUD,Preliminary N of PUD,Final v, Rebuild Approval Permit for a Nonconforming Structure v, Rebuild Approval Permit for a Nonconforming Use ro Rezone Routine Vegetation Management Permit i+ Shoreline Exemption a, :,; w Shoreline Substantial Development Permit cn C' ro Shoreline Conditional Use Permit o, ` ro Shoreline Variance cn "' ro Short Plat,Preliminary ro Short Plat,FinaVBihding Site Plan o, >' ro o, Site Plan o, ro Special Permit ) o, cn S v, Temporary Use Permit o, o Variance Waiver nn7 L-P-b 0j7- 8 (80/SPascAag) z m 2 z 3 3 3 3 g sV* g O 3 O 3 _ O r my) c o o m o 0 0 :m rn oco cn _.� in o in m_ *,f,a� m C r 88 „ O 3 .. 3 m E• of n Z a 0" a m m a 3D �: , u, H mr G c jp 0 G ID c m r° - .-' . .-- --1 _I C co D "o m -0 o m •o g ,0 m o~ .o S ;o. • TYPE OF APPLICATION/PERMIT „' Additional Animals Permit to :: Annexation(10%Notice of Intent) o N Annexation(60%Petition) Appeal 0. Business License for Home Occupation1 sN N N N. . N ,I Comp.Plan Map Amendment/Rezone e N - Comp.Plan Text Amendment N •ry Conditional Approval Permit for a Nonconforming Structure y u ni N Conditional Approval Permit for a Nonconforming Use TO N�': Conditional Use Permit(Administrative) c :; N N 01 N' : <r Conditional Use Permit(Hearing Examiner) m N N t Critical Area Permit N N o, N N Environmental Review N • •-' 4 Environmental Review(Nonproject) W 3 N N N N r' Grade and Fill Permit(Special) m c_ N cn m Lot Line Adjustment 2 N N N N N Master Site Plan(Overall) As • Master Site Plan(Individual Phases) n N N N N N•, Mobile Home Park,Preliminary , Mobile Home Park,Final , Modification/Alternate Request v, o ^ Plat,Final N N N NJ ; Plat,Preliminary/Binding Site Plan N N • N N , PUD,Preliminary PUD,Final v, v • v, N ru .„; Rebuild Approval Permit for a Nonconforming Structure 0n - En_ Rebuild Approval Permit for a Nonconforming Use N :N ,- Rezone Routine Vegetation Management Permit a a Shoreline Exemption N ry.. t >_>Shoreline Substantial Development Permit N N • N m Shoreline Conditional Use Permit N N N N;' Shoreline Variance N N N N • Short Plat,Preliminary - • Short Plat,Final/Binding Site Plan N N N " N `z Site Plan rs Special Permit v v N _ i5 -; Temporary Use Permit o:, O N, - N Variance Waiver 00Z I.-8-V (80/5 P3slAg)J) It7-8 ZOC 0- 00 o -o -o U o -o ca c c 0 a 8333cio' ra ° 13) c) =,' 511) mC a 0 Ca * .`20- ro 40 z ° ammo- 29 3' 1 ao ()) ' c88B2- ,7 "1 > ,7 — = = 8 -8 - a- 2 a. ,F9 . 03 E r 0 xi 3 0 z °&' 2 ca• z ).) m - 2. .. g —I C 1:1 -a 5-• ° -o co = Erocl 0 Q. .3 sa , • -0 0 mU) o < Er P ,= ID 10 - • = •=t ED, .;„ • " TYPE OF APPLICATION/PERMIT •4 X Additional Animals Permit .< • ro. 8 x ,-. Annexation(10%Notice of Intent) 5' x ' - Annexation(60%Petition) Appeal c. x Business License for Home Occupation1 cn - x - Comp.Plan Map Amendment/Rezone 8 01 . Comp.Plan Text Amendment 01 Conditional Approval Permit for a • x • - Nonconforming Structure 0, 0, x c.„ Conditional Approval Permit for a Co Nonconforming Use -` cn Conditional Use Permit(Administrative) ra -• x cn Conditional Use Permit(Hearing Examiner) CS -4 X -• • ; Critical Area Permit o th x al Environmental Review —I • rs) Environmental Review(Nonproject) CO O r- -s, K.; 01 • x — •- 0, Grade and Fill Permit(Special) co 0: Lot Line Adjustment CP ir7.;• 01 x Master Site Plan(Overall) a , (1) . Master Site Plan(Individual Phases) 0, • on x 01 Mobile Home Park,Preliminary IN • -4 Mobile Home Park,Final cy, 01 ; , Modification/Alternate Request •-• Plat,Final Plat,Preliminary/Binding Site Plan 01 PUD,Preliminary x PUD,Final En X • ' 01 Rebuild Approval Permit for a Nonconforming Structure • 01 01•' x •-• ca Rebuild Approval Permit for a Nonconforming Use 17; 01 — Rezone ,• x ' Routine Vegetation Management Permit • Shoreline Exemption • j73` 01 x `‘,.. • al Shoreline Substantial Development Permit 01 x 01 Shoreline Conditional Use Permit 01 x '• al • Shoreline Variance 173. 01 x Short Plat,Preliminary al • Short Plat,Final/Binding Site Plan CM x Site Plan [7.3 01 X -• 01 Special Permit 01 01 x Temporary Use Permit tn x -- al Variance on Waiver n07.L Zb-8 (80/S PasmaJ Z D K co m 01 (n y fn y .m m y 70 y T K 73 70 w 3 w m c m = a' m m o 'u.o m• m Z co m m = c D CCa a m mwmyr� Fdvw m w_ .D vyNm �. �; 3mm a -ar 0 0 p»' o ' ' -o v_ 8 m D (0 3 m m r a om yy co c m �'3w m dm mr np 2 g CO v �v -r1 5 , T . o vy Zm3 -n m m c 0 mw c -8 m o ' m • 8 m o co N g c ;l: 3 m ..;i TYPE OF APPLICATIOWPERMIT w Additional Animals Permit rn Annexation(10%Notice of Intent) Annexation(60%Petition) a Appeal S Business License for Home Occupation' CD SU v Comp.Plan Map Amendment/Rezone o 01 Comp.Plan Text Amendment c 3 Conditional Approval Permit for a Nonconforming Structure m Conditional Approval Permit for a co ' v ' Nonconforming Use w Z N of N Conditional Use Permit(Administrative) CD O. N N N • Conditional Use Permit(Hearing Examiner) N Critical Area Permit O N N Environmental Review m m Environmental Review(Nonproject) CO O r -0 .r,„ Grade Grade and Fill Permit(Special) m 3 Lot Line Adjustment CP m Master Site Plan(Overall) N a_ coy Master Site Plan(Individual Phases) n o Mobile Home Park,Preliminary o N Mobile Home Park,Final 3 Modification/Alternate Request Plat,Final Plat,Preliminary/Binding Site Plan PUD,Preliminary PUD,Final Rebuild Approval Permit for a Nonconforming Structure N m N ' Rebuild Approval Permit for a Nonconforming Use s: : Rezone Routine Vegetation Management Permit Shoreline Exemption N Shoreline Substantial Development Permit Shoreline Conditional Use Permit Shoreline Variance N Short Plat,Preliminary Vt ' Short Plat,Final/Binding Site Plan N N Site Plan N Special Permit to Temporary Use Permit c Variance Waiver 00Z L-B-ti (80S Pas!naH) C17 8 .7.10) wg ,-up ,Tpuop 0erym3:1 3 , o -' ,P) C cT: 0 03 — - 0 133 • C1) it B. MT 5- 69 an a, 9 m in 3 CD 71 -I 0• „CD -u3 c -c= o a) -003. 2 =— P- Ra0P- Z P ci) ri 2". a m ci cci paw mcn —oca , 1.!-0 ail 0509 co° sr!to=ca` coll? Cfl Cl) , • 13 g 3 "2 3- 3 Fi -1> a om cn - 5 al 05 o. <, 8 g a) 0 m• --7.1 • 6; at, ' • Fi TYPE OF APPLICATION/PERMIT ' ••Additional Animals Permit Er) , • Annexation(10%Notice of Intent) ' • Annexation(60%Petition) cp Appeal 0. Business License for Home Occupation1 • • Comp.Plan Map Amendment/Rezone 8 < Comp.Plan Text Amendment Conditional Approval Permit for a " Nonconforming Structure ED- Conditional Approval Permit for a Nonconforming Use cn im 41. cn • FoL Conditional Use Permit(Administrative) co Conditional Use Permit(Hearing Examiner) 5 41. ro Critical Area Permit o 01 p. cn Environmental Review 0 Environmental Review(Nonproject) W o acii Grade and Fill Permit(Special) Lot Line Adjustment a) cr, to 4 01 " ' Master Site Plan(Overall) 0 , Master Site Plan(Individual Phases) Mobile Home Park,Preliminary z, • Mobile Home Park,Final P 01 Modification/Alternate Request • Co3 Plat,Final • / •, Plat,Preliminary/Binding Site Plan p. cn P. cn PUD,Preliminary PUD,Final Rebuild Approval Permit for a Nonconforming Structure ' • Rebuild Approval Permit for a Nonconforming Use •, Rezone P. ' j',"3 , • •,.‘ Routine Vegetation Management Permit Shoreline Exemption cn rs) • •••-• Shoreline Substantial Development Permit , • Shoreline Conditional Use Permit mi 4 r,) Shoreline Variance cn R Short Plat,Preliminary ' Short Plat,Final/Binding Site Plan Cap) P. 01 41. Site Plan cn p. 01 17,3 Special Permit Temporary Use Permit . • r‘) ' <Variance Waiver 44- 8 (80/S pasrnag) 3 17 o O. j. a a 0 y `< m Era' nZ a) m m m RI0 — a) Z C m w in ,o_ o w 0 — o; rn O N CD , v .°; Z rn N y I.< TYPE OF APPLICATION/PERMIT Additional Animals Permit io Annexation(10%Notice of Intent) Annexation(60%Petition) Appeal 4 Business License for Home Occupation1 Comp.Plan Map Amendment/Rezone o Ag Comp.Plan Text Amendment a ?' Conditional Approval Permit for a Nonconforming Structure Conditional Approval Permit for a h ; Nonconforming Use w w N Conditional Use Permit(Administrative) m ; w Conditional Use Permit(Hearing Examiner) in w N Critical Area Permit in in N Environmental Review —I Co a ;y Environmental Review(Nonproject) CO 0 3 in in Y N Grade and Fill Permit(Special)co m w'< <N Lot Llne Adjustment w N Master Site Plan(Overall) N m w Master Site Plan(Individual Phases) 5 coY fi coro Mobile Home Park,Preliminary o €w :? % Mobile Home Park,Final Modification/Alternate Request Plat,Final in:;.'„ in Plat,Preliminary/Binding Site Plan w in PUD,Preliminary w -.` PUD,Final Rebuild Approval Permit for a Nonconforming Structure Rebuild Approval Permit for a Nonconforming Use Rezone w N Routine Vegetation Management Permit w w N Shoreline Exemption w` s aA in •j Shoreline Substantial Development Permit wz w N Shoreline Conditional Use Permit Ca •,;I Ca N Shoreline Variance in ' in ro Short Plat,Preliminary CO' :2 z Short Plat,Final/Binding Site Plan in in N Site Plan in;: g in ro Special Permit w << in r='Temporary Use Permit w in N Variance Waiver OOZ L-8-4 TABLE 4-8-120C LAND USE APPLICATIONS O 2 0 N 7 01 0) C_ C_ Lw E E r L. L 0 Ti ° o E 0 > E C c E o m C CO o o L o a o w C m c c c a c an co o o C aci a°i 0 `o o` c c o .. .= a z z c E E m CC 5 O c c r •E `m a •'m a co m as as to a, o a W ,., ..- d al W •E E -0 0 c V m c 7 " O w E N O. .0 L L a) o. E d o 0 E E v `- ¢ x z o. = E ads CO : '' m > a01i CO y Z O. 0 E E >y a`s d = s > E c .a` ii m c 2 c ID a o m Las , E c4i m o o ai ¢ 4 oy o� o. a E a, at d 0 Y Y E m O. o. c c .o c m v 71 E °o °o lo c 0 y a� a� 0 0 01 ¢ ¢ a , 0 0 a co - `m > > E .E --0 ., E o. 0.Q. c co w n h a s ¢•— > > a '.9 '5 = m o. a. 0 a, a CO c o o ,, 0 a c d C y a 4 c c �. c c A E c ETo Ta d d v LL '� a, ai E E o E 0. O. O1 w co U > o. ii E To O 0 0 10 s0 C O C LO C C L E E c 4 = o o m 4 ¢ > as al as at « « a`s a O o m m 0 Cl. n. o C o c o 0 4 c c c as CO 'm ¢ = CO c 0 a/ c v v as c c c c 19 10 C o a co SUBMITTAL su axi axs ai c a a 'v 8 .o a°� . •v a ° ° as E . a, °1 �' w ii a ° 'LL c 5 d w d 'd a n `a m o c d O. 10 C C 0. M E E C C C C C C a s N S. O O O O O O a) .as A REQUIREMENTS >- -o c c a = 0 0 0 0 0 0 O 0 F. c c L o co N o O o i'o € 7 7 0 as ar 0 .c .c .c .c .c .o Y 0. E -- -4.. 1- 4 4 4 4 m U 0 U z O z C) 0 0 w w C. .1 M 2 2 5 5 a a a o. ¢ ¢ ¢ ¢ CO CD CO CO CO co co co F > 1 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.For conditional use permit applications for wireless communication facilities,the applicant shall submit a preliminary sketch(five(5)copies)for preliminary staff review prior to submittal of the conditional use permit application.The staff shall review this map within fourteen(14)working days and inform applicant of any preliminary concerns and recommendations for revisions at a scheduled preapplication meeting.The staff shall also indicate where photosimulations will be required for the application submittal,and may choose to waive submittal requirements for the conditional use permit when deemed appropriate.This shall not preclude the staff from making further recommendations at the application stage. 5.Only required for projects requiring a public hearing. 6.Only required for residential projects requesting modification to special development standards in a Centers Residential Demonstration District,RMC 4-3-120B3,or for any development subject to special development standards requiring upper story setbacks in the Center Office Residential(COR)Zone,RMC 4-2-120B. 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.A supplemental study is required if an unclassified stream is involved,or if there are proposed alterations of the water body or buffer. (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. z 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) .a 0N Number of required copies(if any)is indicated in each column unless waived by the Development Services Division. a eli h w C C 4-8-120D D. DEFINITIONS OF TERMS USED IN its pre-existing condition. If there are two SUBMITTAL REQUIREMENTS FOR (2) or more users of a single wireless BUILDING, PLANNING AND PUBLIC communication facility (WCF),then this WORKS PERMIT APPLICATIONS: provision shall not become effective until all users cease using the WCF. 1. Definitions A: Application Fee: The appropriate process- Affidavit of Installation of Public Informa- ing fee as required by the Renton Municipal tion Sign: A notarized statement signed by Code. the applicant of applicant's representative at- testing that the required public information Application Form, Building Section: The sign(s)has been installed in accordance with Development Services Division form required City Code requirements. for the type of work to be performed (e.g., grading permit application for grading work, Annexation, Ten Percent(10%) Notice of sign permit application for installation of a Intent: A petition form, supplied by the City, sign, etc.). Information requested includes containing the signatures of property owners the following: as identified in King County Assessor's records as taxpayers of record for properties a. King County Tax Assessor's number representing at least ten percent(10%)of the for the property, assessed valuation for the areas proposed for annexation. Information requested on the b. Legal description of property, form includes the signatures of all identified taxpayers of record, the date of signing, a c. Street address, if applicable, mailing address, and property identification number of each parcel. Petitions must con d. Property owner's name,address and form to RCW 35A.01.040. phone number, Annexation, Sixty Percent(60%) Petition: e. Prime contractor's business name, A petition form, supplied by the City, contain- address, phone number, current state ing the signatures of property owners as iden- registration number, and tified in King County Assessor's records as taxpayers of record for properties represent- f. Either the name, address and phone ing at least sixty percent(60%) of the as- sessed valuation for the areas proposed for interim construction financing, if any, or annexation. Information requested on the the name and address of the firm that has form includes the signatures of all identified issued a payment bond, if any, on behalf taxpayers of record, the date of signing, a of the prime contractor for the protection mailing address, and property identification of the owner, if the bond is for an amount number of each parcel. Petitions must con- fifty percent(50%) or more than the total form with RCW 35A.01.040. construction project. Applicant Agreement Statement: A signed Application Form, Construction Permit: notarized statement indicating that: The City of Renton form used for all public works construction projects. Information re- a. The applicant agrees to allow for the quested includes the name, address, and potential collocation of additional wire- telephone number for the project applicant less communication facility equipment by and property owner, legal description, King other providers on the applicant's struc County Tax Assessor's number, site area, ture or within the same site location; and area of impervious surface, description of work, preliminary cost estimate, and, if appli- b. That the applicant agrees to remove cable, water meter size. the facility within six(6) months after that site's use is discontinued or if the facility Application Form, Master: The City of falls into disrepair, and restore the site to Renton Development Services Division's combined land use permit application form (Revised 5/08) 8-44.2 4-8-120D used for most environmental and land use re- f. Independent plan review by the State views. Information requested includes the of Washington Labor and Industries Elec- . name, address, and telephone number for trical Division for I and E Occupancies, the project applicant, all owners, contact per- son,tax account number for the property,and g. Asbestos assessment by the Puget other site information. Sound Air Pollution Control Agency (PSAPCA)for interior demolition, and Approved Testing Agency: An agency as determined by the Washington Association of h. Independent review by State Depart- Building Officials whose purpose is to provide ment of Health for hospitals. (Amd. Ord. special building inspection(s). 4773, 3-22-1999) Architectural Plans, Commercial, Indus- Architectural Plans, Detached Dwellings, trial,Attached Dwellings with Three(3)or Semi-Attached Dwellings,and Two(2)At- More Units: A twenty four inch by thirty six tached Dwellings: An eighteen inch by inch(24"x 36")plan prepared by an architect twenty four inch (18"x 24"), minimum, plan licensed in the State of Washington (unless drawn at a scale of one-fourth inch equals project exempted by WAC 18-04-410)drawn one foot(1/4"= 1') (or other size or scale ap- at a scale of one-eighth inch equals one foot proved by the Building Official) clearly indi- (1/8"= 1') or one-fourth inch equals one foot cating the information required by the (1/4"=1') (or other size or scale approved by "Permits"section of the currently adopted the Building Official) clearly indicating the in- Uniform Building Code and chapter 19.27 formation required by the"Permits"section of RCW (State Building Code Act, Statewide the currently adopted Uniform Building Code amendments), including, but not limited to, and chapter 19.27 RCW(State Building Code the following: Act, Statewide amendments), including, but not limited to, the following: a. General building layout and room use, a. General building layout,both existing and proposed— indicate square footage b. Window and door size and window of rooms, use of each room or area, win- ventilation area, dow and door size and ventilation, open- ing headers, plumbing, ducting, and c. Plumbing, duct, and electrical layout, electrical layout, including penetration protection, UBC occupancy group, and d. Opening headers, size and material, UBC type of construction, e. Cross section details, as needed, to b. Cross section details, as needed,to show typical foundation, floor, wall, ceil- show typical foundation,floor, wall, ceil- ing and roof construction, including con- ing and roof construction; structural nection details, members labeled as to size and spacing; bracing, blocking, bridging, special con- f. Structural members labeled as to size nectors,anchor bolts; insulation of walls, and spacing as well as bracing,blocking, floors and roof/ceiling, bridging,special connectors,and anchor bolts, c. Details of stairs,fireplaces and spe- cial construction, if any, g. Special details as needed, (i.e., stairs,fireplaces, special construction), d. King County Health Department ap- and proval on plans submitted to the City for dining/food-handling establishments, h. Insulation of walls, slab,floors, and roof/ceiling. (Amd.Ord.4773,3-22-1999) e. King County Health Department ap- • proval on plans submitted to the City for Assessment Information: Records ob- public pools/spas, tained from the King County Assessor's office for each tax lot included in an area proposed 8-44.3 (Revised 1/03) 4-8-120D for annexation.The records display all tax- d. A written agreement between the payers of record and assessed value for each owner, the property owner, and the pur- tax lot. chaser or other recipient, in lieu of sub • - sections a and b of this definition,stating Authorization for Abatement: An irrevoca- that the owner will not remove hazardous ble signed and notarized statement granting materials and containment devices from the City permission to summarily abate the the facility because all agree that the ma- use and all physical evidence of that use, if it terials and devices are needed to con- has not been removed as required by the tinue to operate the facility; terms of the permit.The statement shall in- clude a statement that the applicant will reim- e. A schedule for implementation of burse the City for any expenses incurred in subsections a and b of this definition and abating the use. the investigation described in subsection c.(Ord.4851,8-7-2000;Amd.Ord.4992, 2. Definitions B: (Reserved) 12-9-2002) 3. Definitions C: Colored Display Maps: Full-size plan sheets of each of the following maps colored Calculations, Survey: A compilation pre- with a wide tip marker in order to clearly de- pared by a State of Washington licensed land fine the site's outer property boundary, the surveyor clearly indicating the dimensions of area of new construction and/or proposed the boundaries and the closures for each lot, new lot lines (dashed), existing buildings, parcel, tract, and block in the plat, short plat, landscaping areas, and adjacent street lot line, binding site plan, or lot line adjust- names for use in presenting the project at ment—an approved printed computer plot public hearing and/or to the Environmental closure or demonstrated mathematical plot Review Committee. closure on all lots, streets, alleys and bound- aries. a. Neighborhood detail map, Closure Permit Application, Aquifer Pro- b. Site plan, tection Area:An application package includ- ing the following: c. Landscaping plan, and a. A list of hazardous materials to be re- d. Elevations. moved from premises, the method of re- moval, and the final destination (include Conditional Use Permit Justification: A product names and quantities); written description/justification setting forth the reasons in favor of the application and ad- b. A list of potentially contaminated dressing the criteria listed in RMC 4-9-030, equipment and/or containment devices to Conditional Use Permits. be removed from premises and a de- scription of the method of disposal or re- Construction Mitigation Description: A cycling; written narrative addressing each of the fol- lowing: c. A plan prepared by a professional engineer or geologist licensed in the a. Proposed construction dates (begin State of Washington to investigate the fa- and end dates), cility to determine whether it is free of contamination exceeding Model Toxics b. Hours of operation, Control Act(MTCA) standards (chapter 173-340 WAC), to report findings to the c. Proposed hauling/transportation Water Utility,and to describe remediation routes, needed, if any, according to said stan- dards and RMC 4-9-015G; d. Measures to be implemented to min- imize dust,traffic and transportation im- (Revised 1/03) 8-44.4 4-8-120D pacts, erosion, mud, noise, and other noxious characteristics, e. Any specialty hours proposed for construction of 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. 4. Definitions D: Deeds (Draft)to City for Any Land to Be Dedicated: A legal document proposing to 8-44.5 (Revised 1/03) This page left intentionally blank. (Revised 1/03) 8-44.6 4-8-120D convey ownership of real property and includ- c. Name,address and phone number of ing a legal description of the area to be dedi- contact person, cated. d. Floor plan view of the electrical in- Drainage Plan/Map: Plans drawn to scale stallation or alterations, and stamped by a State of Washington li- censed engineer and complying with the re- e. Specifications relevant to the electri- quirements of RMC 4-6-030, Drainage cal installation, (Surface Water) Standards, and the King County Surface Water Management Design f. Load calculations per National Elec- Manual as adopted by the City of Renton. tric Code (NEC) 220, (Amd. Ord.4835, 3-27-2000) g. Switchboard and/or panel board Drainage Report:A report stamped by a schedules, State of Washington licensed engineer com- plying with the requirements of the City of h. Fire alarm and other low voltage sys- Renton Drafting Standards, RMC 4-6-030, tern drawings, and Drainage(Surface Water)Standards,and the King County Surface Water Management De- i. One-line riser diagram, including sign Manual (KCSWDM) as adopted by the available fault current,Available Interrupt City of Renton. (Amd. Ord.4835, 3-27-2000) Current (AIC) ratings of switchboards and/or panel boards, and equipment 5. Definitions E: bracing. Riser diagrams and load calcu- lations must be complete to the point of Easements,Existing:A recorded document connection between the facilities of the by the property owner granting one or more serving utility and the premises wiring. .privileges to use the owner's land to and/or Details of such diagrams and.calcula- for the use by the public, a corporation or an- tions must include the square feet of the other person or entity. Easements may be building or other structure supplied by referenced by property deed and are identi- each feeder,the total connected load be- fied in the property title report. fore applying demand factors,the de- mand factors used,the computed load Easements, Proposed: A draft document, after applying demand factors, and the including proposed legal description,listing to size and type of conductors used. whom and for what specific purpose or pur- poses the easement is to be granted. Elevations,Architectural:A twenty four inch by thirty six inch (24"x 36")fully dimen- Electrical Plans/Specifications: Plans sioned architectural elevation plan drawn at a clearly indicating the information required by scale of one-fourth inch equals one foot(1/4" the WAC 296-46-140(2) and section 1141 of =1')or one-eighth inch equals one foot(1/8" the currently adopted Washington State En- = 1') (or other size or scale approved by the ergy Code(WSEC)accompanied by a written Building Official) clearly indicating the infor- statement stamped and signed by a Wash- mation required by the"Permits"section of ington State registered professional engineer the currently adopted Uniform Building Code attesting to the validity of this data and includ- and chapter 19.27 RCW(State Building Code ing, but not limited to, the following: Act, Statewide amendments), including, but not limited to, the following: a. Street address and name of project, a. Existing and proposed ground eleva- b. Description of the scope of the elec- tions, trical installation or alterations to be done, including the basis for designation b. Existing average grade level under- of any special occupancy or classified lo- neath proposed structure, cation(s), c. Height of existing and proposed structures showing finished roof-top ele- 8-45 (Revised 10/00) 4-8-120D vations based upon site elevations for under chapter 51-11 WAC detailing building proposed structures and any existing/ components to be used to comply with the abutting structures, State Nonresidential Energy Code. d. Building materials and colors includ- Energy Code Checklist, Residential: The ing roof,walls, any wireless communica- standard Washington State Energy Office tion facilities, and enclosures, form requesting the information required un- der chapter 51-11 WAC and detailing building e. Fence or retaining wall materials, components to be used to comply with the colors, and architectural design, State Residential Energy Code. f. Architectural design of on-site lighting Environmental Checklist:The standard fixtures, and State of Washington form required under WAC 197-11-742 and 197-11-960. g. Cross-section of roof showing loca- tion and height of rooftop equipment(in- Erosion Control Plan,Temporary: Draw- clude air conditioners,compressors,etc.) ings of the entire site showing the proposed and proposed screening. erosion control measures for the project in conformance with the City of Renton drafting h. Required for the Urban Center De- standards (or as approved by the Develop- sign Overlay District review packet. ment Services Division Plan Review Supervi- sor) and the King County Surface Water i. Identify building elevations by Design Manual as adopted by the City of street name and orientation,i.e., Bur- Renton. nett Ave. (west) elevation. 6. Definitions F: ii. Show the location of rooflines, doors and window openings. Final Plat Plan: The final plat or final short subdivision map(for short subdivisions of five iii. Indicate typical detailing around (5) or more lots) shall be drawn to a scale of doors windows and balconies indi- not less than one inch representing one hun- cating finishes, color and reflectivity dred feet (1"= 100') unless otherwise ap- of glazing. proved by the Department, and on sheets eighteen inches by twenty four inches(18"x iv. Identify offsets in walls intended 24"). The original reproducible drawing shall to meet the minimum requirements be in black ink on stabilized drafting film, and for building modulation indicating the shall: amount of offset. a. Include the date,title, name and lo- v. Show on each elevation any roof cation of subdivision, graphic scale, and top elements such as mechanical north arrow. and elevator penthouses that pro- trude above the parapet or penetrate b. Include names,locations,widths and the roof and would be visible from other dimensions of existing and pro- other buildings of the same height. posed streets, alleys, easements, parks, open spaces and reservations. vi. Photographs of proposed mate- rials from manufacturers'catalogues. c. Include lot lines with all property lines A materials board showing actual dimensioned and square footage of each materials and colors referenced on lot. the architectural elevations is recom- mended. (Ord. 4821, 12-20-1999) d. Include location, dimensions, and square footage of any existing structures Energy Code Checklist, Nonresidential: to remain within or abutting the plat. The standard Washington State Energy Of- fice form requesting the information required (Revised 10/00) 8-46 4-8-120D e. Include location of existing condi- ii. Certification by a licensed land tions (such as wetlands, steep slopes, surveyor that a survey has been watercourses,floodplains)on or adjacent made and that monuments and to the site which could hinder develop- stakes will be set. ment. (Amd. Ord. 4835, 3-27-2000) iii. Certification by the responsible f. Include reservations, restrictive cove- health agencies that the methods of nants, easements (including easement sewage disposal and water service language), and any areas to be dedi- are acceptable. cated to public use, with notes stating their purpose and any limitations.If a new iv. Certification by the King County easement is created on the plat, it must Finance Department that taxes have show the grantee of the easement rights. been paid in accordance with section If the grantee is the City, a statement of 1, chapter No. 188, Laws of 1927 easement provisions reserving, granting (RCW 58.08.030 and 58.08.040)and and conveying the easement, with a de- that a deposit has been made with scription of the rights and purposes need the King County Finance Department to be made on the plat. in sufficient amount to pay the taxes for the following year. g. Include the lot and block numbering scheme and lot addresses on the plat v. Certification by the City Finance map. Street names and addresses shall Department that there are no delin- be determined by the Department in ac- quent special assessments and that cordance with the Street Grid Ordinance all special assessments certified to (chapter 9-11 RMC), and established De- the City Treasurer for collection on partment procedures for addressing of any property herein contained dedi- new lots. (Amd. Ord. 4835, 3-27-2000) cated for streets, alleys or other pub- lic uses are paid in full. h. Contain data sufficient to determine readily and reproduce on the ground the vi. Certification of approval to be location, bearing, and length of every signed by the Administrator. street, easement line, lot line, boundary line and block line on-site. Shall include vii. Certification of approval to be dimensions to the nearest one-hundredth signed by the Mayor and attested by (1/100)of a foot and angles and bearings the City Clerk. in degrees, minutes, and seconds. Flood Hazard Data: Flood hazard data in- i. Include coordinates per City survey- cludes: ing standards for permanent control mon- uments. a. Plans in duplicate drawn to scale showing the nature, location, dimen- j. Display all interior permanent control sions, and elevations of the area in ques- monuments located per City surveying tion; existing or proposed structures, fill, - standards. storage of materials, drainage facilities, and the location of the foregoing; k. Be mathematically correct. b. Elevation in relation to mean sea I. Contain a legal description of the land level of the lowest floor(including base- to be subdivided on the final mylar. ment) of all structures; m. Include certifications: c. Elevation in relation to mean sea level to which any structure has been i. Certification showing that streets, floodproofed; rights-of-way and all sites for public use have been dedicated. d. Certification by a registered profes- sional engineer or architect that the flood- 8-47 (Revised 6/05) 4-8-120D proofing methods criteria in RMC sis, boring and test pit logs, and recommen- 4-3-05013c; and for any nonresidential dations on slope setbacks, foundation structure meet the floodproofing; and design, retaining wall design, material selec- tion, and all other pertinent elements. If the e. Description of the extent to which a evaluation involves geologic evaluations or watercourse will be altered or relocated interpretations, the report shall be reviewed as a result of proposed development. and approved by a geologist. Further recom- (Ord. 4835, 3-27-2000) mendations, additions or exceptions to the original report based on the plans, site condi- Floor Plans, General: A basic line drawing tions,or other supporting data shall be signed plan of the general building layout showing and sealed by the geotechnical engineer. If walls, exits, windows, and designated uses the geotechnical engineer who reviews the indicating the proposed locations of kitchens, plans and specifications is not the same engi- baths and floor drains, bedrooms and living neer who prepared the geotechnical report, areas,with sufficient detail for City staff to de- the new engineer shall, in a letter to the City termine if an oil/water separator or grease in- accompanying the plans and specifications, terceptor is required and to determine sizing express his or her agreement or disagree- of side sewer. (Amd. Ord. 4821, 12-20-1999) ment with the recommendations in the geo- technical report and state that the plans and 7. Definitions G: specifications conform to his or her recom- mendations. If the site contains a geologic Geotechnical Report: A study prepared in hazard regulated by the critical areas regula- accordance with generally accepted geotech- tions, the preparation and content require- nical practices and stamped by a professional ments of RMC 4-8-120D,Table 18 shall also engineer licensed in the State of Washington apply. (Ord. 4835, 3-27-2000) which includes soils and slope stability analy- Table 18—Geotechnical Report—Detailed Requirements x w 2 x > z 2 x N 0- I I I 0 I I Q O G GLLI W U U) J J J CC U g g Z o. V) U) U) W J J REPORT PREPARATION/CONTENT w z z z I a a REQUIREMENTS J J 2 u) U U > 1. Characterize soils, geology and drainage. X X X X X X X X X 2. Describe and depict all natural and man- X X X X X X X X X made features within one hundred fifty feet (150') of the site boundary. 3. Identify any areas that have previously X X X X X X X X X been disturbed or degraded by human activity or natural processes. 4. Characterize groundwater conditions X X X ' X X X X X including the presence of any public or private wells within one-quarter(1/4) mile of the site. 5. Provide a site evaluation review of available X X X X X X X X X information regarding the site. 6. Conduct a surface reconnaissance of the X X X X X X X X site and adjacent areas. Note:An"X"indicates that the requirement applies in the identified critical area. (Revised 6/05) 8-48 4-8-120D x x c W W W N U) 2 I > z 2 a I i • I 0 I I = Ili IAW N W W V —I G. 13C 0 Z_ Z_ Cl)co N N cc W U z REPORT PREPARATION/CONTENT w z z z y2 a a REQUIREMENTS N _1 J J = N U 0 > . 7. Conduct a subsurface exploration of soils X X X X X X X X and hydrologic conditions. 8. Provide a slope stability analysis. X X X X X X X 9. Address principles of erosion control in X X X X X X X 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. 10. Provide an evaluation of site response and X liquefaction potential relative to the proposed development. 11. Conduct sufficient subsurface exploration X to provide a site coefficient (S)for use in the Uniform Building Code to the satisfaction of the Building Official. 12. Calculate tilts and strains, and determine X X appropriate design values for the building site. 13. Review available geologic hazard maps, X X 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. Note:An"X"indicates that the requirement applies in the identified critical area. 8 -49 (Revised 11/07) 4-8-120D x = t c = z Lu N x > z 5 = N O. I I I 0 I I = Q CI G C () 1L W Na. CCn J!) Cl) W C.) Q REPORT PREPARATION/CONTENT w z z z Z N a a REQUIREMENTS q J J = co C.)) CQ) > 14. Inspect, review and document any X X possible mine openings and potential trough subsidence,and any known hazards previously documented or identified. 15. Utilize test pits to investigate coal mine X X 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. 16. Provide an analysis of proposed clearing, X X X X X X X X grading and construction activities including construction scheduling.Analyze potential direct and indirect on-site and off-site impacts from development. 17. Propose mitigation measures,such as any X X ' X X X X X X X special construction techniques, monitoring or inspection programs, erosion or sedimentation programs during and after construction,surface water management controls, buffers, remediation, stabilization, etc. 18. Critical facilities on sites containing areas X 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. Note:An"X"indicates that the requirement applies in the identified critical area. (Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005) Grading Plan: A twenty two inch by thirty b. Dimensions of all property lines, four inch (22"x 34") plan drawn by a State of easements, and abutting streets, Washington licensed landscape architect at a scale of one inch to forty feet (1" to 40') (hor- c. Location and dimension of all on-site izontal feet)and one inch to ten feet(1"to 10') structures and the location of any struc- (vertical feet) (or other size plan sheet or tures within fifteen feet(15')of the subject scale approved by the Development Services property or which may be affected by the Division Plan Review Supervisor)clearly indi- proposed work, eating the following: d. Accurate existing and proposed con- a. Graphic scale and north arrow, tour lines drawn at five foot (5'), or less, (Revised 11/07) 8-50 4-8-120D intervals showing existing ground and a. Site Plan: The site plan shall indi- details of terrain and area drainage to in- cate: elude surrounding off-site contours within one hundred feet (100') of the site, i. The vegetative cover types re- flecting the general boundaries of the e. Location of natural drainage sys- different plant communities on the tems,including perennial and intermittent site; streams,the presence of bordering vege- tation, and floodplains, ii. The exact locations and specifi- cations for all activities associated f. Setback areas and any areas not to with site development including the be disturbed,including the location, size type, extent and method of opera- and species of all protected trees on site. tions; Protected trees shall have the approxi- mate drip line shown.The method of tree iii. Top view and typical cross-sec- protection during grading and construc- tion views of critical habitat/wildlife tion shall be shown. If grade changes in habitat to scale; the vicinity of the protected trees are nec- essary,the method of reconciling the drip iv. The results of searches of the line with the finished elevation shall be in- State Department of Fish and Wild- cluded (see RMC 4-4-130, Tree Reten- life's Natural Heritage and Non- tion and Land Clearing Regulations), Game Data System databases; g. Finished contours drawn at five foot v. The results of searches of the (5') intervals as a result of grading, Washington State Department of Fish and Wildlife Priority Habitat and h. Proposed drainage channels and re- Species database. lated construction with associated under- ground storm lines sized and connec- b. Narrative Report:A narrative report tions shown, and shall be prepared to accompany the site plan which describes: i. General notes addressing the follow- ing (may be listed on the cover sheet): i. The layers, diversity and variety of habitat found on the site; i. Area in square feet of the entire property. ii. The location of any migration or movement corridors; ii. Area of work in square feet. iii. The species typically associated iii. Both the number of tons and cu- with the cover types, including an bic yards of soil to be added, re- identification of any critical wildlife moved, or relocated. species that might be expected to be found; iv. Type and location of fill origin, and destination of any soil to be re- iv. Identification of any areas that moved from site. have been previously disturbed or degraded by human activity or natu- v. Finished floor elevation(s) of all ral processes; structures, existing and proposed. (Ord. 4835, 3-27-2000; Ord. 5304, v. A summary of existing habitat 9-17-2007) functions and values, utilizing a hab- itat evaluation procedure or method- 8. Definitions H: ology approved by the City; Habitat Data Report: Habitat data reports in- vi. A summary of proposed habitat elude: alterations and impacts and pro- 8 -51 (Revised 11/07) 4-8-120D posed habitat management program. Irrigation Sprinkler Plans (Underground): Potential impacts may include but A twenty two inch by thirty four inch(22"x 34") are not limited to clearing of vegeta- plan drawn at the same scale as, or included tion,fragmentation of wildlife habitat, on, the generalized utilities plan(s) (or other expected decrease in species diver- size plan sheet or scale approved by the De- sity or quantity, changes in water velopment Services Division Plan Review Su- quality,increases in human intrusion, pervisor) clearly indicating the following: and impacts on wetlands or water re- sources. (Ord. 4835, 3-27-2000) a. Scale and north arrow, Hazardous Materials Management State- b. Dimensions of all property lines, ment: A statement which includes: easements, and abutting streets, a. A description of refueling of construc- c. Meter location and size, and tion vehicles that will occur on the site and an inventory of hazardous materials d. Proposed type, size, and location of expected to be temporarily stored, dis- sprinkler piping, sprinkler heads, and pensed, used, or handled on the site. backflow prevention devices. b. A description of how the require- 10. Definitions (Reserved) ments in RMC 4-4-03007, Construction Activity Standards—Zones 1 and 2, will 11. Definitions K: (Reserved) be met by the applicant. (Ord. 4851, 8-7-2000;Amd. Ord. 4992, 12-9-2002) 12. Definitions L: Heat Loss Calculation:A State of Washing- Land Record Number: The City of Renton ton Energy Code mandated analysis per- Technical Services Division's filing number formed to determine the heat loss of a for the final survey document. structure in order to determine the size of the required heating equipment. Land Use Permit Conditions: Environmen- tal or land use permit requirements which may 9. Definitions I: have been placed upon the project in addition to any code-mandated requirements in con- Installer Certification: Washington State junction with a required environmental deter- Department of Community,Trade and Eco- mination and/or a land use permit. Examples nomic Development(CTED) approval given of land use permits include site plan review, to those contractors authorized to install man- conditional use permits and variances. ufactured homes and designated by a State registration number. (Ord.4587, 3-18-1996) Landscaping Plan, Conceptual: A fully di- mensioned plan,prepared by a landscape ar- Inventory of Existing Sites:An inventory of chitect registered in the State of Washington, the providers existing facilities with the a certified nurseryman, or other similarly Renton City corporate limits, and any other qualified professional, drawn at the same facilities outside the City limits that are within scale as the project site plan (or other scale one-half(1/2) mile of the proposed facility. approved by the Reviewing Official); clearly The inventory is to include specific informa- indicating the following: tion about the location, height, and design of each facility. The Department may share a. Date,graphic scale, and north arrow, such information with other applicants apply- ing for administrative approvals or conditional b. Location of proposed buildings, park- use permits under this Title or other organiza- ing areas, access and existing buildings tions seeking to locate antennas within the to remain, City, provided, however that the Department is not, by sharing such information, in any c. Names and locations of abutting way representing or warranting that such streets and public improvements, includ- sites are available or suitable. ing easements, (Revised 11/07) 8 -52 4-8-120D d. Existing and proposed contours at sured from inside to inside of the curbs) five foot (5') intervals or less, including those required in RMC 4-4-070, Landscaping, e. Location, size, and purpose of plant- ing areas, including those required in g. Location and height for proposed RMC 4-4-070, Landscaping, berming, f. Location and height for proposed h. Locations,elevations,and details for berming, any proposed landscape-related struc- tures such as arbors, gazebos,fencing, g. Location and elevations for any pro- etc., posed landscape-related structures such as arbors, gazebos,fencing, etc., i. Location, size,spacing and names of existing and proposed shrubs, trees, h. Location,size,spacing and names of ground covers,and decorative rockery or existing and proposed shrubs, trees, like landscape improvements in relation- ground covers,and decorative rockery or ship to proposed and existing utilities, like landscape improvements in relation- ship to proposed and existing utilities, j. The location, size and species of all • and protected trees on site. Protected trees shall have the approximate drip line i. The location, size and species of all shown (see RMC 4-4-130,Tree Reten- protected trees on site. Protected trees tion and Land Clearing Regulations), shall have the approximate drip line shown (see RMC 4-4-130,Tree Reten- k. Names of existing and proposed veg- tion and Land Clearing Regulations). etation, and (Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007) I. Detailed planting plan (soil mix, plant- ing depth and width, and bark mulch Landscaping Plan, Detailed: A fully dimen- depth). (Ord. 5100, 11-1-2004; Ord. sioned plan, prepared by a landscape archi- 5304, 9-17-2007) tect registered in the State of Washington, a certified nurseryman, or other similarly quali- Lease Agreement, Draft: A draft lease fied professional,drawn at the same scale as agreement with the landholder, or separate the project site plan (or other scale approved equivalent documentation that: by the Reviewing Official), clearly indicating the following: a. Allows the landholder to enter into leases with other providers; and a. Date, graphic scale,and north arrow, b. Specifies that if the provider fails to b. Location of proposed buildings,prop- remove the facility upon six(6)months of erty lines, walks, parking areas, access, its discontinued use,the responsibility for and existing buildings to remain, removal falls upon the landholder. c. Names and locations of abutting Letter from Property Owner: A letter from streets and public improvements, includ- the private property owner granting permis- ing easements, sion for the temporary use of the property. d. Existing and proposed contours at Letter of Conformance with Geotechnical five foot (5') intervals or less, Report: A letter submitted by the applicant stating structural plans were prepared consis- e. Detailed grading plan, tent with the findings of the geotechnical re- port and stamped by a structural engineer. f. Location,dimensions,and purpose of The plans and specifications shall be accom- all planting areas (the width of a land- panied by a letter from the geotechnical engi- scaping area when curbed shall be mea- neer who prepared the geotechnical report 8- 53 (Revised 11/07) 4-8-120D stating that in his or her judgment,the plans scription is used, it must be stamped by a and specifications conform to the recommen- licensed surveyor, dations in the geotechnical report and the risk of damage to the proposed development site e. (Rep. by Ord.4751, 11-16-1998), and downslope properties from potentially hazardous conditions will be minimal subject f. Date, graphic scale (one inch equals to the conditions set forth in the report. (Ord. forty feet (1" =40'), unless otherwise ap- 4835, 3-27-2000) proved by the Department), and north ar- row, Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall g. Names,locations,widths,types,and submit a letter to the City,with the plans and dimensions of adjacent and on-site specifications, stating that he or she under- streets, alleys, and easements, stands and accepts the risk of developing in an unstable area and that he or she will ad- h. Lot lines with all property lines dimen- vise,in writing,any prospective purchasers of sioned and square footage of each lot, the site, or any prospective purchasers of structures or portions of structures on the. i. Parcels identified as Lot 4, Lot 3, etc., site, of the unstable potential of the area. (Ord. 4835, 3-27-2000) j. "Old" lot line(s) and"new"lot line(s) clearly labeled and differentiated by line List of Current Property Owners:A listing type and/or thickness (indicated dis- of all current property owners and their mail- tance(s) moved), ing addresses and King County Assessor's account numbers within three hundred feet k. Addresses for each lot and new (300')of the boundaries of the subject site as street names in accordance with the obtained from a title company or the King street grid system regulations of chapter County Assessor's office.The list shall in- 9-11 RMC, clude a notarized statement from the appli- cant attesting that the ownership information I. Total square footage of existing and provided is current and accurate. Current revised lots, shall mean obtained within the past thirty(30) days unless otherwise approved by the De- m. Ground floor square footage of all velopment Services Division. structures, Lot Line Adjustment Map:A drawing of the n. Location, dimensions and square proposed lot line adjustment prepared on an footage of any existing structures to re- eighteen inch by twenty four inch (18"x 24") main, and dimensioned distances to sheet of mylar by a licensed land surveyor property lines, complying with the City's surveying stan- dards. o. Location of existing conditions(such as wetlands,steep slopes,watercourses) a. Name of the proposed lot line adjust- on or adjacent to the site which could ment(e.g., Smith/Larsen Lot Line Adjust- hinder development, ment), p. Reservations, restrictive covenants, b. Space reserved for"City of Renton easements, description of any areas to File Number" (large type) at top of first be dedicated to public use with notes sheet, stating their purpose,and any limitations, and identifying the grantee and if the c. Space reserved for City of Renton grantee is the City, a statement of provi- "land record number" (small type) at bot- sions reserving, granting and/or convey- torn left of first sheet, ing the area with a description of the rights and purposes must be shown, d. Legal description for each of the ex- isting parcels. If a metes and bounds de- (Revised 11/07) 8 -54 • 4-8-120D q. Coordinates per City surveying stan- dards for permanent control monuments, r. Location of all interior permanent con- trol monuments per City surveying stan- dards, s. Statement of equipment and proce- dure used per WAC 332-130-100, t. Basis of bearing per WAC 332-130-150(1)(b)(iii), u. Date the existing monuments were visited per WAC 332-103-050(1)(f)(iv), v. Verification that permanent markers are set at corners of the proposed lots, w. Statement of discrepancies, if any, between bearings and distances of record and those measured or calcu- lated, x. Surveyor's testament,stamp and sig- nature, y. Certification by a State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set, z. Notarized signatures of all property owners having an interest in the property, certifying ownership and approval of the proposal, aa. Signature and date line(s)for the King County Assessor, bb. Signature and date line(s)for the Administrator of the Planning/Building/ Public Works Department. 8 -54a (Revised 11/07) This page left intentionally blank. (Revised 11/07) 8-54b 4-8-120D 13. Definitions M: k. Whether or not the project site con- tains any environmentally sensitive ar- • Mailing Labels:Self-adhesive mailing labels eas, and including the name, mailing address, and King County Assessor's.account numbers I. Property legal description. (optional)for all property owners within three hundred feet (300') of the boundaries of the Master Plan:A single fully dimensioned plan subject site. sheet drawn at a scale of one inch equals twenty feet (1"=20') (or other scale ap- Map of Existing Site Conditions: A plan proved by the Development Services Division drawn at the same scale as, or combined Director)consisting of a conceptual plan indi- with, the grading plan or topography map cating the following: showing existing topographical or five foot (5') contours or less, and structural.and natu- a. Information from Site Plan, items a, ral features.The plan shall include major b, and c, trees, shrubs, large rocks, creeks and water- sheds,floodplains, buildings, roadways and b. A legend listing the following must be trails. (Amd. Ord. 4835, 3-27-2000) included on one of the sheets: Map of View Area:A diagram or map depict- • Total square footage of the site, ing where within a one-quarter(1/4) mile ra- dius any portion of the proposed facility could • Square footage (by floor and overall be seen. total) of each individual building and/ or use, Master Application Form:The standardized application form used for the majority of land • Total estimated square footage of all use permit applications including, but not lim- buildings (footprint of each building) ited to,the following: • Percentage estimate of lot coverage, a. Owner, applicant, and contact per- son names, addresses and telephone • Square footage estimate of all land- numbers, scaping (total and parking lot), b. Notarized signatures of all current • Allowable and proposed building property owners, height, c. Name of the proposed project, • Building setbacks proposed and re- quired by Code, d. Project/property address, • Parking analysis,including estimated e. King County Assessor's tax account number, size, and type of stalls re- number, quired, by use; and number of stalls provided, by use, f. Existing and proposed land uses, c. General location and size of build- g. Existing and, if applicable, proposed ings and uses, Comprehensive Plan map designation, d. Phasing of development, h. Existing and, if applicable, proposed zoning designation, e. Major access points and access to public streets,vehicle and pedestrian cir- i. Site area, culation, public transit stops, j. Estimated project cost, f. Critical areas, 8-54.1 (Revised 2/04) 4-8-120D g. Focal points within the project (e.g., Nonconformity Relationship and Compat- public plazas, art work, gateways both ibility Narrative: For nonconforming use or into the site and into the City, etc.), structure rebuild approval permits, include drawings, photographs, or other visual aids h. Private and public open space provi- that show the relationship of the existing sions, and recreation areas, structure or building to its surroundings. In- clude studies or reports that support the ap- i. View corridors, plicant's contention that the existing nonconforming use or structure is compatible j. Public access to water and/or shore- with the surrounding area and its uses. (Ord. line areas. (Ord. 5028, 11-24-2003) 4963, 5-13-2002) Mechanical Plans: Plans as required per Notation of Geologic Risk by Engineer: A section 113 of the currently adopted Uniform letter of notation on the design drawings pre- Mechanical Code(UMC)and section 1141 of pared by a structural engineer and submitted the currently adopted Washington State En- at the time of the permit application stating ergy Code (WSEC) along with Statewide that he or she has reviewed the geotechnical amendments. report, understands its recommendations, has explained or has had explained to the Monument Card:A form provided by the City owner the risks of loss due to earth move- . Technical Services Division and filled out by a ment on the site, and has incorporated into surveyor providing information regarding a the design the recommendations of the geo- single monument, including the section, technical report and established measures to township and range, method of location,type reduce the potential risk of injury or damage of mark found or set, manner of re-establish- that might be caused by any earth movement ment of the single monument (if applicable), predicted in the report. (Ord. 4835, description, and a drawing showing the loca- 3-27-2000;Amd. Ord. 4963, 5-13-2002) tion of a single monument and indicating a reference point to that monument. 15. Definitions 0: 14. Definitions N: Operating Permit Application,Aquifer Protection Area: An application package in- Neighborhood Detail Map:A map,drawn at cluding the following: a scale of one inch equals one hundred feet (1"= 100') or one inch equals two hundred a. Upon request by the Department, a feet(1"=200') (or other scale approved by hazardous materials inventory statement the Development Services Division Director). and/or Material Safety Data Sheets for The map shall show the location of the sub- hazardous materials that are or will be on ject site relative to the property boundaries of the premises; the surrounding parcels within approximately one thousand feet (1,000') or approximately b. A list of the chemicals to be moni- two thousand five hundred feet (2,500') for tored through the analysis of groundwa- properties over five (5) acres and identifying ter samples if groundwater monitoring is the subject site with a darker perimeter line anticipated to be required; than that of surrounding properties.The map shall also show the property's lot lines, exist- c. A detailed description of the activities ing land uses, building outlines, City bound- conducted at the facility that involve the aries of the City of Renton (if applicable), storage, handling, treatment, use or pro- north arrow (oriented to the top of the plan duction of hazardous materials in quanti- sheet), graphic scale used for the map, and ties greater than the de minimis amounts City of Renton (not King County) street specified in RMC 4-3-050C6a(ii)(1); names for all streets shown. (Amd. Ord. 4963, 5-13-2002) d. A description of the containment de- vices used to comply with the require- ments of this Section; (Revised 2/04) 8-54.2 4-8-120D e. A description of the procedures for f. Percentage of lot covered by build- • inspection and maintenance of contain- ings or structures, ment devices; g. Total pavement square footage both f. A description of how hazardous mate- existing pavement to remain plus new rials will be legally disposed; pavement proposed to be installed, g. A site map showing the following: h. Square footage of any on-site wet- lands, i. Property boundaries, i. Parking analysis to include the total ii. Building and other structures lo- number of parking spaces required and cated on the property, provided, number of compact and "ADA accessible"spaces provided, and park- iii. Secondary containment de- ing space dimensions, vices, and j. Square footage of landscaping for iv. Floor and yard drains with a note each area, for interior parking lot land- as to whether the drain is to storm or scaping, and total, sanitary sewer. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, k. Allowable and proposed building 12-9-2002) height, Operating Rules for Secure Community I. Building setbacks required by Code, Treatment Facility (SCTF): A written state- and ment outlining how the operation of the SCTF complies with RCW 71.09.295 through m. Proposed building setbacks. (Ord. 71.09.350, including but not limited to daily 4587, 3-18-1996) operating hours, activities of occupants, pro- cedures for off-site activities, if any, and visi- Photosimulations: Photosimulations of the tation procedures for nonresidents, including proposed facility from affected residential professional care providers,family members, properties and public right-of-way at varying or other service providers. (Ord. 4982, distances.This shall include a diagram de- 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, 8 -54.2a (Revised 2/04) This page left intentionally blank. (Revised 2/04) 8-54.2b 4-8-120D picting where the photosimulations were f. Drawing of the subject property with taken. all existing and proposed property lines dimensioned.Lots designated by number Plan Reductions:Eight and one-half inch by within the area of the lot. Tracts shall be eleven inch (8-1/2"x 11") white, opaque re- similarly designated and each tract shall ductions of full size plan sheets including ele- be clearly identified with the ownership vations, landscape plans, conceptual utility and purpose. Indicate the required yards plans, site plan, and neighborhood detail/vi- (setbacks)with dashed lines. cinity map which will yield legible photo- copies. g. Location of the subject site with re- spect to the nearest street intersections Plat Certificate: A document prepared by a (including intersections opposite the sub- title insurance company documenting the ject property), alleys and other rights-of- ownership and title of all interested parties in way. the plat,subdivision,or dedication and listing all encumbrances. In the case of a final plat, h. Names, locations,types,widths and the certificate shall be dated within forty five other dimensions of existing and pro- (45) days prior to the granting of the final plat posed streets, alleys, easements, parks, by the City Council. open spaces and reservations. (Ord. 4587, 3-18-1996) Plumbing Plan: Plans as required per sec- tion 30.2 of the currently adopted Uniform i. Location,distances from existing and Plumbing Code (UPC) and Statewide new lot lines, and dimensions of any ex- amendments. isting and proposed structures, existing on-site trees, existing or proposed fenc- Preliminary Plat or Binding Site Plan: A ing or retaining walls,freestanding signs, plan, with a two-inch (2") border on the left and easements. edge and one-half-inch (1/2") on all other sides, prepared by a State of Washington j. Location of existing conditions on or registered land surveyor in accordance with adjacent to the site which could hinder RCW 18.43.020 and/or chapter 58.17 RCW, development. fully dimensioned, drawn at a scale of one inch equals forty feet(1"=40') on an eigh- k. Flood hazard information and bound- teen inch by twenty four inch(18"x 24")plan ary on the subdivision drawing including sheet(or other size or scale approved by the the nature,location,dimensions,and ele- Development Services Division Director)and vations of the subdivided area. (Ord. shall include the following: 4835, 3-27-2000) a. Name of the proposed preliminary I. A legend listing the following included plat or binding site plan (and space for on the first sheet of the preliminary plat the future City file numbers). plan: b. Names and addresses of the engi- i. Total area in acres, neer, licensed land surveyor, and all property owners. ii. Proposed number of lots, c. Legal description of the property to iii. Zoning of the subject site, be subdivided. iv. Proposed square footage in d. Date, graphic scale,and north arrow each lot, and oriented to the top of the paper/plan sheet. v. Percentage of land in streets and open space. e. Vicinity map (a reduced version of the neighborhood detail map as defined m. Access and Utilities: Indicate how above). the proposed subdivision will be served 8-54.3 (Revised 5/02) 4-8-120D by streets and utilities, show how access g. Proposed off-site improvements(i.e.; will be provided to all lots, and the loca- installation of sidewalks, fire hydrants, tion of sewer and water lines. sewer main, etc.), n. Contours and Elevations: Shall in- h. Total estimated construction cost dude contour and/or elevations (at five and estimated fair market value of the foot(5')vertical intervals minimum)to the proposed project, extent necessary to accurately predict drainage characteristics of the property. i. Estimated quantities and type of ma- Approximate, estimated contour lines terials involved if any fill or excavation is shall be extended at least one hundred proposed, feet(100') beyond the boundaries of the proposed plat. j. Number, type and size of trees to be removed, o. Zoning: Shall indicate the zoning ap- plicable to the land to be platted, subdi- k. Explanation of any land to be dedi- vided or dedicated and of the land cated to the City, and adjacent and contiguous. (Ord. 4954, 2-11-2002) I. For shoreline applications only: Project Information Sheet: An eight and i. Name of adjacent water area or one-half inch by eleven inch (8-1/2"x 11") wetlands, sheet of paper listing the following informa- tion: ii. Nature of existing shoreline—de- scribe: a. Job address, • Type of shoreline (i.e., lake, b. Property owner's name, stream, lagoon, march, bog, floodplain, floodway); c. King County Tax Assessor's number, • Type of beach (i.e., accretion, d. Legal description of property. erosion, high bank-low bank); Project Narrative: A clear and concise de- • Type of material (i.e., sand, scription and summary of the proposed gravel, mud, clay, rock, riprap); project, including the following: and a. Project name, size and location of • The extent and type of any bulk- site, heading, and b. Zoning designation of the site and iii. The number and location of adjacent properties, structures and/or residential units (existing and potential) which might c. Current use of the site and any exist- have views obstructed as a result of ing improvements, the proposed project, and d. Special site features (i.e., wetlands, m. The proposed number, size, and water bodies, steep slopes), density of the new lots,for subdivision applications only. e. Statement addressing soil type and drainage conditions, Project Narrative, Routine Vegetation Management:A project narrative report shall f. Proposed use of the property and include the following elements: scope of the proposed development(i.e., height, square footage, lot coverage, parking, access, etc.), (Revised 5/02) 8-54.4 4-8-120D a. A time schedule for all mechanical stalled or deferred and authorizing the sub- equipment activities or routine vegetation mittal of the final plat,final short plat, final management activities; binding site plan, or final PUD application. b. A plan for the specific work to be per- 17. Definitions Q: (Reserved) formed; 18. Definitions R: c. For routine vegetation management on undeveloped properties,the narrative Rezone Justification: A written statement shall include: and other information provided by the appli- cant to support the rezone which may include, i. Standards and criteria to be used but is not limited to: letters, photographs,site for routine tree trimming and tree top- development plans,market research reports, ping, and land use maps indicating in a clear and concise manner why the rezone application ii. Standards and criteria to be used should be granted and that the rezone re- for ground cover management, and quest is timely. iii. Standards and criteria to.be Roadway Construction Plans: Plans pre- used in determining the location for pared by a State of Washington licensed civil use of chemicals including insecti- engineer as detailed by the document"City of cides and herbicides; Renton Drafting Standards", unless other- wise approved by the Development Services d. For use of mechanical equipment the Division Plan Review Supervisor.(Ord.4587, narrative shall include: 3-18-1996; Ord. 5369, 4-14-2008) i. The type of equipment to be used, 19. Definitions S: ii. A description of the specific work Screening Detail, Refuse/Recycling: A de- to be accomplished using the equip- tailed plan drawing, prepared to scale, show- ment, ing location within property boundaries, heights, elevations, and building materials of iii. The measures proposed to pro- proposed screening or of proposed plantings. tect the site and adjacent properties (Ord. 4703, 2-2-1998) from the potential adverse impacts of the proposed work and equipment Service Area Map: A map showing the ser- operation. (Ord. 4835, 3-27-2000) vice area of the proposed wireless communi- cation facility and an explanation of the need Project Sequencing Plan: A narrative that for that facility. outlines what order development phases will be built in and at what estimated times they Shoreline Conditional Use Justification:A will be developed within the life of the associ- written statement setting forth the reasons in ated Master Plan. (Ord. 5028, 11-24-2003) favor of the shoreline conditional use permit application and addressing the criteria listed Proposal Description: A complete, un- in RMC 4-9-190I5b which are used by the abridged copy of the proposal (i.e., draft ordi- Hearing Examiner in reviewing the permit re- nance, resolution, plan or policy) and all quest. (Ord. 4587, 3-18-1996). attachments. Shoreline Variance Justification: A written Proposal Summary:A concise description of statement setting forth the reasons in favor of the scope, intent and timing of the proposal. the shoreline variance application and ad- dressing the criteria listed in RMC 4-9-19014b Public Works Approval Letter:Written con- which are used by the Hearing Examiner firmation from the Development Services Di- when reviewing the variance request. vision Plan Review section that all required improvements have been substantially in- 8 -55 (Revised 5/08) 4-8-120D Short Plat or Binding Site Plan Map,Final: i. Lot numbers, A plan,with a two-inch (2") border on the left edge and one-half-inch (1/2") on all other j. Addresses for each lot and new street sides;prepared by a State of Washington reg- names determined by the Department in istered land surveyor in accordance with accordance with the street grid system RCW 18.43.010 and or chapter 58.17 RCW, regulations of chapter 9-11 RMC, fully dimensioned, drawn at a scale of one inch equals forty feet (1"=40') on eighteen k. Reservations, restrictive covenants, inch by twenty four inch (18"x 24") plan easements and any areas to be dedi- sheet(s) (or other scale approved by the De- cated to public use with notes stating velopment Services Division Director). The their purpose, and any limitations, and reproducible original shall be in black ink on identifying the grantee. If the grantee is stabilized drafting film and shall include the the City,a statement of provisions reserv- following: ing, granting and/or conveying the area with a description of the rights and pur- a. Name and location of the short plat poses must be shown, or binding site plan, I. Coordinates per City surveying stan- b. Space reserved for"City of Renton dards for permanent control monuments, file number" (large type) at top of first sheet, m. All interior permanent control monu- ments located per City surveying stan- c. Space reserved for City of Renton dards, "land record number" (small type) at bot- tom left of first sheet, n. Statement of equipment and proce- dure used per WAC 332-130-100, d. Legal description of the property, o. Basis for bearing per WAC e. Date, graphic scale,and north arrow, 332-130-150(1)(b)(iii), f. Vicinity map(a reduced version of the p. Date the existing monuments were "neighborhood detail map"as defined visited per WAC 332-103-050(1)(f)(iv), above), q. Verification that permanent markers g. Names, locations, widths and other are set at corners of the proposed lots, dimensions of existing and proposed streets, alleys, easements, parks, open r. Statement of discrepancies, if any, spaces and reservations. Shall show all between bearing and distances of record utilities, streets, existing and new ease- and those measured or calculated, ments and associated covenants within or abutting the short plat. If a new ease- s. Location, dimensions and square ment is created on the plat, it must show footage of any existing structures to re- grantee of easement rights.If the grantee main within or abutting the plat, 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- larly designated and each tract shall be clearly identified with the ownership and purpose. Lot lines with all property lines dimensioned and square footage of each lot, (Revised 5/08) 8 -56 4-8-120D t. Location of existing conditions (such b. Names and addresses of the engi- as wetlands,steep slopes,watercourses) neer, licensed land surveyor, and all on or adjacent to the site which could property owners; hinder development, c. Legal description of the property; u. Reference to all agreements or cove- nants required as a condition of approval, d. Date, graphic scale, and north arrow oriented to the top of the paper/plan v. For binding site plans only: provi- sheet; sions requiring site development to be in conformity with the approved binding site e. Vicinity map (a reduced version of plan, the"neighborhood detail map"as defined above); w. Certifications by: f. A drawing of the subject property with i. A State of Washington licensed all existing and proposed property lines land surveyor that a survey has been dimensioned, indicating the required made and that monuments and yards (setbacks)with dashed lines; stakes have been set, g. Location of the subject site with re- ii. The King County Department of spect to the nearest street intersections Health that the proposed septic sys- (including intersections opposite the sub- tem(s)is acceptable to serve the plat ject property), alleys and other rights-of- if not served by sewer, way, showing how access will be pro- vided to all lots; x. Signature and date line for: h. Names, locations, widths and other i. All property owners (signatures dimensions of existing and proposed must be notarized with an ink stamp), streets, alleys, easements, parks, open spaces and reservations; ii. The King County Assessor, i. Contours and elevations at minimum iii. The City of Renton Finance and five foot(5')vertical intervals to the extent Information Systems Director with necessary to predict drainage character- the following text preceding: `There istics of the property. Approximate, esti- are no delinquent special assess- mated contour lines shall be extended at ments and any special assessments least one hundred feet(100')beyond the for any dedicated property herein boundaries of the proposed short plat; contained have been paid in full",and j. Location and dimensions of any exist- iv. The Administrator of the Plan- ing and proposed structures, existing on- ning/Building/Public Works Depart- site trees,existing or proposed fencing or ment. (Ord. 4954, 2-11-2002) retaining walls, freestanding signs, and easements; Short Plat Map, Preliminary: A fully dimen- sioned plan, drawn at a scale of one inch k. Location of existing conditions on or equals forty feet (1"=40') on an eighteen adjacent to the site which could hinder inch by twenty four inch (18"x 24") plan development; sheet(or other size or scale approved by the Development Services Division Director)and I. Flood hazard information and bound- including the following information: ary on the subdivision drawing including the nature, location,dimensions,and ele- a. Name of the proposed short plat(and vations of the subdivided area; and space for the future City file number); 8- 57 (Revised 2/04) 4-8-120D m. A legend listing the following in- d. Widths of all adjacent streets and al- cluded on the first sheet of the short plat leys, plan: e. The location of all existing public im- i. Short plat, provements including, but not limited to, curbs, gutters, sidewalks, median is- ii. Proposed number of lots, lands, street trees, fire hydrants, utility poles, etc., along the full property front- iii. Zoning of the subject site, age, iv. Proposed square footage in f. Location and dimensions of existing each lot, and and proposed structures, parking and loading areas,driveways,existing on-site v. Percentage of land in streets and trees, existing or proposed fencing or re- open space. (Amd. Ord. 4835, taining walls, freestanding signs, ease- 3-27-2000) ments, refuse and recycling areas, freestanding liquid fixtures,utility junction Sign Plans: A twenty four inch by thirty six boxes,public utility transformers,storage inch (24"x 36") plan drawn by a State of areas, buffer areas, open spaces, and Washington licensed architect at a scale of landscaped areas, • one inch equals twenty feet(1"=20') or one inch equals forty feet(1"=40') (or other size g. The location and dimensions of natu- plan sheet or scale approved by the Building ral features such as streams, lakes, Official) clearly indicating the following: marshes and wetlands, • a. Footing connections to building,size h. Ordinary high water mark, existing of supports and materials used in sup- and proposed, if applicable, ports and sign itself, i. For wireless communication facilities, b. Elevation showing size and height of indicate type and locations of existing any proposed freestanding or projecting and new plant materials used to screen signs clearly indicating ground clearance facility components and the proposed and clearance to overhead power lines, color(s)for the facility, and j. A legend listing the following must be c. Elevation of building facade for any included on one of the site plan sheets: proposed wall signs showing dimensions of the building as well as existing and pro- i. Total square footage of the site, posed wall signs. ii. Square footage (by floor and Site Plan: A single fully dimensioned plan overall total) of each individual build- sheet drawn at a scale of one inch equals ing and/or use, twenty feet (1"=20') (or other scale ap- proved by the Development Services Division iii. Total square footage of all build- Director) clearly indicating the following: ings (footprint of each building), a. Name of proposed project, iv. Percentage of lot coverage, b. Date,scale,and north arrow oriented v. Square footage of all landscap- to the top of the paper/plan sheet, ing (total, parking lot, and wildlife habitat), c. Drawing of the subject property with all property lines dimensioned and vi. Allowable and proposed building names of adjacent streets, height, (Revised 2/04) 8-58 4-8-120D vii. Building setbacks required by damaged or not;write on the scaled plan Code, the dates these structures/uses were es- ( tablished; on a separate sheet, identify viii. Proposed building setbacks, the subject property, abutting lots and buildings and list adjacent and abutting ix. Parking analysis, including: land uses. (Ord. 5028, 11-24-2003) • Number of stalls required, by Site Plan, Commercial, Industrial, Multi- use; number of stalls provided, Family: A twenty four inch by thirty six inch by use, (24"x 36")plan drawn by a State of Washing- ton licensed architect at a scale of one inch • Sizes of stalls and angles, equals twenty feet (1"=20') or one inch equals forty feet(1"=40') (or other size plan • Location and number of handi- sheet or scale approved by the Building Offi- cap stalls, compact, employee cial) clearly indicating the following: and/or guest parking stalls, a. Scale and north arrow, • Location and size of curb cuts, b. Legal description, • Traffic flow within the parking, loading, and maneuvering areas c. Location, identification, and dimen- and ingress and egress, sions of all buildings, property lines, set- backs, streets, alleys and easements, • Location of wheel stops, d. Condition of all public rights-of-way • Loading space, and verification of right to use ease- ments, • Stacking space, e. Off-street parking layout and drive- • Location and dimensions of bicy- ways, cle racks, carpool parking spaces, and other facilities de- f. Curbs, gutters, sidewalks, paving, signed to accommodate access storm drainage, meters (domestic and to the site, fire), and grease interceptors, • Square footage of interior park- g. Grading plan showing proposed and ing lot landscaping. existing contours and site elevations, k. Footprint of all proposed buildings h. Landscaped areas, irrigation meters, showing the location of building en- trances,window openings, and land- i. Lighting and sign structures(new and scape features (required for Urban existing), Center Design Overlay District review packet only), j. Location of garbage containers and recycling storage, I. Footprint of all abutting and adjacent buildings showing the location of building k. Fire hydrant locations (new and ex- entrances,window openings, and land- isting)within three hundred feet(300')of scape features (required for Urban Cen- building, ter Design Overlay District review packet only), I. For wireless communication facilities, indicate type and locations of existing m. For nonconforming use or structure and new plant materials used to screen rebuild approval permits: draw on the facility components and the proposed scaled plan the exact sizes and locations color(s)for the facility, of existing structures and uses, whether 8 -59 (Revised 2/04) 4-8-120D m. General notes addressing the fol- xviii. Identity of special inspection lowing (may be listed on cover sheet): agency selected by the owner to per- form special inspections, i. Full name of the project, xix. Building setbacks required by ii. Name, address, and telephone Code, number of owner and agent(s), xx. Proposed building setbacks, iii. Existing zoning of the project site, xxi. Parking analysis, including: iv. Area, in square feet, of the • Number of stalls required, by project site, use; number of stalls provided, by use, v. Reference to the current Uniform Building Code (i.e., UBC and date of • Sizes of stalls and angles, current adopted version), • Location and number of handi- vi. Proposed use of each building cap stalls, compact, employee (if multi-family, the number of dwell- and/or guest parking stalls, ing units), • Location and size of curb cuts, vii. UBC occupancy group designa- tion, • Traffic flow within the parking, loading, and maneuvering areas viii. UBC type of construction of all and ingress and egress, buildings, • Location of wheel stops, ix. Allowable and proposed building height and number of stories of new • Loading space, buildings, • Stacking space, and x. Square footage (by floor and overall total) of each individual build- • Square footage of interior park- ing and/of use, ing lot landscaping. xi. Total square footage of all build- Site Plan, Shoreline: A single fully dimen- ings (footprint of each building), sioned plan sheet drawn at a scale of one inch equals twenty feet (1"=20') (or other xii. Allowable area calculation, scale approved by the Development Services Division Director) clearly indicating the infor- xiii. Occupancy load (maximum ca- mation requested by the"Site Plan, Land pacity) of each building, Use"with the following additional information: xiv. Percentage of lot coverage, a. Ordinary high water mark, existing and proposed, xv. Square footage of all landscap- ing (total, parking lot, and wildlife b. Name of water body. habitat), Site Plan,Sign: A twenty four inch by thirty xvi. Seismic zone of the project site six inch (24"x 36") plan drawn at a scale of (e.g.,Zone 3), one inch equals twenty feet (1"=20') or one inch equals forty feet(1"=40') (or other size xvii. Floor, roof, and wind design plan sheet or scale approved by the Building loads, Official) clearly indicating the following: (Revised 2/04) 8-60 4-8-120D a. Scale and north arrow, c. Existing and proposed construction labeled and differentiated by pattern or b. Location, identification and dimen- line type, sions of all buildings, property lines, ex- isting and proposed signs,streets,alleys d. Dimensions of all property lines and and easements, and the setbacks from all building setbacks to property lines, property lines and easements, e. Dimensions and labels for all streets, c. Location and dimensions of off-street alleys, and/or easements, parking layouts and driveways, f. Lot size in square feet, d. Location and dimensions of the land- scaped areas, g. Location and footprint size in square feet of all existing and proposed struc- e. General notes addressing the follow- tures on property including decks, car- ing (may be listed on cover sheet): ports,storage sheds, and garages, i. Note if any proposed signage will h. Location and dimensions of ap- flash or be animated, proaches, driveways and public side- walks, ii. Name, address and telephone number of owner and agent(s), i. Elevation at property corners and contour lines at two foot(2') height inter- iii. Zoning of the project site, vals, showing proximity to steep slopes, iv. Street frontage(s)(in feet)for the j. Finished floor elevation for properties site or,for multiple tenants building, located within a flood zone, indicate frontage of individual tenant space, k. The location, height and length of re- taining walls, rockeries, etc., v. Type (e.g.,freestanding, wall, etc.), size and number of all existing I. Location and distance in feet of near- signs, est fire hydrant to structure, and vi. Type,size and number of all pro- m. Location of any pool/spa and set- posed signs, back dimensions to property lines and the location of the required six foot (6') vii. Reference to the current Uni- fence. form Sign Code (USC and year of current adopted version), and Siting Process Report for Use Permits for Secure Community Treatment Facility viii. Wind design loads. (SCTF):A narrative report describing the pro- cess used to evaluate alternative sites for the Site Plan,Single Family/Duplex: An eight proposed SCTF activity and the basis for the and one-half inch by eleven inch (8-1/2"x recommendation to locate the facility at the 11") plan drawn at a scale of one inch to recommended site.A minimum of three alter- twenty feet(1"to 20')or one inch to forty feet native sites shall be addressed. (Ord. 4982, (1"to 40') (or other size plan sheet or scale 12-9-2002) approved by the Building Official)clearly indi- cating the following: Source Statement, Fill Material,Aquifer Protection Area:A source statement provid- a. Legal description, ing the following information: ( b. Explanation of scope of work, a. The source location of imported fill; 8- 61 (Revised 6/05) 4-8-120D b. Previous land uses of the source lo- ii. The ordinary high water mark cation; (OHWM)determined in the field by a qualified biologist pursuant to RMC c. Whether or not earth materials to be 4-3-050L1 b (the OHWM must also removed from the source location are na- be flagged in the field); tive, undisturbed soil; iii. Stream classification, as re- d. Whether or not the source location corded in the City of Renton Water appears on government lists of contami- Class Map in RMC 4-3-050Q4 or nated sites including those developed RMC 4-3-090 or as determined pursuant to the State Model Toxics Con- through a supplemental stream or trol Act and the Federal Comprehensive lake study approved by the Adminis- Environmental Response, Compensa- trator; tion, and Liability Act; iv. Topography of the site and abut- e. Results of sampling and analysis ting lands in relation to the stream(s) pursuant to RMC 4-4-060L4g, Fill Mate- and its/their buffer(s)at contour inter- rial, Sample and Analysis Procedures; vats of two feet(2')where slopes are and less than ten percent (10%), and of five feet (5') where slopes are ten f. Whether or not imported fill meets fill percent (10%) or greater; quality standards described in RMC 4-4-060L4a, Fill Material, Construction, v. One hundred (100) year flood- Demolition and Land Clearing Waste plain and floodway boundaries, in- Prohibited, and RMC 4-4-060L4b, Fill cluding one hundred feet(100') of Material, Cleanliness of Fill Material. the abutting parcels through which (Ord. 4851, 8-7-2000) the water body(ies)flow(s); Special Inspection:A building inspection as vi. Site drainage patterns, using ar- required to property lines and the location of rows to indicate the direction of major the required six foot (6') fence. drainage flow; Stream and Lake Data: Repealed by Ord. vii. Top view and typical cross-sec- 5137. (Ord. 4835, 3-27-2000; Amd. Ord. tion views of the stream or lake bed, 4963, 5-13-2002) banks, and buffers to scale; Stream or Lake Mitigation Plan:The mitiga- viii. The vegetative cover of the en- tion plan must ensure compensation for un- tire site,including the stream or lake, avoidable significant adverse impacts that banks, riparian area, and/or abutting result from the chosen development alterna- wetland areas, extending one hun- tive or from a violation as identified in the im- dred feet(100') upstream and down- pact evaluation.A mitigation plan must stream from the property line. include: Include position,species,and size of all trees at least ten inches (10") av- a. Site Map:Site map(s)indicating,at a erage diameter that are within one scale no smaller than one inch equals hundred feet (100') of the OHWM; twenty feet (1"=20') (unless otherwise approved by the Development Services ix. The location, width,depth, and Director): length of all existing and proposed structures, roads, stormwater man- i. The entire parcel of land owned agement facilities, wastewater treat- by the applicant, including one hun- ment and installations in relation to dred feet (100') of the abutting par- the stream/lake and its/their cels through which the water buffer(s); and body(ies)flow(s); (Revised 6/05) 8-62 4-8-120D x. Location of site access, ingress proposed stream/lake alteration or and egress; buffer reduction or buffer averaging, and a discussion of conformity to ap- xi. Indication of where proposed plicable mitigation plan approval cri- mitigation or remediation measures teria; and will take place on the site; xi. A review of the best available xii. Separate indication of areas science supporting the proposed re- where revegetation is to take place quest for a reduced standard and/or and areas where vegetation is antici- the method of impact mitigation; a pated to be removed; and description of the report author's ex- perience to date in restoring or creat- xiii. Any other areas of impact with ing the type of critical area proposed; clear indication of type and extent of and an analysis of the likelihood of impact indicated on site plan. success of the compensation project. (Ord. 5137, 4-25-2005) b. Mitigation narrative that includes the following elements: Stream or Lake Study, Standard: A report shall be prepared by a qualified biologist, un- i. Description of existing conditions less otherwise determined by the Administra- on the site and associated water re- tor, and include the following information: source (baseline information); a. Site Map:Site map(s)indicating,at a ii. Resource(s) and functional val- scale no smaller than one inch equals ues to be restored, created, or en- twenty feet(1"=20') (unless otherwise hanced on the mitigation site(s); approved by the Development Services Director): iii. Documentation of coordination '' with appropriate local, regional, spe- i. The entire parcel of land owned cial district,state, and federal regula- by the applicant, including one hun- tory agencies; dred feet (100') of the abutting par- cels through which the water iv. Construction schedule; body(ies)flow(s); v. Operations and maintenance ii. The ordinary high water mark practices for protection and mainte- (OHWM)determined in the field by a nance of the site; qualified biologist pursuant to RMC 4-3-050L1 b (the OHWM must also vi. Environmental goals,objectives, be flagged in the field); and performance standards to be achieved by mitigation; iii. Stream classification, as re- corded in the City of Renton Water vii. Monitoring and evaluation pro- Class Map in RMC 4-3-050Q4 or cedures, including minimum monitor- RMC 4-3-090 (if unclassified, see ing standards and timelines (i.e., "Supplemental Stream or Lake annual, semi-annual, quarterly); Study" below); viii. Contingency plan with remedial iv. Topography of the site and abut- actions for unsuccessful mitigation; ting lands in relation to the stream(s) and its/their buffer(s)at contour inter- ix. Cost estimates for implementa- vals of two feet(2')where slopes are tion of mitigation plan for purposes of less than ten percent (10%), and of calculating surety device; five feet (5') where slopes are ten percent(10%) or greater; x. Discussion of compliance with criteria or conditions allowing for the 8 -63 (Revised 6/05) 4-8-120D v. One hundred (100) year flood- riparian area, wetland areas, and plain and floodway boundaries, in- flood hazard areas extending one cluding one hundred feet (100') of hundred feet (100') upstream and the abutting parcels through which downstream from the property line; the water body(ies) flow(s); iii. The ecological functions cur- vi. Site drainage patterns, using ar- rently provided by the stream/lake rows to indicate the direction of major and existing riparian area; drainage flow; iv. Observed or reported fish and vii. Top view and typical cross-sec- wildlife that make use of the area in- tion views of the stream or lake bed, cluding,but not limited to,salmonids, banks, and buffers to scale; mammals, and bird nesting, breed- ing, and feeding/foraging areas;and viii. The vegetative cover of the en- tire site,including the stream or lake, v. Measures to protect trees, as de- banks, riparian area, and/or abutting fined per RMC 4-11-200,and vegeta- wetland areas, extending one hun- tion. (Ord. 5137, 4-25-2005) dred feet (100') upstream and down- stream from the property line. Stream or Lake Study, Supplemental:The Include position,species, and size of application shall include the following infor- all trees at least ten inches (10") av- mation: erage diameter that are within one hundred feet (100') of the OHWM; a. Unclassified Stream Assessment: If the site contains an unclassified stream, ix. The location, width, depth, and a qualified biologist shall provide a pro- length of all existing and proposed posed classification of the stream(s) structures, roads, stormwater man- based on RMC 4-3-050L1 and a rationale agement facilities, wastewater treat- for the proposed rating. ment and installations in relation to the stream/lake and its/their b. Alterations to Stream/Lake and/or buffer(s); and Buffer(s): A supplemental report pre- pared by a qualified biologist shall evalu- x. Location of site access, ingress ate alternative methods of developing the and egress. property using the following criteria for justification: b. Grading Plan: A grading plan pre- pared in accordance with RMC i. Avoid any disturbances to the 4-8-120D7, and showing contour inter- stream, lake or buffer; vals of two feet(2')where slopes are less than ten percent (10%), and of five feet ii. Minimize any stream, lake or (5') where slopes are ten percent (10%) buffer impacts; or greater. iii. Compensate for any stream, c. Stream or Lake Assessment Nar- lake or buffer impacts; rative: A narrative report shall be pre- pared to accompany the site plan which iv. Restore any stream, lake or describes: buffer area impacted or lost tempo- rarily; i. The stream or lake classification as recorded in the City of Renton Wa- v. Enhance degraded stream or ter Class Map in RMC 4-3-050Q4 or lake habitat to compensate for lost RMC 4-3-090; functions and values. ii. The vegetative cover of the site, including the stream or lake, banks, (Revised 6/05) 8-64 4-8-120D c. Impact Evaluation: Standards and the City of Renton Street Light Standards. i. An impact evaluation for any un- avoidable impacts prepared by a Structural Calculations: An analysis of qualified biologist,to include: loads,materials,etc., prepared and stamped by a State of Washington licensed profes- (a) Identification, by character- sional engineer. istics and quantity, of the re- sources (stream, lake) and Structural Plans: Twenty four inch by thirty corresponding functional values six inch (24"x 36") plans prepared and found on the site; stamped by a State of Washington licensed professional engineer drawn at a scale of (b) Evaluation of alternative lo- one-eighth inch equals one foot(1/8"=1') (or cations, design modifications, or other size or scale approved by the Building alternative methods of develop- Official) clearly indicating the information re- ment to determine which op- quired by the"Permits"section of the cur- tion(s) reduce(s) the impacts on rently adopted Uniform Building Code and the identified resource(s) and chapter 19.27 RCW(State Building Code Act, functional values of the site; Statewide amendments), including, but not limited to,the following: (c) Determination of the alter- native that best meets the appli- a. Structural members labeled as to cable approval criteria and size and spacing as well as bracing, identify significant detrimental blocking, bridging, special connectors, impacts that are unavoidable; and anchor bolts, (d) To the extent that the site b. Cross-section details, as needed,to resources and functional values show typical foundation, floor, wall, cell- ( are part of a larger natural sys- ing and roof construction; insulation of tern such as a watershed, the walls, floors and roof/ceiling, and evaluation must also consider the cumulative impacts on that c. Details of stairs, fireplaces and spe- system; cial construction, if any. ii. For a violation,the impact evalu- Survey: A sketch showing all distances, an- ation must also include: gles and calculations required to determine corners and distances of the plat shall ac- (a) Description, by characteris- company this data.The allowable error of clo- tics and quantity, of the re- sure shall not exceed one foot (1') in ten source(s) and functional values thousand feet (10,000') per City surveying on the site prior to the violations; standards. Shall be accompanied by a corn- and plete survey of the section or sections in which the plat or replat is located, or as much (b) Determination of the impact . thereof as may be necessary to properly ori- of the violation on the re- ent the plat within such section or sections. source(s) and functional values. The plat and section survey shall be submit- (Ord. 5137, 4-25-2005) ted with complete field and computation notes showing the original or re-established Street Lighting Plan: Drawing showing the corners with descriptions of the same and the proposed lighting system, including luminar- actual traverse showing error of closure and ies,junction boxes,electric wiring,and wiring method of balancing. diagrams using the same scale as the utility plans (or as approved by the Development 20. Definitions T: Services Division Plan Review Supervisor) and conforming to the City of Renton Drafting Topography Map: A map showing the exist- ing land contours using vertical intervals of 8 -65 (Revised 11/07) 4-8-120D not more than five feet (5'). For any existing percent (25%) to thirty nine percent(39%), buildings the map shall show the finished high or very high landslide hazard areas, and floor elevations of each floor of the building. high erosion hazard areas, Traffic Study:A report prepared by a State of h. Show trees to be removed in protected Washington licensed engineer containing the critical areas: wetlands, Shorelines of the elements and information identified in the City State, streams and lakes, floodways, flood- of Renton "Policy Guidelines for Traffic Im- plain slopes forty percent (40%) or greater, pact Analysis of New Development" in suffi- very high landslide hazard areas, and critical cient detail to define potential problems habitat if the activity is exempt or allowed by related to the proposed development and the critical areas regulations in RMC identify the improvements necessary to ac- 4-3-05005, Specific Exemptions, commodate the development in a safe and efficient manner. i. Show all trees to be retained in critical area buffers, and Tree Retention/Land Clearing (Tree Inven- tory) Plan: A completed tree retention work- j. In all other areas of the site,trees to be re- sheet accompanied by a full dimensional moved may be indicated generally with clear- plan, drawn by a professional arborist, land- ing limit lines except for protected trees.The scape architect, or other similarly qualified location, size, and species of all protected professional,based on finished grade,drawn trees on a site shall be shown.The plan shall at the same scale as the project site plan with also show the planned replacement trees in the northern property line at the top of the pa- accordance with RMC 4-4-130H1 a and any per clearly showing the following: planned replanting areas in accordance with RMC 4-4-130H1f. (Ord. 5304, 9-17-2007) a. All property boundaries and adjacent streets, 21. Definitions U: b. Location of all areas proposed to be Urban Design Regulations Review Packet: cleared, A set of submission materials required for projects subject to the Urban Design Regula- c. Species and sizes of vegetation to be re- tions in RMC 4-3-100: moved, altered or retained and the bound- aries and predominant species of stands of a. Site plan, land use review; trees consisting of five(5)or more trees.This requirement applies only to trees six inch (6") b. Elevations, architectural; caliper and larger, fifty four inches (54") above grade, and the location, size and spe- c. Floor plans general; cies of all protected trees on the site, d. Narrative outlining how the appli- d. Future building sites and drip lines of any cant's proposal addresses the City's Ur- trees which will overhang/overlap a construc- ban Design Regulations. (Ord. 4821, tion line, 12-20-1999; Amd. Ord. 5028, 11-24-2003; Ord. 5286, 5-14-2007) e. Location and dimensions of rights-of- way, utility lines,fire hydrants,street lighting, Utilities Construction Plans: Plans pre- and easements, pared by a State of Washington licensed civil engineer as stipulated by the document"City f. Where the drip line of a tree overlaps an of Renton Drafting Standards." area where construction activities will occur, this shall be indicated on the plan, Utilities Plan,Generalized:A plan drawn on twenty two inch by thirty four inch (22"x 34") g. For allowed activities, including allowed plan sheets using a graphic scale of one inch exemptions, modifications, and variances, equals twenty feet(1"=20')(or other scale or show all trees proposed to be removed in pri- size approved by the Development Services ority tree retention areas: slopes twenty five Division Plan Review Supervisor) clearly (Revised 11/07) 8 -66 4-8-120D showing all existing(to remain)and proposed public or private improvements to be dedi- cated or sold to the public including, but not limited to: curbs, gutters, sidewalks, median islands, street trees,fire hydrants, utility poles, refuse areas, freestanding lighting fix- tures, utility junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing (to re- main) 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 Planning/Building/Public Works Administrator or his/her designee • when reviewing the variance request. (Ord. 5157, 9-26-2005) 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 wetlands ecologist, and pursuant to RMC 4-3-050M3; b. A description of the vegetative cover of the wetland and adjacent area includ- ing identification of the dominant plant and animal species; • 8-66.1 (Revised 11/07) This page left intentionally blank. (Revised 11/07) 8 -66.2 4-8-120D c. A site plan for the proposed activity at • Restore any wetlands or buffer a scale no smaller than one inch equals impacted or lost temporarily; two hundred feet(1"=200')showing the location,width,depth and length of all ex- • Create new wetlands and buffers isting and proposed structures, roads, for those lost; and stormwater management facilities, sew- age treatment and installations within the • In addition to restoring a wetland wetland and its buffer; or creating a wetland, enhance an existing degraded wetland to d. The exact locations and specifica- compensate for lost functions tions for all activities associated with site and values. development including the type, extent and method of operations; This evaluation shall be submitted to the Department Administrator.Any proposed e. Elevations of the site and adjacent alteration of wetlands shall be evaluated lands within the wetland and its buffer at by the Department Administrator using contour intervals of no greater than five the above hierarchy. feet (5') or at a contour interval appropri- ate to the site topography and acceptable j. Such other information as may be to the City; needed by the City, including but not lim- ited to an assessment of wetland func- f. Top view and typical cross-section tional characteristics, including a views of the wetland and its buffer to discussion of the methodology used; a scale; study of hazards if present on site,the ef- fect of any protective measures that g. The purposes of the project and, if a might be taken to reduce such hazards; wetland alteration or a buffer reduction or and any other information deemed nec- averaging proposal is being requested, essary to verify compliance with the pro- an explanation of how applicable review visions of this Section. (Ord. 4587, criteria are met; 3-18-1996;Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) h. If wetland mitigation is proposed, a mitigation plan which includes baseline Wetland Mitigation Plan—Final:A final wet- information,an identification of direct and land mitigation plan shall include: indirect impacts of the project to the wet- land area and wetland functions,environ- a. Baseline Information: A written as- mental goals and objectives, perfor- sessment and accompanying maps of mance standards, construction plans, a the impacted wetland including, at a min- monitoring program and a contingency imum, a wetland delineation by a quali- plan. fied wetland specialist; existing wetland acreage; vegetative,faunal and hydro- !. Alternative Methods of Develop- logic characteristics; an identification of ment: If wetland changes are proposed, direct and indirect impacts of the project the applicant shall evaluate alternative to the wetland area and wetland func- methods of developing the property using tions;soil and substrata conditions;topo- the following criteria in this order: graphic elevations and compensation site. If the mitigation site is different from • Avoid any disturbances to the the impacted wetland site, the assess- wetland or buffer; ment should include at a minimum:exist- ing acreage;vegetative, faunal and • Minimize any wetland or buffer hydrologic conditions; relationship within impacts; the watershed and to existing water bod- ies; soil and substrata conditions; topo- • Compensate for any wetland or graphic elevations; existing and buffer impacts; proposed adjacent site conditions; buff- ers; and ownership. 8-67 (Revised 6/05) 4-8-120D b. Environmental Goals and Objec- section (e) of this definition, Monitoring tives: A written report by a qualified wet- Program.An assessment of the project's land specialist shall be provided success in achieving the goals and ob- identifying goals and objectives of the jectives of the mitigation plan should be mitigation plan and describing: included along with an evaluation of the need for remedial action or contingency i. The purposes of the compensa- measures. tion measures including a description of site selection criteria;identification d. Detailed Techniques and Plans: of compensation goals;identification Written specifications and descriptions of of target evaluation species and re- compensation techniques shall be pro- source functions;dates for beginning vided including the proposed construc- and completion; and a complete de- tion sequence, grading and excavation scription of the structure and func- details;erosion and sediment control fea- tional relationships sought in the new tures needed for wetland construction wetland. The goals and objectives and long-term survival; a planting plan shall be related to the functions and specifying plant species, quantities, loca- values of the original wetland or, if tions, size, spacing, and density; source out-of-kind,the type of wetland to be of plant materials, propagates, or seeds; emulated; and water and nutrient requirements for plant- • ing; where appropriate, measures to pro- ii. A review of the best available sci- tect plants from predation; specification ence and report author's experience of substrata stockpiling techniques and to date in restoring or creating the planting instructions; descriptions of wa- type of wetland proposed shall be ter control structures and water level provided. An analysis of the likeli- maintenance practices needed to hood of success of the compensation achieve the necessary hydroperiod char- project at duplicating the original wet- acteristics; etc.These written specifica- land shall be provided based on the tions shall be accompanied by detailed experiences of comparable projects, site diagrams, scaled cross-sectional preferably those in the same drain- drawings, topographic maps showing age basins, if any.An analysis of the slope percentage and final grade eleva- likelihood of persistence of the cre- tions, and any other drawings appropri- ated or restored wetland shall be pro- ate to show construction techniques or vided based on such factors as anticipated final outcome.The plan shall surface and ground water supply and provide for elevations which are appropri- flow patterns; dynamics of the wet- ate for the desired habitat type(s) and land ecosystem; sediment or pollut- which provide sufficient hydrologic data. ant influx and/or erosion, periodic The City may request such other informa- flooding and drought, etc.; presence tion as needed to determine the ade- of invasive flora or fauna; potential quacy of a mitigation plan. human or animal disturbance; and previous comparable projects,if any. e. Monitoring Program: A program outlining the approach for monitoring c. Performance Standards: Specific construction and development of the criteria shall be provided for evaluating compensation project and for assessing whether or not the goals and objectives a completed project shall be provided in of the project are achieved and for begin- the mitigation plan. Monitoring may in- ning remedial action or contingency mea- dude, but is not limited to: sures. Such criteria may include water quality standards, survival rates of i. Establishing vegetation plots to planted vegetation, species abundance track changes in plant species corn- and diversity targets, habitat diversity in- position and density over time; dices, or other ecological, geological or hydrological criteria.These criteria will be ii. Using photo stations to evaluate • evaluated and reported pursuant to sub- vegetation community response; (Revised 6/05) 8-68 4-8-120D iii. Sampling surface and subsur- tions of each team member involved in face waters to determine pollutant preparing the mitigation plan and imple- ( loading, and changes from the natu- menting and supervising the project shall ral variability of background condi- be provided, including educational back- tions (pH, nutrients, heavy metals); ground and areas of expertise, training and experience with comparable iv. Measuring base flow rates and projects. (Ord. 4835, 3-27-2000; Ord. storm water runoff to model and eval- 5137,4-25-2005) uate hydrologic and water quality predictions; Wetland Mitigation Plan—Preliminary: A preliminary wetland mitigation plan shall in- v. Measuring sedimentation rates; clude the following: vi. Sampling fish and wildlife popu- a. A conceptual site plan demonstrating lations to determine habitat utilize- sufficient area for replacement ratios; tion, species abundance and diversity; and b. Proposed planting scheme for cre- ated, restored, and enhanced wetlands; vii. A description shall be included outlining how the monitoring data will c. Written report consistent with final be evaluated by agencies that are wetland mitigation plan requirements re- tracking the progress of the compen- garding baseline information, environ- sation project. A monitoring report mental goals and objectives, and shall be submitted quarterly for the performance standards. (Ord.4835, first year and annually thereafter,and 3-27-2000; Ord. 5137, 4-25-2005) at a minimum, should document milestones, successes, problems, WSEC Trade-Off Form: Manual of Wattsun and contingency actions of the corn- calculations performed to show compliance pensation project.The compensation with chapter 5 of the current adopted version project shall be monitored for a pe- of the Washington State Residential Energy riod necessary to establish that per- Code requirements. 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 4-3-050M,Wetlands, 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- 8 -69 (Revised 6/05) 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. 5387, June 9, 2008. 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 I. . 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 2 a. Criteria—Zones 1 and 2 2 b. Additional Criteria—Zone 1 2(i) 3. Operating Permits—Conditions for Zone 1 and 2 2a a. In-House Inspection and Maintenance 2a 9 - 1 (Revised 8/08) SECTION PAGE NUMBER NUMBER b. Changes to Facility— Responsibility to Report 2a c. Unauthorized Release— Responsibility to Report 2a d. Compliance with Inspection Report 2a 4. Effect of Operating Permit 2a 5. Operating Permit Renewal 2a 6. Transferability 2a F. Closure Permit 2a 1. Submittal Requirements and Fees 2a 2. Closure Permits and Permit Conditions—Zones 1 and 2 2b a. Closure Permit Application Required for Facilities 2b b. No Detectable Unauthorized Releases 2b c. Determination of Unauthorized Release 2b d. Completion of Facility Closure 2b e. Time to Complete Closure 2b G. Unauthorized Releases 2b 1. Unauthorized Release Prohibited, Reporting Required 2b 2. Unauthorized Releases from Facilities — Report Time and Content 2c a. Requirement to Report within Twenty Four (24) Hours 2c b. Unauthorized Release Report 2c c. Cleanup Progress Reports 2c 3. Monitoring Results 2c a. Detection and Prevention of Further Contamination 2c b. Owners Proving Nonresponsible 2c c. Remedy 2c d. Additional Federal, State, and Local Laws 2d H. Permit Suspension or Revocation 2d 1. Operating Permit Suspension 2d 2. Operating Permit Reinstatement After Suspension 2d 3. Operating Permit Revocation 2d 4. Application for Closure Permit Following Operating Permit Revocation 2d 5. Application for Operating Permit Following Revocation 2e I. Appeal 2e 4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS 2e A. Purpose (Reserved) 2e B. Applicability 2e 1. Exemptions (Reserved) 2e C. Authority (Reserved) 2e D. Timing for Amendments 2e E. Submittal Requirements and Fees 2.1 F. Public Notice and Comment Period (Reserved) 2.1 G. Review Criteria 2.1 H. Review Process 2.1 1. Preapplication Review 2.1 2. Review of Formal Applications for Comprehensive Plan Amendments 2.1 I. Final Plan Action 2.1 J. Concurrent Review of Rezone Proposals 2.1 K. Periodic City Review of Plan Required 2.1 (Revised 8/08) 9 - ii SECTION PAGE NUMBER NUMBER 4-9-025 TITLE 4 DEVELOPMENT REGULATION REVISION PROCESS 2.2 A. Purpose 2.2 B. Applicability 2.2 C. Exemption 2.2 D. Authority 2.2 E. Process 2.2 F. Submittal Requirements 2.3 G. Public Notice and Comment Period 2.3 4-9-030 CONDITIONAL USE PERMITS 2.3 A. Purpose of Conditional Use Permit and When Required 2.3 1. Exemptions from Permit Requirements (Reserved) 2.3 B. Who May Apply. 2.3 C. City Authority 2.3 D. Applicant's Responsibility 2.3 E. Submittal Requirements and Fees 2.3 F. Public Notice and Comment Period Required Prior to Administrative Decisions 2.3 G. Decision Criteria 2.3 1. Comprehensive Plan 2.3 2. Community Need 2.3 3. Effect on Adjacent Properties 2.3 a. Lot Coverage 2.3 b. Yards 2.4 c. Height 2.4 4. Compatibility 2.4 5. Parking 2.4 6. Traffic 2.4 7. Noise, Glare 3 8. Landscaping 3 9. Accessory Uses 3 10. Conversion 3 11. Public Improvements 3 H. Additional Decision Criteria for Kennels 3 1. Decision Criteria 3 2. Waiting Period Following Revocation or Refusal to Renew 3 I. Additional Decision Criteria for Secure Community Transition Facilities 3 J. Special Decision Criteria for Wireless Communication Facilities in Lieu of Standard Criteria 4 K. Special Decision Criteria for Stand Alone Residential Uses in the NE 4th, Sunset, or Puget Business Districts 4 L. Decision and Conditions 4.1 M. Conditional Use Permit to Be Combined with Site Plan Review 4.1 N. Finalization (Reserved) 4.1 O. Expiration and Extension 4.1 P. Modifications to Approved Plan (Reserved) 4.1 4-9-040 CONDOMINIUM CONVERSIONS 4.1 A. Purpose (Reserved) 4.1 9 - III (Revised 1/08) SECTION PAGE NUMBER NUMBER B. Authority 4.1 C. Applicability to Conversion of Rental Units to Condominiums and Cooperatives 4.1 1. Exemptions 4.1 D. Applicability to Tenants Occupying Rental Units 4.1 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 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 DANGEROUS BUILDINGS-ABATEMENT OF 8 A. Adoption by Reference 8 B. Purpose 8 C. Applicability 8 D. Appeals 8 1. Authority and Process 8 2. Public Hearing Attendance 8 3. Examiner Findings and Decision 8 4. Recording of Order 9 E. Violations of This Chapter and Penalties 9 4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES 9 A. Purpose (Reserved) 9 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 9 1. Applicability 9 2. Decision Criteria (Reserved) 9 (Revised 1/08) 9 - IV SECTION PAGE NUMBER NUMBER f+ 3. Security Required 9 4. Expiration 9 5. Extension of Temporary Occupancy Permit Up to One Hundred Eighty (180) Days 9 C. Planning/Building/Public Works Administrator's Deferral of Plat 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 10 5. Waiver of Requirement for Plans 10 6. Expiration 10 7. Extension of Time Limit 10 8. Acceptable Security 10 9. Fee in Lieu of Required Street Improvements 10 a. General 10 b. Authority To Grant and Duration 10 c. Standards 11 d. Amount of Payment of Fee in Lieu of Street Improvements 11 e. Use of Funds 11 f. No Further Obligation from the Property 11 10. (Repealed) 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 12 15. Proceeding Against Security 12 4-9-065 DENSITY BONUS REVIEW 12 A. Purpose 12 B. Applicability 12 C. Review Process 12 1. Concurrent Review 12 2. Reviewing Official 12 3. Submittal Requirements and Fees 12 D. Bonus Allowances and Review Criteria 12.1 4-9-070 ENVIRONMENTAL REVIEW PROCEDURES 12.4 A. Purpose 12.4 B. Applicability 12.4 1. Exemptions 12.4 C. Interpretation 12.4 D. General State Requirements-Adoption by Reference 12.4 E. Authority for This Section 12.5 F. Lead Agency Authority 12.5 1. Adoption by Reference 12.5 2. Determination of Lead Agency 12.5 3. Lead Agency Agreements 13 9-V (Revised 5/08) SECTION PAGE NUMBER NUMBER 4. Effect of Other Agency's Threshold Determinations on City Project Review 13 5. City Objections to Determinations of.Other Lead Agency 13 G. SEPA Responsible Official Authority 13 1. Official Designated 13 2. Duties of Responsible Official 13 3. Consultation Requests 13 H. Other Authority 14 1. Hydraulic Projects 14 2. Successor Agencies 14 I. Categorical Exemptions 14 1. Adoption by Reference 14 2. Local Modifications to State Categorical Exemptions 14 3. Exemption Decision Authority 14 4. Proposal Description 14 5. Review Criteria 14 6. Proposals Which Include Exempt and Nonexempt Actions 14 a. Ineligible for Exemption 14 b. Denial Authorized 14 7. Timing for Decisions Relating to Categorical Exemptions 15 8. Effect of Exemption 15 J. Environmentally Sensitive Areas/Inapplicable Exemptions 15 1. Maps Depicting Environmentally Critical Areas and Critical Area Designation 15 a. Maps Adopted by Reference 15 b. Critical Areas Designated 15 2. Inapplicable State Environmental Policy Act (SEPA) Exemptions 15 a. General 15 b. 'Environmentally Critical Areas 15 c. Wetlands 15 3. Threshold Determinations for Proposals Located within Environmentally Sensitive Areas 15 K. Environmental Checklist 15 1. When Required 15 2. Use of Checklist to Determine Lead Agency and Threshold Determination 16 3. Checklist Preparation Process for Private Proposals 16 4. Checklist Preparation Process for City Proposals 16 5. Optional Environmental Review Prior to Preparation of Detailed Plans and Specifications 16 L. Threshold Determination Process 16 1. Adoption by Reference 16 2. Identification of Impacts 16 3. Time Limits for Issuing Threshold Determinations 16 a. Threshold Determinations When No Additional Information Is Required 16 b. Threshold Determinations When Additional Information Is Required 16 (Revised 5/08) 9 -vi SECTION PAGE NUMBER NUMBER c. Threshold Determinations When Applicant Recommends Preparation of an Environmental Impact Statement 17 4. Written Notice to Applicant When Requested 17 5. Mitigated DNS Authorized 17 6. Decision to Be Based Upon Applicant's Changed Proposal 17 7. DNS Authorized 17 8. DNS or DS Authorized 17 9. Required Level of Specificity for Proposed Mitigation Measures 17 10. Incorporation of Mitigation Measures into DNS 17 11. Public Comment and Notice Period for Mitigated DNS 17 12. DNS Required to Accompany Staff Recommendation 17 13. Effect and Enforcement of Mitigation Measures 17 14. Effect of MDNS 17 15. Request for Early Notice-Likelihood of Determination of Significance (DS) 18 a. Timing for Request 18 b. Timing for City Response 18 M. Environmental Impact Statements (EIS) 18 1. Purposes of This Section 18 2. Adoption by Reference 18 3. Final EIS Required to Accompany Staff Recommendation 18 4. Responsibility of Environmental Review Committee 18 5. Responsibility for Preparation of Environmental Impact Statement 18 6. Information Required of Applicant 19 7. Environmental Review Committee Not Required to Consider Inadequate Information 19 8. Additional Elements to Be Covered in an EIS 19 N. Reconsiderations (Reserved) 19 O. SEPA Substantive Authority 19 1. Adoption by Reference 19 2. Basis for Substantive Authority 19 3. Policies and Goals of This Section Supplemental 20 4. Authority to Attach Conditions 20 5. Denial Authorized 20 6. Environmental Review Committee Recommendations to Decision Maker Where an FEIS Has Been Prepared or DNS Issued 20 7. Action of Decision Maker-Approval, Denial, Conditions and Environmental Review Committee Reconsideration 21 P. Using Existing Environmental Documents 21 1. Purpose of This Part 21 2. Adoption by Reference 21 Q. Public Notice and Commenting Requirements 21 1. Purpose of This Part 21 2. Adoption by Reference 21 3. Threshold Determinations 21 4. Public Notice Requirements for Draft and Supplemental Environmental Impact Statements 21 9 -Vli (Revised 5/08) SECTION PAGE NUMBER NUMBER 5. Consolidation of Public Notice 22 6. Responsibility of Cost for Public Notice 22 7. Notice of Action 22 8. Responsibility for Notice 22 9. Form of Notice 22 10. Facsimile Filings 22 11. Record Retention 22 R. Definitions and Interpretation of Terms 22 1. Adoption by Reference 22 2. Interpretation 23 S. Forms Adopted by Reference 24 T. Appeals 24 U. Expiration (Reserved) 24 V. Modifications of Approved Plans (Reserved) 24 4-9-075 PERMITS 24 A. Applicability 24 B. Permit Required 24 C. Submittal Requirements Fees 24 1. Fees 24 2. Submittal Requirements . 24 4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES 24 A. Purpose (Reserved) 24 B. Applicability 24 C. Exemptions 24 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 26 12. Modifications to Approved Plans (Reserved) 27 (Revised 5/08) 9 -Viii SECTION PAGE NUMBER NUMBER 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 27 3. Decision 28 4. Qualification Standards 28 a. Primary Residence 28 b. Retail Sales and Storage 28 c. Parking 28 d. Employees 28 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 I. Building Alterations 28 m. Accessory Structures 28 n. Signage 28 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 (Reserved) 29 B. Applicability 29 C. Exemptions (Reserved) 29 D. Authority and Responsibility 29 E. Submittal Requirements and Fees 29 F. Notification and Comment Period 30 1. Notification 30 2. Comment Period and Decision 30 9 - IX (Revised 5/08) SECTION PAGE NUMBER NUMBER G. Decision Criteria 30 H. Conditions 30 I. Period of Validity, Individual Licenses 30 J. Violation and Penalties 30 1. Revocation of Additional Animals Permit 30 • 2. Revocation of Business License 30.1 3. License-Waiting Period Following Revocation or Refusal to Renew 30.1 4. Violations of This Chapter and Penalties 30.1 K. Appeal 30.1 4-9-110 MANUFACTURED AND MOBILE HOME PARKS 30.1 A. Purpose 30.1 B. Applicability 30.1 1. Exemptions (Reserved) 30.1 C. Authority 30.1 1. Building Official 30.1 2. Development Services Division 30.1 3. Hearing Examiner 30.1 D. Submittal Requirements and Fees (Reserved) 30.1 E. Park Review Procedures 30.1 1. Application 30.1 2. Referrals, Recommendations of Department 30.1 3. Public Notice 30.2 4. Recommendations to Hearing Examiner 30.2 5. Conditions of Approval 30.2 6. Installation 30.2 7. Construction Timing 30.2 8. Certificate of Occupancy 30.2 F. Deferrals 30.2 G. Maintenance 30.2 1. General 30.2 2. Landscaping 30.2 H. Expiration and Extension 31 I. Modifications to Approved Plans (Reserved) 31 J. Violation and Penalties 31 1. Revocation of License 31 2. Misdemeanor 31 K. Appeals 31 4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL PERMITS 31 A. Purpose of Permit 31 B. Applicability 31 C. Authority 31 D. Submittal Requirements and Fees 31 E. Review Criteria for Nonconforming Uses 31 1. Community Need 32 2. Location 32 3. Effect on Adjacent Property 32 (Revised 5/08) 9-x SECTION PAGE NUMBER NUMBER 4. Historical Significance 32 5. Economic Significance 32 6. Timeliness with Existing Plans and Programs 32 F. Review Criteria for Nonconforming Structures 32 1. Architectural and/or Historic Significance 32 2. Architectural Compatibility with Surrounding Structures 32 3. Potential of Site for Redevelopment 32 4. Condition of Building/Structure 32 5. Departure from Development Regulations 32 9 -x.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 9 -x.2 SECTION PAGE NUMBER NUMBER G. Decision Options 32 H. Conditions of Approval 33 I. Expiration 33 J. Extensions (Reserved) 33 K. Appeals 33 4-9-130 OCCUPANCY PERMITS 33 A. Purpose (Reserved) 33 B. Applicability 33 1. Exemptions (Reserved) 33 C. Certificate Available Upon Request 33 D. Timing and Procedure 33 E. Temporary Occupancy Permits 33 4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT USE ASSESSMENT 33 A. Purpose, Applicability, and Adoption of State Rules by Reference 33 B. Application Submittal Requirements (Reserved) 33 C. Processing Fee 33 D. Refund of Fee Upon Denial of Application 34 4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS 34 A. Purposes 34 B. Applicability 34 1. Zones 34 2. Code Provisions That May Be Modified 34 3. Code Provisions Restricted from Modification 34 a. Permitted Uses 34 b. Density/Permitted Number of Dwelling Units 34 c. Planned Urban Development Regulations 34 d. Procedures 34 e. Specific Limitations 35 C. Roles and Responsibility 35 1. Development Services Division 35 2. Reviewing Agencies 35 3. Hearing Examiner 35 4. City Council 35 D. Decision Criteria 35 1. Demonstration of Compliance and Superiority Required 35 2. Public Benefit Required 35 a. Critical Areas 35 b. Natural Features 35 c. Public Facilities 35 d. Overall Design 35 3. Additional Review Criteria 36 a. Building and Site Design 36 b. Circulation 36 c. Infrastructure and Services 36 d. Clusters or Building Groups and Open Space 36 e. Privacy and Building Separation 37 9-Xi (Revised 12/05) SECTION PAGE NUMBER NUMBER f. Building Orientation 37 g. Parking Area Design 37 h. Phasing 37 4. Compliance with Development Standards 37 E. Development Standards 37 1. Common Open Space Standard 37 a. Residential 37 b. Mixed Use— Residential Portions 38 c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses 39 d. Open Space Orientation 41 e. Common Open Space Guidelines 41 2. Private Open Space 41 3. Installation and Maintenance of Common Open Space 42 a. Installation 42 b. Maintenance 42 4. Installation and Maintenance of Common Facilities 42 a. Installation 42 b. Maintenance 42 F. Procedure for Preliminary Approval of Planned Urban Developments 42 1. Permit Process 42 2. Filing of Application 42 3. Informal Review 43 4. Submittal Requirements and Application Fees 43 5. Public Notice and Comment Period 43 6. Phasing 43 7. Review Process 43 8. Decision 43 a. Preliminary Planned Urban Development— New Development 43 b. Preliminary Planned Urban Development— Existing Development with Binding Site Plan 43 9. Effect of an Approved Preliminary Plan 43 10. Zoning Map Revised 44 a. New Planned Urban Development Approval 44 b. Demonstration Ordinances 44 G. Final Plan Review Procedures 44 1. Time Limits 44 2. Submittal Requirements and Fees for Final Plan Application 44 3. Public Notice 44 4. Minor Modifications 44 5. Major Modifications 45 6. Review and Approval of Final Plan 45 a. Covenants Required 45 b. Property.Owners' Association Required 45 7. Effect of an Approval Final Plan 45 a. Standards Superimposed 45 b. Construction Authorized 45 8. Time Limits 46 (Revised 12/05) 9 -xii SECTION PAGE NUMBER NUMBER a. Expiration 46 b. Remaining Preliminary Phases with Completion of One Phase 46 H. Merger of Applications or Review Stages 46 1. Merger of Review Stages 46 2. Merger with Other Applications 46 I. Appeals of Examiner's Decision on a Final Planned Urban Development 46 J. Building and Occupancy Permits 46 1. Conformance with Final Plan Required 46 2. Minor Adjustments to Final Plan 46 a. Minor Adjustments Prior to Building Permits 46 b. Minor Variations to Development Following Final Planned Urban Development 47 3. Occupancy Permit Issuance Procedure 47 4. Occupation of Structures 47 K. Expiration or Abandonment of a Planned Urban Development 47 1. Expiration 47 2. Abandonment 47 3. Resuming Development of an Abandoned Planned Urban Development Site 47 L. Appeal of Council Decision on Planned Urban Development 48 M. Violations of This Chapter and Penalties 48 4-9-160 PUBLIC ART EXEMPTION PROCEDURE 48 A. Purpose (Reserved) 48 B. Applicability 48 C. Criteria for Exemptions from Sign Code Requirements 48 D. Exemption Certificate Required for Public Art 48 E. Exemption Application Procedure 48 F. Staff Review of Exemption Requests 48 G. Special Arts Commission Review of Exemption Requests 48 1. Commission Review and Recommendations 48.1 2. Renton Municipal.Arts Commission Role Regarding Public Art Exemption Certificate 48.1 3. Determination of Artist Recognition 48.1 4. Fee 48.1 H. Final Authority 48.1 I. Appeal 48.1 1. Standing and Authority for Hearing Appeal 48.1 2. Transmittal of File and Staff Report to Examiner 48.1 4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT 48.1 A. Purpose (Reserved) 48.1 B. Applicability 48.1 C. No Permit for Ordinary Repair 48.1 D. Decision Criteria 48.2 E. Violation of This Chapter and Penalties 48.2 1. Construction without Permit Considered Public Nuisance 48.2 4-9-180 REZONE PROCESS 48.2 A. Purpose (Reserved) 48.2 B. Ability to Apply 48.2 9 -XIII (Revised 12/05) SECTION PAGE NUMBER NUMBER C. Authority for Rezones Requiring a Plan Amendment 48.2 D. Authority for Rezones Not Requiring Plan Amendment 48.2 E. Submittal Requirements and Fees 48.2 F. Decision Criteria for Change of Zone Classification 48.2 1. Criteria for Rezones Requiring a Comprehensive Plan Amendment 48.2 2. Criteria for Rezones Not Requiring Plan Amendment 48.3 G. Council Review Process 49 1. First and Final Readings _49 2. Adoption of Ordinance 49 H. Time Limitations for Rezone Application Resubmission 49 4-9-190 SHORELINE PERMITS 49 A. Purpose (Reserved) 49 B. Applicability (Reserved) 49 C. Exemptions from Permit System 49 D. Exemption Certificate Procedures 52 E. Shoreline Permit Application Procedures 52 1. Information Prior to Submitting a Shoreline Substantial Development Permit Application 52 2. Shoreline Substantial Development Permit Required 52 3. Shoreline Substantial Development Permit Application Forms and Fees 52 4. Review Guidelines 53 5. Conditional Approval 53 6. Notification of City Departments 53 F. Review Criteria 53 1. General 53 2. Additional Information 53 3. Procedural Amendments 53 4. Burden of Proof on Applicant 54 G. Bonds 54 H. Administrative Appeals 54 I. Variances and Conditional Uses 54 1. Purpose 54 2. Authority 54 a. City Hearing Examiner 54 b. State Department of Ecology Decision 54 c. Time Limit, Permit Validity, and Appeals 54 3. Interpretation 54 4. Variances 54 a. Purpose 54 b. Decision Criteria 54 5. Conditional Use 55 a. Purpose 55 b. Decision Criteria 55 J. Time Requirements for Shoreline Permits 55 1. Applicability and Modification at Time of Approval 55 2. Construction Commencement 56 3. Construction Completion 56 4. Effective Date 56 (Revised 12/05) 9-Xlv SECTION PAGE NUMBER NUMBER K. Rulings to State 57 L. Transferability of Permit 57 M. Enforcement 57 N. Rescission of Permits 57 1. Noncompliance with Permit 57 2. Notice of Noncompliance 57 3. Posting 57 4. Public Hearing 57 5. Final Decision or Recommendation 57 O. Appeals 57 P. Violations of This Chapter and Penalties 58 1. Violations of This Chapter and Penalties 58 2. Injunction 58 3. Public and Private Redress 58 4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS 58 A. Purpose 58 B. Authority 58 C. Applicability, Exemptions, and Prohibited Activities 58 1. General Applicability 58 a. Permit Required for Routine Vegetation Management on Undeveloped Properties 58 b. Permit Required to Use Mechanical Equipment 58 c. Tree Removal —Solar Access or Pasture Land 58 2. Exemptions 59 3. Prohibited Activities 59 D. Procedures and Review Criteria 59 1. Submittal 59 2. Information Required 59 3. Time 59 4. Routine Vegetation Management Permit Conditions 59 5. Time Limits for Routine Vegetation Management Permits 59 E. Appeals 59 F. Violations and Penalties 59 4-9-200 SITE DEVELOPMENT PLAN REVIEW 59 A. Purpose and Intent 59 1. Master Plan 60 2. Site Plan Review 60 B. Applicability 60 1. Master Plan Review—Applicability 60 a. UC-N1 and UC-N2 Zones 60 b. COR Zone 61 c. All Other Zones 61 2. Site Plan Review 61 C. Exemptions 61 1. Development Exempt from Master Plan Review 61 a. UC-N1 and UC-N2 Zones Only 61 b. COR, UC-N1 and UC-N2 Zones 61 9 -xv (Revised 5/08) SECTION PAGE NUMBER NUMBER 2. Development Exempt from Site Plan Review 62 a. In the RC, R-1, R-4, R-8, RMH, RM, CO, CA, CN, CV, CD, IL, IM, and IH Zones 62 b. In the R-10,.R-14, COR, and UC-N1 and UC-N2 Zones 62 D. Criteria to Determine if Public Hearing Required 62 1. Master Plans 62 2. Site Plan Review 63 a. Significant Environmental Concerns Remain 63 b. Large Project Scale 63 E. Decision Criteria for Site Plan and Master Plans 63 1. General Review Criteria for Both Master Plans and Site Plan Review 63 2. Additional.Special Review Criteria for COR, UC-N1, and UC-N2 Zones Only 64 3. Additional Criteria for the UC-N1 and UC-N2 Zones Only 64 4. Additional Criteria for the Airport Influence Area 64 5. Waiver of Further Consideration of Site Plan Criteria 64 F. Additional Review Criteria for Site Plan Review 65 1. Review of Impacts to Surrounding Properties and Uses 65 2. Review of Impacts of a Proposed Site Plan to the Site 65 3. Review of Circulation and Access 66 4. Review of Signage 66 5. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities 66 6. Review of Street Frontage Landscape 67 7. Review of Compliance to Design Guidelines for Development in CD, RM-U, RM-T, UC-N1 and UC-N2 Zones 67 G. Site Development Plan Review Procedures 67 1. General 67 2. Preapplication Conference 67 3. Submittal Requirements and Application Fees 67 4. Public Notice and Comment Period Required 67 5. Circulation and Review of Application 67 6. City Notification of Applicant 68 7. Revisions or Modifications to Site Development Review Application 68 8. Special Review for Planned Actions 68 9. Environmental Review Committee to Determine Necessity for Public Hearing 68 10. Environmental Review Committee Decision Appealable to Hearing Examiner 68 11. Administrative Approval of Site Development Plan 68 12. Hearing Examiner Approval of Site Development Plan 68 13. Hearing Process and Examiner Authority for Modification of Plans 69 a. Date of Hearing 69 b. Examiner's Decision 69 c. Authority for Conditions and Plan Modifications 69 d. Modification of Site Development Plan Subsequent to Public Hearing and Prior to Decision 69 (Revised 5/08) 9 -XVI SECTION PAGE NUMBER NUMBER e. Denial of Site Development Plan 69 H. Merger with Binding Site Plan 69 I. Minor Adjustments to an Approved Site Development Plan 70 J. Major Adjustments to an Approved Site Development Plan 70 K. Timing of Building Permits 70 L. Expiration and Extension of Site Plan Approval 70 1. Master Plan 70 2. Site Plan 70 M. Exception to Time Limit for Site Development Plan Projects That Are Phased 70.1 1. Phasing Permitted 70.1 2. Authority for Extension of Time 70.1 3. Expiration of Phase(s) 70.1 4. Vested for the Purposes of Zoning 70.1 N. Appeals 70.1 4-9-210 RESERVED 70.1 4-9-220 SPECIAL PERMITS 70.1 A. Purpose and Authority 70.1 B. Applicability (Reserved) 70.1 C. Submittal Requirements and Fees 70.1 D. Review Process and Decision Criteria 70.1 E. Expiration and Extensions 70.1 F. Modifications to Approved Plans (Reserved) 70.1 4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK 70.2 A. Purpose, Authority and Conditions of Approval 70.2 B. Applicability (Reserved) 70.2 C. Review Criteria (Reserved) 70.2 4-9-240 TEMPORARY USE PERMITS 70.2 A. Purpose 70.2 B. Applicability 70.2 1. Exemptions 70.2 C. Uses Which May Be Permitted 70.2 D. Submittal Requirements and Application Fees 70.2 E. Public Notice and Comment Period 71 F. Waiver of Requirements and Fees 71 G. Application Process and Review Authority 71 H. Decision Criteria 71 I. Special Criteria for Temporary Manufactured Home for Medical Hardship 71 J. Conditions of Approval 71 1. General 71 2. Additional Requirements-for Model Homes 71 K. Other Required Permits 71 L. Expiration and Extension 72 1. Standard Period of Validity 72 2. Optional Extended Period of Validity 72 9-xvii (Revised 12/05) 3. Special Expiration/Extension Periods for Manufactured Homes for Medical Hardship 72 M. Removal of Temporary Use Required 72 N. Security 72 O. Permit Revocation 72 1. Revocation of Temporary Use Permit 72 4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES 72 A. Purposes 72 1. Variances 72 2. Waivers (Reserved) 72 3. Modifications 72 4. Alternates 72 B. Variance Procedures 72 1. Authority and Applicability 72 a. Hearing Examiner Variances 72 b. (Repealed) 73 c. Administrative Variances 73 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 Aquifer Protection Regulations 74 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 e. Records 76 9. Special Review Criteria— Single Family Residence on a Legal Lot with a Category 3 Wetland; or Single Family Residence on a Legal Lot with a Class 2, 3, or 4 Stream/Lake 77 10. Special Review Criteria— Public/Quasi-Public Utility or Agency Altering Aquifer Protection, Geologic Hazard, Habitat, or Wetland Regulations 77 11. Special Review Criteria—Constructing Structures over Piped Streams 78 12. Continuation of Public Hearing 78 13. Decision Process 78 a. The Planning/Building/Public Works Administrator or His/Her Designee Shall Announce Findings and Decisions 78 b. Notice of Decision of the Planning/Building/Public Works Administrator or His/Her Designee 78 c. Reconsideration (Reserved) 78 d. Record of Decision 78 14. Conditions of Approval 79 15. Finalization (Reserved) 79 16. Expiration of Variance Approval 79 17. Extension of Approval 79 (Revised 12/05) 9-xviii SECTION PAGE NUMBER NUMBER C. Waiver Procedures 79 1. Authority for Waiver, General (Reserved) 79 2. Authority for Waiver of Street Improvements 79 3. Application and Fee 79 4. Decision Criteria, General (Reserved) 79 5. Decision Criteria for Waivers of Street Improvements 79 D. Modification Procedures 79 1. Application Time and Decision Authority 79 2. Decision Criteria 79 3. Additional Decision Criteria Only for Center Office Residential 3 (COR 3) Zone 80 E. Alternate Procedures 80 1. Authority 80 2. Decision Criteria 80 3. Substantiation 80 4. Record of Decision 80 F. Absence of Valid Scientific Information 80 4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES 81 9 -Xix (Revised 12/05) • 4-9-015C 4-9-010 ANNEXATION cease at the facility or before the facility is PROCEDURES: sold or otherwise transferred to a new owner. It is the intention of the City Council that provi- 3. Reporting of Unauthorized Release of sions of State law governing annexations as set Hazardous Materials:All persons shall corn- forth in chapter 35A.14 RCW as it presently exists ply with RMC 4-3-050H10 and subsection G or as it may be amended shall control and that of this Section relating to unauthorized re- this section shall be supplemental thereto. Upon lease of hazardous materials. (Amd. Ord. filing a Notice of Intent to Commence Annexation 4992, 12-9-2002) Proceedings with the City Clerk,as referenced in RMC 4-8-120D,the submitting party shall simul- C. EXEMPTIONS—OPERATING AND taneously pay an annexation processing fee in CLOSURE PERMITS: the amount stipulated in RMC 4-1-170A to corn- The following land uses and activities do not re- pensate the City for administrative cost and ex- quire operating or closure permits, but may re- pense in the processing, checking and handling quire compliance with other standards and of such annexation request,which fee shall like- regulations in RMC 4-3-050, Critical Areas Regu- wise include the publication and posting expense lations. of any notice pertaining to the annexation. (Ord. 5169, 12-5-05) 1. Pipelines, Roadways, Railroads: Pipe- lines including storm and sanitary sewers and 4-9-015 AQUIFER PROTECTION product pipelines, interstate freeways, State AREA PERMITS: highways,arterials, local access streets,and railroads. A. PURPOSE: 2. Cleanups, Monitoring and/or Studies The purpose of this Section is to protect aquifers under State or Federal Supervision:Clean- used as potable water supply sources by the City ups, monitoring and/or studies undertaken from contamination by hazardous materials.This under supervision of the Washington Depart- Section establishes permit procedures,operating ment of Ecology or the U.S. Environmental permits, closure permits, and uniform standards Protection Agency. for release reporting, emergency response, clo- sure and abandonments. (Amd. Ord. 4992, 3. Use, Storage, and Handling of Spe- 12-9-2002) cif ic, Listed Hazardous Materials That Do Not Present a Risk to the Aquifer: B. APPLICABILITY: a. Hazardous Materials That Do Not 1. Operating Permits Required: No per- Present a Risk to the Aquifer: Use, son, persons, corporation,or other legal enti- storage, and handling of specific hazard- ties shall operate a facility in an aquifer ous materials that do not present a risk to protection area (APA) (see RMC 4-3-050Q1, the aquifer as determined and listed by Maps,Aquifer Protection)without first obtain- the Department are exempt from all reg- ing an operating permit from the Department. ulation under this Section with the excep- Any person who owns more than one facility tion of the requirement to list these in a single zone of the APA shall have the op- hazardous materials on the hazardous tion of obtaining one permit for all operations materials inventory statement as pro- if the operations at each facility are similar vided by RMC 4-8-120D15a, Operating and the permit requirements under this Sec- Permit Application, Aquifer Protection tion are applicable to each facility individually. Area. 2. Closure Permits Required in Zone 1: b. Sale of Hazardous Materials in No owner of a facility in Zone 1 shall close a Original,Small Containers: Hazardous facility without first obtaining a closure permit materials offered for sale in their original to do so from the Department.The owner of a containers of five (5) gallons or less. facility shall obtain a closure permit before operations requiring an operating permit 9- 1 (Revised 3/06) 4-9-015D c. Hazardous Materials in De Minimis materials from coming into contact with Amounts: Hazardous materials use, soil, surface water, or groundwater. storage, and handling in de minimis amounts (aggregate quantities totaling k. Hazardous Materials in Equipment twenty(20)gallons or less at the facility). Fuel Tanks: Hazardous materials in fuel Hazardous material weights shall be con- tanks attached to private or commercial verted to volumes for purposes of deter- equipment and used directly in the oper- mining whether de minimis amounts are ation of that equipment. exceeded.Ten (10) pounds shall be con- sidered equal to one gallon. I. Hazardous Materials in Aerosol Cans. d. Hazardous Materials Contained in Properly Operating Sealed Units: Haz- m. Hazardous Materials at Specified ardous materials contained in properly Facilities: Hazardous materials at multi- operating sealed units (transformers, re- family dwellings, hotels, motels, retire- frigeration units,etc.)that are not opened ment homes, convalescent centers/nurs- as part of routine use. ing homes, mobile or manufactured home parks, group homes, and daycare e. Residential Use, Storage, and family homes or centers when used by Handling of Hazardous Materials: Non- owners and/or operators of such facilities commercial residential use,storage,and for on-site operation and maintenance handling of hazardous materials provided purposes. that no home occupation business (as defined by chapter 4-11 RMC, Defini- n. Janitorial Supplies: Hazardous tions) that uses, stores, or handles more materials used for janitorial purposes at than twenty (20) gallons of hazardous the facility where the products are stored. material is operated on the premises. o. Personal Care Products: Hazard- f. Fuel Tanks and Fluid Reservoirs ous materials used for personal care by Attached to Motor Vehicle: Hazardous workers or occupants of the facility at materials in fuel tanks and fluid reservoirs which the products are stored including attached to a private or commercial mo- but not limited to soaps, hair treatment, tor vehicle and used directly in the opera- grooming aids, health aids, and medi- tion of that vehicle. cines. (Amd. Ord.4992, 12-9-2002) g. Fuel Oil: Fuel oil used in existing D. ADMINISTRATION: heating systems. The Department Administrator, or his/her desig- nee,shall have the power and authority to admin- h. Emergency—Governmental Orga- ister and enforce the provisions of this Chapter. nization: Public interest emergency use, (Amd. Ord. 4992, 12-9-2002) storage, and handling of hazardous ma- terials by governmental organizations. E. OPERATING PERMIT: i. Water Treatment and Water System 1. Submittal Requirements and Fees: Use: Hazardous materials used, stored, Submittal requirements shall be as listed in and handled by the City of Renton in wa- chapter 4-1 RMC, Administration and En- ter treatment processes and water sys- forcement, and RMC 4-8-120, Submittal Re- tern operations. quirements—Specific to Application Type. There is no fee for an operating permit.(Amd. j. Fueling of Equipment Not Li- Ord.4992, 12-9-2002) censed for Street Use: Fueling of equip- ment not licensed for street use provided 2. Operating Permit Criteria—Zones 1 that such fueling activities are conducted and 2: in a containment area that is designed and maintained to prevent hazardous a. Criteria—Zones 1 and 2: The De- partment shall not issue an operating (Revised 3/06) 9-2 4-9-015E 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 • 9-2(i) (Revised 3/06) This page left intentionally blank. (Revised 3/06) 9-2(H) 4-9-015F materials is allowed up to the amount al- d. Compliance with Inspection Re- lowed for a new facility in Zone 1 as pro- port: Within thirty (30)days of receiving vided by RMC 4-3-05008d(i), Prohibited an inspection report from the Depart- Activities—Aquifer Protection Areas. ment,the operating permit holder shall file with the Department a plan and time 3. Operating Permits—Conditions for schedule to implement any required Zone 1 and 2: Specific conditions for operat- modifications to the facility or to the mon- ing permits issued to facilities in Zones 1 and itoring plan needed to achieve compli- 2 of an APA are described in RMC 4-3-050H, ance with the intent of this Chapter or the Aquifer Protection. The following general permit conditions. This plan and time conditions in subsections E3a, b, c, and d, schedule shall also implement all of the and E4 through E6 of this Section shall be in- recommendations of the Department. cluded as part of any operating permit issued pursuant to this Section: 4. Effect of Operating Permit: An operat- ing permit, issued by the Reviewing Official, a. In-House Inspection and Mainte- shall be effective for one year.The Reviewing nance: Procedures for the in-house in- Official shall not issue a permit to operate a spection and maintenance of contain- facility until he/she determines that the facility ment devices and areas where complies with the provisions of these regula- hazardous materials are stored,handled, tions. If an inspection of the facility reveals treated, used, and produced shall be noncompliance,then the Responsible Official identified in the operating permit for each must verify by a follow-up inspection that all facility. Such procedures shall be in writ- required corrections have been implemented ing, and a log shall be kept of all inspec- before renewing the permit.The facility tion and maintenance activities. Such owner shall apply to the Department for per- logs shall be submitted to the Department mit renewal at least sixty(60)days prior to the annually and shall be available for inspec- expiration of the permit. tion. Inspection and maintenance logs shall be maintained on-site by the owner 5. Operating Permit Renewal: All aquifer for a period of at least three(3)years from protection area operating permits must be re- the date the monitoring was performed. newed by the Department on an annual basis. b. Changes to Facility—Responsibil- 6. Transferability: Operating permits may ity to Report:The permittee shall report be transferred to a new facility owner if the to the Department within fifteen(15)days new facility owner does not change any con- after any changes in a facility including: ditions of the permit,the transfer is registered with the Department within thirty(30)days of i. The storage,handling,treatment, the change in ownership, and any necessary use,or processing of new hazardous modifications are made to the information in materials; the initial permit application due to the change in ownership. ii. Changes in monitoring proce- dures; or F. CLOSURE PERMIT: iii. The replacement or repair of any 1. Submittal Requirements and Fees: part of a facility that is related to the Submittal requirements shall be as listed in hazardous material(s). chapter 4-1 RMC, Administration and En- forcement, and RMC 4-8-120, Submittal Re- c. Unauthorized Release—Respon- quirements—Specific to Application Type. sibility to Report:The permittee shall There is no fee for a closure permit. 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. 9 -2a (Revised 6/05) 4-9-015G • 2. Closure Permits and Permit Condi- of causing the city water supply to fail to tions—Zone 1: meet Washington State drinking water quality standards has been removed and a. Closure Permit Application Re- the cleanup meets the Model Toxics Con- quired for Facilities: A closure permit trol Act Cleanup Regulation (chapter application shall include: 173-340 WAC).This demonstration can be based on the ongoing leak detection i. A list of hazardous materials to be monitoring, groundwater monitoring, or removed from premises,the method soils sampling performed during or im- of removal, and the final destination mediately after closure activities. (include product names and quanti- ties); c. Determination of Unauthorized Release: If an unauthorized release is ii. A list of potentially contaminated determined to have occurred, the facility equipment and/or containment de- owner shall comply with subsection G of vices to be removed from premises this Section, Unauthorized Releases. and a description of the method of disposal or recycling; d. Completion of Facility Closure: Facility closure will be accepted as corn- iii. A plan prepared by a profes- plete by the Department upon implemen- sional engineer or geologist licensed tation of the closure permit conditions in the State of Washington to investi- and compliance with all other provisions gate the facility to determine whether of the Section. it is free of contamination exceeding Model Toxics Control Act (MTCA) e. Time to Complete Closure: Facility standards (chapter 173-340 WAC), closure must be completed according to to report findings to the Water Utility, a timetable and permit conditions deter- and to describe remediation needed, mined by the Department and shall,in all if any, according to said standards cases, be completed within one year of and RMC 4-9-015G; the date when a closure permit is re- quired. (Amd. Ord. 4992, 12-9-2002) iv. A written agreement between the owner,the property owner, and G. UNAUTHORIZED RELEASES: the purchaser or other recipient, in lieu of subsections F2a(i) and (ii) of 1. Unauthorized Release Prohibited, Re- this Section, stating that the owner porting Required: Hazardous materials will not remove hazardous materials shall not be spilled, leaked, emitted, dis- and containment devices from the fa- charged, disposed, or allowed to escape or cility because all agree that the mate- leach into the air, into groundwater, surface rials and devices are needed to water, surface soils or subsurface soils. Ex- continue to operate the facility; ception: Intentional withdrawals of hazardous materials for the purpose of legitimate sale, v. A schedule for implementation of use, or disposal and discharges permitted subsections F2a(i) and (ii) of this under Federal, State, or local law. All unau- Section and the investigation de- thorized releases as defined in RMC scribed in subsection F2a(iii). 4-11-210, Definitions U, shall be reported to the Department within twenty four(24)hours b. No Detectable Unauthorized Re- of discovery that the release has occurred. leases: The owner of a facility being Unauthorized releases shall be reported by closed shall demonstrate to the satisfac- the person or persons responsible for the re- tion of the Department that no detectable lease and/or the owner of the property on unauthorized release has occurred or which the release has occurred. that unauthorized releases have been cleaned up.Cleanup shall be considered to be complete when, according to the best available scientific evidence,the risk (Revised 6/05) 9-2b 4-9-015G 2. Unauthorized Releases from Facilities 3. Monitoring Results: —Report Time and Content: a. Detection and Prevention of Fur- a. Requirement to Report within ther Contamination: Semi-annually, or Twenty Four(24) Hours: Unauthorized more frequently, the Department may re- releases shall be reported to the Depart- view all site monitoring results submitted ment within twenty four(24) hours of dis- by owners in an APA.The Department covery of the occurrence and shall be may require the owner to immediately ac- recorded in the owner's inspection and complish the following if a hazardous ma- maintenance log. terial is detected in an owner's monitoring well(s), surface water runoff, and/or site b. Unauthorized Release Report:The soils and the concentration exceeds report shall contain the following informa- Model Toxics Control Act Cleanup Stan- tion that is known at the time of filing the dards as provided in chapter 173-340 report: WAC or if,according to the best available scientific information, the concentration i. List of type,quantity,and concen- may cause the City water supply to fail to tration of hazardous materials re- meet State drinking water quality stan- leased. dards: ii. The results of all investigations i. Locate and determine the source completed at the time to determine of the hazardous material detected. the extent of soil or groundwater or surface water contamination be- ii. Stop and prevent any further un- cause of the release. authorized release(s), of the hazard- ous material detected, if under the iii. Method of cleanup implemented control of the owner. to date and proposed cleanup ac- tions. iii. Comply with the requirements for an unauthorized release(s)from a iv. Method and location of disposal facility. (Amd. Ord. 4992, 12-9-2002) of the released hazardous material and any contaminated soils, ground- b. Owners Proving Nonresponsible: water, or surface water. The owner shall not be subject to this mandatory action specified in subsection v. Proposed method of repair or re- G3a of this Section, Detection and Pre- placement of the containment device. vention of Further Contamination, if the owner can present acceptable technical vi. Facility owner's name and tele- data that substantiates that it is not re- phone number. sponsible for the violation. c. Cleanup Progress Reports: Until c. Remedy:The facility owner or other cleanup is complete,the owner shall sub- person responsible for an unauthorized mit reports to the Department every release and/or the owner of the property month or at a more frequent interval spec- on which a release of hazardous materi- ified by the Department.The reports shall als has occurred shall initiate and corn- include the information requested in this plete all actions necessary to remedy the Section. Cleanup shall be considered to effects of such release on the City of be complete when, according to the best Renton water supply at no cost to the City. available scientific evidence,the risk of If an unauthorized release causes or is causing the City water supply to fail to expected,according to the best available meet State drinking water quality stan- scientific evidence,to cause the drinking dards has been removed and the cleanup water supply of the City of Renton to fail meets the Model Toxics Control Act to comply with State drinking water qual- Cleanup Regulation (chapter 173-340 ity standards, and if the facility owner or WAC). other person responsible for an unautho- 9-2c (Revised 1/03) 4-9-015H rized release and/or the owner of the 2. Operating Permit Reinstatement After property on which the release has oc- Suspension: The owner whose operating curred fails to address the unauthorized permit has been suspended may submit to release in a timely manner, the Depart- the Department;within ten(10)days of notice ment or its authorized agents shall have of permit suspension or within twenty (20) the authority to implement removal or re- days of a hearing, if one is requested, a writ- medial actions. Such actions may in- ten application for an inspection and rein- clude,but not be limited to,the prevention statement of a suspended permit.The appli- of further groundwater contamination; in- cation shall include a statement signed by the stallation of groundwater monitoring applicant that, in his or her opinion,the condi- wells;collection and laboratory testing of tions causing suspension of the permit have water, soil, and waste samples; cleanup been corrected.The Department shall,within and disposal of hazardous materials,and five (5)working days following the receipt of remediation of soil and/or groundwater. the application,inspect the facility.The permit The facility owner or other person respon- shall be reinstated within five(5)working days sible for an unauthorized release and/or of the inspection if the facility is in complete the owner of the property on which the re- compliance with RMC 4-3-050, Critical Areas lease has occurred shall be responsible Regulations, as determined by the Depart- for any costs incurred by the Department ment. or its authorized agents in the conduct of such remedial actions and shall be re- 3. Operating Permit Revocation: The Re- sponsible for City expenses incurred due partment may revoke an operating permit if to the unauthorized release including but the owner does not apply for a reinspection or not limited to removal and/or remedial ac- hearing within ten(10)days of permit suspen- tions,water supply operations, replace- sion, if the owner does not apply for a rein- ment of wells, and water treatment. spection within twenty(20)days of a hearing, for repeated violations of any of the require- d. Additional Federal, State, and Lo- ments of RMC 4-3-050, Critical Areas Regu- cal Laws: Reporting a release to the De- lations, for interference with the Department partment does not exempt or preempt in the performance of duty, for submitting any other reporting requirements under false or inaccurate information, and for inten- Federal, State, or local laws. tional unauthorized release of hazardous ma- terials within the APA. Prior to revocation,the H. PERMIT SUSPENSION OR Department shall notify, in writing,the owner REVOCATION: of the specific reason(s) for which the permit is to be revoked and that the permit shall be 1. Operating Permit Suspension: The revoked at the end of the tenth day following Department may,without warning or hearing, service of such notice unless a written request suspend an operating permit if continued op- for hearing with the Administrator is filed with eration of the facility constitutes an immedi- the Department by the owner within ten (10) ate threat to the aquifer or if violations have days after the date of service, in which case not been corrected within the time specified in the revocation shall be stayed until the issu- an inspection report. Suspension is effective ance of a final decision following the hearing. upon service of notice in writing to the owner When an operating permit is revoked, facility or the person in charge at the facility that the operations shall immediately cease.The de- permit is immediately suspended and that an cision as to whether an unauthorized release opportunity for a hearing on the validity of the of hazardous materials by the owner was in- suspension will be provided if a written re- tentional shall be made by the Administrator quest for hearing is filed with the Administra- of the Department of Building/Planning/Public tor by the owner within ten(10)days after the Works or his or her designee. suspension.The filing of a written request for hearing shall not stay the effectiveness of the 4. Application for Closure Permit Follow- suspension. When an operating permit is ing Operating Permit Revocation: The suspended, facility operations shall immedi- owner of afacility whose operating permit has ately cease. been revoked shall immediately apply for a closure permit and shall comply with closure (Revised 1/03) 9 -2d 4-9-020D 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: (Reserved) B. APPLICABILITY: Proposed amendments may be submitted by the Mayor, Planning Commission, City Council or pri- vate parties. (Ord. 4437, 2-21-1994) 1. Exemptions: (Reserved) C. AUTHORITY: (Reserved) D. TIMING FOR AMENDMENTS: The City Council will consider amendments to the Comprehensive Plan not more than annually ex- cept for emergencies. Formal application for 9-2e (Revised 1/03) This page left intentionally blank. (Revised 1/03) 9-2f 4-9-020K Comprehensive Plan amendments shall be sub- Preapplication review is recommended to ad- mitted by December 15th for consideration the vise applicants of City Council policy direc- following year. Application for preapplication re- tives prior to submission of a formal applica- view is recommended to occur by October 1st. tion.The City Council shall consider whether Comprehensive Plan amendments shall be given proposed amendments are timely and satisfy the highest priority in the Planning Commission's the review criteria established in RMC work program, and review shall be initiated within 4-9-020G. When an application is found to the first quarter of the work year. (Ord. 4437, meet these criteria,the City Council shall au- 2-21-1994; Amd. Ord. 4794, 9-20-1999) thorize the inclusion of the application in the Planning Commission's work program.Au- E. SUBMITTAL REQUIREMENTS AND thorization does not imply affirmative support FEES: of an application, but merely agreement to Shall be as listed in RMC 4-1-170, Land Use Re- consider the application on its merits. view Fees, and RMC 4-8-120C, Land Use Appli- cations. A fee shall only be charged for private 2. Review of Formal Applications for amendments. (Ord. 4722, 5-11-1998;Amd. Ord. Comprehensive Plan Amendments:The 4794, 9-20-1999) Planning Commission shall review technical studies and other pertinent information as F. PUBLIC NOTICE AND COMMENT needed prior to making a recommendation to PERIOD: (Reserved) the City Council on the merits of the applica- tion. If a Comprehensive Plan amendment G. REVIEW CRITERIA: application is submitted without a preapplica- The proposal shall demonstrate that the re- tion authorization, the review criteria in RMC quested amendment is timely and meets at least 4 9 020G shall be considered by the Plan- one of the following criteria: ping Commission in making its recommenda- tion to the City Council. (Ord. 4437, 1. The request supports the vision embod- 1994; Amd. Ord. 4794, 9 20 1999) ied in the Comprehensive Plan, or I. FINAL PLAN ACTION: 2. The request supports the adopted busi The Comprehensive Plan and any amendments ness plan goals established by the City Coun shall be adopted by ordinance of the City Council cil, or after public hearing by the Council. (Ord. 3976, 3-3-1986) 3. The request eliminates conflicts with ex- isting elements or policies, or J. CONCURRENT REVIEW OF REZONE PROPOSALS: 4. The request amends the Comprehensive To maintain consistency with the Comprehensive Plan to accommodate new policy directives Plan, any rezoning that would be required by ap- of the City Council. proval of the proposed amendments to the Com- prehensive Plan shall be considered concurrently Proposals that include a concurrent rezone re- with the proposed Comprehensive Plan changes. quest shall also comply with the decision criteria (Ord. 4437, 2-21-1994) for change of zone classification in RMC 4-9-180F for the rezone portions of the applica- K. PERIODIC CITY REVIEW OF PLAN tion. (Amd. Ord. 4794, 9-20-1999) REQUIRED: In order for the Plan to remain effective, it should H. REVIEW PROCESS: be reviewed periodically. Conditions might change,and unforeseen events may occur,which 1. Preapplication Review: The City Coun- might necessitate a re-evaluation. It is recom- cil shall review preapplications for Compre- mended that the Comprehensive Plan should be hensive Plan amendments submitted by Oc- reviewed in its entirety at least once every ten tober 1st prior to determining the Planning (10) years, as many of the goals, objectives and Commission annual work program and before policies supplement and complement each other, referring Comprehensive Plan amendment but it may also be revised through annual amend- applications to the Planning Commission. 9-2.1 (Revised 8/02) 4-9-025A ments as allowed by the Growth Management 2. The deadline for submitting proposed Act, or in an emergency. (Ord.4437,2-21-1994) amendments is December 15th for consider- ation in the amendment process for the fol- lowing year. 4-9-025 TITLE 4 DEVELOPMENT REGULATION REVISION PROCESS: 3. By the first business day of May,the EDNSP Department shall issue a staff report A. PURPOSE: response to all proposed amendments. Re- in accordance with RCW 36.70A.470,a summary sponses shall include a recommendation in- containing written comments on suggested devel- dicating whether or not the proposed opment regulation amendments shall be coordi- amendment(s) are to be included in that nated by the Department of Economic year's recommended Title 4 development Development, Neighborhoods, and Strategic regulation update. If the proposed changes Planning (EDNSP).The text revision process is will not be included in the next transmittal to the means either to suggest a change or to iden- Council, EDNSP shall indicate the reason(s) tify a deficiency, or both, in the development reg- why,and shall inform the proponent that they ulations. For the purposes of this section, may petition the Council during the review "deficiency" refers to the absence of required or process. potentially desirable contents of the development regulations. A deficiency does not refer to 4. By the first business day of May, EDNSP whether a development regulation addresses a shall forward to the Council a report including project's probable specific adverse environmen- all proposed amendments and comments tal impacts that could be mitigated in the project with a staff response. review process. 5. Upon receipt of the Title 4 development B. APPLICABILITY: regulation amendment report,the City Clerk's Title 4 development regulation amendment pro- Office shall mail written notice to all propo- posals will be processed in accordance with this nents of amendment requests containing the section, unless specifically exempted below.Any Council review process for the current year, interested party, including applicants, citizens, and informing proponents that they may peti- and government agencies, may submit items to tion the Council to consider amendment pro- the Title 4 development regulation amendment posals that were not recommended.This process. Comprehensive Plan amendments and notice shall include the schedule of dates for Rezones are treated through separate pro- public hearings, committee meetings, and cesses. any other opportunities for public testimony on the current year's Title 4 development reg- C. EXEMPTION: ulations update. Imperative Title 4 amendments designated by the Mayor, City Council, Planning Commission, or 6. Comments relating to Title 4 develop City management staff may be given a higher pri ment regulations shall be reviewed by the ap- ority and processed outside of the annual Title 4 propriate City departments. Those that also amendment process outlined in this section. require a Comprehensive Plan amendment shall be forwarded to EDNSP and considered D. AUTHORITY: for an amendment to the Comprehensive The Planning Manager of EDNSP shall coordi Plan pursuant to RMC 4-9-020. nate the annual Title 4 development regulation amendment process. 7. Title 4 amendment proposals that are re- jected by the City shall not be reconsidered, E. PROCESS: unless a compelling case for changed cir- cumstances can be made,for a period of two 1. All proposed amendments relating to Ti (2) years. Proponents of Title 4 amendment tie 4 development regulations shall be re- proposals shall be notified in writing,once the viewed by EDNSP and considered for an status of the proposal is resolved. amendment to Title 4 development regula- tions. (Revised 8/02) 9-2.2 4-9-030G F. SUBMITTAL REQUIREMENTS: E. SUBMITTAL REQUIREMENTS AND A City of Renton submittal form shall be submit- FEES: ted for a Title 4 development regulation amend- Shall be as listed in RMC 4-1-170, Land Use Re- ment in order to be formally considered. view Fees,and 4-8-120C,Land Use Applications. (Ord. 4722, 5-11-1998) G. PUBLIC NOTICE AND COMMENT PERIOD: F. PUBLIC NOTICE AND COMMENT See RMC 4-8-080H, and RMC 4-8-090. PERIOD REQUIRED PRIOR TO ADMINISTRATIVE DECISIONS: The timeline for notifying the public of proposed Notice of the application shall be given pursuant Development Regulation amendments shall be to RMC 4-8-090, Public Notice Requirements.A as described in the Type X—Land Use Permits fourteen (14) day comment period shall be pro- table of RMC 4-8-080H, unless Planning Corn- vided prior to any final action by the City of the ap- mission review is deemed to be unnecessary. In plication for the administrative conditional use that case, the timeline for the proposed develop- permit. (Ord.4404, 6-7-1993) ment regulation amendment will be governed by Type IX permits. (Ord. 4975, 7-1-2002) G. DECISION CRITERIA: The Hearing Examiner or Zoning Administrator 4-9-030 CONDITIONAL USE shall consider the following factors, among all other relevant information: PERMITS: 1. Comprehensive Plan: The proposed A. PURPOSE OF CONDITIONAL USE use shall be compatible with the general pur- PERMIT AND WHEN REQUIRED: pose, goals, objectives and standards of the The purpose of a conditional use permit is to allow Comprehensive Plan, the zoning regulations certain uses in districts from which they are nor- and any other plan, program, map or ordi- mally prohibited by this Chapter when the pro- nance of the City of Renton. ( posed uses are deemed consistent with other existing and potential uses within the general 2. Community Need:There shall be a area of the proposed use. Except as provided in community need for the proposed use at the this Section, a conditional use permit may not re- proposed location. In the determination of duce the requirements of the zone in which the community need the Hearing Examiner shall use is to be located. (Ord. 3599, 1-11-1982) consider the following factors, among all other relevant information: 1. Exemptions from Permit Require- ments: (Reserved) a. The proposed location shall not re- sult in either the detrimental overconcen- B. WHO MAY APPLY: tration of a particular use within the City A property owner, or his duly authorized agent, or within the immediate area of the pro- may file an application for a conditional use per- posed use. mit where the proposed use or development re- quires any such permit as set forth in RMC b. That the proposed location is suited 4-2-060, Zoning Use Tables. (Ord. 3463, for the proposed use. 8-11-1980, Amd. Ord.4648, 1-6-1997) 3. Effect on Adjacent Properties: The C. CITY AUTHORITY: proposed use at the proposed location shall The Hearing Examiner or the Zoning Administra- not result in substantial or undue adverse ef- tor, as specified in RMC 4-2-060, Zoning Use fects on adjacent property.The following site Tables, shall have the authority to permit condi- requirements shall be required: (Ord. 3599, tional uses. 1-11-1982) D. APPLICANT'S RESPONSIBILITY: a. Lot Coverage: Lot coverage in resi- The application shall set forth fully the grounds dential districts (SF and MR)shall not ex- and the facts justifying the granting of the condi- ceed fifty percent(50%) of the lot tional use permit. (Ord.4404, 6-7-1993) coverage of the zone in which the pro- 9-2.3 (Revised 8/02) 4-9-030G posed use is to be located. Lot coverage in all other zones shall conform to the re- quirements of the zone in which the pro- posed use is to be located. (Ord. 4404, 6-7-1993) b. Yards:Yards shall conform to the re- quirements of the zone in which the pro- posed use is to be located. Additions to the structure shall not be allowed in any required yard. c. Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belitowers, public utility antennas or similar structures may exceed the height requirement upon ap- proval of a variance. Building heights should be related to surrounding uses in order to allow optimal sunlight and venti- lation, and minimal obstruction of views from adjacent structures. 4. Compatibility: The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord. 3599, 1-11-1982) 5. Parking: Parking under the building structure should be encouraged. Lot cover- age may be increased to as much as seventy five percent(75%) of the lot coverage re- quirement of the zone in which the proposed use is located if all parking is provided under- ground or within the structure. (Ord. 3903, 4-22-1985) 6. Traffic:Traffic and circulation patterns of vehicles and pedestrians relating to the pro- posed use and surrounding area shall be re- viewed for potential effects on, and to ensure safe movement in, the surrounding area. (Ord. 3599, 1-11-1982) (Revised 8/02) 9-2.4 4-9-0301 7. Noise, Glare: Potential noise, light and b. Past history of animal control com- glare impacts shall be evaluated based on plaints relating to the dogs and cats of the the location of the proposed use on the lot applicant at the address for which the and the location of on-site parking areas,out- kennel is applied for. door recreational areas and refuse storage areas. (Ord. 3599, 1-11-1982) c. Facility specifications/dimensions in which the dogs and cats are to be 8. Landscaping:Landscaping shall be pro- maintained. vided in all areas not occupied by buildings or paving. The Hearing Examiner may require d. Characteristics of animals to be additional landscaping to buffer adjacent kept: size, type. properties from potentially adverse effects of the proposed use. (Ord. 3599, 1-11-1982) e. The zoning classification of the premises on which the kennel is main- 9. Accessory Uses: Accessory uses to tained. conditional uses such as day schools,audito- riums used for social and sport activities, f. Compliance with the requirements of health centers,convents,preschool facilities, RMC 4-4-010, Standards and Review convalescent homes and others of a similar Criteria for Keeping Animals. nature shall be considered to be separate uses and shall be subject to the provisions of 2. Waiting Period Following Revocation the use district in which they are located. or Refusal to Renew: For a period of one year after the date of revocation or refusal to 10. Conversion: No existing building or renew,conditional use permits shall not be is structure shall be converted to a conditional sued for kennels to applicants who have pre- use unless such building or structure corn- viously had such permits revoked or renewal plies, or is brought into compliance, with the refused. In addition,the applicant must meet provisions of this Chapter. the requirements of this Section or any provi- sions of the animal control authority. (Ord. 11. Public Improvements: The proposed 3927, 7-15-1985) use and location shall be adequately served by and not impose an undue burden on any I. ADDITIONAL DECISION CRITERIA public improvements, facilities, utilities and FOR SECURE COMMUNITY TRANSITION services.Approval of a conditional use permit FACILITIES: may be conditioned upon the provision and/ The reviewing official shall consider the following or guarantee by the applicant of necessary criteria in determining whether to issue a condi- public improvements,facilities,utilities and/or tional use permit for secure community transition services. (Ord. 3599, 1-11-1982) facilities. H. ADDITIONAL DECISION CRITERIA 1. Alternative locations were reviewed and FOR KENNELS: consideration given to sites that are farthest The Hearing Examiner,in reviewing kennels,may removed from any risk potential activity. PC require additional setbacks, fencing, screening, recommends amending to address DSHS or soundproofing requirements as he deems nec- comments that the original language creates essary to insure the compatibility of the kennel a more restrictive standard. with the surrounding neighborhood. (Ord. 3927, 7-15-1985) 2. There is no resulting concentration of residential facility beds operated by the De- 1. Decision Criteria: Factors to be consid- partment of Corrections or the Mental Health ered in determining such compatibility are: Division of the Department of Social and Health•Services,the number of registered a. Statements regarding approval/dis- sex offenders classified as Level II or Level III approval of surrounding neighbors rela- and the number of sex offenders registered tive to maintenance of a kennel at the as homeless in a particular neighborhood, address applied for. community,jurisdiction or region. 9-3 (Revised 1/08) 4-9-030J 3. Adequate buffering is provided from K. SPECIAL DECISION CRITERIA FOR abutting and adjacent uses. STAND ALONE RESIDENTIAL USES IN THE NE 4TH, SUNSET, OR PUGET 4. Adequate security is demonstrated by BUSINESS DISTRICTS: the applicant. 1. Stand alone residential use is not allowed 5. Public input is provided during the siting to be located within one hundred fifty feet process. (Ord. 4982, 12-9-2002) (150') of an adjacent or abutting arterial J. SPECIAL DECISION CRITERIA FOR street,or in the Rainier Avenue Business Dis- trict.The arterial streets are to include Sunset WIRELESS COMMUNICATION Boulevard, Duvall Avenue, Anacortes Ave- FACILITIES IN LIEU OF STANDARD nue,or Union Avenue in the Sunset Business CRITERIA: District; NE 4th Street, Union Avenue, or Du- The governing authority shall consider the follow- vall Avenue in the NE 4th Street Business ing factors in determining whether to issue a con- District; and Puget Drive or South Benson ditional use permit, although the governing Road in the Puget Drive Business District, as authority may waive or reduce the burden on the shown on the Business District Maps in RMC applicant of one or more of these criteria if the 4-3-040. governing authority, concludes that the goals of RMC 4-4-140, Wireless Communication Facili- 2. Stand alone residential use may be al- ties,are better served thereby. (Ord. 4689, lowed when it is located a minimum distance 11-24-1997) of one hundred fifty feet(150') from an adja- cent or abutting arterial street, subject to an 1. Height of the proposed tower. administrative conditional use permit (see RMC 4-2-080A18c).The arterial streets to be 2. Proximity of the tower to residential struc- included are identified in RMC 4-9-030K1. tures and residential district boundaries. 3. A conditional use permit may be issued 3. Nature of uses on adjacent and nearby when it has been found that: properties. ' a. A mix of commercial, service, and 4. Surrounding topography. residential uses exist within a one hun- dred fifty foot (150') radius of the pro- 5. Surrounding tree coverage and foliage. posed residential use; and 6. Design of the tower, with particular refer- b. Commercial use of the property is ence to design characteristics that have the not feasible for reasons including,but not effect of reducing or eliminating visual obtru- limited to: lack of commercial frontage, siveness. lack of access, critical areas and/or criti- cal area buffers, or property configura- 7. Proposed ingress and egress. tion; and 8. Potential noise, light and glare impacts. c. Residential use will augment the pri- mary purpose of the commercial arterial 9. Availability of suitable existing towers zone;and and other structures. d. A pedestrian oriented physical con- 10. Compatibility with the general purpose, nection between the residential and the goals, objectives and standards of the Com- commercial uses will be provided; and prehensive Plan, the Zoning Ordinance and any other plan,program,map or ordinance of e. The use as stand alone residential the City. (Ord.4689, 11-24-1997) serves as a transition between the com- mercial and any lower density R-10 and/ or R-8 zoned areas in proximity and a vi- sual, pedestrian, and vehicular connec- (Revised 1/08) 9-4 4-9-040D tion from the residential zoned areas to thorized and directed to adopt, promulgate, the commercial arterial zoned areas will amend and rescind administrative rules consis- be provided; and tent with the provisions of this Section and neces- sary to carry out the duties of the Building Official f. Development standards from RMC hereunder. (Ord. 3366, 10-15-1979, eff. 4-3-040F are met unless the applicant 10-24-1979) opts for a planned urban development, subject to RMC 4-9-150. Pedestrian con- . C. APPLICABILITY TO CONVERSION OF nection standards from this section are RENTAL UNITS TO CONDOMINIUMS AND met without modification. (Ord. 5191, . COOPERATIVES: 12-12-2005; Ord. 5331, 12-10-2007) This Section shall apply only to the conversion and sale of rental units that have not yet been L. DECISION AND CONDITIONS: converted to condominium or cooperative units, The governing authority may grant, with or with- and to those units in converted buildings that are out conditions, or deny the requested conditional not subject to a binding purchase commitment or use permit.The Zoning Administrator or Hearing have not been sold on the effective date of this Examiner shall have authority to grant the condi- Section (10-24-1979) tional use permit upon making a determination, in writing,that the use is consistent with subsection 1. Exemptions:This Section shall not ap- G of this Section, Decision Criteria. The Zoning ply to condominium or cooperative units that Administrator or Hearing Examiner may limit the are vacant on October 24, 1979, and which term and duration of the conditional use permit. have been offered for sale prior to that date; Conditions imposed by the Zoning Administrator provided,that any tenant who takes posses- or Hearing Examiner shall reasonably assure that sion of the unit after October 24, 1979, shall nuisance or hazard to life or property will not de- be provided the disclosures required by sub- velop. (Ord. 4404, 6-7-1993; Ord.4584, section E of this Section and shall be entitled 2-12-1996; Ord. 5191, 12-12-2005) to the benefits of that Section if the required disclosures are not given. M. CONDITIONAL USE PERMIT TO BE COMBINED WITH SITE PLAN REVIEW: D. APPLICABILITY TO TENANTS Where a use or development requires review un- OCCUPYING RENTAL UNITS: der RMC 4-9-200,Site Plan Review,the site plan This Section shall apply only to those tenants and review and administrative conditional use permit subtenants who occupy rental units in converted shall be combined. (Ord. 4404, 6-7-1993; Ord. buildings at the time the notices,offers and disclo- 5191, 12-12-2005) sures provided by this Section are required to be delivered.This Section shall not apply to tenants N. FINALIZATION: (Reserved) (Ord. 5191, who take possession of a unit vacated by a tenant 12-12-2005) who has received the notices and other benefits provided by this Section; provided, that develop- O. EXPIRATION AND EXTENSION: ers shall disclose in writing to all tenants who take See RMC 4-8-100H and I. (Ord. 5191, possession after service of the notice required by 12-12-2005) subsection E of this Section, that the unit has been sold or will be offered for sale as a condo- P. MODIFICATIONS TO APPROVED . minium or cooperative. This disclosure shall be PLAN: (Reserved) (Ord. 5191, 12-12-2005) 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- 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- 9-4.1 (Revised 1/08) This page left intentionally blank. (Revised 1/08) 9-4.2 4-9-040E ure to disclose, within the time specified above, cupies. In the event that more than one ten- that the unit has been sold or offered for sale shall ant occupies a single unit,the developer shall entitle the tenant to all the protections and bene- deliver the offer to all tenants jointly or sepa- fits of this Section. rately. For one hundred twenty (120) days from the date of delivery of the offer the ten- E. TENANT PROTECTIONS: ant shall have the exclusive right to purchase his or her unit on the terms offered. 1. Notice to Tenants of Filing of Conver- sion Declaration:Within seven (7) days of 4. Purchase Rights of Tenants Whose the filing of a condominium conversion decla- Units are Offered for Sale Prior to Effec- ration as provided by the Horizontal Property tive Date of Section:Tenants of rental units Regimes Act(chapter 64.32 RCW)the devel- which were offered for sale as condominium oper shall: (Ord. 3366, 10-15-1979) or cooperative units prior to the effective date of this Section but for which offers there have a. Send to each tenant in the converted been no acceptances shall be entitled to the building, by registered or certified mail, rights and benefits of this Section except that return receipt requested,written notice of those rights provided by subsection E6 of this the filing. A tenant's refusal to accept de- Section shall terminate sixty (60) days from livery shall be deemed adequate service. the offer of sale of the unit to the tenant. b. File notice of the filing of such decla- 5. Subtenant's Purchase Rights: Should ration with the City Clerk, giving the date a tenant reject an offer of sale,the subtenant of filing, file or recording number, office in possession at the time the notice provided where filed, location and address of the in this subsection is delivered shall be offered structure and number of dwelling units the unit on the same terms as those offered contained within the structure, and the the tenant. For thirty (30) days following that name, address and phone numbers of offer or until the expiration of the tenant's one the owner(s), managers and persons re- hundred twenty (120) day option period as sponsible for the management of the provided in this subsection,whichever occurs structure. later,the subtenant shall have the exclusive right to purchase the unit on the terms offered 2. Notice to All Tenants Prior to Offering to the tenant. Any Unit for Sale to the Public as a Condo- minium or Cooperative Unit:At least one 6. Rights of Tenants in Converted Build- hundred twenty (120) days prior to offering ings to Purchase Other Units in the Build- any rental unit or units for sale to the public as ings: Should both the tenant and subtenant a condominium unit or cooperative unit, the reject the offer of sale or fail to notify of the ac- developer shall deliver to each tenant in the ceptance of the offer within the time periods building written notice of his intention to sell set forth in subsections E3 and E5 of this the unit or units. The notice shall specify the Section or vacate, the unit shall be made individual units to be sold and the sale price available for purchase to other tenants and of each unit.This notice shall be in addition to subtenants in the building. The right to pur- and not in lieu of the notices required for evic- chase another unit in the building by tenants tion by chapters 59.12 and 59.18 RCW, and and subtenants shall extend to the end of the shall be delivered as provided in subsection one hundred twenty (120) day notice period El a of this Section.With the notice the devel- provided the tenant is in possession of that oper shall also deliver to the tenant a state- unit under subsection E3 of this Section. ment, in a format to be provided by the Whenever all tenants and subtenants in a Building Official, of the tenant's rights under building have indicated in writing their inten- this Section. tion not to purchase a unit or the one hundred twenty (120) day notice period has expired 3. Purchase Rights of Tenant in Posses- and that unit is or becomes vacant then the sion: With the notice provided in this subsec- developer may offer for sale and sell the unit • tion, the developer shall deliver to each to the public. tenant whose unit is to be offered for sale a firm offer of sale of the unit that the tenant oc- 9 -5 4-9-040F 7. No Subsequent Sale on Better Terms: stallation of the fire alarm system and all vio- For a period of one year following the date of lations of the Housing Code revealed by the the offers provided in subsections E3, E5 and inspection must be completed and corrected E6 of this Section, no offer shall be extended at least seven (7) days prior to the closing of by the developer on terms more favorable in the sale of the first unit or by the compliance any respect than the offer previously ex- date on the inspection report, whichever is tended to the tenant and/or subtenant unless sooner.A follow-up inspection for compliance the more favorable offer is first extended to shall be completed within seven (7) days of the tenant and/or subtenant as required by the developer's request. A copy of the build- subsections E3, E5 and E6 for a period of not ing inspection report and certification of re- less than thirty (30) days. pairs shall be provided by the developer to each prospective purchaser at least three (3) 8.. Evictions Only for Good Cause During days before the signing of an earnest money Notice Period: No condominium or coopera- agreement or other binding purchase com- tive unit shall be sold or offered for public sale mitment.Copies of the inspection report shall if, in the one hundred twenty(120)day period be delivered to tenants in the converted build- immediately preceding the sale or offer for ing by the developer with the notice of sale as public sale,any tenant has been evicted with- provided in subsection E2 of this Section. An out good cause. For the purposes of this Sec- inspection fee as stipulated in RMC 4-1-1401 tion good cause shall mean:(1)failure to pay shall be paid by the developer whenever an rent after service of a three (3) day notice to inspection is requested as required herein. pay rent or vacate as provided in RCW 59.12.030(3);(2)failure to comply with a term 2. Certification of Repairs: For the protec- or terms of the tenancy after service of a ten tion of the general public,the Building Official (10) day notice to comply or vacate as pro- shall inspect the repairs of defective condi- vided in RCW 59.12.030(4); and (3)the com- tions identified in the inspection report and mission or permission of a waste or the certify that the violations have been cor- maintenance of a nuisance on the premises rected. The certification shall state that only and failure to vacate after service of a three those defects discovered by the Housing (3) day notice as provided in RCW Code inspection and listed on the inspection 59.12.030(5). report have been corrected and that the cer- tification does not guarantee that all Housing 9. Tenant's Right to Vacate: Tenants who Code violations have been corrected. Prior to receive one hundred twenty (120) day no- the acceptance of any offer, the developer tices of sale may terminate their tenancies at shall deliver a copy of the certificate to the any time during such period in the manner purchaser. No developer, however, shall use provided by RCW 59.18.200 and 59.18.220, the Building Official's certification in any ad- but will forfeit all rights to purchase a unit. vertising for the purpose of inducing a person to purchase a condominium or cooperative F. CONSUMER PROTECTIONS: unit. 1. Mandatory Housing Code Inspection 3. Disclosure Requirements: In addition and Repair—Notice to Buyers and Ten- to the disclosures required by previous sec- ants: Prior to delivery of the one hundred tions,the developer shall make available at a twenty (120) day notice described in subsec- place on the premises convenient to the ten- tion E2 of this Section, developers shall, at ants during normal working hours the follow- their expense, request an inspection of the ing information to prospective purchasers at entire building by the Building Official for least three(3)days before any purchase com- compliance with the housing and fire codes. mitment is signed, or, in the case of existing The inspection shall be completed within forty tenants,with the one hundred twenty (120) five(45)days of a developer's request unless day notice provided in subsection E2 of this the developer fails to provide or refuses ac- Section:(1)copies of all documents filed with cess to Building and/or Fire personnel. The any governmental agency pursuant to the developer shall be required to install an ap- Horizontal Property Regimes Act(chapter proved fire alarm and smoke detector system 64.32 RCW); (2)an itemization of the specific in accordance with chapter 4-5 RMC. The in- repairs and improvements made to the entire 9 -6 4-9-040F building during the six(6)months immediately statements made in the disclosures and other preceding the offer for sale;(3)an itemization documents required to be provided tenants of the repairs and improvements to be com- and purchasers by this Section. 1 pleted before close of sale; (4)a statement of the services and expenses which are being 6. Purchaser's Right to Rescind: Any paid for by the developer but which will in the purchaser who does not receive the notices, future be terminated,or transferred to the pur- disclosures and documents required by this chaser,or transferred to the owners'associa- Section may,at any time prior to closing of the tion;(5)an accurate estimate of the useful life sale,rescind,in writing,any binding purchase of the building's major components and me- agreement without any liability on the pur- chanical systems (foundation, exterior walls, chaser's part and the purchaser shall there- exterior wall coverings other than paint orsim- upon be entitled to the return of any deposits ilar protective coating, exterior stairs,floors made on account of this agreement. and floor supports, carpeting in common ar- eas, roof cover, chimneys, plumbing system, 7. Delivery of Notice and Other Docu- heating system,water heating appliances, ments: Unless otherwise provided, all no- mechanical ventilation system, and elevator tices,contracts, disclosures, documents and equipment) and an estimate of the cost of re- other writings required by this Section shall pairing any component whose useful life will be delivered by registered or certified mail, terminate in less than five (5)years from the return receipt requested.The refusal of regis- date of this disclosure. For each system and tered or certified mail by the addressee shall component whose expected life cannot be ac- be considered adequate delivery. All docu- curately estimated, the developer shall pro- ments shall be delivered to tenants at the ad- vide a detailed description of its present dress specified on the lease or rental condition and an explanation of why no esti- agreement between the tenant and the devel- mate is possible. In addition,the developer oper or landlord. If there is no written lease or shall provide an itemized statement in budget rental agreement then documents shall be form of the monthly costs of owning the unit delivered to the tenants' address at the con- that the purchaser intends to buy.The item- verted building or the last known address of ization shall include but shall not be limited to: the tenant, if other than the address at the (a) payments on purchase load; (b)taxes; (c) converted building. In any sublet unit all doc- insurance;(d)utilities(which shall be listed in- uments shall be delivered to the tenant at his dividually);(e)homeowner's assessments;(f) current address, if known, and to the sub- the projected monthly assessment needed for tenant in possession. If the tenant's current replacing building components and systems address is unknown,then two(2)copies of all whose life expectancy is less than five (5) documents shall be delivered to the sub- years; and (g) a statement of the budget as- tenant, one addressed to the tenant and the sumptions concerning occupancy and infla- other addressed to the subtenant. Delivery of tion factors. the one hundred twenty (120) day notice of intention to sell required by subsection E2 of 4. Warranty of Repairs—Set Aside for this Section,the developer's offer to sell, and Repairs: Each developer shall warrant for all disclosure documents shall be delivered to one year from the date of completion all im- the tenants in a converted building at a meet- provements and repairs disclosed pursuant ing between the developer and the tenants. to subsection E3 of this Section. The meeting shall be arranged by the devel- oper at a time and place convenient to the 5. Unlawful Representations: It shall be tenants. At the meeting the developer shall unlawful for any developer,agent or person to discuss with the tenants the effect that the make or cause to be made in any disclosure conversion will have upon the tenants. or other document required by this Section Should any tenant refuse to acknowledge ac- any statement or representation that is know- ceptance of the notice,offer and disclosures, ingly false or misleading. It shall also be un- the developer shall deliver the documents in lawful for any developer, agent or other the manner prescribed in this subsection. person to make,or cause to be made,to any prospective purchaser, including a tenant, 8. Acceptance of Offers: Acceptance by any oral representation which differs from the tenants or other beneficiaries of offers pro- 9 -7 (Revised 10/06) 4-9-040G vided pursuant to this Section shall be in writ- one copy has heretofore been filed and is now on ing and delivered to the developer by file in the office of the City Clerk and made avail- registered or certified mail, return receipt re- able for examination by the public, is hereby quested, postmarked on or before the expira- adopted by reference. (Ord. 5221, 9-11-2006; tion date of the offer. Ord. 4546, 7-24-1995) G. COMPLAINTS: B. PURPOSE: Any person subjected to any unlawful practice as It is the purpose of the provisions of this Section set forth in this Section may file a complaint in to provide a just, equitable and practicable writing with the Building Official.The Building Of- method, to be cumulative with and in addition to ficial is hereby authorized and directed to receive any other remedy provided by any code or ordi- complaints and conduct such investigations as nance of the City,whereby buildings and/or struc- are deemed necessary. Whenever it is deter- tures which from any cause endanger the life, mined that there has been a violation of this Sec- limb,health,morals,property,safety or welfare of tion,the Building Official is authorized to send the general public or their occupants, may be re- written notice of said violation to the person re- quired to be repaired, vacated or demolished. sponsible for the violation. If,within ten (10)days of said notice,the responsible person makes writ- C. APPLICABILITY: ten request for reconciliation,the applicable de- The provisions of this Section shall apply to all partment director is authorized to attempt to dangerous buildings as herein defined,which are conciliate the matter by conference or otherwise now in existence, or which may hereafter be con- and secure a written conciliation agreement. structed in the City. H. COUNCIL WAIVER OF D. APPEALS: REQUIREMENTS: The City Council is authorized to waive strict com- 1. Authority and Process: The Board of pliance with this Section in specific individual in- Appeals, under Chapter 5 of the "1997 Uni- stances where the developer can show with clear, form Code for the Abatement of Dangerous cogent and convincing evidence that: (1)the fi- Buildings,"shall be the Hearing Examiner. nancial burden required to comply would greatly Appeals may be filed pursuant to RMC outweigh the benefits and would create an unrea- 4-8-110, Appeals. (Ord. 5221, 9-11-2006) sonable hardship upon the developer; or(2)the units have,been offered for sale as condominium 2. Public Hearing Attendance: The Hear- units prior to the effective date of this Section ing Examiner shall hold a hearing at the time (10-24-1979) and the developer has incurred sig- and place specified in the complaint of the nificant financial obligations with the intention of Building Official,in which all parties in interest meeting such obligations with the proceeds of the shall be given the right to file an answer to the sale of such units, and the provisions of this Sec- complaint, to appear in person or otherwise, tion will prevent meeting such obligation. (Ord. and to give testimony. 3366, 10-15-1979) 3. Examiner Findings and Decision: If af- I. VIOLATIONS OF THIS CHAPTER AND ter such hearing the Hearing Examiner shall PENALTIES: determine that such structure is, in fact, a Unless otherwise specified,violations of this Sec- dangerous building as herein defined,the Ex- tion are misdemeanors subject to RMC 1-3-1. aminer shall reduce such findings of fact to (Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005) writing, in support of such determination and shall issue or cause to be issued and to be served upon the owner or party in interest of 4-9-050 DANGEROUS BUILDINGS — any such"dangerous building"in the manner ABATEMENT OF: provided herein for the service of the com- plaint an order which shall require the owner A. ADOPTION BY REFERENCE: or party in interest,within the time specified in The"1997 Uniform Code for the Abatement of such order,to repair, alter or improve such Dangerous Buildings"published by the Intema dwelling, building or structure and to render it • tional Conference of Building Officials, of which fit for human habitation or other use, or to va cate and close the dwelling, building or struc- (Revised 10/06) 9-8 4-9-060C ture, if such course of action is deemed should the amount of the estimate be unac- proper, or specified,to remove or demolish ceptable to the City,the applicant shall be re- 1 such dwelling, building or structure. q u i red to provide further estimates acceptable to the City. No temporary occupancy permit 4. Recording of Order: If no appeal is filed shall be granted until the security amount has from such order in the manner herein pro- been established following acceptable esti- vided for, then a copy of such order shall be mates. filed with the Auditor of King County. 4. Expiration: Said temporary occupancy E. VIOLATIONS OF THIS CHAPTER AND permit shall be good for a period of not more PENALTIES: than ninety(90) days. After improvements Unless otherwise specified,violations of this Sec- have been installed and approved by the City tion are misdemeanors subject to RMC 1-3-1. the security herein shall be released and the (Ord. 4546, 7-24-1995; Ord. 5159, 10-17-2005) applicant may make application for a perma- nent occupancy permit. 4-9-060 DEFERRAL OF 5. Extension of Temporary Occupancy IMPROVEMENT INSTALLATION Permit Up to One Hundred Eighty(180) PROCEDURES: Days: Should extenuating circumstances or circumstances beyond the control of the ap- A. PURPOSE: (Reserved) plicant prevent the installation of such on-site or off-site improvements,the Building Official B. TEMPORARY (NINETY (90) DAY) may extend the temporary occupancy permit OCCUPANCY PERMITS IN ADVANCE OF to a total maximum of one hundred eighty IMPROVEMENT INSTALLATION— (180) days. (Ord. 4348, 5 4 1992) BUILDING OFFICIAL DEFERRAL OF OFF- C. PLANNING/BUILDING/PUBLIC AND ON-SITE IMPROVEMENTS FOR WORKS ADMINISTRATOR'S DEFERRAL OTHER THAN PLATS: OF PLAT IMPROVEMENTS OR DEFERRAL OF OTHER ON- AND OFF- 1. Applicability: A temporary occupancy SITE IMPROVEMENTS BEYOND permit may be granted by the Building Offi- TEMPORARY OCCUPANCY PERMIT: cial, when the required improvements have not been deferred or installed and in the opin 1. Applicability: If a developer wishes to ion of the Building Official are not necessary defer certain improvements listed in this Title for life,safety or health, or structural integrity until after obtaining a certificate of occupancy of the buildings on the site, and the improve- for any structures,or in the case of plats,final ments are to be installed and completed plat approval,the written application shall be within ninety (90) days from the date of i rd. made to the Planning/Building/Public Works ance of temporary occupancy permit. (Ord. Administrator or his/her designee stating the 4348, 5-4-1992) reasons why such delay is necessary. (Ord. 2. Decision Criteria: (Reserved) 4521, 6 5 1995) 3. Security Required: In all such cases, a 2. Decision Criteria:.(Reserved) certified or cashier's check,letter of credit,set 3. Security Required: Upon by approval aside letter,or other acceptable security must the Planning/Building/Public Works approval posted to the extent of one hundred fifty trator or his/her designee for such deferment, percent (150%) of the estimated cost of the for good cause shown by the applicant,the improvements not installed and accepted. applicant shall thereupon furnish security to The amount of said security shall be provided the City in an amount equal to one hundred by an estimate of the applicant together with supporting data from a reputable contractor or fifty percent (150%) of the estimated cost of subcontractor and based upon full engineer- the installation and required improvements. ing plans. Such estimates shall be approved The decision of the Administrator as to the by the Building Official of the City; however, 9-9 (Revised 3/06) 4-9-060C amount of such security shall be conclusive. to continuation of the security. At the same (Ord. 4521, 6-5-1995) time as the granting of any additional deferral, the security for such deferral shall be re- 4. Plans for Improvements Required: viewed and increased or decreased as the Should the Planning/Building/Public Works Administrator shall deem necessary,but shall Administrator or his/her designee grant the remain in an amount equal to a minimum of deferral of part or all of the necessary on-site one hundred fifty percent(150%) of the esti- improvements, then full and complete engi- mated cost of the installation of the deferred neering drawings of the on-site improve- improvement. (Ord. 3988, 4-28-1986) ments shall be submitted as a condition precedent to the granting of any deferral. 8. Acceptable Security: Security accept- (Ord. 3988, 4-28-1986) able under this Section may be cash, letter of credit, set aside letter; provided, that the 5. Waiver of Requirement for Plans: funds cannot be withdrawn,spent,or commit- Board may waive requirement of construction ted to any third party, or savings account as- plans for short plat improvement deferrals. signed to the City and blocked as to withdrawal by the secured party without the 6. Expiration: Such security shall list the City's approval.Only if these security devices exact work that shall be performed by the ap- are unavailable to the applicant, or the appli- plicant and shall specify that all of the de- cant can show hardship,will the City accept a ferred improvements shall be completed performance bond.Any security device must within the time specified by the Planning/ be payable to the City upon demand by the Building/Public Works Administrator or his/ City and not conditioned upon approval or her designee, and if no time is so specified, other process involving the applicant. Secu- then not later than one year. For plats, if no rity must be unequivocally committed to the time is established, then not later than one project being secured, and cannot be avail- year after approval of the final plat by the City able for any other purpose.Any security that, Council or one year after recording of a short according to its terms, lapses upon a date subdivision.The security shall be held by the certain,will cause the deferral to lapse on that Finance Department. (Ord. 4521, 6-5-1995) same date unless additional adequate substi- tute security has been posted prior to the ter- 7. Extension of Time Limit:The Planning/ mination date of the prior security. Each Building/Public Works Administrator or his/ security document posted with the City must her designee (Administrator) shall annually be approved by the City Attorney, whose de- review the deferred improvements and the cision as to the acceptability of the security amount of the security. Should the Adminis- shall be conclusive. (Ord. 4521, 6-5-1995) trator determine that any improvement need not be installed immediately,then the Admin- 9. Fee in Lieu of Required Street Im- istrator may extend the deferral for an addi- provements: tional period of time up to an additional year. Any improvement deferred for five (5)years a. General.The provisions of this Sec- shall be required to be installed or shall be tion establish under what circumstances waived by the Administrator pursuant to RMC the requirements of this Chapter may be 4-9-250C,Waiver Procedures, unless the Ad- satisfied with payment of a fee in lieu of ministrator determines that it is more likely required street improvements. than not that the improvements would be in- stalled within an additional five(5)year period b. Authority To Grant and Duration. of time, in which case the Administrator may continue to defer the improvements year to i. Application: If the proposed de- year subject to the other conditions contained velopment of the subject property re- in this Section. Should any improvement be quires approval through a short plat initiated before the lapse of a deferral, and approval described in the subdivision the work is diligently pursued,then the Ad- ordinance,a request for payment of a ministrator may extend the deferral period for fee in lieu of street improvements will a term equivalent to the time necessary to be considered as part of this process complete construction, but subject, however, under the provisions of this Section. (Revised 3/06) 9- 10 4-9-060C ii. Duration: If granted under a current by the Planning/Building/Public short plat review process,the autho- Works Department on the cost of street rization to pay a fee in lieu of street improvement construction. improvements is binding on the City for all development permits issued e. Use of Funds. In each instance for that short plat approval under the where the City accepts payment of a fee building code within five (5)years of in lieu of installing a street improvement the granting of the request for pay- under the provisions of this Section, the ment of a fee in lieu of street im- City shall deposit those funds into a re- provements. serve account and expend the funds col- lected within five (5) years of the date c. Standards: The City will not accept collected to fund other pedestrian safety the applicant's proposed payment of a improvements in the City. fee in lieu of street improvements if the Planning/Building/Public Works Adminis- f. No Further Obligation from the trator or his/her designee determines that Property. In each instance where the it is in the City's interest that the street im- City accepts payment of a fee in lieu of in- provements be installed abutting the sub- stalling street improvements,the subject ject property, taking into account such property will not be subject to participa- factors as the pedestrian safety impacts tion in future street improvement costs that result from the development. The (along the property frontage) unless re- City may accept payment of a fee in lieu development occurs that will generate instead of requiring installation of street more traffic trips than what was occurring improvements in the following circum- at the property at the time of the payment stances: of the fee in lieu of installation of street improvements. (Ord. 5170, 12-5-2005) i. There are no similar improve- ments in the vicinity and there is no 10. (Repealed by Ord. 5170) (Ord. 4521, likelihood that the improvements will 6-5-1995) be needed or required in the next five (5) years; or 11. Security Requirement Binding: The requirement of the posting of any security ii. Installation of the required im- therefor shall be binding on the applicant and provement would require substantial the applicant's heirs, successors and as- off-site roadway modifications; or signs. (Ord. 3988, 4-28-1986) iii. The Planning/Building/Public 12. Record of Deferral:The Planning/ Works Administrator or his/her desig- Building/Public Works Administrator or his/ nee determines that installation of her designee shall note for the Department's the required improvement would re- record the following information:the improve- sult in a safety hazard; or ments deferred, amount of security or check deposited, time limit of security or check, iv. Other unusual circumstances name of bonding company,and any other per- preclude the construction of the im- tinent information. (Ord. 4521, 6-5-1995) provements as required. 13. Transfer of Responsibility:Whenever d. Amount of Payment of Fee in Lieu security has been accepted by the Planning/ of Street Improvements. In each in- Building/Public Works Administrator or his/ stance where the City approves a pro- her designee,then no release of the owner or posed fee-in-lieu under the provisions of developer upon that security shall be granted this Section,the amount of the fee-in-lieu unless a new party will be obligated to per- shall be one hundred percent (100%) of form the work as agreed in writing to be re- the then-estimated cost of constructing sponsible under the security, and has the street improvements that would oth- provided security. In the instance where se- erwise be required under this Chapter, curity would be provided by a condominium based on information compiled and kept owners' association or property owners' as- 9 - 11 (Revised 8/08) 4-9-065A sociation, then it shall be necessary for the C. REVIEW PROCESS: owners'association to have voted to assume the obligation before the City may accept the 1. Concurrent Review: Density bonus re- security, and a copy of the minutes of the view shall occur concurrently with any other owners' association duly certified shall be required land use permit that establishes the filed along with the security. permitted density and use of a site, including subdivisions,site plan review,and conditional 14. Administrative Approval Required use permits.When the development proposal Prior to Transfer of Responsibility: The does not otherwise require a subdivision,site City shall not be required to permit a substitu- plan review, or conditional use permit to es- tion of one party for another on any security if tablish the permitted density of a site, but in- the Planning/Building/Public Works Adminis- cludes a density bonus request, the trator or his/her designee, after full review, development proposal shall be reviewed un- feels that the new owner does not provide der administrative site plan review require- sufficient security to the City that the improve- ments. ments will be installed when required. 2. Reviewing Official: The Reviewing Offi- 15. Proceeding Against Security: The cial for the required land use permit as de- City reserves the right, in addition to all other scribed in subsection C1 of this Section, remedies available to it by law, to proceed Concurrent Review, shall also determine against such security or other payment in lieu compliance with the density bonus process. thereof. In case of any suit or action to en- force any provisions of this code, the devel- 3. Submittal Requirements and Fees:An oper shall pay the City all costs incidental to applicant shall submit applications and fees such litigation including reasonable attor- in accordance with the requirements for the ney's fees. The applicant shall enter into an primary development application per chap- agreement with the City requiring payment of ters 4-1 and 4-8 RMC. (Amd. Ord. 4985, such attorney's fees. (Ord. 4521, 6-5-1995; 10-14-2002; Ord. 5137, 4-25-2005) Ord. 5156, 9-26-2005) 4-9-065 DENSITY BONUS REVIEW: A. PURPOSE: The purpose of the density bonus review is to pro- vide a procedure to review requests for density bonuses authorized in chapter 4-2 RMC. Density bonuses are offered to meet the intent of the Comprehensive Plan policies, including but not limited to Land Use and Housing Element policies and the purpose and intent of the zoning districts. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005) B. APPLICABILITY: The density bonus review procedure and review criteria are applicable to applicants who request bonuses in the zones which specifically authorize density bonuses in chapter 4-2 RMC. This Sec- tion of chapter 4-9 RMC contains density bonus procedures and review criteria for the residential uses in the R-14 and RM-U Zones, as well as as- sisted living in all zones where it is permitted. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008; Ord. 5387, 6-9-2008) (Revised 8/08) 9 - 12 D. BONUS ALLOWANCES AND REVIEW CRITERIA: The following table lists the conditions under which additional density or alternative bulk standards may be achieved: R-14 ZONE ' RM-U ZONE ; F ASSISTED.LIVING Density and Unit The bonus provisions are intended to allow greater flexi- The bonus provisions are intended The bonus provisions are Size Bonus— bility in the implementation of the purpose of the R-14 to allow greater densities within the intended to allow assisted living to Purpose: designation.Bonus criteria encourage provision of aggre- portion of the RM-U zone located develop with higher densities, but gated open space and rear access parking in an effort to within the Urban Design District and with a building footprint and scale stimulate provision of higher amenity neighborhoods and north of South 2nd Street for those of building that would be expected project designs which address methods of reducing the development proposals that provide for other multi-family structures in size and bulk of structures.Applicants requesting such high quality design and amenities. the applicable zone. It is expected bonuses must demonstrate that the same or better that the density bonus will be results will occur as a result of creative design solutions achieved with no variances to the that would occur with uses developed under standard cri- development regulations of the teria. applicable zone. Maximum 1 to 4 additional dwelling units per net acre. Densities of Up to 25 dwelling units per net acre. The units in a project that are for Additional Units greater than 18 units per net acre are prohibited. Densities of greater than 100 dwell- assisted living are allowed to Co Per Acre: ing units per net acre are prohibited. develop at 1.5 times the maximum density of the zone the project is '•" in. In the R-1 and R-10 zones the maximum density for assisted liv- ing shall be 18 units/net acre. Maximum Dwelling units permitted per structure may be increased NA Projects that include both assisted Allowable Bonus as follows: living and independent living may Dwelling Unit Mix/ (i) Dwellings Limited to 3 Attached:A maximum of 4 only apply the density bonus ratio Arrangement: to the units that are built as units per structure,with a maximum structure length of 100 feet. assisted living units. (ii) Dwellings Limited to 6 Attached:A maximum of 8 units per structure with a maximum structural height of 35 feet, or 3 stories and a maximum structural length of 115 feet. S A Cb c. ' O W 00 � a -14 Bonus Criteria: Bonuses maybe achieved ONE '� RM-U ZONE �� ASSISTED LIVING o aindependently or in combina- Development projects within the Assisted living units must be des- °„ 8 tion.To qualify for one or both bonuses the applicant shall applicable area that meet both the ignated for people who are at least o provide either: "Minimum requirements"and at least 55 years of age.The definitions of (i) Alley and/or rear access and parking for 50% of one"Guideline"in each of the follow- Assisted Living in RMC 4-11-010 detached, semi-attached, or townhouse units (par- ing four categories: and Dwelling Multi Family, cels abutting an existing alley are required to take • Building Siting and Design; Assisted Living in RMC 4 11 040 alley access and shall not qualify for the bonus must be met. • Parking,Access, and Circula- based upon this provision), or tion; (ii) Civic uses such as a community meeting hall, • Landscaping/Recreation/Com- senior center, recreation center, or other similar mon Space; and uses as determined by the Zoning Administrator, or • Building Architectural Design (iii) A minimum of 5%of the net developable area of the project in aggregated common outdoor open space. applying to Area"A"of the Urban Common outdoor open space areas may be used Design District located in RMC for any of the following purposes (playgrounds, pic 4-3-100 shall be permitted a maxi- nic shelters/facilities and equipment,village greens/ mum density of 100 dwelling units square,trails, corridors or natural). Structures such per net acre. as kiosks, benches, fountains and maintenance equipment storage facilities are permitted; pro- vided,that they serve and/or promote the use of the open space.To qualify as common open space,an area must meet each of the following conditions: • function as a focal point for the development, • have a maximum slope of 10%, • have a minimum width of 25', except for trails or corridors, • be located outside the right-of-way, • be improved with landscaping in public areas, and • be maintained by the homeowner's associa- tion if the property is subdivided, or by the management organization as applied to the property if the property is not subdivided. R-14 ZONE RM U,ZONE ASSISTED LIVING Bonus Criteria (iv) Provision of a minimum of 2 units of affordable (continued): housing per net developable acre(fractional results shall be rounded up to the next whole number). In addition, in order to qualify for a bonus,developments shall also incorporate a minimum of 3 features described below: (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materi- als, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/jacuzzi. (iii) Enhanced ground plane textures or colors (e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards,trails or side- walks). \, (iv) Building or structures incorporating bonus units shall have no more than 75% of the garages on a single facade. (v) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. (vi) Site design incorporating a package of at least 3 amenities which enhance neighborhood character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the Reviewing Official. General NA NA NA 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) CO C R 0 O U7 4-9-070A 4-9-070 ENVIRONMENTAL REVIEW 5. Maintain, wherever possible, an environ- PROCEDURES: ment which supports diversity and variety of individual choice; A. PURPOSE: The City, recognizing that man depends on his bi- 6. Achieve a balance between population ological and physical surroundings for food, shel- and resource use which will permit high stan ter and other needs, and for cultural enrichment dards of living and a wide sharing of life s as well, and recognizing further the profound im- and pact of man's activity on the interrelations of all 7 Enhance the quality of renewable re- components of the natural environment, particu sources and the approach maximum attain larlythe profound influences of population growth, able recycling of depletable resources. high density urbanization, industrial expansions, resource utilization and exploitation and new and expanding technological advances,and recogniz The City recognizes that each person has a fun- ing further the critical importance of restoring and damental and inalienable right to a healthful envi- maintaining environmental quality to the overall ronment and that each person has a responsibility welfare and development of man, declares that it to contribute to the preservation and enhance is the continuing policy of the City, in cooperation ment of the environment. (Amd. Ord. 4835, with Federal, State and other local governments 3-27-2000) and in cooperation with other concerned public B. APPLICABILITY: and private organizations, to use all practicable means and measures in a manner calculated to This part contains the basic requirements that ap foster and promote the general welfare,to create ply to the State Environmental Policy Act(SEPA) and maintain conditions under which man and na process and sets forth methods and procedures ture can exist in productive harmony,and fulfill the which will insure that presently unquantified envi social, economic and other requirements of ronmental amenities and values will be given ap present and future generations of Washington cit- propriate consideration in decision making along izens. with economic and technical considerations. To the fullest extent possible, the City will utilize a In order to carry out the policy set forth in this Sec- systematic, interdisciplinary approach which will tion,it is the continuing responsibility of the City to insure the integrated use of the natural and social use all practicable means, consistent with other sciences and the environmental design arts in essential considerations of State and City poll planning and in decision making which may have cies,to improve and coordinate plans, functions, an impact on man's environment.The policies programs and resources to the end that the State and goals set forth in this Section are supplemen- and its citizens may: tary to those set forth in existing authorizations of the State and City. 1. Fulfill the responsibilities of each genera- tion as trustees of the environment for suc 1. Exemptions: See WAC 197 11 800. ceeding generations; (Amd. Ord. 4999, 1-13-2003) 2. Assure for all people of Washington safe, C. INTERPRETATION: healthful, productive and aesthetically and To the fullest extent possible,the policies, regula- culturally pleasing surroundings; tions and laws of the State of Washington and of the City shall be interpreted and administered in 3. Attain the widest range of beneficial uses accordance with the policies set forth in this Title. of the environment without degradation, risk to health or safety, or other undesirable and D. GENERAL STATE REQUIREMENTS— unintended consequences; ADOPTION BY REFERENCE: The City of Renton adopts as its own the policies 4. Preserve important historic, cultural and and objectives of the State Environmental Policy natural aspects of our national heritage; Act of 1971,as amended(chapter 43.21 C RCW). The City of Renton adopts the following sections of chapter 197-11 WAC by reference: (Revised 8/08) 9 - 12.4 4-9-070F WAC 197-11-934 Lead agency for private projects 197-11-040 Definitions. requiring licenses from a local 197-11-050 Lead agency. agency, not a county/city, and 197-11-055 Timing of the SEPA process. one or more state agencies. 197-11-060 Content of environmental 197-11-936 Lead agency for private projects review. requiring licenses from more 197-11-070 Limitations on actions during than one state agency. SEPA process. 197-11-938 Lead agencies for specific pro- 197-11-080 Incomplete or unavailable infor- posals. mation. 197-11-940 Transfer of lead agency status 197-11-090 Supporting documents. to a state agency. 197-11-100 Information required of appli- 197-11-942 Agreements on lead agency sta- cants. tus. 197-11-944 Agreements on division of lead E. AUTHORITY FOR THIS SECTION: agency duties. The City of Renton adopts this Section under the 197-11-946 DOE resolution of lead agency State Environmental Policy Act (SEPA), RCW disputes. 43.21C.120, and the SEPA rules, WAC 197-11-948 Assumption of lead agency sta- 197-11-904. This Section contains this City's tus. SEPA procedures and policies. The SEPA rules, chapter 197-11 WAC, must be used in conjunc- 2. Determination of Lead Agency: The tion with this Section.The City of Renton pos- department within the City receiving an appli- sesses the authority to deny or condition actions cation for or initiating a proposal that involves in order to mitigate or prevent probable significant a nonexempt action shall determine when the adverse environmental impacts. This authority City is the lead agency for that proposal un- applies to all City activities including actions as der WAC 197-11-940 and 197-11-922 defined in this Section, whether or not such activ- through 197-11-940; unless the lead agency ities are considered to be ministerial in nature. F. LEAD AGENCY AUTHORITY: 1. Adoption by Reference: The City adopts the following sections by reference, as supplemented by WAC 173-806-050 and 173-806-053 and this part: WAC 197-11-900 Purpose of this part. • 197-11-902 Agency SEPA policies. 197-11-916 Application to ongoing actions. 197-11-920 Agencies with environmental expertise. 197-11-922 Lead agency rules. 197-11-924 Determining the lead agency. 197-11-926 Lead agency for governmental proposals. 197-11-928 Lead agency for public and 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. 9- 12.5 (Revised 8/02) This page left intentionally blank. (Revised 8/02) 9- 12.6 4-9-070G has been previously determined or the de- G. SEPA RESPONSIBLE OFFICIAL partment is aware that another department or AUTHORITY: agency is in the process of determining the I lead agency. de department makinga lead Any P 1. Official Designated: For those propos- agency determination for a private project als for which the City is the lead agency,the shall require sufficient information from the responsible official shall be the Environmen- applicant to identify which other agencies tal Review Committee. The Environmental have jurisdiction over the proposal. Review Committee shall make the threshold determination, supervise scoping and prepa- 3. Lead Agency Agreements: The Envi- rations of any required environmental impact ronmental Review Committee is authorized statement (EIS), and perform any other func- to make agreements as to the lead agency tions assigned to the "lead agency"or"re- status or shared lead agency duties for a pro- sponsible official"by section so the SEPA posal under WAC 197-11-942 and rules that were adopted by reference in WAC 197-11-944;provided,that the Environmental 173-806-020.(Ord.4522)The Environmental Review Committee and any department that Review Committee shall consist of three (3) will incur responsibilities as the result of such officials designated by the Mayor with concur- agreement approved the agreement. rence by the City Council. 4. Effect of Other Agency's Threshold 2. Duties of Responsible Official: For all Determinations on City Project Review: proposals for which the City is the lead When the City is not the lead agency for a agency, the Environmental Review Commit- proposal,all departments of the City shall use tee shall make the threshold determination, and consider, as appropriate, either the de- supervise scoping and preparations of any termination of nonsignificance (DNS) or the required environmental impact statement final environmental impact statement(EIS)of (EIS), and perform any other functions as- the lead agency in making decisions on the signed to the "lead agency" or"responsible proposal. The Environmental Review Corn- official" by those sections of the SEPA rules mittee shall not prepare or require prepara- that were adopted by reference in WAC tion of a DNS or EIS in addition to that 173-806-020. (Ord. 3891, 2-25-1985) In prepared by the lead agency,unless required those instances in which the City is the lead under WAC 197-11-600. In some cases, the agency, the Environmental Review Commit- City may conduct supplemental environmen- tee shall supervise compliance with the tal review under WAC 197-11-600. threshold determination and, if an EIS is nec- essary, shall supervise preparation of the 5. City Objections to Determinations of draft and final EIS. (Ord. 3891, 2-25-1985) Other Lead Agency: If the City or any of its The Environmental Review Committee may departments receives a lead agency determi- develop further administrative and procedural nation made by another agency that appears guidelines for the administration by the re- inconsistent with the criteria of WAC sponsible official of the provisions of this 197-11-922 through 197-11-940, it may ob- Chapter. ject to the determination.Any objection must be made to the agency originally making the 3. Consultation Requests: The Environ- determination and resolved within fifteen(15) mental Review Committee, or its designate, days of receipt of the determination, or the shall be responsible for preparation of written City must petition the Department of Ecology comments for the City in response to a con- for a lead agency determination under WAC sultation request prior to a threshold determi- 197-11-946 within the fifteen (15) day time nation,participation in scoping,and reviewing period.Any such petition on behalf of the City a DEIS. The Environmental Review Commit- may be initiated by the Environmental Review tee, or its designate, shall be responsible for Committee. the City compliance with WAC 197-11-550 whenever the City is a consulted agency and is authorized to develop operating proce- dures that will ensure that responses to con- sultation requests are prepared in a timely 9 - 13 4-9-070H fashion and include data from all appropriate ing the proposal shall determine whether the departments of the City. license and/or the proposal is exempt. The department's determination that a proposal is H. OTHER AUTHORITY: exempt shall be final and not subject to ad- ministrative review. 1. Hydraulic Projects:For those proposals requiring a hydraulic project approval under 4. Proposal Description: In determining RCW 75.20.100, the State Department of whether or not a proposal is exempt,the de- Fish and Wildlife shall be considered an partment shall make certain the proposal is agency with jurisdiction. properly defined and shall identify the gov- ernmental licenses required (WAC 2. Successor Agencies: If a specific 197-11-060). agency has been named in these rules, and the functions of that agency have changed or 5. Review Criteria: A department which is been transferred to another agency,the term determining whether or not a proposal is ex- shall mean any successor agency. empt shall ascertain the total scope of the proposal and the governmental licenses re- p. CATEGORICAL EXEMPTIONS: quired. If a proposal includes a series of ac- tions, physically or functionally related to 1. Adoption by Reference: The City each other, some of which are exempt and adopts the following sections by reference,as some which are not, the proposal is not ex- supplemental in this part:WAC 197-11-300, empt.For any such proposal,the lead agency Purpose of this part; and 197-11-305, Cate- shall be determined, even if the license appli- gorical exemptions. The City adopts by refer- cation which triggers the department's con- ence the following rules for categorical sideration is otherwise exempt. If the lead exemptions,as supplemented in this Section, agency is the City, then the responsible offi- including WAC 173-806-070 (Flexible thresh- cial shall be designated as defined in subsec- olds), 173-806-080(Use of exemptions), and tion G of this Section. 173-806-190 (Environmentally sensitive ar- eas): 6. Proposals Which Include Exempt and Nonexempt Actions: If a proposal includes WAC both exempt and nonexempt actions,exempt 197-11-800 Categorical exemptions. actions may be authorized with respect to the 197-11-880 Emergencies. proposal prior to the compliance with the pro- 197-11-890. Petitioning DOE to change cedural requirements of these guidelines ex- exemptions. cept that: 2. Local Modifications to State Categori- a. Ineligible for Exemption: The City cal Exemptions: The City of Renton estab- shall not give authorization for: lishes the following exempt levels for minor new construction under WAC 197-11-800 i. Any nonexempt action; (A)(b) based on local conditions. Whenever the City establishes new exempt levels under ii. Any action that would have an this Section, it shall send them to the Depart- adverse environmental impact; ment of Ecology, Headquarters Office, Olym- pia, Washington, 98504 under WAC iii. Any action that would limit the 197-11-800(1)(c). choice of alternatives; or a. For landfills and excavations in WAC iv. Any action that will irrevocably 197-11-800(a)(b)(v): Up to five hundred commit the City to approve or autho • - (500) cubic yards. rize a major action. 3. Exemption Decision Authority: Each b. Denial Authorized: A department department within the City that receives an may withhold approval of an exempt ac- application for a license or, in the case of gov- tion that would lead to modification of the ernmental proposals,the department initiat- physical environment, when such modifi- 9 - 14 4-9-070K cation would serve no purpose if nonex- 2. Inapplicable State Environmental Pol- empt action(s)were not approved; and a icy Act(SEPA) Exemptions: department may withhold approval of ex- empt actions that would lead to substan- a. General: Certain exemptions do not tial financial expenditures by a private apply on lands covered by water,and this applicant when the expenditures would remains true regardless of whether or not serve no purpose if nonexempt action(s) lands covered by water are mapped. were not approved. b. Environmentally Critical Areas: 7. Timing for Decisions Relating to Cate- For each environmentally critical area, gorical Exemptions: Identification of cate- the exemptions within WAC 197-11-800 gorical exempt actions shall occur within ten that are inapplicable for that area are: (10) days of submission of an adequate and complete application. WAC 197-11-800(1) WAC 197-11-800(2)(d, e, g) 8. Effect of Exemption: If a proposal is ex- WAC 197-11-800(6)(a) empt,none of the procedural requirements of WAC 197-11-800(24)(a, b, c, d, f, g) this Section apply to the proposal.The City WAC 197-11-800(25)(f, h) shall not require completion of an environ- mental checklist for an exempt proposal. c. Wetlands:The following SEPA cate- gorical exemptions shall not apply to wet- J. ENVIRONMENTALLY SENSITIVE lands: AREAS/INAPPLICABLE EXEMPTIONS: WAC 197-11-800(1) 1. Maps Depicting Environmentally Criti- WAC 197-11-800(2) cal Areas and Critical Area Designation: WAC 197-11-800(3) WAC 197-11-800(4) a. Maps Adopted by Reference:The WAC 197-11-800(6) map(s) in RMC 4-3-050Q identify critical WAC 197-11-800(8) areas.The maps in RMC 4-3-090 identify WAC 197-11-800(25) regulated Shorelines of the State.The specific environmentally critical areas Unidentified exemptions shall continue to ap- where SEPA exemptions are not applica- ply within environmentally critical areas of the ble are identified in subsection J1 b of this City. section. 3. Threshold Determinations for Propos- b. Critical Areas Designated: Wet- als Located within Environmentally Sensi- lands, Protected Slopes,Very High Land- tive Areas: The City shall treat proposals slide Hazard Areas,Class 2 to 4 Streams located wholly or partially within an environ- and Lakes, Shorelines of the State desig- mentally sensitive area no differently than nated as Natural or Conservancy, or other proposals under this Section, making a Shorelines of the State designated Urban threshold determination for all such propos- if also meeting the requirement of sub- als.The City shall not automatically require section J2a or J2c of this Section,and the an EIS for a proposal merely because it is one hundred (100)year floodway, as proposed for location in an environmentally mapped and identified pursuant to sub- sensitive area. (Ord.4835, 3-27-2000; Ord. section Ji a of this Section, or when 5137, 4-25-2005) present according to the critical area classification criteria of RMC 4-3-050,are K. ENVIRONMENTAL CHECKLIST:(Amd. designated as environmentally critical ar- Ord. 4835, 3-27-2000) eas pursuant to the State Environmental Policy Act,WAC 197-11-908. 1. When Required:A completed environ- mental checklist(or a copy), in the form pro- vided in WAC 197-11-960,shall be filed at the same time as an application for a permit, li- cense, certificate, or other approval not spe- 9 - 15 (Revised 6/05) 4-9-070L cifically exempted in this Section; except, a L. THRESHOLD DETERMINATION checklist is not needed if the Environmental PROCESS: (Amd. Ord. 4835, 3-27-2000) Review Committee and applicant agree an This part contains rules for evaluating the impacts EIS is required, SEPA compliance has been of the proposals not requiring an environmental completed, or SEPA compliance has been impact statement (EIS). initiated by another agency. 1. Adoption by Reference: The City 2. Use of Checklist to Determine Lead adopts the following sections by reference,as Agency and Threshold Determination: supplemental in this part: The department within the City receiving the application or initiating the action shall use WAC the environmental checklist to determine the 197-11-310 Threshold determination lead agency.If the City is the lead agency,the required. Environmental Review Committee shall use 197-11-315 Environmental checklist. the environmental checklist for making the 197-11-330 Threshold determination pro- threshold determination. cess. 197-11-335 Additional information. 3. Checklist Preparation Process for Pri- 197-11-340 Determination of nonsignifi- vate Proposals: For private proposals, the cance (DNS). department within the City receiving the appli- 197-11-350 Mitigated DNS. cation will require the applicant to complete 197-11-355 Optional DNS process. (Ord. the environmental checklist, providing assis- 4725, 5-18-1998) tance as necessary.The Environmental Re- 197-11-360 Determination of significance view Committee may require that it, and not (DS)/initiation of scoping. the private applicant,will complete all or part 197-11-390 Effect of threshold determina- of the environmental checklist for a private tion. (Ord. 3891, 2-25-1985) proposal, if either of the following occurs: 2. Identification of Impacts: As much as a. The City has technical information on possible, the Environmental Review Commit- a question or questions that is unavail- tee should assist the applicant with identifica- able to the private applicant; or tion of impacts to the extent necessary to formulate mitigation measures. b. The applicant has provided inaccu- rate information on previous proposals or 3. Time Limits for Issuing Threshold De- on proposals currently under consider- terminations: The following time limits (ex- ation. pressed in calendar days) shall apply to the processing of all private projects and to those 4. Checklist Preparation Process for City governmental proposals submitted to this Proposals: For City proposals, the depart- City by other agencies: ment initiating the proposal shall complete the environmental checklist for that proposal. a. Threshold Determinations When No Additional Information Is Re- 5. Optional Environmental Review Prior quired:Threshold determinations not re- to Preparation of Detailed Plans and Spec- quiring further information from the ifications: If the City's only action on a pro- applicant or consultation with agencies posal is a decision on a building permit or with jurisdiction should be completed other license that requires detailed project within fifteen (15) days of submission of plans and specifications,the applicant may an adequate application and the corn- request in writing that the Environmental Re- pleted checklist. view Committee conduct an environmental review prior to submission of detailed plans b. Threshold Determinations When specification. A completed environmental Additional Information Is Required: checklist shall be submitted along with the Threshold determinations requiring fur- appropriate environmental fees.The Environ- ther information from the applicant or mental Review Committee may require spe- consultation with other agencies with ju- cific detailed information at any time. risdiction should be completed within (Revised 6/05) 9 - 16 4-9-070L 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- 9- 16.1 (Revised 6/05) This page left intentionally blank. (Revised 6/05) 9 - 16.2 4-9-070L suited agency to respond. Threshold de- 8. DNS or DS Authorized: If.the Environ- terminations which require that further mental Review Committee indicated areas of studies including, but not limited to, field concern, but did not indicate specific mitiga- investigations be initiated by the City tion measures that would allow it to issue a should be completed within thirty (30) DNS,the Environmental Review Committee days of submission of an adequate appli- shall make the threshold determination, issu- cation and the completed checklist. ing a DNS or DS as appropriate. c. Threshold Determinations When 9. Required Level of Specificity for Pro- Applicant Recommends Preparation posed Mitigation Measures:The applicant's of an Environmental Impact State- proposed mitigation measures(clarifications, ment:Threshold determinations on ac- changes or conditions) must be in writing and tions where the applicant recommends in must be specific. For example, proposals to writing that an EIS be prepared,because "control noise"or"prevent stormwater runoff" of the probable significant adverse envi- are inadequate,whereas proposals to"muffle ronmental impacts described in the appli- machinery to X decibel"or"construct two hun- cation, shall be completed within twenty dred foot(200')stormwater retention pond at (20) days of submission of an adequate Y location"are adequate. application and the completed checklist. 10. Incorporation of Mitigation Measures 4. Written Notice to Applicant When Re- into DNS: Mitigation measures which justify quested: When a threshold determination is issuance of a mitigated DNS may be incorpo- expected to require more than twenty (20) rated in the DNS by reference to agency staff days to complete and a private applicant re- reports, studies or other documents. quests notification of the date when a thresh- old determination will be made,the 11. Public Comment and Notice Period Environmental Review Committee or its for Mitigated DNS:A mitigated DNS agent shall transmit to the private applicant a (MDNS)is issued under WAC 197-11-340(2), written statement as to the expected date of requiring a fifteen (15) day comment period decision. and public notice. 5. Mitigated DNS Authorized:As provided 12. DNS Required to Accompany Staff in this Section and in WAC 197-11-350,the Recommendation: For nonexempt propos- Environmental Review Committee may issue als, the DNS for the proposal shall accom- a DNS based on changes to, or clarification pany the City's staff recommendation to the of, the proposal made by the applicant. Hearing Examiner or other appropriate advi- sory body, such as the Planning Commis- 6. Decision to Be Based Upon Appli- sion. cant's Changed Proposal: When an appli- cant submits a changed or clarified proposal, 13. Effect and Enforcement of Mitigation along with a revised or amended environ- Measures:Mitigation measures incorporated mental checklist, the Environmental Review in the mitigated DNS shall be deemed condi- Committee shall base its threshold determi- tions of approval of the permit decision and nation on the changed or clarified proposal may be enforced in the same manner as any and should make the determination within term or condition of the permit,or enforced in twenty (20)days of receiving the changed or any manner specifically prescribed by the clarified proposal. City. 7. DNS Authorized: If the Environmental 14. Effect of MDNS: The Environmental Review Committee indicated specific mitiga- Review Committee's written response under tion measures in its response to the request this Section (DNS)shall not be construed as for early notice,and the applicant changed or a determination of significance. In addition, clarified the proposal to include those specific preliminary discussion of clarifications or mitigation measures,the Environmental Re- changes to a proposal, as opposed to a writ- view Committee shall issue and circulate a ten request for early notice,shall not bind the DNS under WAC 197-11-340(2). Environmental Review Committee to con- 9 - 17 (Revised 10/00) 4-9-070M sider the clarification or changes in its thresh- 2. Adoption by Reference: The City old determination. adopts the following sections by reference, as supplemented by this part: 15. Request for Early Notice—Likelihood of Determination of Significance(DS): WAC 197-11-400 Purpose of EIS. a. liming for Request:An applicant 197-11-402 General requirements. may request in writing early notice of 197-11-405 EIS types. whether a DS is likely under WAC 197-11-406 EIS timing. 197-11-350.The request must: 197-11-408 Scoping. 197-11-410 Expanded scoping (Optional). i. Follow submission of an environ- 197-11-420 EIS preparation. mental checklist for a nonexempt 197-11-425 Style and size. proposal for which the City is lead 197-11-430 Format. agency; and 197-11-440 EIS contents. 197-11-442 Contents of EIS on nonproject ii. Precede the City's actual thresh- proposal. old determination for proposal. 197-11-443 EIS contents when prior non- project EIS. b. Timing for City Response:The En- 197-11-444 Elements of the environment. vironmental Review Committee should 197-11-448 Relationship of EIS to other con- respond to the request for early notice siderations. within fifteen (15) working days.The re- 197-11-450 Cost-benefit analysis. sponse shall: 197-11-455 Issuance of DEIS. 197-11-460 Issuance of FEIS. i. Be written; 3. Final EIS Required to Accompany ii. State whether the Environmental Staff Recommendation: For nonexempt Review Committee currently consid- proposals,the Final EIS for the proposal shall ers issuance of a DS likely and,if so, accompany the City's staff recommendation indicate the general or specific to the Hearing Examiner or other appropriate area(s)of concern that is/are leading advisory body,such as the Planning Commis- the Environmental Review Commit- sion. tee to consider a DS; and 4. Responsibility of Environmental Re- iii. State that the applicant may view Committee: Preparation of draft and fi- change or clarify the proposal to mit- nal EIS (DEIS and FEIS) and draft and final igate the indicated impacts, revising supplemental EISs (SETS) is the responsibil- the environmental checklist and/or • ity of the Environmental Review Committee. permit application as necessary to Before the City issues an EIS, the Environ- reflect the changes or clarifications. mental Review Committee shall be satisfied that it complies with this Section and chapter M. ENVIRONMENTAL IMPACT 197-11 WAC. STATEMENTS (EIS): (Amd. Ord. 4835, 3-27-2000) 5. Responsibility for Preparation of Envi- ronmental Impact Statement: The DEIS 1. Purposes of This Section:This part and FEIS or draft and final SEIS shall be pre- contains the rules for deciding whether a pro- pared by the City staff, the applicant, or by a posal has a"probable significant,adverse en- consultant selected by the City through its vironmental impact"requiring an consultant selection process. If the Environ- environmental impact statement(EIS)to be mental Review Committee requires an EIS prepared and contains the rules for preparing for a proposal and determines that someone environmental impact statements. other than the City will prepare the EIS, the Environmental Review Committee shall notify the applicant immediately after completion of the threshold determination.The Environ- (Revised 10/00) 9 - 18 4-9-0700 mental Review Committee shall also notify 1. Adoption by Reference:The City the applicant of the City's procedure for EIS adopts the following sections by reference: preparation, including approval of the DEIS and FEIS prior to distribution. WAC 197-11-650 Purpose of this part. 6. Information Required of Applicant: 197-11-655 Implementation. The City may require an applicant to provide 197-11-660 Substantive authority and miti- information the City does not possess,includ- gation. ing, but not limited to, specific investigations. 197-11-680 Appeals. However,the applicant is not required to sup- ply information that is not required under this 2. Basis for Substantive Authority: The Section or that is being requested from an- City designates and adopts by reference the other agency. (This does not apply to infor- following policies as the basis for the City ex- mation the City may request under another ercise of authority pursuant to this Section: • ordinance or statute.) a. The City shall use all practicable 7. Environmental Review Committee Not means, consistent with other essential Required to Consider Inadequate Informa- considerations of State policy,to improve tion:The Environmental Review Committee and coordinate plans,functions, pro- may refuse to process and consider a private grams, and resources to the end that the application further if the applicant fails or re- State and its citizens may: fuses to provide information required for the preparation of an adequate EIS. i. Fulfill the responsibilities of each generation as trustee of the environ- 8. Additional Elements to Be Covered in ment for succeeding generations; an EIS: The Environmental Review Commit- tee may require the following additional ele- ii. Assure for all people of Washing- ments as part of the environment for the ton safe, healthful, productive, and purpose of EIS content, but these elements aesthetically and culturally pleasing do not add to the criteria for threshold deter- surroundings; mination or perform any other function or pur- pose under this Section. iii. Attain the widest range of bene- ficial uses of the environment without a. Economics, including the effects on degradation, risk to health or safety, both the public and private sector, or other undesirable and unintended consequences; b. Cultural factors, iv. Preserve important historic, cul- c. Quality of life, tural, and natural aspects of our na- tional heritage; d. Neighborhood cohesion, v. Maintain, wherever possible, an e. Sociological factors, and environment which supports diversity and variety of individual choice; f. Image of the City. (Ord. 3891, 2-25-1985) vi. Achieve a balance between population and resource use which N. RECONSIDERATIONS: (Reserved) will permit high standards of living and a wide sharing of life's amenities; O. SEPA SUBSTANTIVE AUTHORITY: and (Amd. Ord. 4835, 3-27-2000) This part contains rules (and policies)for SEPA's vii. Enhance the quality of renew- substantive authority, such as decisions to miti- able resources and approach the gate or reject proposals as a result of SEPA. maximum attainable recycling of de- pletable resources. 9- 19 (Revised 10/00) 4-9-0700 b. The City recognizes that each per- 4. Authority to Attach Conditions:The son has a fundamental and inalienable City may attach conditions to a permit or ap- right to a healthful environment and that proval for a proposal so long as: each person has a responsibility to con- tribute to the preservation and enhance- a. Such conditions are necessary to ment of the environment. mitigate specific probable adverse envi- ronmental impacts identified in environs c. The City adopts, by reference, the mental documents prepared pursuant to policies in the following City codes, ordi- this Section; and nances, resolutions and plans as they currently appear and as hereafter - b. Such conditions are in writing; and amended: c. The mitigation measures included in • Cedar River Master Plan (1976) such conditions are reasonable and ca- • Comprehensive Solid Waste pable of being accomplished; and Management Plan (1983) • Green River Valley Plan (1984) d. The City has considered whether • Fire Department Master Plan other local, State, or Federal mitigation (1987) measures applied to the proposal are • Airport Master Plan sufficient to mitigate the identified im- • King County Stormwater Man- pacts; and agement Manual (1990) • Comprehensive Water System e. Such conditions are based on one or Plan more policies in subsection 02 of this • Comprehensive Park, Recre- Section and cited in the license or other ation and Open Space Plan decision document. (Amd. Ord.4851, • Long Range Wastewater Man- 8-7-2000) agement Plan • King County Comprehensive 5. Denial Authorized:The City may deny a Housing Affordability Strategy permit or approval for a proposal on the basis (CHAS) of SEPA so long as: • Shoreline Master Program • King County Solid Waste Man- a. A finding is made that approving the agement Plan proposal would result in probable signifi- • Countywide Planning Policies cant adverse environmental impacts that • Six-Year Transportation Im- are identified in a FEIS or final SEIS pre- provement Plan pared pursuant to this Section; and • Street Arterial Plan • Traffic Mitigation Resolution and b. A finding is made that there are no Fee (1994) reasonable mitigation measures capable • Parks Mitigation Resolution and of being accomplished that are sufficient Fee (1994) to mitigate the identified impact; and • Fire Mitigation Resolution and Fee (1994) c. The denial is based on one or more • Comprehensive Plan policies identified in subsection 02 of this Section and identified in writing in the de- (Amd. Ord.4835, 3-27-2000; Ord. 4851, cision document. 8-7-2000) 6. Environmental Review Committee 3. Policies and Goals of This Section Recommendations to Decision Maker Supplemental:The policies and goals set Where an FEIS Has Been Prepared or DNS forth in this Section are supplementary to Issued:Where a FEIS or DNS has been pre- those in the existing authorization of the City pared,the Environmental Review Committee of Renton, King County. may recommend to the decision maker those reasonable conditions necessary to mitigate or avoid the adverse impacts of the proposal. (Revised 10/00) 9 -20 4-9-0700 Said recommendation shall be adopted as a under SEPA, including rules for public notice condition of approval, unless the decision and hearings. (Ord. 4353,6-1-1992) ( maker identifies in writing a substantial error in fact or conclusion by the Environmental Re- 2. Adoption by Reference:The City view Committee. adopts the following sections by reference, as supplemented in this.part: (Ord. 4353, 7. Action of Decision Maker—Approval, 6-1-1992) Denial, Conditions and Environmental Re- view Committee Reconsideration: Based WAC upon such finding, the decision maker may 197-11-500 Purpose of this part. revise the recommended conditions or may 197-11-502 Inviting comment. remand the proposal to the Environmental 197-11-504 Availability and cost of environ- Review Committee for reconsideration.Noth- mental documents. ing in this provision shall be deemed to limit 197-11-508 SEPA register. the authority of the decision maker to impose 197=11-535 Public hearings and meetings. conditions under SEPA beyond those recom- 197-11-545 Effect of no comment. mended by Environmental Review Commit- 197-11-550 Specificity of comments. tee or to condition or deny a proposal based 197-11-560 FEIS response to comments. upon other statutory authority. 197-11-570 Consulted agency costs to assist lead agency. (Ord. 4353, P. USING EXISTING ENVIRONMENTAL 6-1-1992) DOCUMENTS: (Amd. Ord. 4835, 3-27-2000) 3. Threshold Determinations: Whenever the Environmental Review Committee of the 1. Purpose of This Part:This part contains City of Renton issues a DNS under WAC rules for using and supplementing existing 197-11-340(2) or a DS under WAC environmental documents prepared under 197-11-360(3)the Environmental Review SEPA or National Environmental Policy Act Committee shall give public notice as follows: (NEPA)for the City's own environmental com- pliance. a. If public notice is required for a non- exempt license,the notice shall state 2. Adoption by Reference: The City whether the DS or DNS has been issued adopts the following sections by reference: and when comments are due. WAC b. If no public notice is required for the 197-11-600 When to use existing environ- permit or approval,the City shall give no- mental documents. tice of the DNS or DS by: 197-11-610 Use of NEPA documents. 197-11-620 Supplemental environmental i. Posting the property,for site-spe- impact statement—Procedures. cific proposals;and 197-11-625 Addenda—Procedures. 197-11-630 Adoption—Procedures. ii. Publishing notice in a newspaper 197-11-635 Incorporation by reference— of general circulation in the county, Procedures. city, or general area where the pro- 197-11-640 Combining documents. (Ord. posal is located. 3891, 2-25-1985) c. Whenever the Environmental Re- Q. PUBLIC NOTICE AND COMMENTING view Committee issues a DS under WAC REQUIREMENTS: (Amd. Ord. 4835, 197-11-360(3),the Environmental Re- 3-27-2000) view Committee shall state the scoping procedure for the proposal in the DS as 1. Purpose of This Part:This part contains required in WAC 197 11 408 and in the rules for consulting, commenting, and re public notice. sponding on all environmental documents 4. Public Notice Requirements for Draft and Supplemental Environmental Impact 9 -21 (Revised 10/00) 4-9-070R Statements:Whenever the Environmental after five o'clock(5:00) p.m. on the last date Review Committee issues a DEIS under for filing will be considered an untimely filing. WAC 197-11-455(5) or a SEIS under WAC Any party desiring to make a facsimile filing 197-11-620,notice of the availability of those after four o'clock(4:00)p.m.on the last day for documents shall be given by: the filing must call the Hearing Examiner's of- fice or other City official with whom the filing a. Indicating the availability of the DEIS must be made and indicate that the filing is be- in a public notice required for a nonex- ing made by facsimile and the number to empt license; which the facsimile copy is being sent.The fil- ing party must ensure that the facsimile filing b. Posting the property,for site-specific is transmitted in adequate time so that it will proposals; and be completely received by the City before five o'clock(5:00)p.m. In all instances in which fil- c. Publishing notice in a newspaper of ing fees are to accompany the filing of an ap- general circulation in the county, city,or plication,those filing fees must be received by general area where the proposal is lo- the City before the end of the business day on cated. the last day of the filing period or the filing will be considered incomplete and will be re- 5. Consolidation of Public Notice: When- jected. (Ord. 4353, 6-1-1992) ever possible,the Environmental Review Committee shall integrate the public notice re- 11. Record Retention: The City shall re- quired under this Section with existing notice tain all documents required by the SEPA procedures for the City's nonexemptpermit(s) rules (chapter 197-11 WAC) and make them or approval(s) required for the proposal. available in accordance with chapter 42.17 RCW. 6. Responsibility of Cost for Public No- tice: The Environmental Review Committee R. DEFINITIONS AND INTERPRETATION may require an applicant to complete the OF TERMS: (Amd. Ord. 4835, 3-27-2000) public notice requirements for the applicant's proposal at his or her expense. 1. Adoption by Reference: This part con- tains uniform usage and definitions of terms 7. Notice of Action:The City shall give of- under SEPA. The City adopts the following ficial notice under WAC 197-11-680(5)when- sections by reference, as supplemented by ever it issues a permit or approval for which a WAC 173-806-040. statute or ordinance establishes a time limit for commencing judicial appeal. WAC 197-11-700 Definitions. 8. Responsibility for Notice: The City, ap- 197-11-702 Act. plicant for, or proponent of any action may 197-11-704 Action. publish a notice of action pursuant to RCW 197-11-706 Addendum. 43.21 C.080 for any action. 197-11-708 Adoption. 197-11-710 Affected tribe. 9. Form of Notice: The form of the notice 197-11-712 Affecting. shall be substantially in the form provided in 197-11-714 Agency. WAC 197-11-990. The notice shall be pub- 197-11-716 Applicant.. lished by the City Clerk or County Auditor,ap- 197-11-718 Built environment. plicant or proponent pursuant to RCW 197-11-720 Categorical exemption. 43.21C.080. 197-11-722 Consolidated appeal. 197-11-724 Consulted agency. 10. Facsimile Filings:Whenever any ap- 197-11-726 Cost-benefit analysis. plication or filing is required under this Chap- 197-11-728 County/city. ter,it may be made by facsimile.Any facsimile 197-11-730 Decision maker. filing received at the City after five o'clock 197-11-732 Department. (5:00) p.m. on any business day will be 197-11-734 Determination of nonsignifi- deemed to have been received on the follow- cance (DNS). ing business day.Any facsimile filing received (Revised 10/00) 9-22 4-9-070R 197-11-736 Determination of significance v. "Commenting" includes but is (DS). not synonymous with "consultation". 197-11-738 EIS. 197-11-740 Environment. vi. "Environmental cost" refers to 197-11-742 Environmental checklist. adverse environmental impact and 197-11-744 Environmental document. may or may not be quantified. 197-11-746 Environmental review. 197-11-748 Environmentally sensitive area. vii. "EIS" refers to draft, final, and 197-11-750 Expanded scoping. supplemental EISs (WAC 197-11-752 Impacts. 197-11-405 and 197-11-738). 197-11-754 Incorporation by reference. 197-11-756 Lands covered by water. viii. "Under" includes pursuant to, 197-11-758 Lead agency. subject to, required by, established 197-11-760 License. by, in accordance with, and similar 197-11-762 Local agency. expressions of legislative or adminis- 197-11-764 Major action. trative authorization or direction. 197-11-766 Mitigated DNS. 197-11-768 Mitigation. ix. "Shall" is mandatory. 197-11-770 Natural environment. 197-11-772 NEPA. x. "May"is optional and permissive 197-11-774 Nonproject. and does not impose a requirement. 197-11-776 Phased review. 197-11-778 Preparation. xi. "Include" means"include but 197-11-780 Private project. not limited to". 197-11-782 Probable. 197-11-784 Proposal. b. The following terms are synony- 197-11-786 Reasonable alternative. mous: 197-11-788 Responsible official. 197-11-790 SEPA. i. Effect and impact(WAC 197-11-792 Scope. 197-11-752). 197-11-793 Scoping. 197-11-794 Significant. ii. Environment and environmental 197-11-796 State agency. quality (WAC 197-11-740). 197-11-797 Threshold determination. 197-11-799 Underlying governmental action. iii. Major and significant (WAC 197-11-764 and 197-11-794). 2. Interpretation: iv. Proposal and proposed action a. Unless the context clearly requires (WAC 197-11-784). otherwise: v. Probable and likely (WAC i. Use of the singular shall include 197-11-782). the plural and conversely. c. In addition to those definitions con- ii. "Preparation" of environmental tained within WAC 197-11-700 through documents refers to preparing or su- 197-11-799,when used in this Section, pervising the preparation of docu- the following terms shall have the follow- ments, including issuing,filing, ing meanings, unless the context indi- printing, circulating, and related re- cates otherwise: quirements. DEPARTMENT:Any division,subdivision iii. "Impact"refers to environmental or organizational unit of the City estab- impact. lished by ordinance, rule, or order. iv. "Permit"means"license" (WAC DNS: Determination of nonsignificance. 197-11-760). 9 -23 (Revised 12/05) 4-9-070S DS: Determination of significance. 4-9-075 PERMITS: EARLY NOTICE:The City's response to A. APPLICABILITY: an applicant stating whether it considers Utilities providing service within the City of issuance of a determination of signifi- Renton (cable TV, cable modem, natural gas, cance likely for the applicant's proposal telecommunications, and electrical) shall do so (mitigated determination of nonsignifi- under approved franchise or agreement with the cance (DNS) procedures). City. If, for any reason, a utility is allowed to pro- vide service within the City of Renton without an EIS: Environmental impact statement. approved agreement with the City,they shall be subject to the permitting requirements of this Sec- ERC: The Environmental Review Corn- tion. mittee of the City of Renton. B. PERMIT REQUIRED: ORDINANCE: The ordinance, resolu- Construction by one of these utilities within rights- tion, or other procedure used by the City of-way,easements,and on public property is sub- to adopt regulatory requirements. ject to a permit. SEPA RULES: Chapter 197-11 WAC C. SUBMITTAL REQUIREMENTS FEES: adopted by the Department of Ecology. S. FORMS ADOPTED BY REFERENCE: 1. Fees: Fees shall be stipulated in RMC 4-1-180A. (Amd. Ord. 4835, 3-27-2000) The City adopts the following forms and sections 2. Submittal Requirements: Submittal re- by reference: quirements shall be stipulated by the Devel- opment Services Division. (Ord. 5153, WAC 9-26-2005) 197-11-960 Environmental checklist. 197-11-965 Adoption notice. 197-11-970 Determination of nonsignifi- 4-9-080 GRADING, EXCAVATION cance (DNS). AND MINING PERMITS AND 197-11-980 Determination of significance LICENSES: (DS). 197-11-985 Notice of assumption of lead agency status. A. PURPOSE: (Reserved) 197-11-990 Notice of action. B. APPLICABILITY: T. APPEALS: (Amd. Ord. 4835, Except as exempted in subsection C of this Sec- 3-27-2000) tion, no person shall do any work without first ob- Except for permits and variances issued pursuant taining the required special permit and license. to RMC 4 3 090, Shoreline Master Program Reg- Separate special permits and licenses shall be re- ulations,when any proposal or action is granted, quired for each site and may cover both excava conditioned, or denied on the basis of SEPA by a tions and fills. (Ord. 2820, 1-14-1974, eff. nonelected official,the decision shall be appeal- 1-19-1974, Amd. Ord. 3098, 12-17-1996, eff. able to the Hearing Examiner under the provi- 1-26-1977, Ord. 3592, 12-14-1981) provi- sions of RMC 4-8-110, Appeals. (Ord. 3891, C. EXEMPTIONS: 2-25-1985) No person shall do any mining, excavation or U. EXPIRATION: (Reserved) grading without first having obtained a special permit from the Hearing Examiner and an annual V. MODIFICATIONS OF APPROVED license issued by the Development Services Divi- sion with the concurrence of the Building Official, PLANS: (Reserved) except for the following: 1. An excavation below finished grade for basements and footings of a building, retain- (Revised 12/05) 9-24 4-9-080F ing wall or other structure authorized by a site. Proper application shall be made to the valid building permit.This shall not exempt Development Services Division. any fill made with the material from such ex- cavation nor exempt any excavation having 2. Annual License: Application for the an- an unsupported height greater than five feet nual license shall be made to the Develop- (5') after the completion of such structure. ment Services Division. The Division may issue a license for the work. 2. Cemetery graves. 3. Time for Completion: All work is to be 3. Excavations for water wells or tunnels or completed within ninety (90) days from the installation of service utilities by public and date of issuance or the license shall be null private utilities. and void. 4. An excavation which (a) is less than two 4. Issuance of License:The plans and re- feet(2')in depth,or(b)which does not create ports shall be approved by the Development a cut slope greater than five feet(5')in height Services Division before a license is issued. and steeper than one and one-half horizontal to one vertical(1-1/2:1),or which does not ex- 5. Revocation of Permit: The Develop- ceed fifty(50)cubic yards on any one lot and ment Services Division is authorized to re- does not obstruct a drainage course. yoke any annual license issued pursuant to the terms of this Section if after due investiga- 5. A fill less than one foot(1') in depth, and tion they determine that the permittee has vi- placed on natural terrain with a slope flatter olated any of the provisions of this Section. than five horizontal to one vertical (5:1) or Notice of revocation shall be in writing and less than three feet(3')in depth,not intended shall advise the licensee of the violations to support structures,which does not exceed found.The permittee shall have a reasonable fifty(50)cubic yards on any one lot and does period of time not to exceed forty five (45) not obstruct a drainage course. days in which to remedy the defects or omis- sions specified. In the event the licensee fails 6. The construction or maintenance of on- or neglects to do so within the time period,the site roads in remote areas; or excavation or order of revocation shall be final.A total or grading for farming purposes; or on-site con- partial stop work order may be issued for struction. In cases of on-site construction,the good reason. (Ord. 2820, 1-17-1974; Amd. plans for such activities shall require the prior 3592, 12-14-1992) written approval of the City. F. REVIEW PROCESS FOR MAJOR D. SUBMITTAL REQUIREMENTS AND ACTIVITY: FEES: Shall be as listed in RMC 4-1-140G, Grade and 1. Authority: Fill License Fees, and 4-8-120, Submittal Re- quirements. a. Hearing Examiner Authority: For any mining, excavation or grading in ex- E. REVIEW PROCESS FOR MINOR cess of five hundred (500) cubic yards, ACTIVITY: the Hearing Examiner shall review, ap- prove,disapprove,or approve with condi- 1. Building Section Authority: In order to tions the location of the site and its effect expedite small projects, any mining, excava- on the surrounding area. tion or grading of five hundred (500) cubic yards or less shall be reviewed by the Devel- b. Development Services Division opment Services Division.The Division may Authority:The Development Services accept, reject, modify or impose reasonable Division, which is the administering au- conditions which shall include but are not lim- thority, shall enforce the requirements of ited to posting of bonds; installation of land- the Hearing Examiner and the standards scaping; limitation of work hours; control of established by this Title. dust and mud; rehabilitation and reuse of the 9-25 (Revised 12/05) 4-9-080F 2. Special Fill and Grade Permit Re- shall be permitted only in accordance with the quired: The Hearing Examiner may grant a plan approved by the Hearing Examiner. Re- special permit, after a public hearing thereon habilitation shall take place in accordance in any zone, to allow the drilling, quarrying, with the approved plan and in a logical se- mining or depositing of minerals or materials, quence so that satisfactory conditions shall including but not limited to petroleum, coal, be maintained on the premises. Rehabilita- sand, gravel, rock, clay, peat and topsoil. A tion shall be done in stages compatible with special permit shall be required on each site continuing operations.The Hearing Examiner of such operation. (Ord. 2820, 1-14-1974; may require the drafting of rehabilitation Amd. Ord. 3098, 12-17-1976; Amd. Ord. plans by a licensed landscape architect. 3592, 12-14-1981) 7. Final Approval: After the applicant has 3. Annual Grading License:A special per- completed the approved amount of excava- mit shall be granted prior to the Development tion,fill or other activity,the final grading of the Services Division issuing any annual license site, and the applicant or another developer authorized by this Section. Licenses granted begins to develop or construct the new use of shall be issued for not more than one year the site, the Development Services Division and may be renewed if the operation is pro- shall relinquish jurisdiction of this Section pro- gressing according to the approved plans. vided reasonable progress is occurring on the new use. 4. Review Criteria for Special Grade and Fill Permit: To grant a special permit, the 8. Other Requirements/Noncity Review: Hearing Examiner shall make a determina- Issuing a permit under this Section does not tion that: relieve the holder from requirements of other government agencies. In addition to the re- a. Compatibility of Proposed Use: quirements of the State Surface Mining Rec- The proposed activity would not be un- lamation Act, review by other interested City, reasonably detrimental to the surround- County,State and Federal organizations may ing area. The Hearing Examiner shall be requested. consider, but is not limited to, the follow- ing: 9. Inspection and Enforcement Author- ity:The Development Services Division shall i. Size and location of the activity. have jurisdiction of the activities regulated in this Section after a special permit has been ii. Traffic volume and patterns. granted by the Hearing Examiner. For inspec- tion purposes, any duly authorized member iii. Screening, landscaping,fencing of this Division shall have the right and is err- and setbacks. powered to enter upon any premises at rea- sonable hours where activities regulated by iv. Unsightliness, noise and dust. this Section are occurring.This Division is empowered to issue orders,grant,renew and v. Surface drainage. revoke such licenses as are provided for in accordance with this Section. vi. The length of time the applica- tion of an existing operation has to 10. Expiration and Extensions: The spe- comply with nonsafety provisions of cial permit shall be null and void if the appli- this Title. cant has not begun activity within six (6) months after the granting of the permit,unless 5. Progressive Rehabilitation and Re- the Hearing Examiner grants an extension of use: The Hearing Examiner shall approve time. Special permits are valid until the ap- the reuse of the site and the phasing to proved plans have been satisfactorily corn- achieve the reuse. pleted. 6. Conformance with Examiner's Ap- 11. Transferability of Special Permit:The proved Plan Required: In the event that a special permit is transferable to other per- permit is granted, excavation, removal or fill sons,firms and corporations, and the special (Revised 12/05) 9 -26 4-9-090F permit shall continue with the activity on the 1. Exemptions:The provisions of this Sec- site unless a new special permit is granted. tion do not apply to adult or child day care businesses. Applicable regulations for day 12. Modifications to Approved Plans: care are found in the WAC or within the State (Reserved) Department of Social and Health Services standards. (Ord. 4404, 6-7-1993) G. VIOLATIONS AND PENALTIES: D. PROHIBITED OCCUPATIONS: 1. Revocation of Special Permit: If the an- The occupations listed below are prohibited since nual license has been revoked; if the annual they change the residential character of the struc- license has not been issued for a three (3) ture and shall not be considered incidental and year period; or if the applicant has not corn- secondary to the use of the residence for dwelling plied with the conditions of the special permit, purposes: the Hearing Examiner may revoke the special permit. (Ord. 2820, 1-17-1974; Amd. Ord. 1. Kennels and other boarding for pets. 3098, 12-17-1976, Ord. 3592, 12-14-1981) 2. Automobile and associated mechanical 2. Violations of This Chapter and Penal- repairs. ties: Unless otherwise specified,violations of this Section are misdemeanors subject to 3. Businesses which dispense regulated RMC 1-3-1. (Ord. 5159, 10-17-2005) substances. (Ord. 4493, 1-23-1995) E. CITY BUSINESS LICENSE 4-9-090 HOME OCCUPATIONS: REQUIRED: A business license must be obtained from the City A. DEFINITION: Finance and Information Services Department. Any commercial use conducted entirely within a dwelling or garage and carried on by persons re- F. APPLICATION AND REVIEW siding in that dwelling unit which is clearly inci- PROCEDURES: dental and secondary to the use of the dwelling as The following conditions must be met to obtain a a residence.An accessory structure that provides business license for all home occupations: shelter for domestic animals or household pets is allowed to be part of the business use when the 1. Business License Application: Sub- household pets or domestic animals are a corn- mission of a complete application to the Fi- ponent of the commercial use. (Ord. 4665, nance and Information Services Department 5-19-1997; Ord. 5356,2-25-2008) for a business license.That Department shall refer the application to the Zoning Adminis- B. PURPOSE: trator for review of the proposed use under The City recognizes the need for some citizens to this Code Section. use their place of residence for limited nonresi- dential activities. It is the intent of this Section to a. Development Services Division preserve the character of residential neighbor- Application: If the proposed home occu- hoods and guarantee all residents freedom from pation will have customer visits, more excessive noise, excessive traffic, nuisance,fire than six (6) business-related deliveries hazard and other possible adverse effects of per week, or any external indication of home occupations and to establish qualification commercial activity, then additional infor- standards for home occupations. (Ord. 4493, mation is required from the applicant pur- 1-23-1995) suant to RMC 4-8-120, Submittal Requirements.C. APPLICABILITY: A home occupation business in a lawfully estab- 2. Compliance: Compliance with all condi- lished dwelling unit may be permitted under the tions placed on the home occupation by the provisions of this Section. "Garage Sale"as de- Zoning Administrator to satisfy the general fined in RMC 4-11-070 shall not be considered as purpose of this Section. In addition to the pro- an allowable home occupation. visions set forth herein, the Zoning Adminis- 9-27 (Revised 5/08) 4-9-090F trator may, in approving, conditioning or g. Space:The business shall not oc- denying the application,consider the cumula- cupy more than twenty five percent tive impacts of the proposed home occupa- (25%)of the floor space of the gross floor tion in relation to other City-approved home area of the residence, and in no event, occupations in the immediate vicinity. more than five hundred (500) square feet. 3. Decision: If the Zoning Administrator ap- proves the home occupation section of the h. Outdoor Storage: The outdoor stor- business license application,the Finance and age or display of materials, goods, prod- Information Services Department may issue ucts or equipment is prohibited.Domestic the license provided that all other require- animals or household pets kept as an ac- ments have been met. cessory use and utilized as a component of a home occupation are excluded from 4. Qualification Standards: this provision. (Ord. 5356, 2-25-2008) a. Primary Residence: The property i. Flammable Liquids: A permit must on which the business is located must be be obtained for storage, handling or use the primary residence of the business of Class I flammable or combustible liq- owner. uids on the premises. b. Retail Sales and Storage: No retail J. Fire Extinguisher:A minimum rated sales shall be allowed,except for sales of 2-A 10 BC fire extinguisher is required on products made on the premises. Inciden- the premises. tal supplies necessary for business oper- ations may be kept if not for sale. Prod- k. City Codes: The home occupation ucts may be sold wholesale and stored for must meet all City codes and ordinances wholesale distribution. for type of business being conducted. c. Parking: There shall be no expan- I. Building Alterations: Any alter- sion of parking, including the addition of ations to the building shall be conducted on-site or off-site parking spaces, to sup- pursuant to the issuance of a permit from port the home occupation. the Planning/Building/Public Works De- partment. d. Employees: The home occupation • shall not employ more than one nonresi- m. Accessory Structures: Existing dent of the dwelling unit.An employee for garages with adequate access may be these purposes means one individual, used for home occupations; provided, not a full-time equivalent. In addition, that the property still complies with the home occupations may use professional parking requirements of the zone. Other services such as accountants. accessory structures, such as carports and tool sheds, shall not be used for any e. Mechanical/Electrical Equipment: activities associated with the business There shall be no use of mechanical or other than storage.Such storage shall be electrical equipment that would change completely enclosed and not be visible the structure or create visible or audible from outside the accessory structure.Ac- interference in radio or television receiv- cessory structures providing shelter for ers or cause fluctuations in line voltage domestic animals or household pets that outside the dwelling unit. are a component of the home occupation are allowed. (Ord. 5356, 2-25-2008) f. Environmental Impacts:There shall be no noise, vibration, smoke, gas, dust, n. Signage: There shall be no exterior odor, heat or glare produced by the busi- or window signage, display, or advertis- ness which would exceed that normally ing except for one nonelectric and nonil- associated with a dwelling. 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 (Revised 5/08) 9 -28 4-9-100E the wall or window.The allowed building 6. Limitation of Customer Visits: There sign may not be larger than two (2) shall not be more than eight (8)customer vis- square feet in area.The sign material its per day defined as a person coming to re- and appearance must be harmonious ceive service or pick up goods.There shall be with the architecture of the home. Pursu- no more than one customer on the premises ant to RMC 4-4-100B6q, a permit is not at any one time.A family arriving in one vehi- required for the allowed building sign. cle or together is considered the same as one customer. G. ADDITIONAL REQUIREMENTS FOR CUSTOMER VISITS OR DELIVERIES: 7. Limitation of Hours: Customer visits to a home occupation shall be between the 1. Notification to Neighbors: If a home oc- hours of eight o'clock(8:00) a.m. and eight cupation will have customer visits, more than thirty o'clock (8:30) p.m. (Ord. 4493, six (6) business-related deliveries per week, 1-23-1995) or any external indication of commercial ac- tivity, property owners within three hundred feet(300') of the home occupation must be 4-9-100 ADDITIONAL ANIMALS notified of the application.The applicant is re- PERMIT PROCESS: sponsible for providing current mailing labels and postage to the Development Services Di- A. PURPOSE: (Reserved) vision which will then send the notification. B. APPLICABILITY: 2. Inspection:The Zoning Administrator or Additional Animals Permits are issued to an indi- designated staff may inspect the property vidual and held by that individual as long as they prior to approval or renewal of the business li- occupy the address where the keeping of addi- cense to determine if: tional animals has been approved and the animal use remains accessory. The permit is not trans- a. The information in the application is ferable to a different individual or a different prop- correct; and erty. b. The property can accommodate a C. EXEMPTIONS: (Reserved) home occupation without changing the residential character of the premises;and D. AUTHORITY AND RESPONSIBILITY: The Development Services Division, when satis- c. Any domestic animals or household fled that all requirements for an Additional Ani- pets kept as a component of the home mals Permit are met, shall approve the issuance occupation are maintained in a humane of the Additional Animals Permit. The number of and appropriate manner. (Ord. 5356, animals allowed with the Additional Animals Per- 2-25-2008) mit is at the discretion of the Reviewing Official and/or the inspecting Animal Control Officer, not 3. Comment Period: A fourteen (14) day to exceed a maximum of six(6)dogs and/or cats. comment period shall be allowed before a de- If the Additional Animals Permit involves a use cision is made by the Zoning Administrator to that also requires a Home Occupation Permit approve or disapprove the home occupation (RMC 4-9-090),the Development Services Divi- section of the business license application. sion shall provide documentation to the Finance Department that the keeping of additional animals 4. License Renewal: Prior to renewing a complies with the requirements of this Section. business license the City may reinspect the property to evaluate whether the business in E. SUBMITTAL REQUIREMENTS AND operating in a manner consistent with the re- FEES: quirements of this Section. • Fees shall be as listed in RMC 4-1-170, and sub- s. Limitation of Use: No more than one mittal requirements shall be as listed in RMC 4 8 120C. home occupation may be operated within a dwelling unit with customer visits. 9 -29 (Revised 5/08) 4-9-100F F. NOTIFICATION AND COMMENT 6. The zoning classification of the premises PERIOD: on which the keeping of additional animals is to occur. 1. Notification: Public notice shall be ac- complished consistent with RMC 4-8-090, 7. If the application is for the keeping of ad • - Public Notice Requirements. Property own- ditional large lot animals, the applicant shall ers within three hundred feet(300')of the ap- provide a copy of an adopted farm manage- plicant's property shall be notified of the ment plan based on King County Conserva- application.The applicant is responsible for tion District's Farm Conservation and providing current mailing labels and postage Practice Standards which shows that there is to the Development Services Division. adequate pasturage to support a greater number of animals. 2. Comment Period and Decision:The notice of application comment period shall 8. If the application is for an animal foster expire prior to the issuance of a decision by care provider,the applicant shall keep paper- the Development Services Division Director work for all foster animals which states that or designee.The Director may approve, con- the animals are foster animals from a spon- ditionally approve or deny the proposed ap- soring organization.Such paperwork shall be plication. provided upon request to City officials. G. DECISION CRITERIA: 9. Compliance with the requirements of The Development Services Division Director shall RMC 4-4-010, Standards for Animal Keeping review requests for Additional Animals Permits Accessory to Residential/Commercial Uses. for compatibility of the proposal with the sur- rounding neighborhood. In order to determine H. CONDITIONS: that the site and facility will be adequate and to The Development Services Division Director or ensure the humane and appropriate care of the designee,in reviewing an Additional Animals Per- animals,the Development Services Director may mit application, may require soundproofing of require that the property be inspected by an Ani- structures as he or she deems necessary to en- mal Control Officer. Factors to be considered in sure the compatibility of the proposal for additional determining compatibility and adequacy are: animals with the surrounding neighborhood. Other conditions may be applied based upon the 1. The keeping of additional animals will not determination of the Director or designee that con- have an adverse effect on abutting or adja- ditions are warranted to meet the purpose and in- cent properties or cause a detriment to the tent of applicable regulations and decision criteria. community. I. PERIOD OF VALIDITY, INDIVIDUAL 2. The past history of animal control com- PERMITS: plaints regarding animals kept by the appli- An Additional Animals Permit shall be annually cant. reviewed and valid as long as the operator is in compliance with the City requirements and has 3. Adequate and appropriate facility and not had the Additional Animals Permit and/or re- rear yard specifications/dimensions exist that lated home occupation license revoked or re- ensure the health and safety of the animals. newal refused. In addition, all animals that are The facility for medium lot and large lot do- required to be licensed shall be individually li- mestic animals must include a grassy or veg- censed according to the regulations found in etated area. chapter 5-4 RMC, Animal Licenses. Failure to re- new animal licenses as required in chapter 5-4 4. The animal size,type and characteristics RMC shall trigger review and/or revocation of the of breed. Additional Animals Permit. 5. The manner in which the animal waste J. VIOLATION AND PENALTIES: will be managed. 1. Revocation of Additional Animals Per- • mit: If, after conducting an investigation, the (Revised 5/08) 9-30 4-9-110E Development Services Director finds that the able place to live and a residential asset to the keeping of additional animals is in violation of City. (Ord. 3746, 9-19-1983) the provisions of this Section and/or the terms 1 . and conditions subject thereto,he or she may B. APPLICABILITY: revoke the Additional Animals Permit. Development of mobile home parks shall conform to the regulations established herein. It shall be il- 2. Revocation of Business License: legal to allow or permit any mobile home to re- Upon findings of violation, if the Additional main in the mobile home park unless a proper Animals Permit holder also has a home occu- space is available for it. (Ord. 3902,4-22-1985) pation business license,the Reviewing Offi- cial shall refer the findings to the City Finance 1. Exemptions: (Reserved) and Information Services Director who may revoke the home occupation business li- C. AUTHORITY: cense pursuant to RMC 5-5-3F, general busi- ness license penalties. 1. Building Official: It shall be the duty of the Building Official to enforce all provisions 3. License—Waiting Period Following of this Section. (Ord. 3746, 9-19-1983) Revocation or Refusal to Renew: For a pe- riod of one year after the date of revocation or 2. Development Services Division: The refusal to renew, permits shall not be issued Development Services Division shall be re- for additional animals to applicants who have sponsible for administering the review,design previously had such permit revoked or re- and construction provisions of this Section. newal refused. In addition,the applicant must For inspection purposes,any of the members meet the requirements of this Section or any of the Development Services Division or their provisions of the animal control authority. duly authorized representatives and agents shall have the right and are hereby empow- 4. Violations of This Chapter and Penal- ered to enter upon any premises at any rea- ties: Notwithstanding the revocation powers sonable time on which any trailers or mobile of the Finance and Information Services Di- homes, as above defined, are located. The rector and the Development Services Direc- Development Services Division is empow- tor,and unless otherwise specified,violations ered to issue orders,grant,renew and revoke of this Section are misdemeanors subject to such permits and licenses as are provided for RMC 1-3-1. in accordance with the provisions of this Sec- tion. K. APPEAL: The applicant or a citizen may appeal the deci- 3. Hearing Examiner:The Hearing Exam- sion of the Reviewing Official pursuant to RMC iner is designated as the official agency of the 4-8-110, Appeals. City for the review and approval of the design of a proposed mobile home park and the con- (Ord. 3927, 7-15-1985; Ord.4493, 1-23-1995; duct of public hearings thereon. Amd. Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord. 5356, 2-25-2008) D. SUBMITTAL REQUIREMENTS AND FEES: (Reserved) 4-9-110 MANUFACTURED AND E. PARK REVIEW PROCEDURES: MOBILE HOME PARKS: 1. Application: The procedure for review A. PURPOSE: and approval of a mobile home park consists It is the purpose of this Section to provide a of the preparation and submission to the means of regulating manufactured home parks so Hearing Examiner of a mobile home park as to promote the health, safety, morals, general plan of the proposed mobile home park. welfare and esthetics of the City of Renton. Man- ufactured home parks should provide a pleasant 2. Referrals, Recommendations of De- residential environment which will be an enjoy- partment:The Development Services Divi- sion shall transmit copies of the proposed 9 -30.1 (Revised 5/08) 4-9-110F mobile home park plan to the Department of F. DEFERRALS: Public Works,the health agency, Fire Depart- See RMC 4-9-060. ment and copies to other department heads and agencies as necessary for their review G. MAINTENANCE: and recommendation.Two(2)copies shall be retained by the Hearing Examiner.These de- 1. General:The mobile home park shall be partments and agencies shall make, within kept in good repair to insure that said park the scope of their municipal functions,their shall be a pleasant, safe and sanitary living respective recommendations regarding the environment for present and future inhabit- mobile home park plan to the Development ants. Services Division, in writing, not less than fif- teen (15) days prior to the date of hearing. 2. Landscaping: The mobile park shall be kept in good repair and..landscaped areas 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. (Revised 5/08) 9-30.2 4-9-120E maintained. Landscaped areas will be sub- 4-9-120 NONCONFORMING USES/ .• ject to periodic inspection by the Develop- STRUCTURES REBUILD APPROVAL ment Services Division.Landscaping shall be PERMITS: kept neat and orderly. H. EXPIRATION AND EXTENSION: A. PURPOSE OF PERMIT: The approval of the mobile home park plan shall The purpose of a rebuild approval permit is to al- lapse unless a building permit based thereon is low nonconforming uses and/or structures that submitted within three (3) years from the date of became nonconforming as a consequence of such approval unless extended for good cause by Code amendments in June 1993 and thereafter, the Hearing Examiner upon proper written appli- to be re-established and/or rebuilt in certain zon cation by the developer for a period not to exceed ing districts where they would normally be prohib- one year. Only one such extension shall be ited because the costs associated with re- granted. establishing the use and/or structure exceed fifty percent (50%)of their most recently assessed or I. MODIFICATIONS TO APPROVED appraised value prior to the loss or damage. PLANS: (Reserved) B. APPLICABILITY: J. VIOLATION AND PENALTIES: The owner of any existing building or structure that was legally established and has been contin- uously occupied, or a use that has been continu- 1. Revocation of License:The Building Of- ously in existence on the site but is now ficial is hereby authorized to revoke any li- nonconforming because of a change in City codes cense issued pursuant to the terms of this in June 1993 or thereafter,may apply for a rebuild Chapter if after due investigation it is deter- approval permit. Uses or structures that cannot mined that the owner thereof has violated any substantiate that they were legal at the time they of the provisions of this Chapter or that any were established shall not be eligible for this per- mobile home or mobile home park is being mit. maintained in an unsanitary or unsafe manner or is a nuisance. Such notice of revocation C. AUTHORITY: • shall be in writing and shall advise the lic- The Hearing Examiner shall hear all requests for ensee of the violations found. The licensee rebuild approval permits for nonconforming uses. shall have a period of ten (10) days in which The Planning/Building/Public Works Administra- to remedy the defects or omissions therein tor shall make determinations regarding rebuild specified. In the event that the licensee fails approval permit applications for nonconforming or neglects to do so within the said ten (10) structures, unless such applications are coupled day period,the order of revocation shall be fi- with rebuild approval permit applications for non- nal. conforming uses that are being heard by the 2. Misdemeanor: In addition to subsection Hearing Examiner. J1 of this Section, any person, firm or corpo- D. SUBMITTAL REQUIREMENTS AND ration violating any of the provisions of this FEES: Section shall, upon conviction, be guilty of a Submittal requirements and fees shall be as misdemeanor subject to RMC 1-3-1, and each such person,firm or corporation shall be specified in RMC 4 1 170, Land Use Review deemed guilty of a separate offense for each Fees, and 4 8 120C, Land Use Applications. and every day or portion thereof during which any violation of any of the provisions of this E. REVIEW CRITERIA FOR Chapter is committed, continued or permit- NONCONFORMING USES: ted. (Ord. 3746, 9-19-1983; Ord. 5159, The.Reviewing Official may issue a rebuild ap- 10-17-2005) proval permit only when the continuance of the use is determined to be in the public interest and K. APPEALS: such uses are: (1)found to be compatible with See RMC 4-8-110. other existing and potential uses/structures in the general area;or(2)can be made to be compatible • with the application of appropriate conditions.The • Reviewing Official shall consider the following 9-31 (Revised 12/05) 4-9-120F factors when considering a request for a rebuild grant the permit, he/she shall find that at least approval permit for a nonconforming use.In order three (3) of the following criteria have been satis- to grant the permit, at least four(4) of these fac- fled: tors shall be complied with: 1. Architectural and/or Historic Signifi- 1. Community Need: There shall be a cance:The structure represents a unique re- community need for the proposed use at its gional or national architectural style or an present location; and the continuance of the innovation in architecture because of its style, nonconforming use should not result in either use of materials, or functional arrangement, the detrimental overconcentration of a partic- and is one of the few remaining examples of ular use within the City or within the area sur- this. rounding the site. 2. Architectural Compatibility with Sur- 2. Location:The existing location is or can rounding Structures:The nonconforming be made suitable for the existing use. building or structure was part of a unified streetscape of similar structures that is un- 3. Effect on Adjacent Property:The exist- likely to be replicated unless the subject ing nonconforming use has not resulted in un- structure is rebuilt per,or similar to,its original due adverse effects on adjacent properties plan. from noise, traffic, glare, vibration, etc., (i.e., does not exceed normal levels in these areas 3. Potential of Site for Redevelopment: emanating from surrounding permitted uses). Redevelopment of the site with a conforming structure is unlikely either because the size of 4. Historical Significance: The existing the existing lot may be too small to be eco- use was associated with a historical event or nomical, or because the characteristics of ad- activity in the community and as a result has jacent permitted uses (that might normally be historical significance. expected to expand to such a site) currently might preclude their expansion.Typically, 5. Economic Significance: The existing economic hardship would not be considered use provides substantial benefit to the corn- for a variance, but is a consideration here. munity because of either the employment of a large number of people in the community, 4. Condition of Building/Structure: If the generation of considerable retail and/or nonconforming as to the provisions of the business/occupation tax revenues to the City, City's Building Code,the building or structure or it provides needed affordable housing. and surrounding premises have generally been well maintained and is not considered to 6. Timeliness with Existing Plans and be a threat to the public health, welfare, or Programs: Because of the anticipated mar- safety, or it could be retrofitted so as not to ket timing for permitted uses in the zone, re- pose such a threat. tention of the existing nonconforming use would not impede or delay the implementa- 5. Departure from Development Regula- tion of the City's Comprehensive Plan. tions: If nonconforming with the provisions of the City's development regulations,the build- F. REVIEW CRITERIA FOR ing or structure does not pose a threat to the NONCONFORMING STRUCTURES: public health, welfare or safety, or could be The Reviewing Official may issue a rebuild ap- modified so as not to pose such a threat. proval permit only when the continuance of the structure is determined to be in the public interest G. DECISION OPTIONS: and such structures are: (1)found to be compati- The approving body may grant, with or without ble with other existing and potential uses/struc- conditions, or deny a requested rebuild approval tures in the general area; or(2) can be made to permit. Such a permit, if granted,typically would be compatible with the application of appropriate carry conditions with it pertaining to how a dam- conditions.The Planning/Building/Public Works Administrator shall consider the following factors, when considering a request for a rebuild approval permit for a nonconforming structure. In order to (Revised 12/05) 9 -32 4-9-140C aged structure would be allowed to redevelop. C. CERTIFICATE AVAILABLE UPON The approving body may, for example, limit the REQUEST: term and duration of the rebuild approval permit Upon a written request of the owner,the Building as well as impose conditions. P Official shall issue a certificate of occupancy for any building or land existing at the time this Code H. CONDITIONS OF APPROVAL: takes effect,certifying,after inspection,the use of Conditions imposed by the approving body shall the building or land and whether such use con- reasonably assure that nuisance or hazard to life forms to the provisions of the Code.Where a plat or property will not develop. A rebuild approval as above provided is not already on file, an appli- permit for a nonconforming use and/or structure cation for a certificate of occupancy shall be ac- may,for example, be conditioned upon the provi- companied by a survey in duplicate form such as sion and/or guarantee by the applicant that nec- is required for a permit. essary public improvements, facilities, utilities and/or services needed to support the use/struc- D. TIMING AND PROCEDURE: ture will be provided, or the provision of other fea- Certificate of occupancy for the use of vacant tures that would make the use/structure more lands or the change in the use of land as herein compatible with its surroundings. provided shall be applied for before any such land shall be occupied or used, and a certificate of oc- I. EXPIRATION: cupancy shall be issued within ten(10)days after Conditions imposed relating to the duration of a the application has been made, providing such permit for a use or structure should also reflect use is in conformity with the provisions of these reasonable amortization periods for any substan- regulations. (Ord. 1472, 12-18-1953) tial upgrades to the premises that are required by City Code. E. TEMPORARY OCCUPANCY PERMITS: See RMC 4-9-060, Deferral of Improvement In- J. EXTENSIONS: (Reserved) stallation Procedures. K. APPEALS: The final decision of the Reviewing Official on a 4-9-140 OPEN SPACE, rebuild approval permit application is appealable AGRICULTURAL AND TIMBER pursuant to RMC 4-8-110.(Ord.4584,2-12-1996; LANDS; CURRENT USE Amd. Ord. 4963, 5-13-2002) ASSESSMENT: 4-9-130 OCCUPANCY PERMITS: A. PURPOSE, APPLICABILITY, AND ADOPTION OF STATE RULES BY A. PURPOSE: (Reserved) REFERENCE: The City further adopts, by reference herein, the B. APPLICABILITY: Open Space Taxation Act Rules as promulgated No vacant land shall be occupied or used and no by the Department of Revenue,State of Washing building hereafter erected shall be occupied or ton, on the date of October 23, 1970, or as same used, nor shall the use of a building be changed may be amended from time to time. (Ord. 2844, from a use limited to one district to that of any 4 1 1974) other district as defined by this Chapter until a B. APPLICATION SUBMITTAL certificate of occupancy shall have been issued by the Building Official. No permit for excavation REQUIREMENTS: (Reserved) for any building shall be issued before the appli- cation has been made for certificate of occu- C. PROCESSING FEE: pancy. (Ord. 1472, 12-18-1953) Fees for processing any application by any owner in pursuance of chapter 84.34 RCW (Open 1. Exemptions: (Reserved) 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 9-33 (Revised 12/05) 4-9-140D County Assessor to the City of Renton upon refer- tricts, when processed and approved as pro- ral of any such application to the legislative body vided in this Section: of the City.Such fee shall be deposited in the gen- eral fund of the City of Renton. a. All zones, except R-1, R-4 and COR. D. REFUND OF FEE UPON DENIAL OF 2. Code Provisions That May Be Modi- APPLICATION: Pied: If any such application is not approved by the City of Renton, said application fee shall be refunded a. In approving a planned urban devel- by the City Treasurer unto the applicant-owner. opment,the City may modify any of the (Ord. 2844, 4-1-1974) standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection B3 of this Section. All mod- 4-9-150 PLANNED URBAN ifications shall be considered simulta- DEVELOPMENT REGULATIONS: neously as part of the planned urban development. A. PURPOSES: There are two (2) principal purposes of the b. An applicant may request additional planned urban development regulations. First, it modifications from the requirements of is the purpose of these regulations to preserve RMC Title 4, except those listed in sub and protect natural features of the land. Second, section B3 of this Section. Approval for it is also the purpose of these regulations to en- modifications other than those specifi courage innovation and creativity in the develop- cally described subsection B2a of this ment of residential, business, manufacturing, or Section shall be approved by the City mixed use developments by permitting a variety Council prior to submittal of a preliminary in the type,design,and arrangement of structures planned urban development plan. and improvements. 3. Code Provisions Restricted from Mod- In order to accomplish these purposes, this Sec- ification: tion is established to permit development which is not limited by the strict application of the City's a. Permitted Uses: A planned urban zoning, parking, street, and subdivision regula development may not authorize uses that tions when it is demonstrated that such new de- velopment will be superior to traditional by the underlying zone, or overlay dis- development under standard regulations. In con trict, or other location restriction in RMC sideration of the latitude given and the absence of Title 4, including, but not limited to: RMC conventional restrictions,the reviewing agencies, 4 2 010 to 4-2-080, 4-3-010 to 4 3 040, Hearing Examiner, and City Council shall have 4-3-090, 4 3 095, and 4 4 010. wide discretionary authority in judging and ap- proving or disapproving the innovations which b. Density/Permitted Number of may be incorporated into planned urban develop Dwelling Units: The number of dwell- ments proposed under this Section. (Ord. 5153, ings units shall not exceed the density al- 9-26-2005) lowances of the applicable base or overlay zone or bonus criteria in chapter B. APPLICABILITY: 4-2 or 4-9 RMC; Any applicant seeking to permit development c. Planned Urban Development Reg- which is not limited by the strict application of the City's zoning, parking, street, and subdivision ulations:The City may not modify any of regulations in a comprehensive manner shall be the provisions of this Section, Planned subject to this Section. Any amendment to exist- Urban Development Regulations; ing planned urban developments shall be subject to this Chapter. d. Procedures:The City may not mod- ify any of the procedural provisions of 1. Zones: Planned urban developments RMC Title 4, including, but not limited to, may be permitted in the following zoning dis fees, submittal requirements, and other (Revised 12/05) 9-34 4-9-150D similar provisions found in chapters 4-1, D. DECISION CRITERIA: 4-7,4-8 and 4-9 RMC; and The City may approve a planned urban develop- ment only if it finds that the following requirements e. Specific Limitations:The City may are met. not modify any provision of RMC 4-3-050, Critical Areas Regulations, 1. Demonstration of Compliance and Su- 4-3-090, Shoreline Master Program Reg- periority Required:Applicants must demon- ulations,4-4-130,Tree Cutting and Land strate that a proposed development is in Clearing, 4-4-060, Grading, Excavation compliance with the purposes of this Section and Mining Regulations, chapter 4-5 and with the Comprehensive Plan, that the RMC, or RMC 4-6-010 to 4-6-050 and proposed development will be superior to that 4-6-070 through 4-6-110 related to utili- which would result without a planned urban ties and concurrency, except that provi- development, and that the development will sions may be altered for these codes by not be unduly detrimental to surrounding alternates, modification, conditional use, properties. or variance as specifically allowed in the referenced Chapter or Section. Such al- 2. Public Benefit Required: In addition, ternates,modification,conditional use,or applicants shall demonstrate that a proposed variance applications may be merged development will provide specifically identi- with the consideration of a planned urban fled benefits that clearly outweigh any ad- development per RMC 4-9-150H. (Ord. verse impacts or undesirable effects of the 4351, 5-4-1992;Amd. Ord. 5153, proposed planned urban development, par- 9-26-2005) ticularly those adverse and undesirable im- pacts to surrounding properties, and that the C. ROLES AND RESPONSIBILITY: proposed development will provide one or more of the following benefits than would re- 1. Development Services Division: The suit from the development of the subject site Development Services Division shall be re- without the proposed planned urban develop- sponsible for the general administration and ment: coordination of this Section. However,all pro- posed Code modifications shall be reviewed a. Critical Areas: Protects critical ar- at the same time by the Hearing Examiner eas that would not be protected other- and City Council. wise to the same degree as without a planned urban development; or 2. Reviewing Agencies: City departments shall review each proposed planned urban b. Natural Features: Preserves, en- development in accordance with procedures hances, or rehabilitates natural features in chapters 4-8 and 4-9 RMC as appropriate. of the subject property, such as signifi- cant woodlands, native vegetation,to- 3. Hearing Examiner:The Hearing Exam- pography, or noncritical area wildlife iner is designated as the official agency of the habitats, not otherwise required by other City for the conduct of public hearings and for City regulations; or recommendation to the City Council for all re- quested Code modifications and the overall c. Public Facilities:Provides public fa- proposal itself. cilities that could not be required by the City for development of the subject prop- 4. City Council: The City Council, upon erty without a planned urban develop- recommendation by the Hearing Examiner ment; or and the other agencies detailed in the para- graph above, shall be the final approving d. Overall Design: Provides a planned agency under this Section for all requested urban development design that is supe- Code modifications and the overall proposal nor in one or more of the following ways itself. (Ord. 4039, 1-19-1987;Amd. Ord. to the design that would result from de- 5153, 9-26-2005) velopment of the subject property without a planned urban development: 9-35 (Revised 12/05) 4-9-150D i. Open Space/Recreation: ii. Interior Design: Promotes a co- ordinated site and building design. (a) Provides increased open Buildings in groups should be related space or recreational facilities by coordinated materials and roof beyond standard code require- styles, but contrast should be pro- ments and considered equiva- vided throughout a site by the use of lent to features that would offset varied materials, architectural detail- park mitigation fees in Resolu- ing, building orientation or housing tion 3082; and type; e.g., single family,detached,at- tached,townhouses, etc. (b) Provides a quality environ- ment through either passive or b. Circulation: active recreation facilities and at- tractive common areas,including i. Provides sufficient streets and accessibility to buildings from pedestrian facilities.The planned ur- parking areas and public walk- ban development shall have suffi- ways; or cient pedestrian and vehicle access commensurate with the location,size ii. Circulation/Screening: Pro- and density of the proposed develop- vides superior circulation patterns or ment. All public and private streets location or screening of parking facil- shall accommodate emergency vehi- ities; or cle access and the traffic demand created by the development as docu- iii. Landscaping/Screening: Pro- mented in a traffic and circulation re- vides superior landscaping, buffer- port approved by the City. Vehicle ing, or screening in or around the access shall not be unduly detrimen- proposed planned urban develop- tal to adjacent areas. ment; or ii. Promotes safety through suffi- iv. Site and Building Design: Pro- cient sight distance,separation of ve- vides superior architectural design, hides from pedestrians, limited placement,relationship or orientation driveways on busy streets, avoid- of structures, or use of solar energy; ance of difficult turning patterns, and or minimization of steep gradients. v. Alleys: Provides alleys to at iii. Provision of a system of walk- least fifty percent (50%) of any pro- ways which tie residential areas to posed single family detached, semi- recreational areas, transit, public attached, or townhouse units. walkways, schools, and commercial activities. 3. Additional Review Criteria:A proposed planned urban development shall also be re- iv. Provides safe, efficient access viewed for consistency with all of the follow- for emergency vehicles. ing criteria: c. Infrastructure and Services: Pro- a. Building and Site Design: vides utility services, emergency ser- vices, and other improvements, existing i. Perimeter: Size, scale, mass, and proposed, which are sufficient to character and architectural design serve the development. along the planned urban develop- ment perimeter provide a suitable d. Clusters or Building Groups and transition to adjacent or abutting Open Space: An appearance of open- lower density/intensity zones.Materi- ness created by clustering,separation of als shall reduce the potential for light building groups, and through the use of and glare. well-designed open space and landscap- (Revised 12/05) 9 -36 4-9-150E ing, or a reduction in amount of impervi- h. Phasing: Each phase of the pro- ous surfaces not otherwise required. posed development contains the re- quired parking spaces, open space, e. Privacy and Building Separation: recreation spaces, landscaping and utili- Provides internal privacy between dwell- ties necessary for creating and sustain- ing units, and external privacy for adja- ing a desirable and stable environment, cent dwelling units. Each residential or so that each phase, together with previ- mixed use development shall provide vi- ous phases, can stand alone. sual and acoustical privacy for dwelling units and surrounding properties. 4. Compliance with Development Stan- Fences, insulation,walks, barriers, and dards: Each planned urban development landscaping are used,as appropriate,for shall demonstrate compliance with the devel- the protection and aesthetic enhance- opment standards contained in subsection E ment of the property, the privacy of site of this Section. (Ord. 5153, 9-26-2005) occupants and surrounding properties, and for screening of storage, mechanical E. DEVELOPMENT STANDARDS: or other appropriate areas,and for the re- duction of noise. Windows are placed at 1. Common Open Space Standard: Open such a height or location or screened to space shall be concentrated in large usable provide sufficient privacy. Sufficient light areas and may be designed to provide either and air are provided to each dwelling active or passive recreation. Requirements unit. for residential, mixed use, commercial, and industrial developments are described below. f. Building Orientation: Provides buildings oriented to enhance views from a. Residential: For residential devel- within the site by taking advantage of to- opments,open space must be equal to or pography, building location and style. greater in size than the total square foot- age of the lot area reductions requested g. Parking Area Design: by the planned urban development, as il- lustrated in Figure 1.The open space i. Design: Provides parking areas shall not include a critical area and shall that are complemented by landscap- be concentrated in large usable areas. ing and not designed in long rows. Stormwater facilities may be incorpo- The size of parking areas is mini- rated with the open space on a case-by- mized in comparison to typical de- case basis if the Reviewing Official finds: signs, and each area related to the group of buildings served. The de- i. The stormwater facility utilizes sign provides for efficient use of park- the techniques and landscape re- ing, and shared parking facilities quirements set forth in The Inte- where appropriate. grated Pond, King County Water and Land Resources Division, or an ii. Adequacy: Provides sufficient equivalent manual, or on-site vehicular parking areas con- sistent with the parking demand cre- ii. The surface water feature serves ated by the development as areas outside of the planned urban documented in a parking analysis ap- development and is appropriate in proved by the City. Parking manage- size and creates a benefit. ment plans shall ensure sufficient resident,employee,or visitor parking standards, and there shall be no reli- ance on adjacent or abutting proper- ties unless a shared parking arrangement consistent with RMC 4-4-080 is approved. 9 -37 (Revised 12/05) 4-9-150E _�- 1 4roz NM WI ,; ) I 1 41 1111.4 Site Area: 1.5 acres Site Area: 1.5 acres Typical Lot Size: 4,500 sq. ft. Typical Lot Size: 3,500 sq. ft. Total Number of Lots: 12 Total Number of Lots: 12 Open Space:4,500 s.f. minus 3,500 s.f. = 1,000 s.f. x 12 lots= 12,000 sq. ft. Standard Subdivision Example Planned Urban Development Approach Figure 1. Common Open Space Example b. Mixed Use—Residential Portions: (b) Upper level common decks, Subsections El bi to v of this Section patios,terraces,or roof gardens. specify common open space standards Such spaces above the street for the residential portions of mixed use level must feature views or developments. amenities that are unique to the site and provided as an asset to i. Mixed use residential and at- the development; tached housing developments of ten (10) or more dwelling units shall pro- (c) Pedestrian corridors dedi- vide a minimum area of common cated to passive recreation and space or recreation area equal to fifty separate from the public street (50) square feet per unit.The corn- system; mon space area shall be aggregated to provide usable area(s) for resi- (d) Recreation facilities includ- dents. The location, layout, and pro- ing, but not limited to:tennis/ posed type of common space or sports courts, swimming pools, recreation area shall be subject to exercise areas, game rooms, or approval by the Reviewing Official. other similar facilities; or The required common open space shall be satisfied with one or more of (e) Children's play spaces. the elements listed below.The Re- viewing Official may require more ii. Required landscaping, drive- than one of the following elements for ways,parking,or other vehicular use developments having more than one areas shall not be counted toward hundred (100) units. the common space requirement or be located in dedicated outdoor rec- (a) Courtyards, plazas, or mul- reation or common use areas. tipurpose open spaces; (Revised 12/05) 9 - 38 4-9-150E iii. Required yard setback areas ate a fully usable area accessible to shall not count toward outdoor recre- all residents of the development. ation and common space unless such areas are developed as private iv. Private decks, balconies, and or semi-private (from abutting or ad- private ground floor open space shall jacent properties)courtyards,plazas not count toward the common space/ or passive use areas containing land- recreation area requirement. scaping and fencing sufficient to cre- kr...Jr 1-14 \--r. • r i 4(.0 ..._: 1, 5:-... ._''''_'N. El. . ore r -'• . 1 t.:4- f' ,.. 0;7 ip i , .P4A - , , , \ 4,11( • _ =0' . `__- _�` � Figure 2.A visible and accessible residential common area containing landscaping and other amen- ities. v. Other required landscaping, and (excludes parking garage floorplate sensitive area buffers without corn- areas) shall provide pedestrian-ori- mon access links, such as pedes- ented space according to the follow- trian trails, shall not be included ing formula: toward the required recreation and common space requirement. 1%of the lot area+1%of the building area=Min- imum amount of pedestrian-oriented space 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 i with over thirty thousand (30,000) square feet of nonresidential uses 9 -39 (Revised 12/05) 4-9-150E I ,t,., • .#431,-Ax , ,, , ,, ... , .5y/ „ /3 , •! 'si‘ Recessed entry areas // ra ,: \ %' , r/ i t can qualify as pedestrian- ,L ,".� r oriented space if they /.,y,t' \ ,,,,--c:_'. ,1i ) h meet requirements ! �r-- n 1 ( 4,.„ 3'...,,,i,. \ -\\ ,, ' ,' . :,,a:,„ '. Centralized and visible / P \�1 \ h ` : +" t tip' \ ' _�•h. , ', pedestrian-oriented spacef % 7 • / �; ;;, , i., located at major building *,, 4.7,";itr14,...;\:.), r. ,r • entry and crossroads -} �' 'ff/" 9; l. '\\-J . ';'+''' :. .4 t‘!c:'• .,\• t• , !.ri-•lig? ily\l'fif ''' . ,c,,_. J!�y ,/ k of e • t /'\ , ,,i,?:!:‘.`„ . • '/' k. ?,---, - :,>,. zik \ •‘,4-...fE:::!-:'.1_41):', r 4/.4A -',,) .,,..,.-Nt. .'si -04,1 -4,—, c: , t. 'L/;f.\" /•mil R`ti Yw: .'\ .l�i '�/.A ♦„jy , 'n^.it t R� Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building. ii. To qualify as pedestrian-oriented (d) At least three (3) feet of space,the following must be in- seating area(bench, ledge, etc.) cluded: or one individual seat per sixty (60)square feet of plaza area or (a) Visual and pedestrian ac- open space. cess (including barrier-free ac- cess) to the abutting structures iii. The following features are en- from the public right-of-way or a couraged in pedestrian-oriented courtyard not subject to vehicular space and may be required by the traffic, Reviewing Official. (b) Paved walking surfaces of (a) Pedestrian-oriented uses at either concrete or approved unit the building facade facing the pe- paving, destrian-oriented space. (c) On-site or building-mounted (b) Spaces should be posi- lighting providing at least four(4) tioned in areas with significant foot-candles (average) on the pedestrian traffic to provide inter- ground, and (Revised 12/05) 9-40 4-9-150E est and security—such as adja- facing the space consistent with cent to a building entry. Figure 4. (c) Pedestrian-oriented fa- (d) Public seating that is dura- cades on some or all buildings ble or easily replaceable, main- tainable, and accessible. / �'� 1ii .-,-,; 4......... 11 I li1 - -- . .li'll I I 1 I21 �� N. 74�ir4r ,III y,._ iitialltilt V ' I e H .1 i `- : , �; , ' _ 4; r III 1it C1r�,i v- rIl � r — % - a-- rL � s -�i i Figure 4. Pedestrian-oriented spaces,visible from the street, including ample seating areas, mov- I able furniture,special paving, landscaping components, and adjacent pedestrian-oriented uses. iv. The following are prohibited e. Common Open Space Guidelines: within pedestrian-oriented space: Common space areas in mixed use resi- dential and attached residential projects (a) Adjacent unscreened park- should be centrally located so they are ing lots, near a majority of dwelling units, accessi- ble and usable to residents, and visible (b) Adjacent chain link fences, from surrounding units. (c) Adjacent blank walls, i. Common space areas should be located to take advantage of sur- (d) Adjacent dumpsters or ser- rounding features such as building vice areas, and , entrances, significant landscaping, unique topography or architecture, (e) Outdoor storage (shopping and solar exposure. carts,potting soil bags,firewood, etc.)that do not contribute to the ii. In mixed use residential and at- pedestrian environment. tached residential projects children's play space should be centrally lo- d. Open Space Orientation: The loca- cated,visible from the dwellings,and tion of public open space shall be consid- away from hazardous areas like gar- ered in relation to building orientation, bage dumpsters, drainage facilities, sun and light exposure, and local micro- streets, and parking areas. climatic conditions. 2. Private Open Space: Each residential • unit in a planned urban development shall 9-41 (Revised 12105) 4-9-150F have usable private open space (in addition ities, including but not limited to utilities, to parking, storage space, lobbies, and corri- storm drainage, streets, recreation facili- dors) for the exclusive use of the occupants ties, etc., shall be completed by the de- of that unit. Each ground floor unit, whether veloper or, if deferred by the Planning/ attached or detached,shall have private open Building/Public Works Administrator or space which is contiguous to the unit and his/her designee, assured through a se- shall be an area of at least twenty percent curity device to the City equal to the pro- (20%) of the gross square footage of the visions of RMC 4-9-060, except for such dwelling units.The private open space shall common facilities that are intended to be well demarcated and at least ten feet(10') serve only future phases of a planned ur- in every dimension. Decks on upper floors ban development.Any common facilities can substitute for some of the required pri- that are intended to serve both the vate open space for upper floor units. For present and future phases of a planned dwelling units which are exclusively upper urban development shall be installed or story units,there shall be deck areas totaling secured with a security instrument as at least sixty (60) square feet in size with no specified above before occupancy of the dimension less than five feet (5'). earliest phase that will be served.At the time of such security and deferral, the 3. Installation and Maintenance of Corn- City shall determine what portion of the mon Open Space: costs of improvements is attributable to each phase of a planned urban develop- a. Installation: All common area and ment. open space shall be landscaped in accor- dance with the landscaping plan submit- b. Maintenance: All common facilities ted by the applicant and approved by the not dedicated to the City shall be perma- City; provided,that common open space nently maintained by the planned urban containing natural features worthy of development owner, if there is only one preservation may be left unimproved. owner, or by the property owners'associ- Prior to the issuance of any occupancy ation,or the agent(s)thereof.In the event permit, the developer shall furnish a se- that such facilities are not maintained in a curity device to the City in an amount responsible manner, as determined by equal to the provisions of RMC 4-9-060. the City, the City shall have the right to Landscaping shall be planted within one provide for the maintenance thereof and year of the date of final approval of the bill the owner or property owners'associ- planned urban development, and main- ation accordingly. Such bill, if unpaid, tained for a period of two (2)years there- shall become a lien against each individ- after prior to the release of the security ual property. (Ord. 5153, 9-26-2005) device. A security device for providing maintenance of landscaping may be -F. PROCEDURE FOR PRELIMINARY waived if a landscaping maintenance APPROVAL OF PLANNED URBAN contract with a reputable landscaping DEVELOPMENTS: firm licensed to do business in the City of The approval of a planned urban development • Renton is executed and kept active for a shall be by the City Council, upon recommenda- two (2)year period. A copy of such con- tion by the Hearing Examiner, and shall be pro- tract shall be kept on file with the Devel- cessed in accordance with the following opment Services Division. procedures: b. Maintenance: Landscaping shall be 1. Permit Process: Planned urban devel- maintained pursuant to requirements of opments shall be processed consistent with RMC 4-4-070. chapter 4-8 RMC as Type VI or VII permits as specified. 4. Installation and Maintenance of Com- mon Facilities: 2. Filing of Application:The application for preliminary approval of a planned urban a. Installation: Prior to the issuance of development shall be filed with the Develop- any occupancy permits,all common facil- (Revised 12/05) 9 -42 4-9-150F ment Services Division accompanied by a fil- vices Division shall evaluate whether the ing fee as established by RMC 4-1-170,Land plans comply with the development policies Use Review Fees. Wherever a planned ur- of the Renton Comprehensive Plan and this ban development is intended to be subdi- Section and shall make a recommendation to vided into smaller parcels, an application for the Hearing Examiner accordingly. preliminary plat approval may be submitted together with the application for final planned 8. Decision: urban development approval. In such case, the preliminary plat and the final planned ur- a. Preliminary Planned Urban Devel- ban development shall be processed and re- opment—New Development:After pub- viewed concurrently. Subsequent to final lic hearing, the Hearing Examiner shall planned urban development approval, a recommend approval, approval with con- planned urban development may also be ditions, or denial of the preliminary plan. subdivided by the binding site plan process. The City Council, at its discretion, follow- ing recommendation of the Hearing Ex- 3. Informal Review: Prior to making appli- aminer,shall approve,modify or deny the cation for preliminary approval,the developer preliminary plan. City Council action to shall submit a conceptual plan for preapplica- approve a preliminary plan shall be by or- tion review. dinance and shall include an accurate description of the boundaries, land uses, 4. Submittal Requirements and Applica- any modified development standards, tion Fees: A preliminary development plan and number of units or building square shall be submitted to the Development Ser- feet of the planned urban development, vices Division and shall include the general and any phases thereof,as well as the ef- intent of the development, apportionment of fective date of approval and the date of land for buildings and land use, proposed expiration of such approval. phases, if any, and such other information or documentation which the Development Ser- b. Preliminary Planned Urban Devel- vices Division shall require. Submittal re- opment—Existing Development with quirements and fees shall be as listed in RMC Binding Site Plan: After public hearing, 4-1-170, Land Use Review Fees, and RMC the Hearing Examiner shall approve, ap- 4-8-120C, Land Use Applications. prove with conditions, or deny the prelim- inary plan. The preliminary plan shall 5. Public Notice and Comment Period: contain an accurate description of the See RMC 4-8-090, Public Notice Require- boundaries, land uses and number of ments. units of the planned urban development, and any phases thereof,as well as the ef- 6. Phasing: Planned urban developments fective date of approval and the date of may be proposed to be developed in one or expiration of such approval, on its face more phases. If developed in phases, each prior to recording with King County. phase of the planned urban development shall contain adequate parking, open space, 9. Effect of an Approved Preliminary recreation space, public benefits, landscap- Plan:The approval of a preliminary plan con- ing, buffering, circulation, utilities and other stitutes the City's acceptance of the general improvements necessary so that each phase, project, including its density, intensity, ar- together with any earlier phases, may stand rangement and design. Approval authorizes alone and satisfy the purposes of this Sec- the applicant or subsequent owner to apply tion. Further, each phase must meet the re- for final plan approval of the planned urban quirements of subsection D2 of this Section, development or phase(s)thereof.Preliminary Public Benefit Required, unless the public plan approval does not authorize any building benefits have been met by previously ap- permits or any site work without appropriate proved phases. permits.An approved preliminary plan binds the future planned urban development site 7. Review Process:The preliminary plan and all subsequent owners to the uses, den- shall be circulated to all reviewing depart- sities, and standards of the preliminary plan ments for comments.The Development Ser- until such time as a final plan is approved for 9 -43 (Revised 12/05) 4-9-150G the entire site or all phases of the site, or a development, or a phase thereof, to the De- new preliminary plan is approved, or the pre- velopment Services Division. The proposed liminary plan is abandoned in writing or ex- final plan shall be in substantial conformance pires subject to the provisions of subsections with the approved preliminary plans, includ- e and K of this Section. ing phasing, subject to the provisions of sub- sections G4 and G5 of this Section.Submittal 10. Zoning Map Revised: requirements shall be as listed in RMC 4-8-120C, Land Use Applications. Applica- a. New Planned Urban Development tion fees shall be as listed in RMC 4-1-170, Approval: Upon the authority of the ap- Land Use Review Fees. proval ordinance of a preliminary planned urban development, the City shall place 3. Public Notice: Public notice shall be the planned urban development ordi- provided in the manner prescribed for prelim- nance number as an overlay on the sub- inary plans. ject property on the City of Renton Zoning Map. 4. Minor Modifications: As part of the ap- proval of a final plan, the City may require or b. Demonstration Ordinances: Ordi- approve a minor deviation from the prelimi- nances 4468 and 4550 which created nary plan if: demonstration developments known as Village on Union and certain divisions of a. The change is necessary because of the Orchards are hereby considered final natural features of the subject property planned urban developments for the pur- not foreseen by the applicant or the City poses of code implementation. (Ord. prior to the approval of the preliminary 5153, 9-26-2005) development plan; or G. FINAL PLAN REVIEW PROCEDURES: b. The change will not have the effect of significantly reducing any area of land- 1. Time Limits:The developer shall,within scaping, open space, natural area or two(2)years of the effective date of action by parking; or the City Council to approve the preliminary plan,submit to the Development Services Di- c. The change will not have the effect of vision a final development plan showing the increasing the density or significantly in- ultimate design and specific details of the pro- creasing the total amount of floor area of posed planned urban development or the fi- the planned urban development; or nal phase or phases thereof. d. The change will not result in any Upon application by the developer, the Hear- structure, circulation or parking area be- ing Examiner may grant an extension of the ing moved significantly in any direction; approved preliminary plan for a maximum of or twelve (12) months. Application for such ex- tension shall be made at least thirty(30)days e. The change will not reduce any set- prior to the expiration date of preliminary plan back approved as part of the preliminary approval. Only one such extension may be plan by more than ten percent(10%)and granted for a planned urban development. If the required minimum setback is met; or a final development plan is not filed within such two (2) years or within the extended f. The change will not result in a signifi- time period, if any, the planned urban devel- cant increase in the height of any struc- opment preliminary plan shall be deemed to ture as approved in the preliminary plan; have expired or been abandoned.To activate or an expired or abandoned planned urban de- velopment a new application is required. g. The change will not increase or cre- ate any adverse impacts or undesirable 2. Submittal Requirements and Fees for effects on the surrounding neighborhood. Final Plan Application: A final plan applica- tion shall be submitted for a planned urban (Revised 12/05) 9 -44 4-9-150G 5. Major Modifications: Major modifica- development or the current zone in Lions are those which substantially change effect at the time of subsequent land the basic design,density,circulation,or open use, building or construction permits. space requirements of the planned urban de- velopment. Major modifications to a prelimi- b. Property Owners'Association Re- nary plan planned urban development shall quired: For residential planned urban be processed as a new preliminary plan. developments,the developerorowner(s) of a planned urban development shall be 6. Review and Approval of Final Plan: required to form a legally incorporated The final plan shall be reviewed by the de- property owners' association prior to the partments and the Hearing Examiner, in the occupancy of any portion of a planned ur- manner prescribed for preliminary plans,to ban development. If there is only one determine if the final plan is in substantial owner of the planned urban develop- conformance with the approved preliminary ment, either a property owners' associa- plan and is consistent with the purposes and tion shall be formed or a covenant review criteria of this Section. After a public running with the land shall be filed requir- hearing thereon,the Hearing Examiner shall ing the formation of such an association make a decision to approve, approve with prior to the first subsequent sale of the conditions or deny the final plan.The decision property, or portion thereof. For nonresi- shall include a description of the elements of dential planned urban developments,the the approved planned urban development, City may establish covenants as neces- including land uses, number of units, phas- sary to ensure maintenance of infrastruc- ing, the effective date of approval and of ex- ture and open space or other common piration,time limits, required improvements improvements. and the schedule for implementation,and any conditions that may apply to the planned ur- 7. Effect of an Approved Final Plan: ban development. a. Standards Superimposed: The fi- a. Covenants Required: nal approval of a planned urban develop- ment, under the procedures detailed in i. Covenants Generally:As a con- this Section, shall superimpose the re- dition of final planned urban develop- quirements of that specific approved ment approval, covenants shall be planned urban development on the un- executed that run with the land, and denying zone regulations as an excep- with all subdivided portions thereof, tion thereto, to the extent that the stating that such property is part of requirements of the planned urban devel- an approved planned urban develop- opment modifies or supersedes the regu- ment, and including the file number lations of the underlying zone. Final plan thereof and a description of the uses, approval shall be binding upon property densities and phases of the ap- or the respective phase(s)with regards to proved planned urban development. density, intensity,open space, uses, and Such covenant shall also be re- other standards until such time as a new corded for each property created final planned urban development is ap- through any subsequent subdivi- proved or the final plan expires or is sions. abandoned subject to subsection K of this Section. ii. Specifications of Variations: All final planned urban developments b. Construction Authorized: Ap- shall include specifications that are proval of a final planned urban develop • - recorded with the planned urban de- ment is authorization to apply for building velopment indicating which lots or permits to construct the planned urban structures vary from which specific development. zoning requirement.Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban 9 -45 (Revised 12/05) 4-9-150H 8. Time Limits: all other requirements and standards for a fi- nal plan. a. Expiration:The developer shall pre- pare and submit building permit applica- 2. Merger with Other Applications:A pre- tions which are accepted as substantially liminary planned urban development may be complete to the Development Services considered simultaneously with any other Division within six(6)months of the effec- land use permit required for a proposal, in- tive date of approval.The developer shall cluding but not limited to: preliminary plats, complete the approved planned urban short plats, binding site plans, critical area development or any phase thereof in- modifications or variances, shoreline sub- cluded in the approved final plan within stantial developments permits,shoreline van- two (2)years from the date of the deci- ances, shoreline conditional use permits, sion to approve the final plan by the Hear- grading regulation modifications or vari- ing Examiner, unless the Examiner ances, or other applications.Where merged, designates a shorter time. Failure to the review criteria for all of the applications complete the planned urban develop- shall be considered simultaneously with the ment, or any phase thereof, within this planned urban development criteria in sub- time limit will require the submittal of a section C of this Section. Where there are new preliminary and final plan application conflicts with review criteria, the criteria of in order to continue construction of the subsection C of this Section shall govern. planned urban development. Failure to Where merged, all permits shall be consid- submit a new application or to complete ered simultaneously as part of the planned the planned urban development once urban development. The review authority construction has begun shall constitute shall be determined consistent with RMC abandonment of the planned urban de- 4-8-080C2, Review Authority for Multiple Per- velopment subject to subsection J of this mit Applications. (Ord. 5153, 9-26-2005) Section. Expiration of any building permit issued for a planned urban development I. APPEALS OF EXAMINER'S DECISION shall be governed by the provisions of the ON A FINAL PLANNED URBAN applicable Building Code.Construction of DEVELOPMENT: any portion of the planned urban devel- The Hearing Examiner's decision on a final opment requires a current approved planned urban development may be appealed to planned urban development and a cur- the City Council pursuant to RMC 4-8-110. If the rent building permit. Hearing Examiner acts on appeal to approve a fi- nal planned urban development,the decision will b. Remaining Preliminary Phases include an effective date of approval consistent with Completion of One Phase: Ap- with subsections G and K of this Section. (Ord. prove]of a final plan for any phase of the 5153, 9-26-2005) approved preliminary plan shall consti- tute an extension for two (2)years of the J. BUILDING AND OCCUPANCY remainder of the preliminary plan from PERMITS• the effective date of Hearing Examiner action on the final plan. (Ord. 5153, 1. Conformance with Final Plan Re- 9-26-2005) quired: Building permits shall be issued for H. MERGER OF APPLICATIONS OR construction in planned urban developments REVIEW STAGES: only in accordance with the approved final plan. 1. Merger of Review Stages:The appli- 2. Minor Adjustments to Final Plan: cant may request that review and decision on the preliminary plan and final plan be merged a. Minor Adjustments Prior to Build- in one decision.The merged decision shall ing Permits: Minor adjustments to the fi- follow the procedural steps required of a pre- nal plan which involve only insignificant liminary plan. However,the applicant shall revisions to the exact location and config- submit all plans and information in the detail uration of buildings, roadways, open • required for a final plan and shall comply with (Revised 12/05) 9-46 4-9-150K space or other features and do not in- sion of this Section and the City's zoning reg- volve any changes in density, relative ulations. (Ord. 5153, 9-26-2005) I density within the site, intensity, architec- tural style, housing type or other signifi- K. EXPIRATION OR ABANDONMENT OF cant characteristics of the planned urban A PLANNED URBAN DEVELOPMENT: development may be approved by the Development Services Division when is- 1. Expiration: Expiration of an approved suing building permits. Adjustments that preliminary plan shall be defined as failure to are determined by the Development Ser- satisfy the time limits or other requirements of vices Division to not be minor adjust- submitting a final plan application. Expiration ments shall require the submittal of a new of an approved final plan planned urban de- final plan or preliminary plan application, velopment shall be defined as failure to ini- according to subsections G4 and G5 of tiate construction of a planned urban this Section, Modifications. development. Expiration can only occur if no on-site construction has begun or a lack of b. Minor Variations to Development significant progress under those building per- following Final Planned Urban Devel- mits has occurred. Upon expiration of a pre- opment: Property owners of units or im- liminary or final plan, the undeveloped site provements may apply for subsequent may only be developed if a new preliminary land use, building, and construction per- and final plan planned urban development is mits.Such permits may be approved sub- approved or if the City Council, by ordinance, ject to City requirements; provided, that removes the planned urban development the proposals meet the standard created designation and revokes the original ap- with the approval of the planned urban proval. development or the current zone in effect at the time of the application. Common 2. Abandonment: "Abandonment of a pre- areas shall be maintained consistent with liminary and/or final plan"for the purpose of the approved planned urban develop- this Section shall mean the failure and ne- 1 ment. Replacement of paving or land- glect of the developer to meet the require- soaping to equivalent types is allowed ments of subsection G9 of this Section,or to subject to City authorization that the ac- diligently pursue the project and the improve- tivities are consistent with the planned ur- ments incidental thereto for a period of six(6) ban development approval and any months, after beginning or completing con- applicable City codes. struction of any of the residential units, utili- ties, streets or other improvements of any 3. Occupancy Permit Issuance Proce- phase of a planned urban development. dure: Occupancy permits shall be granted Abandonment shall also occur when the ap- consistent with the requirements in RMC Title plicant has provided a written statement indi- 4.Conditions of approval shall be based upon cating that he/she is abandoning the actions to be achieved prior to issuance of preliminary and/or final plan. construction permits or building permits. De- ferrals of improvements shall be determined 3. Resuming Development of an Aban- by the Planning/Building/Public Works Ad- doned Planned Urban Development Site: ministrator pursuant to RMC 4-9-060. In order to resume development of an aban- doned planned urban development site, a 4. Occupation of Structures:Any finished new final plan application shall be submitted structures, short of full implementation of an for any partially completed phase of the approved final plan for a planned urban de- planned urban development and a new pre- velopment or those phases thereof, may be liminary plan application shall be submitted occupied upon the issuance of a conditional for all remaining portions of the site. In any use permit by the Hearing Examiner together case, all subsequent preliminary or final with such conditions, covenants or other plans shall adhere to the Renton City Code terms in order to assure compliance with the provisions in force at the time of resubmission requirements of this Section, Development including open space, dwelling unit density Standards, and/or any other applicableprovi- and setback requirements. No building per- mits shall be issued, renewed or extended 9-47 (Revised 12/05) 4-9-150L until such new preliminary or final plans are 5. In good taste and reasonably reflect ac- approved. (Ord. 5153, 9-26-2005) ceptable community values; L. APPEAL OF COUNCIL DECISION ON 6. Of sufficient durability so as to have a life PLANNED URBAN DEVELOPMENT: expectancy of at least ten (10) years; The action, by ordinance, of the City Council to approve, modify or deny a planned urban devel- 7. Not used or referred to in the media or by opment shall be final and conclusive, unless the the owners of the premises or operators of time period specified in RMC 4-8-110, Appeals, businesses contained thereon for business an aggrieved party obtains a writ of review from advertising purposes. Superior Court. If Council acts in appeal to ap- prove a preliminary planned urban development, D. EXEMPTION CERTIFICATE the decision will include an effective date of ap- REQUIRED FOR PUBLIC ART: proval consistent with subsection G and K of this Before a proposed object of art may be exempted Section. (Ord. 4039, 1-19-1987; Ord. 5153, from the City's Sign Code, the property owner or 9-26-2005) his/her representative shall apply for and be granted a public art exemption certificate by the M. VIOLATIONS OF THIS CHAPTER AND City. Placement of objects of art exempted from PENALTIES: the Sign Code must comply with the other provi- Unless otherwise specified,violations of this Sec- sions of the City's Zoning and Building Codes. tion are misdemeanors subject to RMC 1-3-1. (Ord.4351,5-4-1992;Ord.5153,9-26-2005;Ord. E. EXEMPTION APPLICATION 5159, 10-17-2005) PROCEDURE: Applicants must submit an application with the appropriate filing fees according to the City's es- 4-9-160 PUBLIC ART EXEMPTION tablished fee schedule to the Development Ser- PROCEDURE: vices Division of the Department of Planning/ Building/Public Works.The application shall in- A. PURPOSE: (Reserved) dude five (5) sets of photographs, scaled draw- ings, and/or three (3) dimensional depictions of B. APPLICABILITY: the proposed objects/surfaces to be exempted, a "Objects of art"for the purposes of this Section biographical sketch of the artist, and appropriate shall include, but not be limited to, sculptures, site plans and wall elevations depicting the loca- wall paintings,murals,collages or banners by art- tion of the objects of art. ists recognized by the Renton Municipal Arts Commission and when consistent with guide- F. STAFF REVIEW OF EXEMPTION lines, if any, established by the Renton Municipal REQUESTS: Arts Commission. (Ord. 4401, 5-3-1993) If the City determines that there is no issue as to the artistic merit of the proposed object, then the C. CRITERIA FOR EXEMPTIONS FROM City may issue the applicant a public art exemp- SIGN CODE REQUIREMENTS: tion certificate. Appeals from administrative deci- Objects of art are exempt from the requirements sions may be filed as referenced in RMC 4-8-110, of the City's Sign Code when: Appeals. (Ord.4401,5-3-1993;Amd. Ord.4720, 5-4-1998) 1. Sited in a manner as to be readily acces- sible to pedestrians for passive viewing; G. SPECIAL ARTS COMMISSION REVIEW OF EXEMPTION REQUESTS: 2. Sited in a manner so as not to unduly di- If the City determines that there is an issue as to vert the attention of motorists from the road- the artistic merit of the object, then upon receipt way; of a completed application the Development Ser- vices Division shall forward the application to the 3. Stationary and do not revolve or other- Renton Municipal Arts Commission for review wise move; and recommendation and shall notify the appli- cant of the date the application was transferred to 4. Not illuminated; the Commission. (Revised 12/05) 9 -48 4-9-170C 1. Commission Review and Recommen- I. APPEAL: dations: The Renton Municipal Arts Corn- If, after reviewing the recommendation of the mission,following adopted procedures,shall Renton Municipal Arts Commission, the City offi- (' review and transmit to the Development Ser- cial determines that the public art exemption is vices Division a recommendation on the ap- denied, the applicant may appeal that determina- plication not later than forty five (45) days tion to the Examiner pursuant to RMC 4-8-110, from the date of acceptance of a complete Appeals. application, in accordance with the following procedures. 1. Standing and Authority for Hearing Appeal: If, after reviewing the recommenda- 2. Renton Municipal Arts Commission tion of the Renton Municipal Arts Commis- Role Regarding Public Art Exemption Cer- sion, the City official determines that the tificate:The role of the Commission shall be public art exemption is denied,the applicant to: (1)recommend whether proposed objects may appeal that determination to the Hearing of art reasonably reflect acceptable commu- Examiner.The decision from which the ap- nity values; (2) recommend whether the pro- peal is taken will be an administrative deci- posed siting location, size/scale, etc., are sion for purposes of appeal. appropriate for public display;(3)recommend whether adequate provisions have been 2. Transmittal of File and Staff Report to made for public access and passive viewing Examiner: On appeal,the Development Ser- of the objects of art; and (4) to determine vices Division shall submit the official file, in- whether the objects of art are consistent with eluding one set of the application materials the Commission's established guidelines and together with the recommendation of the are by a recognized artist. Renton Municipal Arts Commission and a staff report,to the Hearing Examiner at least 3. Determination of Artist Recognition: ten (10)days prior to the Hearing Examiner's In determining that an artist is recognized,the scheduled public hearing on this item. (Ord. Renton Municipal Arts Commission shall es- 4401, 5-3-1993) tablish a panel,consisting of three(3) Renton Municipal Arts Commissioners and two (2) artists or instructors who are actively en- 4-9-170 RAILROAD AND UTILITY gaged in the medium used to create the pro- LINE CONSTRUCTION PERMIT: posed object of art for which exemption has been applied, which shall determine whether A. PURPOSE: (Reserved) or not said proposed object of art meets or exceeds the standards generally accepted B. APPLICABILITY: for that medium, and whether or not media No person or corporation shall build or construct and technique show competency and quality any railroad of any kind or any street railway,tele- of workmanship. graph line, telephone line, electric light line, gas main or underground conduit for use of any public 4. Fee:A separate fee, up to a maximum of utility company in any street, avenue or alley of three hundred dollars ($300.00), will be the City without first obtaining a permit therefor charged to the applicant for the costs associ- from the Council and no person shall make any ated with the Renton Municipal Arts Commis-. excavation of any kind or deposit any material or sion's selection of the peer review panel.This thing in any street, avenue or alley of this City for fee will be determined by the Renton Munici- the purpose or with the intention of building, con- pal Arts Commission. structing or extending any such street railway, telegraph line,telephone line, electric light line, H. FINAL AUTHORITY: gas main or underground conduit for use of any After reviewing the recommendation of the public utility company without first obtaining such Renton Municipal Arts Commission,a City official permit from the Council. (Ord. 1065, 9-5-1939) designated by the Development Services Division shall make a determination as to whether a public C. NO PERMIT FOR ORDINARY REPAIR: art exemption certificate shall be issued. It shall be no defense of any prosecution or pro- ceeding under this Chapter that a franchise to 9-48.1 (Revised 5/08) 4-9-170D build or construct any such street railway,tele- 4-9-180 REZONE PROCESS: graph line, telephone line, electric light line, gas main or underground conduit for use of any public A. PURPOSE: (Reserved) utility company that has been granted by any law of this City, but this Chapter shall not be so con- B. ABILITY TO APPLY: strued as to require a permit for the construction An application for a rezone of property may be of ordinary repairs to any such structure where made by the property owner, or somebody autho- such repairs are made in good faith and not for rized on his behalf,on forms provided by and filed the purpose of construction of such structure. with the Building Department. (Ord. 3463, 8-11-1980, Ord. 3592, 12-14-1981) D. DECISION CRITERIA: If the person applying to the Council for any such C. AUTHORITY FOR REZONES permit shall have a valid and existing franchise or REQUIRING A PLAN AMENDMENT: permission for the structure desired under any Areawide zoning shall be recommended to the valid law of the City, the Council may grant such Mayor and the City Council by the Planning Corn- permit provided that said Council shall defer or mission after conducting a public hearing thereon temporarily refuse the granting thereof until such and may be thereafter adopted by the City Coun- time as it deems proper or in its discretion in all cil upon completion of at least one public hearing cases where the street, avenue or alley in or on thereon. (Ord. 3976, 3-3-1986) which the work desired to be done is occupied or about to be occupied in any work by the City in im D. AUTHORITY FOR REZONES NOT proving or repairing such street, avenue, alley or REQUIRING PLAN AMENDMENT: public place, or in repairing other property of the City,or in cases where such street,avenue, alley In those instances where there is a rezone re or public place is occupied or about to be occu quest which does not require an amendment to pied by any other persons having the right to use the Comprehensive Plan, the processing of the the same in such manner as to render it inconve- rezone application shall be submitted to the ad nient to the public to permit any further obstruc- tion thereof at said time, and provided, further, and duty of applying for and pursuing the rezone. that a sufficient portion of such street, avenue, al- The rezone hearing shall be held before the Hear ley or public place shall, as far as possible, be ing Examiner under the procedures and rules of open for public use for the purposes of traffic,and the Hearing Examiner. (Ord. 4437, 2-21-1994) in all cases,any work of the City or its contractors E. SUBMITTAL REQUIREMENTS AND or employees shall have precedence over all other work of any kind. FEES: Submittal requirements and fees shall be as E. VIOLATION OF THIS CHAPTER AND specified in RMC 4-1-170, Land Use Review PENALTIES: Fees, and 4-8-120C, Land Use Applications. 1. Construction without Permit Consid- F. DECISION CRITERIA FOR CHANGE ered Public Nuisance: All street railways, OF ZONE CLASSIFICATION: telegraph lines,telephone lines, electric light lines, gas mains or underground conduits for 1. Criteria for Rezones Requiring a Corn- use of any public utility company and all rails, prehensive Plan Amendment:The Review- ties, planks, posts, wires or other structures, ing Official shall find that: apparatus or material built, constructed or placed in any street,avenue or alley of the City a. The proposed amendment meets the without a permit having first been issued review criteria in RMC 4-9-020G; and therefor in compliance with the provisions of this Chapter shall constitute a public nuisance b. The property is potentially classified and shall be abated in the manner provided by for the proposed zone being requested • the City law of the City. Unless otherwise pursuant to the policies set forth in the specified,violations of this Section are misde- Comprehensive Plan; and (Ord. 5355, meanors subject to RMC 1-3-1. (Ord. 1065, 2-25-2008) 9-5-1939; Ord. 5159, 10-17-2005) (Revised 5/08) 9 -48.2 4-9-180F c. At least one of the following circum- stances applies: i. The subject reclassification was not specifically considered at the time of the last area land use analy- sis and area zoning; or ii. Since the most recent land use analysis or the area zoning of the subject property, authorized public improvements, permitted private de- velopment or other circumstances af- fecting the subject property have undergone significant and material change. 2. Criteria for Rezones Not Requiring Plan Amendment: The Reviewing Official shall make the following findings: a. The rezone is in the public interest, and b. The rezone tends to further the pres- ervation and enjoyment of any substan- tial property rights of the petitioner, and c. The rezone is not materially detri- mental to the public welfare or the prop- erties of other persons located in the vicinity thereof, and d. The rezone meets the review criteria in subsections F1 b and F1 c of this Sec- tion. (Amd. Ord. 4794, 9-20-1999) 9 -48.3 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 9-48.4 4-9-190C G. COUNCIL REVIEW PROCESS: 3. Normal maintenance or repair of exist- ing structures or developments, including 1. First and Final Readings: In the case of damage by accident, fire or elements. a change of the zone classification of prop- erty (rezone), the City Clerk shall place the a. "Normal maintenance" includes ordinance on the Council's agenda for first those usual acts to prevent a decline, reading. Final reading of the ordinance shall lapse, or cessation from a lawfully estab- not occur until all conditions, restrictions or lished condition. modifications which may have been required by the Council have been accomplished or b. "Normal repair" means to restore a provisions for compliance made to the satis- development to a state comparable to its faction of the Legal Department. (Ord. 3454, original condition, including but not lirn- 7-28-1980) ited to its size,shape,configuration, loca- tion and external appearance, within a 2. Adoption of Ordinance: The Council reasonable period after decay or partial may,upon proper petition or upon its own mo- destruction, except where repair causes tion, after a public hearing thereon and refer- substantial adverse effects to the shore- ral to and report from the City Hearing line resource or environment. Examiner, change by ordinance the zoning classifications as shown on the district maps. c. Replacement of a structure or devel- (Ord. 3463, 8-11-1980; Amd. Ord. 3592, opment may be authorized as repair 12-14-1981) where such replacement is the common method of repair for the type of structure H. TIME LIMITATIONS FOR REZONE or development and the replacement APPLICATION RESUBMISSION: structure or development is comparable A petition for a change of zoning classification, to the original structure or development seeking the same or substantially same relief as including, but not limited to, its size, a prior petition, cannot be refiled or resubmitted shape, configuration, location and exter- ' with the Hearing Examiner or the City Council for nal appearance and the replacement a period of twelve (12) months from the date of fi- does not cause substantial adverse ef- nal disapproval or rejection of such prior petition. fects to shoreline resources or environ- (Ord. 3463, 8-11-1980) ment. 4. Construction of the normal protective 4-9-190 SHORELINE PERMITS: bulkhead common to single family resi- dences. A. PURPOSE: (Reserved) A"normal protective"bulkhead includes B. APPLICABILITY: (Reserved) those structural and nonstructural develop- ments installed at or near, and parallel to,the C. EXEMPTIONS FROM PERMIT • ordinary high watermark for the sole purpose SYSTEM: of protecting an existing single family resi- The following shall not be considered substantial dence and appurtenant structures from loss developments for the purpose of this Master Pro- or damage by erosion. A normal protective bulkhead is not exempt if it is constructed for gram. the purpose of creating additional dry land. 1. Any project with a certification from the Additional construction requirements are Governor pursuant to chapter 80.50 RCW. found in WAC 173-27-040(2)(c). 2. Any development of which the total cost 5. Emergency construction necessary to or fair market value does not exceed two protect property from damage by the ele thousand five hundred dollars($2,500.00), ments. if such development does not materially inter a. An "emergency"is an unanticipated fere with the normal public use of the water or and imminent threat to public health, shorelines of the State. safety,or the environment which requires 9 -49 4-9-190C immediate action within a time too short ing jurisdiction thereof, other than require- to allow for full compliance with this pro- ments imposed pursuant to this Section. gram. a. "Single family" residence means a b. Emergency construction does not in- detached dwelling designed for and occu- dude development of new permanent pied by one family including those struc- protective structures where none previ- tures and developments within a ously existed. Where new protective contiguous ownership which are a normal structures are deemed to be the appro- appurtenance.An"appurtenance"is nec- priate means to address the emergency essarily connected to the use and enjoy- situation, upon abatement of the emer- ment of a single family residence and is gency situation, the new structure shall located landward of the ordinary high wa- be removed or any permit which would ter mark and the perimeter of a wetland. have been required, absent an emer- gency, pursuant to chapter 90.58 RCW, b. Construction authorized under this chapter 17-27 WAC or this Shoreline Pro- exemption shall be located landward of gram shall be obtained. the ordinary high water mark. c. All emergency construction shall be 8. Construction of a dock including a corn- consistent with the policies of chapter munity dock designed for pleasure craft only, 90.58 RCW and this Program. for the private noncommercial use of the owner,lessee,or contract purchaser of single d. In general,flooding or other seasonal and multi-family residences. events that can be anticipated and may occur, but that are not imminent are not a. This exception applies if either: an emergency. i. In salt waters, the fair market 6. Construction and practices normal or value of the dock does not exceed necessary for farming, irrigation,and two thousand five hundred dollars ranching activities, including agricultural ($2,500.00). service roads and utilities on shorelands,and the construction and maintenance of irriga- ii. In fresh waters, the fair market tion structures, including, but not limited to, value of the dock does not exceed head gates, pumping facilities, and irrigation ten thousand dollars ($10,000.00); channels.A feedlot of any size,all processing however, if subsequent construction plants, other activities of a commercial na- having a fair market value exceeding ture, alteration of the contour of the shore- two thousand five hundred dollars lands by leveling or filling, other than that ($2,500.00) occurs within five (5) which results from normal cultivation, shall years of completion of the prior con- not be considered normal or necessary farm- struction, the subsequent construc- ing or ranching activities.A feedlot shall be an tion shall be considered a substantial enclosure or facility used or capable of being development permit. used for feeding livestock hay, grain, silage, or other livestock feed, but shall not include b. A dock is a landing and moorage fa- land for growing crops or vegetation for live- cility for watercraft and does not include stock feeding and/or grazing, nor shall it in- recreational decks, storage facilities or dude normal livestock wintering operations. other appurtenances. 7. Construction on shorelands by an owner, 9. Construction or modification,by or under lessee or contract purchaser of a single fam- the authority of the Coast Guard or a desig- ily residence for his own use or for the use of nated port management authority, of naviga- his family, which residence does not exceed tional aids such as channel markers and a height of thirty five feet(35')above average anchor buoys. grade level and which meets all requirements of the State agency or local government hav- 10. Operation, maintenance, or construc- tion of canals,waterways, drains, reser- 9 - 50 • 4-9-190C voirs, or other facilities that now exist or are environmental impact statement published by hereafter created or developed as part of an the Department of Agriculture or the Depart- irrigation system for the primary purpose of ment of Ecology jointly with other State agen- l. making use of system waters, including re- des under chapter 43.21 C RCW. turn flow and artificially stored groundwater for the irrigation of lands. 15. Watershed restoration projects as defined below: 11. The marking of property lines or cor- ners on State-owned lands when such mark- a. "Watershed restoration project" ing does not interfere with the normal public means a public or private project autho- use of the surface of the water. rized by the sponsor of a watershed res- toration plan that implements the plan or 12. Operation and maintenance of any a part of the plan and consists of one or system of dikes,ditches,drains, or other more of the following activities: facilities existing on September 8, 1975, which were created, developed, or utilized i. A project that involves less than primarily as a part of an agricultural drainage ten (10) miles of streamreach, in or diking system. which less than twenty five(25)cubic yards of sand, gravel, or soil is re- 13. Site exploration and investigation moved, imported, disturbed or dis- activities that are prerequisites to prepara- charged, and in which no existing tion of an application for development autho- vegetation is removed except as min- rization under this program, if: imally necessary to facilitate addi- tional plantings. a. The activity does not interfere with the normal public use of the surface wa- ii. A project for the restoration of an ters. eroded or unstable stream bank that employs the principles of bioengi- b. The activity will have no significant neering, including limited use of rock adverse impact on the environment in- as a stabilization only at the toe of the cluding, but not limited to,fish, wildlife, bank, and with primary emphasis on fish or wildlife habitat,water quality, and using native vegetation to control the aesthetic values. erosive forces of flowing water. c. The activity does not involve the in- iii. A project primarily designed to stallation of a structure, and upon corn- improve fish and wildlife habitat, re- pletion of the activity the vegetation and move or reduce impediments to mi- land configuration of the site are restored gration of fish,or enhance the fishery to conditions existing before the activity. resource available for use by all of the citizens of the State, provided d. A private entity seeking development that any structure, other than a authorization under this program first bridge or culvert or instream habitat posts a performance bond or provides enhancement structure associated other evidence of financial responsibility with the project, is less than two hun- to the Development Services Division to dred (200) square feet in floor area ensure that the site is restored to pre- and is located above the ordinary existing conditions. high water mark of the stream. e. The activity is not subject to the per- b. "Watershed restoration plan" means mit requirements of RCW 90.58.550. a plan, developed or sponsored by a State department, a federally recognized 14. The process of removing or control- Indian Tribe, a city, a county or a conser- ling an aquatic noxious weed,as defined in vation district, for which agency and pub- RCW 17.26.020, through the use of a herbi- lic review has been conducted pursuant cide or other treatment methods applicable to to chapter 43.21 C RCW, the State Envi- weed control that are recommended by a final ronmental Policy Act.The watershed res- 9- 51 4-9-190D toration plan generally contains a general 4. If any part of a proposed development is program and implementation measures not eligible for exemption, then a shoreline or actions for the preservation, restora- permit is required for the entire proposed de- tion, re-creation, or enhancement of the velopment project. natural resources, character, and ecol- ogy of a stream, stream segment, drain- E. SHORELINE PERMIT APPLICATION age area, or watershed. PROCEDURES: 16. A public or private project, the primary 1. Information Prior to Submitting a purpose of which is to improve fish or wild- Shoreline Substantial Development Per- life habitat or fish passage,when all of the mit Application: Prior to submitting an appli- following apply: cation for a shoreline permit or an exemption from a shoreline permit,the applicant should a. The project has been approved in informally discuss a proposed development writing by the Department of Fish and with the Development Services Division.This Wildlife as necessary for the improve- will enable the applicant to become familiar ment of the habitat or passage and ap- with the requirements of this Master Program, propriately designed and sited to Building and Zoning procedures, and en- accomplish the intended purpose. forcement procedures. b. The project has received hydraulic 2. Shoreline Substantial Development project approval by the Department of Permit Required:No shoreline development Fish and Wildlife pursuant to chapter shall be undertaken on shorelines of the City 75.20.RCW. without first obtaining a"substantial develop- ment permit"from the Development Services c. The Development Services Division Division. has determined that the project is consis- tent with this Master Program. 3. Shoreline Substantial Development Permit Application Forms and Fees:Appli- 17. Hazardous substance remedial ac- cations for such permits shall be made on • tions pursuant to WAC 173-27-040(3). forms and reviewed according to procedures prescribed by the Development Services Di- D. EXEMPTION CERTIFICATE vision.Application forms may be revised from PROCEDURES: time-to-time by the Development Services Di- vision without prejudice to any existing appli- 1. Any person claiming exemption from the cations. Such forms should be designed to permit requirements of this Master Program provide such information as is necessary to as a result of the exemptions specified in this determine whether such a permit is justified. Section shall make application for a no-fee exemption certificate to the Development Applications shall be made by the property Services Division in the manner prescribed owner, or his authorized agent, lessee, con- by that division. tract purchaser, or other person entitled to possession of the property and, except for 2. Any development which occurs within the applications filed by or on behalf of the City or regulated shorelines of the State under other governmental agencies, shall be ac- Renton's jurisdiction, whether it requires a companied by a receipt issued by the Fi- permit or not, must be consistent with the in- nance Department showing payment of the tent of the State law. applicable fees which are established by RMC 4-1-170, Land Use Review Fees. 3. The City may attach conditions to the ap- proval of exempted developments and/or Three (3) copies of a notice of development uses as necessary to assure consistency of application shall be posted prominently on the project with the Shoreline Management the property concerned and in conspicuous Act and this Program. public places within three hundred (300) feet thereof.The notice of development applica • - tion shall also be mailed to property owners 9 -52 4-9-190F within three hundred (300) feet of the bound- applications and actions taken by said divi- aries of the subject property. The required sion unto such other officials or departments contents of the notice of development appli- whose jurisdiction may extend to all or any cation are detailed in RMC 4-8-090B, Public part of the proposed development. Notice Requirements. F. REVIEW CRITERIA: Each such notice of development application shall include a statement that persons desir- 1. General:The Development Services Di- ing to present their views to the Development vision shall review an application for a permit Services Division with regard to said applica- based on the following: tion may do so in writing to that Division and persons interested in the Development Ser- a. The application. vices Division's action on an application for a permit may submit their views in writing or no- b. The environmental impact state- tify the Development Services Division in writ- ment, if one is required. ing of their interest within thirty(30)days from the last date of publication of such notice. No- c. Written comments from interested tice of development application for a substan- persons. tial development permit regarding a limited utility extension as defined in RCW 90.58.140 d. Information and comments from (11)(b)orfor the construction of a bulkhead or other City departments affected. other measures to protect a single family res- idence and its appurtenant structures from e. Independent study by the Develop- shoreline erosion shall include a twenty (20) ment Services Division and the Policy day comment period. Development Department. Such notification or submission of views to f. Evidence presented at a public hear- the Development Services Division shall enti- ing should the Development Services Di- tle those persons to a copy of the action taken vision and the Policy Development on the application. Department decide that it would be in the public interest to hold a public hearing. 4. Review Guidelines: Unless exempted The Development Services Division and or authorized through the variance or condi- the Policy Development Department tional use permit provisions of this Master shall have powers to prescribe rules and Program, no substantial development permit regulations for such hearings. and no other permit shall be granted unless the proposed development is consistent with 2. Additional Information:The Develop- the provisions of this Master Program, the ment Services Division may require an appli- Shoreline Management Act of 1971, and the cant to furnish information and data in rules and regulations adopted by the Depart- addition to that contained or required in the ment of Ecology thereunder. application forms prescribed. Unless an ade- quate environmental statement has previ- 5. Conditional Approval: Should the De- ously been prepared for the proposed velopment Services Division Director or his/ development by another agency, the City's her designee find that any application does Environmental Review committee shall not substantially comply with criteria imposed cause to be prepared such a statement, prior by the Master Program and the Shoreline to granting a permit, when the State Environ- • Management Act of 1971, he may deny such mental Policy Act of 1971 would require such application or attach any terms or condition a statement. which he deems suitable and reasonable to effect the purpose and objective of this Mas- 3. Procedural Amendments:In addition to ter Program. the criteria hereinabove set forth in this Sec- tion, the Planning/Building/Public Works De- 6. Notification of City Departments: It partment may from time-to-time promulgate shall be the duty of the Development Ser- additional procedures or criteria and such vices Division to timely furnish copies of all shall become effective,when reduced to writ- 9 -53 4-9-190G ing, and filed with the City Clerk and as ap- c. Time Limit,Permit Validity,and Ap- proved by the City Council and the peals:Conditional permits and variances Department of Ecology. shall be deemed to be approved within thirty(30) calendar days from the date of 4. Burden of Proof on Applicant:The bur- receipt by the Department of Ecology and den of proving that the proposed substantial the Attorney General's office unless writ- development is consistent with the criteria ten communication is received by the ap- which must be met before a permit is granted plicant and the City indicating otherwise. shall be on the applicant. i. Conditional use permits and vari- G. BONDS: ances shall be filed with the State in The Development Services Division may require accordance with RCW 90.58.140(6) the applicant to post a bond in favor of the City of and WAC 173-27-130. Renton to assure full compliance with any terms and conditions imposed by said department on ii. Permit validity requirements of any shoreline permit. Said bond shall be in an subsection J of this Section shall ap- amount to reasonably assure the City that any de- ply to conditional use and variance ferred improvement will be carried out within the permits. time stipulated. iii. Appeals of conditional use or H. ADMINISTRATIVE APPEALS: variance permits shall be made in ac- The Planning/Building/Public Works Department cordance with RMC 4-8-110H. shall have the final authority to interpret the Mas- ter Program for the City of Renton. Where an ap- 3. Interpretation: It shall be recognized plication is denied or changed,per subsection E6 that a lawful use at the time the Master Pro- of this Section, an applicant may appeal the deci- gram is adopted is to be considered a permit- sion denying or changing a"substantial develop- ted use, and maintenance and restoration ment permit"to the Shoreline Hearings Board for shall not require a variance or a conditional an open record appeal in accordance with RMC use permit. 4-8-110. See RMC 4-8-110H for appeal proce- dures to the Shoreline Hearings Board. 4. Variances: I. VARIANCES AND CONDITIONAL a. Purpose:Upon proper application,a USES: substantial development permit may be granted which is at variance with the cri- 1. Purpose: The power to grant variances teria established in the Renton Master and conditional use permits should be utilized Program where, owing to special condi in a manner which, while protecting the envi tions pertaining to the specific piece of ronment,will assure that a person will be able property, the literal interpretation and to utilize his property in a fair and equitable strict application of the criteria estab manner. lished in the Renton Master Program would cause undue and unnecessary 2. Authority: hardship or practical difficulties. a. City Hearing Examiner: The Renton b. Decision Criteria:The fact that the Land Use Hearing Examiner shall have applicant might make a greater profit by authority to grant conditional use permits using his property in a manner contrary to and variances in the administration of the the intent of the Master Program is not, Renton Master Program. by itself, sufficient reason for a variance. The Land Use Hearing Examiner must b. State Department of Ecology Deci- find each of the following: sion:Both variances and conditional use permits are forwarded to the Department i. Exceptional or extraordinary cir of Ecology and the Attorney General's of- cumstances or conditions applying to fice for approval or denial. the subject property, or to the in- tended use thereof,that do not apply 9 -54 4-9-190J generally to other properties on will be granted subject to each of the fol- shorelines in the same vicinity. lowing conditions: ii. The variance permit is necessary i. The use must be compatible with for the preservation and enjoyment other permitted uses within that area. of a substantial property right of the applicant possessed by the owners ii. The use will not interfere with the of other properties on shorelines in public use of public shorelines. the same vicinity. Hi. Design of the site will be compat- iii. The variance permit will not be ible with the surroundings and the materially detrimental to the public City's Master Program. welfare or injurious to property on the shorelines in the same vicinity. iv. The use shall be in harmony with the general purpose and intent of the iv. The variance granted will be in City's Master Program. harmony with the general purpose and intent of this Master Program. v. The use meets the conditional use criteria in WAC 173-27-160. v. The public welfare and interest will be preserved; if more harm will J. TIME REQUIREMENTS FOR be done to the area by granting the SHORELINE PERMITS: variance than would be done to the applicant by denying it,the variance 1. Applicability and Modification at Time will be denied, but each property of Approval: owner shall be entitled to the reason- able use and development of his a. The time requirements of this Sec- lands as long as such use and devel- tion shall apply to all substantial develop • - opment is in harmony with the gen- ment permits and to any development eral purpose and intent of the authorized pursuant to a variance or con- Shoreline Management Act of 1971, ditional use permit authorized under this and the provisions of this Master Pro- Program. gram. b. If it is determined that standard time vi. The proposal meets the vari- requirements of subsections J2 and J3 of ance criteria in WAC 173-27-170. this Section should not be applied, the Development Services Division shall 5. Conditional Use: adopt appropriate time limits as a part of action on a substantial development per- a. Purpose:Upon proper application,a mit upon a finding of good cause, based conditional use permit may be granted. on the requirements and circumstances The objective of a conditional use provi- of the project proposed and consistent sion is to provide more control and flexi- with the policy and provisions of this Mas- bility for implementing the regulations of ter Program and RCW 90.58.143. If it is the Master Program. With provisions to determined that standard time require- control undesirable effects, the scope of ments of subsections J2 and J3 of this uses can be expanded to include many Section should not be applied, the Hear- uses. ing Examiner, upon a finding of good cause and with the approval of the De- b. Decision Criteria: Uses classified partment of Ecology, shall establish ap- as conditional uses can be permitted only propriate time limits as a part of action on after consideration and by meeting such a conditional use or variance permit. performance standards that make the "Good cause" means that the time limits use compatible with other permitted uses established are reasonably related to the within that area.A conditional use permit time actually necessary to perform the 9-55 4-9-190J development on the ground and com- of the shoreline permit for a period of up to plete the project that is being permitted. one year. Otherwise said permit shall termi- nate.Notice of the proposed permit extension c. Where specific provisions are not in- shall be given to parties of record and the De- cluded to establish time limits on a permit partment of Ecology. To maintain the validity as part of action on a permit by the City or of a shoreline permit, it is the applicant's re- the Department of Ecology,the time limits sponsibility to maintain valid construction per- in subsections J2 and J3 of this Section mits in accordance with adopted Building apply. Codes. d. Requests for permit extension shall 4. Effective Date: be made in accordance with subsections J2 and J3 of this Section. a. For purposes of determining the life of a shoreline permit,the effective date of 2. Construction Commencement: a substantial development permit, shore- line conditional use permit, or shoreline a. Unless a different time period is variance permit shall be the date of filing specified in the shoreline permit as au- as provided in RCW 90.58.140(6). The thorized by RCW 90.58.143 and subsec- permit time periods in subsections J2 and tion J1 of this Section, construction J3 of this Section do not include the time activities, or a use or activity,for which a during which a use or activity was not ac- permit has been granted pursuant to this tually pursued due to the pendency of ad- Master Program must be commenced ministrative appeals or legal actions, or within two (2) years of the effective date due to the need to obtain any other gov- of a shoreline permit, or the shoreline ernment permits and approvals for the permit shall terminate, and a new permit development that authorize the develop- shall be necessary. However, the Devel- ment to proceed,including all reasonably opment Services Division may authorize related administrative or legal actions on a single extension for a period not to ex- any such permits or approvals. ceed one year based on reasonable fac- tors, if a request for extension has been b. It is the responsibility of the applicant filed with the Division before the expira- to inform the Development Services Divi- tion date, and notice of the proposed ex- sion of the pendency of other permit ap- tension is given to parties of record and plications filed with agencies other than the Department of Ecology. the City,and of any related administrative or legal actions on any permit or ap- b. Construction activities or com- proval. If no notice of the pendency of mencement of construction referenced in other permits or approvals is given to the subsection J2a of this Section means Division prior to the expiration date es- that construction applications must be tablished by the shoreline permit or the submitted, permits must be issued, and provisions of this Section, the expiration foundation inspections must be com- of a permit shall be based on the effective pleted before the end of the two (2) year date of the shoreline permit. period. c. The City shall issue permits within ap- 3. Construction Completion:A permit au- plicable time limits specified in the Type III thorizing construction shall extend for a term and Type VI review processes in RMC of no more than five (5) years after the effec- 4-8-080H. Substantial development per- tive date of a shoreline permit, unless a mits for a limited utility extension as de- longer period has been specified pursuant to fined in RCW 90.58.140(11)(b) or for the RCW 90.58.143 and subsection J1 of this construction of a bulkhead or other mea- Section. If an applicant files a request for an sures to protect a single family residence extension prior to expiration of the shoreline and its appurtenant structures from permit the Development Services Division shoreline erosion shall be issued within shall review the permit and upon a showing of twenty one(21)days of the last day of the good cause may authorize a single extension 9 - 56 4-9-1900 comment period specified in RMC N. RESCISSION OF PERMITS: 4-9-190E3. 1. Noncompliance with Permit: Any 5. Review Period— Construction Autho- shoreline permit issued under the terms of this rization: Master Program may be rescinded or sus- pended by the Development Services Divi- a. No construction pursuant to such per- sion of the City upon a finding that a permittee mit shall begin or be authorized and no has not complied with conditions of the permit. building, grading or other construction permits or use permits shall be issued by 2. Notice of Noncompliance: Such rescis- the City until twenty one (21) days from sion and/or modification of an issued permit the date the permit was filed with the De- shall be initiated by serving written notice of partment of Ecology and the Attorney noncompliance on the permittee, which no- General, or until all review proceedings tice shall be sent by registered or certified are completed as were initiated within the mail,return receipt requested,to the address twenty one (21)days of the date of filing. listed on the application or to such other ad- Filing shall occur in accordance with RCW dress as the applicant or permittee may have 90.58.140(6) and WAC 173-27-130. advised the City; or such notice may be served on the applicant or permittee in per- b. If the granting of a shoreline permit son or his agent in the same manner as ser- by the City is appealed to the Shoreline vice of summons as provided by law. Hearings Board, and the Shoreline Hear- ings Board has approved the granting of 3. Posting: In addition to such notice, the the permit, and an appeal for judicial re- Development Services Division shall cause view of the Shoreline Hearings Board de- to have notice posted in three (3) public cision is filed, construction authorization places of which one posting shall be at or may occur subject to the conditions,time within the area described in the permit. periods, and other provisions of RCW 90.58.140(5)(b). 4. Public Hearing: Before any such permit • can be rescinded, a public hearing shall be K. RULINGS TO STATE: held by the Land Use Hearing Examiner. No- Any ruling on an application for a substantial de- tice of the public hearing shall be made in ac- velopment permit under authority of this Master cordance with RMC 4-8-090D, Public Notice Program,whether it is an approval or denial,shall, Requirements. with the transmittal of the ruling to the applicant, be filed concurrently with the Department of Ecol- 5. Final Decision or Recommendation: ogy and the Attorney General by the Development The decision of the Land Use Hearing Exam- Services Division.Filing shall occur in accordance iner shall be the final decision of the City on with RCW 90.58.140(6) and WAC 173-27-130. all rescinded applications. A written decision shall be transmitted to the Department of L. TRANSFERABILITY OF PERMIT: Ecology,the Attorney General's office,the ap- If a parcel which has a valid shoreline permit is plicant,and such other departments or boards sold to another person or firm, such permit may of the City as are affected thereby and the leg- be transferred to the new owner. islative body of the City. For conditional uses or variances,the Department of Ecology has M. ENFORCEMENT: thirty(30) days to make a final decision fol- All provisions of this Master Program shall be en- lowed by a twenty one(21)day appeal period. forced by the Development Services Division.For (Amd. Ord.4999, 1-13-2003) such purposes,the Director or his duly authorized representative shall have the power of a police of- O. APPEALS: ficer. See RMC 4-8-110H. 9 -57 (Revised 11/07) 4-9-190P P. VIOLATIONS OF THIS CHAPTER AND B. AUTHORITY: PENALTIES: The City's Development Services Division Direc- tor, or his duly authorized representative, is 1. Violations of This Chapter and Penal- hereby authorized and directed to interpret and ties: Unless otherwise specified,violations of enforce all the provisions of this Section. this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) C. APPLICABILITY, EXEMPTIONS, AND PROHIBITED ACTIVITIES: 2. Injunction:The City Attorney may bring such injunctive, declaratory or other actions 1. General Applicability: The regulations as are necessary to insure that no uses are of this Section apply to any developed, par- made of the shorelines of the State the City's tially developed or undeveloped property jurisdiction which are in conflict with the pro- where routine vegetation management activ- visions and programs of this Master Program ities are undertaken. or the Shoreline Management Act of 1971, and to otherwise enforce provisions of this a. Permit Required for Routine Vege- Section and the Shoreline Management Act tation Management on Undeveloped of 1971. Properties: Any person who performs routine vegetation management onunde- 3. Public and Private Redress: Any per- veloped property in the City must obtain son subject to the regulatory program of this a routine vegetation management permit Master Program who violates any provision prior to performing such work. of this Master Program or the provisions of a permit issued pursuant thereto shall be liable b. Permit Required to Use Mechani- for all damages to public or private property cal Equipment: Except where use of arising from such violation, including the cost mechanical equipment is specifically of restoring the affected area to its condition listed as exempt, any person who uses prior to such violation.The City Attorney may mechanical equipment for routine vege- bring suit for damages under this subsection tation management, land clearing, tree on behalf of the City. Private persons shall removal, landscaping, or gardening on have the right to bring suit for damages under developed, partially developed or unde- this subsection on their own behalf and on veloped property must obtain a routine behalf of all persons similarly situated. If lia- vegetation management permit prior to bility has been established for the cost of re- performing such work. storing an area affected by violation,the Court shall make provision to assure that res- c. Tree Removal—Solar Access or toration will be accomplished within a reason- Pasture Land: A routine vegetation able time at the expense of the violator. In management permit is required for tree addition to such relief, including monetary removal in greater amounts than speci- damages, the Court in its discretion may fied under partially exempt actions in award attorney's fees and costs of the suit to RMC 4-4-130C, Allowed Tree Removal the prevailing party. (Ord. 3758, 12-5-1983, Activities, for any property where tree re- Rev. 7-22-1985 (Min.); 3-12-1990 (Res. moval is proposed without an associated 2787); 7-16-1990 (Res. 2805); Rev. land development permit.A routine vege- 9-12-1993 (Min.); Ord. 4716, 4-13-1998) tation management permit may be issued allowing tree removal only in the follow- ing cases: 4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS: i. For purposes of allowing solar ac- cess to existing structures; or A. PURPOSE: This Section provides a permit process for routine ii. To create pasture land where ag- vegetation management implementing the tree ricultural activities are permitted uses retention and land clearing regulations in RMC in the zone. 4-4-130. (Revised 11/07) 9 -58 4-9-200A Any tree removal activities shall be the for Critical Areas—General, and minimum necessary to accomplish the 4-4-130D3, Restrictions for Native purpose, and shall be consistent with Growth Protection Areas. RMC 4-4-130D2, Restrictions for Critical Areas—General. f. Ensure that protected trees are re- tained, consistent with RMC 4-4-130H. 2. Exemptions: Refer to RMC 4-4-130C. 5. Time Limits for Routine Vegetation 3. Prohibited Activities: Refer to RMC Management Permits: Any permit for rou- 4-4-130D. tine vegetation management shall be valid for one year from the date of issuance.An exten- D. PROCEDURES AND REVIEW sion may be granted by the Development CRITERIA: Services Division for a period of one year Permits for routine vegetation management shall upon application by the property owner or be processed as follows: manager.Application for such an extension must be made at least thirty (30) days in ad- 1. Submittal: An application for a routine vance of the expiration of the original permit vegetation management permit shall be sub- and shall include a statement of justification miffed to the Development Services Division for the extension. together with any necessary fees as required in chapter 4-1 RMC. E. APPEALS: Appeal of the decision to grant, grant with condi- 2. Information Required:A routine vege- tions, or deny a routine vegetation management tation management permit application shall permit shall be made consistent with RMC contain the information requested in RMC 4-8-110, Appeals. 4-8-120, Submittal Requirements—Specific to Application Type. F. VIOLATIONS AND PENALTIES: Unless otherwise specified,violations of this Sec- 3. Time:The permit shall be reviewed ad- tion are misdemeanors subject to RMC 1-3-1. ministratively within a reasonable period of (Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; time. Ord. 5304, 9-17-2007) 4. Routine Vegetation Management Per- mit Conditions:The routine vegetation man- 4-9-200 SITE DEVELOPMENT PLAN agement permit may be denied or condi- REVIEW: tioned by the City to restrict the timing and extent of activities in order to further the intent A. PURPOSE AND INTENT: of this Section including: The purpose of site development plan review shall be to assure that proposed development is a. Preserve and enhance the City's compatible with the plans, policies and regula- aesthetic character and maintain visual tions of the City of Renton as outlined in the City's screening and buffering. Comprehensive Plan and the City's Business Plan Goals.Site development plan review may be b. Preserve habitat to the greatest ex- used to analyze plans at varying levels of detail to tent feasible. ensure continuity of project concept and consis- tent implementation. Elements subject to this c. Prevent landslides, accelerated soil Section include, but are not limited to,site layout, creep, settlement and subsidence haz- building orientation and design, pedestrian and ards. vehicular environment, signage, landscaping, natural features of the site, screening and buffer- d. Minimize the potential for flooding, ing, parking and loading facilities, and illumina- erosion,or increased turbidity,siltation or tion. Site development plan review is divided into other form of pollution in a watercourse. two types: Master Plan and Site Plan. e. Ensure that the proposal will be con- sistent with RMC 4-4-130D2,Restrictions 9 -59 (Revised 11/07) 4-9-200B 1. Master Plan:The purpose of the Master 4. To ensure convenience and safety of ve- Plan process is to guide phased planning of hicular and pedestrian movement within the development projects with multiple buildings site and in relation to adjacent areas, and en- on a single large site.The Master Plan is re- sure that road and pedestrian circulation sys- quired to demonstrate how the major ele- tems implement land use objectives for the ments of a development are proposed on the zone in which the project occurs; site at sufficient detail to demonstrate the overall project concept. In addition,the Mas- 5. To promote coordination of public or ter Plan must illustrate how the major project quasi-public elements, such as walkways, elements, combined, create an urban envi- driveways, paths, and landscaping within ronment that implements City goals.An addi- segments of larger developments and be- tional purpose is to allow consideration and tween individual developments; mitigation of potential impacts that could re- sult from large-scale site and facility develop- 6. To protect neighboring owners and uses ment, and to allow coordination with City by assuring that reasonable provisions have capital improvement planning. Master Plan been made for such matters as sound and review should occur at an early stage in the sight buffers, light and air,and those other as- development of a project,when the scale, in- pects of site plans which may have substan- tensity and layout of a project are known. tial effects on neighboring land uses; 2. Site Plan Review:The purpose of the 7. To minimize conflicts that might other- Site Plan process is the detailed arrangement wise be created by a mix of uses within al- of project elements so as to be compatible lowed zones; with the physical characteristics of a site and with the surrounding area.An additional pur- 8. To provide for quality, multiple family or pose of Site Plan is to ensure quality develop- clustered housing while minimizing the im- ment consistent with City goals and policies. pacts of high density,heavy traffic generation, For those developments that do not require and intense demands on City utilities and rec- Master Plan first,Site Plan Review should oc- reational facilities; cur at an early stage in the development of a project, when the scale, intensity and layout 9. To provide a mechanism to more effec- of a project are known. tively meet the purposes and intent of the State Environmental Policy Act; The intent of the tiered site development plan re- view process is to provide an opportunity to re- 10. To supplement other land use regula- view projects at broad levels for the Master Plan tions by addressing site plan elements not and with increased specificity as development adequately covered elsewhere in the City plans becomes refined to the level of Site Plan. Code and to avoid violation of the purpose Intent statements below shall guide review of the and intent of those codes. (Ord. 3981, plans at a specificity appropriate to the level of re- 4-7-1986;Amd. Ord.4802, 10-25-1999;Ord. view. 5028, 11-24-2003) 1. To promote the orderliness of community B. APPLICABILITY: growth, protect and enhance property values and minimize discordant and undesirable im- 1. Master Plan Review—Applicability: pacts of development both on-and off-site; a. UC-N1 and UC-N2 Zones: Master 2. To promote high quality design meeting Plan review is required for all develop- criteria set forth in the City's Urban Center ment within the UC-N1 and UC-N2 Zones Design Overlay, where applicable; that is not specifically exempted in sub- sections C1 a and b of this Section.All 3. To protect and enhance the desirable as- Master Plans within these zones must be. pects of the natural landscape and environ- consistent with the conceptual plan re- mental features of the City; quired by development agreement(s) ap- plicable to the UC-N1 and UC-N2 Zones for the specific district(s)where they are (Revised 11/07) 9 -60 4-9-200C located. When existing parcels are C. EXEMPTIONS: twenty five (25) acres or smaller, a mas- ter plan incorporating all abutting lots in 1. Development Exempt from Master common ownership as of December 1, Plan Review: 2003, is required. No Site Plan Review within an area shall be approved until a. UC-N1 and UC-N2 Zones Only: such a time as a Master Plan is approved for the same area. Master Plan and Site i. Airplane Manufacturing and Plan Review for the same area may oc- Airplane Manufacturing Acces- cur concurrently. sory Functions: New structures, re- habilitation of existing structures, or b. COR Zone: Master Plan review is re- lot line adjustments for airplane man- quired for all development within the ufacturing and airplane manufactur- COR Zone that is not specifically ex- ing accessory functions within the empted by subsection C of this Section. UC-N1 and UC-N2 Zones. (Ord. 5369, 4-14-2008) ii. Other Uses:Subdivision, lot line c. All Other Zones: Master Plans are adjustment or other method of ad- optional. justing lot configurations that result in lots larger than twenty five(25)acres 2. Site Plan Review: No building permit in size. shall be issued for any use requiring Site Plan Review pursuant to this Section until the Re- iii. Other Exemptions in the UC- viewing Official has approved, or approved N1 and UC-N2 Zones: Other ex- with conditions, the Site Plan application. All emptions are listed in subsection building permits issued shall be in compli- Cl b of this Section. ance with the approved Site Plan. Site Plan Review is required for: b. COR, UC-N1, and UC-N2 Zones: a. All development in the IL, CO, CN, i. Interior remodels. CD,CA,CV,COR, UC-N1, UC-N2, R-10, RMH, RM, and R-14 Zones. ii. Facade Modifications: Facade modifications such as the location of b. K-12 educational institutions. entrances/exits, the location of win- dows, changes in signage, or aes- c. Parks. thetic alterations. d. Outdoor recreation facilities. iii. Exterior remodeling or expan- sion of an existing detached or semi- e. Rental services with outdoor storage. attached home and/or primary resi- dence, excluding the addition of a f. Hazardous Waste Facilities: All . new dwelling unit(s). hazardous waste treatment and storage facilities. • iv. All development categorically exempt from the State Environmental g. Development within the Employ- Policy Act (chapters 43.21 C RCW ment Area Valley: All development and chapter 197-11 WAC)and under within the Employment Area Valley(EAV) RMC 4-9-070, Environmental Re- land use designation. See EAV Map in view Procedures. RMC 4-2-080B. v. Utilities: Underground utility (Ord.4404,6-7-1993;Ord.4636,9-23-1996;Ord. projects. 4773, 3-22-1999; Ord.4802, 10-25-1999;Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) vi. Additional exemptions for the R- 10 Zone are listed in subsections C2c and C2d of this Section. 9 -61 (Revised 5/08) 4=9-200D vii. Additional exemptions for the R- chapter 197-11 WAC) and under 14 Zone are listed in subsection C2c RMC 4-9-070, Environmental Re- of this Section. view Procedures. 2. Development Exempt from Site Plan v. Underground utility projects. Review: c. In the R-10 and R-14 Zones, the fol- a. In the RC, R-1, R-4, R-8, RMH, RM, lowing types of development shall be ex- CO, CA, CN, CV, CD, IL, IM,and IH empt from the requirements of Site Plan Zones: In all zones,the following types Review: of development shall be exempt from the requirements of site plan review: i. New or replacement detached or semi-attached homes on a single i. Interior remodel of existing build- previously platted lot. ings or structures. ii. Planned unit developments. ii. Facade modifications such as the location of entrances/exits;the lo- iii. Development of detached or cation of windows; changes in sig- semi-attached dwelling units on legal nage; or aesthetic alterations. lots where part of a subdivision appli- cation. iii. Planned unit developments. d. In the R-10 Zone,the following types iv. All development categorically of development shall be exempt from the exempt from review under the State requirements of site plan review: All de- Environmental Policy Act (chapter velopment categorically exempt from the 43.21 C RCW and chapter 197-11 State Environmental Policy Act (chapter WAC)and under RMC 4-9-070, Envi- 43.21C RCW and chapter 197-11 WAC) ronmental Review Procedures. and under RMC 4-9-070, Environmental Review Procedures, excluding shadow v. Underground utility projects. platting of two(2)or more units per RMC 4-2-110F. b. In the R-10, R-14,COR,and UC-N1 and UC-N2 Zones: In the R-10, R-14, (Ord.3981,4-7-1986;Ord.4008,7-14-1986;Ord. COR, UC-N1 and UC-N2 Zones, the fol- 4614, 6-17-1996; Ord. 4773, 3-22-1999; Ord. lowing types of development shall be ex- 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; empt from the requirements of site plan Ord. 5028, 11-24-2003) review: D. CRITERIA TO DETERMINE IF PUBLIC i. Interior remodel of existing build- HEARING REQUIRED: ings or structures. In all cases,the public hearing for Master Plan or Site Plan Review should be conducted concur- ii. Facade modifications such as rently with any other required hearing,such as re- the location of entrances/exits,the lo- zone or subdivision, if the details of the cation of windows, changes in sig- development are sufficiently defined to permit ad- nage, or aesthetic alterations. equate review.A public hearing before the Hear- ing Examiner shall be required in the following iii. Exterior remodeling or expan- cases: sion of an existing detached or semi- attached home and/or primary resi- 1. Master Plans: dence, excluding the addition of a new dwelling unit(s). a. All Master Plans proposed or re- quired per subsection B of this Section, iv. All development categorically Master Plan Review,Applicability.Where exempt from the State Environmental a Master Plan is approved, subsequent Policy Act(chapter 43.21 C RCW and Site Plans submitted for future phases • (Revised 5/08) 9 -62 4-9-200E may be submitted and approved adminis- iv. Four(4)stories or sixty feet(60') tratively without a public hearing. in height; or b. Exception for Planned Actions: A v. Three hundred (300) parking hearing before the Hearing Examiner is stalls; or not required if both of the following crite- ria are met: vi. Ten (10) acres in size of project area. i. One or more public hearings were held where public comment c. Commercial or industrial property lies was solicited on the proposed adjacent to or abutting the RC, R-1, R-4, Planned Action Ordinance, and R-8 and R-10 Zones. ii. The environmental impact state- (Ord. 4551, 9-18-1995; Ord.4773, 3-22-1999; ment for the planned action reviewed Ord.4802, 10-25-1999; Amd. Ord. 4963, preliminary conceptual plans for the 5-13-2002; Ord. 5028, 11-24-2003) site which provided the public and decision-makers with sufficient detail E. DECISION CRITERIA FOR SITE PLAN regarding the scale of the proposed AND MASTER PLANS: improvements, the quantity of the The Reviewing Official shall review and act upon various types of spaces to be pro- plans based upon a finding that the proposal vided,the use to which the structure meets Comprehensive Plan objectives and poli- will be put, and the bulk and general cies and the criteria in this subsection and in sub- form of the improvements. section F of this Section, as applicable. These criteria also provide a frame of reference for the 2. Site Plan Review: applicant in developing a site, but are not in- tended to discourage creativity and innovation. a. Significant Environmental Con- Review criteria include the following: cerns Remain:The Environmental Re- view Committee determines that based 1. General Review Criteria for Both Mas- on departmental comments or public in- ter Plans and Site Plan Review: put there are significant unresolved con- cerns that are raised by the proposal; or a. Conformance with the Comprehen- sive Plan,its elements,goals,objectives, b. Large Project Scale:The proposed and policies. In determining compliance project is more than: with the Comprehensive Plan, conform- ance to the objectives and policies of the i. One hundred (100) semi- specific land use designation shall be attached or attached residential given consideration over city-wide objec- units; or tives and policies; ii. One hundred thousand b. Conformance with existing land use (100,000)square feet of gross floor regulations; area (nonresidential) in the IL or CO Zones or other zones in the Employ- c. Mitigation of impacts to surrounding ment Area Valley (EAV) land use properties and uses; designation (see EAV Map in RMC 4- 2-080B); or d. Mitigation of impacts of the proposed site plan to the site; iii. Twenty five thousand (25,000) square feet of gross floor area (non- e. Conservation of areawide property residential)in the CN,CD,CA,CV,or values; CO Zones outside the Employment Area Valley (EAV) land use designa- f. Safety and efficiency of vehicle and tion (see EAV Map in RMC 4-2- pedestrian circulation; 080B); or 9 - 63 (Revised 1/05) • 4-9-200E g. Provision of adequate light and air; 3. Additional Criteria for the UC-N1 and UC-N2 Zones Only: h. Mitigation of noise, odors and other harmful or unhealthy conditions; a. The plan conforms to the approved conceptual plan required by development i. Availability of public services and fa- agreement for the subarea in question, if cilities to accommodate the proposed applicable. use; and b. The plan conforms with the intent j. Prevention of neighborhood deterio- and the mandatory elements of the de- ration and blight. sign guidelines located in RMC 4-3-100. The Master Plan clearly identifies the ur- 2. Additional Special Review Criteria for ban design concept for each district COR, UC-N1,and UC-N2 Zones Only: enunciated in the Urban Center North Comprehensive Plan policies. a. The plan is consistent with a Planned Action Ordinance, if applicable; c. The proposed interconnected circu- lation network must demonstrate the b. The plan creates a compact, urban function and location of required circula- development that includes a compatible tion elements required in RMC 4-3-100. mix of uses that meets the Comprehen- Internal or local roads shall provide ade- sive Plan vision and policy statements for quate edges and buffers to parking lots.A the Commercial/Office/Residential or Ur- sufficient number of pedestrian-oriented ban Center North Comprehensive Plan streets are designated to implement the designations; vision for each district in the Urban Cen- ter North Comprehensive Plan designa- c. The plan provides an overall urban tion. design concept that is internally consis- tent, and provides quality development; d. Gateways are designated consistent with the Comprehensive Plan and con- d. The plan incorporates public and pri- ceptual plans for the gateway demon- vate open spaces to provide adequate strate the design concept for gateway areas for passive and active recreation treatment and identify significant gate- by the occupants/users of the site,and/or way features to be provided. to protect existing natural systems; e. The Master Plan includes a sequenc- e. The plan provides view corridors to ing element that explains what phases of the shoreline area and Mt. Rainier where the Master Plan will be built-out first, and applicable; in what order the phases will be built,and an estimated time frame. f. Public access is provided to water and/or shoreline areas; 4. Additional Criteria for the Airport In- • fluence Area: The plan conforms to RMC g. The plan provides distinctive focal 4-3-020: Airport Compatible Land Use Re- points such as public area plazas, promi- strictions. nent architectural features, or other items; 5. Waiver of Further Consideration of Site Plan Criteria:Approval of a Master Plan h. Public and/or private streets are ar- that was not combined with a Site Plan appli- ranged in a layout that provides reason- cation may have satisfied portions of subsec- able access to property and supports the tion F of this Section.The Reviewing Official land use envisioned; and or his or her designee has discretion to waive those portions of the requirements that have i. The plan accommodates and pro- been satisfied by the Master Plan approval. motes transit,pedestrian,and other alter- Whenever the Zoning Administrator or his or native modes of transportation. her designee has discretion to note those (Revised 1/05) 9-64 4-9-200F portions of the requirements as having been nated and planned benefit from, and ac- satisfied by the Master Plan approval, such cess to, such elements; sections of the Code shall be detailed and that portion of the approved Master Plan d. Consideration of placement and wherein the requirements were satisfied shall scale of proposed structures in relation to be cited by the Reviewing Official or his or her the natural characteristics of a site in or- designee in the approval of subsequent der to avoid overconcentration of struc- phases and further consideration of them tures on a particular portion of a site such waived. that they create a perception of greater height or bulk than intended under the (Ord. 4802, 10-25-1999;Amd. Ord. 5028, 11-24- spirit of the Zoning Code; 2003; Ord. 5100, 11-1-2004) e. Promotion of the efficient function of F. ADDITIONAL REVIEW CRITERIA FOR parking and service areas by effective lo- SITE PLAN REVIEW: cation, design and screening, to provide The interpretation of the following criteria, partic- integrated facilities between uses when ularly references to the"intent of the zoning beneficial,to promote urban layouts in code,"shall consider the purpose and intent of appropriate zones,and to prevent unnec- the applicable land use designation of the Land essary repetition and conflict between Use Element and the Objectives and Policies of uses and service areas or facilities; the Community Design Element of the Compre- hensive Plan.The Community Design Element is f. Mitigation of the unnecessary and specifically intended to guide the interpretation of avoidable impacts of new construction on issues concerning the site planning,architectural views from existing buildings and future fit, landscaping, and the context of the project rel- developable sites, recognizing the public ative to the existing neighborhood. Approval of benefit and desirability of maintaining vi- plans subject to these criteria requires the addi- sual accessibility to attractive natural fea- t tional finding that the project complies with the in- tures and of promoting urban settings in tent and policies of the Land Use and Community appropriate zones; Design Element of the Comprehensive Plan. g. Provision of effective screening from 1. Review of Impacts to Surrounding public streets and residential uses for all Properties and Uses: permitted outdoor storage areas (except auto and truck sales),for surface- a. Mitigation of undesirable impacts of mounted utility equipment, for rooftop proposed structures and site layouts that equipment, and for all refuse and gar- could impair the use or enjoyment or po- bage containers, in order to promote an tential use of surrounding uses and struc- urban setting where appropriate and to tures and of the community; preserve the effect and intent of screen- ing or buffering otherwise required by the b. Mitigation of undesirable impacts Zoning Code; and when an overscale structure, in terms of size, bulk, height, and intensity, or site h. Consideration of placement and de- layout is permitted that violates Zoning sign of exterior lighting in order to avoid Code standards and the policy direction excessive brightness or glare to adjacent adopted in the Comprehensive Plan and properties and streets. impairs the use, enjoyment or potential use of surrounding properties; 2. Review of Impacts of a Proposed Site Plan to the Site: c. Provision of a desirable transition and linkage between uses and to the a. Provision for privacy and noise re- street, utility,walkway, and trail systems duction by building placement and spac- in the surrounding area by the arrange- ing;orientation to views and vistas and to ment of landscaping, fencing and/or site amenities, to sunlight and prevailing ( other buffering techniques, in order to winds, and to pedestrian and vehicle prevent conflicts and to promote coordi- needs; 9- 65 (Revised 1/05) 4-9-200F b. Consideration of placement and scale f. Promotion of the safety and efficiency of proposed structures in relation to the of the internal circulation system, includ- openness and natural characteristics of a ing the location, design and dimensions site in order to avoid overconcentration or of vehicular and pedestrian access the impression of oversized structures; points, drives, parking,turnarounds, walkways, bikeways, and emergency ac- c. Preservation of the desirable natural cess ways; landscape through retention of existing vegetation and limited soil removal, inso- g. Separation of loading and delivery far as the natural characteristics will en- areas from parking and pedestrian areas; hance the proposed development; h. Provisions for transit and carpool fa- d. Use of existing topography to reduce cilities and access where appropriate; undue cutting, filling and retaining walls and in order to prevent erosion and unneces- sary stormwater runoff, and to preserve i. Provision for safe and attractive pe- stable natural slopes and desirable natu- destrian connections between parking ar- ral vegetation; eas, buildings, public sidewalks and adjacent properties. e. Limitation of paved or impervious surfaces,where feasible,to reduce runoff 4. Review of Signage: and increase natural infiltration; a. Employment of signs primarily for the f. Design and protection of planting ar- purpose of identification; eas so that they are not susceptible to damage from vehicles or pedestrian b. Management of sign elements,such movements; as size,location and arrangement so that signs complement the visual character of g. Consideration of building form and the surrounding area and appear in pro- placement and landscaping to enhance portion to the building and site to which year-round conditions of sun and shade they pertain; both on-site and on adjacent properties and to promote energy conservation. c. Limitation of the number of signs to avoid visual clutter and distraction; 3. Review of Circulation and Access: d. Moderation of surface brightness or a. Provision of adequate and safe ve- lighting intensity except for that neces- hicular access to and from all properties; sary for sign visibility; and b. Arrangement of the circulation pat- e. Provision of an identification system tern so that all ingress and egress move- to allow for quick location of buildings and ments may occur at as few points as addresses. possible along the public street, the points being capable of channelization 5. Special Review Criteria for Hazardous for turning movements; Waste Treatment and Storage Facilities: c. Consolidation of access points with a. Above-ground hazardous waste adjacent properties, when feasible; treatment and storage facilities shall be constructed with containment controls d. Coordination of access points on a which will prevent the escape of hazard- superblock basis so that vehicle conflicts ous wastes in the event of an accidental and vehicle/pedestrian conflicts are mini- release from the facility. Such controls mized; shall conform with all adopted Federal, State and local design and construction e. Orientation of access points to side standards; streets or frontage streets rather than di- rectly onto arterial streets,when feasible; (Revised 1/05) 9 - 66 4-9-200G b. Underground hazardous waste treat- 2. Preapplication Conference:Applicants ment and storage facilities shall comply are encouraged to consult early and infor- with RMC 4-5-120,Underground Storage mally with representatives of the Develop- Tank Secondary Containment Regula- ment Services Division and other affected tions; departments. This consultation should in- clude a general explanation of the require- c. Hazardous waste treatment and stor- - ments and criteria of site development age facilities shall comply with article 80 review, as well as the types of concerns that of the Uniform Fire Code as adopted by might be anticipated for the proposed use at ordinance by the City of Renton; the proposed site. d. A hazardous waste spill contingency 3. Submittal Requirements and Applica- plan for immediate implementation in the tion Fees: Submittal requirements and appli- event of a release of hazardous wastes cation fees shall be as listed in RMC 4-8- at the facility shall be reviewed and ap- 120C, Land Use Applications, and 4-1-170, proved by the Renton Fire Department Land Use Review Fees. Consistent with sub- prior to issuance of any permits; and section B of this Section, an applicant may submit: e. The location of all on-site and off-site facilities must comply with the State siting a. A Master Plan; or criteria as adopted in accordance with RCW 70.105.210. b. A Site Plan; or 6. Review of Street Frontage Landscape: c. A combined Master Plan and Site A mix of hard surfaces, structured planters, Plan for the entire site; or and terraces may be incorporated into street frontage landscape buffers where such fea- d. A Master Plan addressing the entire tures would enhance the desired streetscape site, and a Site Plan(s)for one or more character for that particular neighborhood. phases of the site that address(es) less than the entire site. 7. Review of Compliance to Design Guidelines for Development in CD, RM-U, 4. Public Notice and Comment Period RM-T, UC-N1, and UC-N2 Zones: Develop- Required:Whenever a completed site devel- ment proposed in the zones where design opment plan review application is received, guidelines are in effect must show how they the Development Services Division shall be comply with the intent and the mandatory el- responsible for providing public notice of the ements of the design guidelines located in pending site plan application, pursuant to RMC 4-3-100. RMC 4-8-090, Public Notice Requirements. (Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1988; 5. Circulation and Review of Applica- Amd. Ord. 4802, 10-25-1999; Ord. 4851, tion: Upon receipt of a completed applica- 8-7-2000; Ord. 4854, 8-14-2000; Ord.5028, 11- tion,the Development Services Division shall 24-2003; Ord. 5100, 11-1-2004) route the application for review and comment to various City departments and other juris- G. SITE DEVELOPMENT PLAN REVIEW dictions or agencies with an interest in the ap- PROCEDURES: plication. This routing should be combined with circulation of environmental information 1. General:All site development plan appli- under RMC 4-9-070, Environmental Review cations shall be reviewed in the manner de- Procedures. scribed below and in accordance with the purposes and criteria of this Section.The De- Comments from the reviewing departments velopment Services Division may develop shall be made in writing within fourteen (14) additional review procedures to supplement days. Unless a proposed master plan or site those required in this subsection. plan is subsequently modified, the recom- mendations of the reviewing departments shall constitute the final comments of the re- 9 - 67 (Revised 1/05) 4-9-200G spective departments with regard to the pro- Revisions or modifications may be made in posed master plan or site plan. Lack of accordance with subsection G7 of this Sec- comment from a department shall be consid- tion. ered a recommendation for approval of the proposed plan. However, all departments re- If found inconsistent with the Planned Action serve the right to make later comments of a Ordinance,the Zoning Administrator shall no- code compliance nature during building per- tify the applicant of the departmental com- mit review.This includes such requirements ments and the consistency analysis as exact dimensions, specifications or any consistent with subsection G6 of this Section. other requirement specifically detailed in the Revisions or modifications may be made in City Code. accordance with subsection G7 of this Sec- tion. If the application is still found to be in- 6. City Notification of Applicant:After the consistent once these steps have been departmental comment period, the Develop- completed, the Zoning Administrator shall ment Services Division shall notify the appli- forward the findings to the Environmental Re- cant of any negative comments or conditions view Committee to determine if additional en- recommended by the departments.When vironmental review is required. The significant issues are raised,this notification application shall then follow the process, in should also normally involve a meeting be- subsection D of this Section,to determine if a tween the applicant and appropriate City rep- public hearing is necessary. resentatives.The applicant shall have the opportunity to respond to the notification ei- 9. Environmental Review Committee to ther by submitting a revised site plan applica- Determine Necessity for Public Hearing: tion, by submitting additional information, or Upon receipt of final departmental comments by stating in writing why the recommenda- and after the close of the public comment pe- tions are considered unreasonable or not ac- riod,:the Environmental Review Committee ceptable. shall determine the necessity for a public hearing pursuant to subsection D2a of this 7. Revisions or Modifications to Site De- Section. velopment Review Application: Whenever a revised site development plan or new infor- 10. Environmental Review Committee mation is received from an applicant, the De- Decision Appealable to Hearing Exam- velopment Services Division may recirculate iner:The final decision by the Environmental the application to concerned departments. Review Committee on whether a site devel- Consulted departments shall respond in writ- opment review application requires a public ing within ten (10) days with any additional hearing may be appealed within fourteen(14) comments. In general,the City's environmen- days to the Hearing Examiner pursuant to tal determination of significance or nonsignif- RMC 4-8-110E, Appeals. icance pursuant to RMC 4-9-070, Environmental Review Procedures, will not 11. Administrative Approval of Site De- be issued until after final departmental corn- velopment Plan: For projects not requiring a ments on the site development plan or re- public hearing, the Reviewing Official shall vised site development plan are received. take action on the proposed site development plan. Approval of a site development plan 8. Special Review for Planned Actions:A shall be subject to any environmental mitigat- consistency review shall be conducted by the ing measures that may be a part of the City's Zoning Administrator for proposals submitted declaration of significance or nonsignifi- under the authority of an adopted Planned cance. Action Ordinance. 12. Hearing Examiner Approval of Site If found consistent with the Planned Action Development Plan: For projects requiring a Ordinance,including required conditions and public hearing pursuant to subsection D of mitigation measures, the Zoning Administra- this Section,the Hearing Examiner shall take tor shall notify the applicant of the departmen- action on the proposed site development plan tal comments and the consistency analysis following the hearing process in subsection consistent with subsection G6 of this Section. G13 of this Section. (Revised 1/05) 9 -68 4-9-200H 13. Hearing Process and Examiner Au- Hearing Examiner may impose additional thority for Modification of Plans: requirements, including: • a. Date of Hearing:Whenever a public i. Preparation of a landscape plan hearing is required, the Development by a licensed landscape architect; Services Division shall coordinate with the Hearing Examiner in setting a hearing ii. Preparation of a grading, drain- date for the site development review ap- age and erosion control plan; placation. iii. Preparation of a vegetation pres- b. Examiner's Decision: After con- ervation plan; ducting at least one public hearing on the site development plan application, the iv. Improvements to identified or Hearing Examiner shall render a written planned public rights-of-way, includ- decision.The time limits for a Type VI re- ing paving,curbs,gutters,sidewalks, view process in RMC 4-8-080H shall ap- lighting,turn lanes, signalization, ply. bikeways or pedestrian paths; and The Hearing Examiner shall approve a v. Provision of or improvements to site development plan if the applicant public facilities and utilities. demonstrates that the proposed site de- velopment plan is consistent with the d. Modification of Site Development general purposes of this Section and with Plan Subsequent to Public Hearing the review criteria. and Prior to Decision: In all cases, if an applicant can demonstrate that a site de- c. Authority for Conditions and Plan velopment plan can be made consistent Modifications:The Hearing Examiner with the review criteria and general pur- shall have the power to place reasonable poses by alternative modifications to the conditions on or modify a site develop- site development plan, the Hearing Ex- ment plan in order to satisfy the general aminer shall accept the alternative modi- purposes of this Section and to achieve fications as conditions of approval and consistency with the review criteria. How- approve the site development plan. If a ever, strict compliance with any one or public hearing on the site development more particular criterion may not be nec- plan application has already been closed, essary or reasonable.Such conditions or the modifications proposed by the appli- modifications may include, but are not cant shall be administered according to limited to, screening, buffering, building subsection J of this Section. location and orientation, paving, land- scaping,vegetation removal,grading and e. Denial of Site Development Plan:If contouring.The Hearing Examiner shall the Hearing Examiner finds that the site also have the power to fix the location development plan application cannot be and configuration of driveways, walk- made consistent with the general pur- ways, parking and loading areas, emer- poses and review criteria of this Section gency access,curbs,planting areas,and by requiring reasonable conditions, then signs.When only a portion of a site is pro- the site development plan shall be de- posed for development,such power to nied. condition, modify or fix shall be exercised only for that area which is directly related (Ord.3981,4-7-1986;Ord.4008,7-14-1986;Ord. to or may be impacted by the actual pro- 4551, 9-18-1995;Amd. Ord. 4802, 10-25-1999; posed development. Ord. 5028, 11-24-2003) To the extent necessary to meet the site H. MERGER WITH BINDING SITE PLAN: review criteria and to the extent neces- sary to compensate for the impacts attrib- 1. The applicant may request that the site utable to the proposed development,the development plan submitted for site plan re- view under this Chapter constitute a binding 9-69 (Revised 2/04) 4-9-2001 site plan pursuant to chapter 58.17 RCW, J. MAJOR ADJUSTMENTS TO AN subject to the requirements of this subsec- APPROVED SITE DEVELOPMENT PLAN: tion. Major adjustments to an approved site develop- ment plan require a new application pursuant to 2. In order to constitute a binding site plan, subsection G of this Section.The review and ap- a site development plan submitted for site de- proval shall rest with the approval body which ap- velopment plan review shall comply with all proved the original site development plan. Major applicable requirements and standards set adjustments involve a substantial change in the forth in RMC 4-7-230. basic site design plan, intensity,density, use and the like generally involving more than a ten per- 3. All approved site development plans, in- cent(10%) change in area or scale. (Ord. 4008, cluding those constituting a binding site plan, 7-4-1986; Amd. Ord. 4802, 10-25-1999; Ord. shall comply with the applicable require- 4954, 2-11-2002; Ord. 5028, 11-24-2003) ments,procedures,and review criteria for site development plan review set forth in this Sec- K. TIMING OF BUILDING PERMITS: tion. Building permits shall not be issued until the ap- peal period for an approved site development 4. An approved site development plan that plan has expired. (Ord. 4802, 10-25-1999; Amd. constitutes a binding site plan shall be re- Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) corded with the King County Department of Records and Elections and shall be subject to L. EXPIRATION AND EXTENSION OF all other approval conditions included in RMC SITE PLAN APPROVAL: 4-7-230. 5. Upon the approval and recording of 1. Master Plan: For a nonphased Master . corn- approvedUn site developmentpprol plco thnt of ani Plan or a nonphased.Master/Site Plan tutes a binding site plan,the applicant may biped approval the Hearing Examiner shall o the g in conformance with determine an appropriate expiration date for that developbin the propertysite plan and may sanell or withleas the Master Plan which may exceed two (2) years,but shall not exceed five(5)years,and parcels subject to that binding site plan. (Ord. shall document in writing.An applicant shall 4954, 2-11-2002; Amd. Ord. 5028, 11-24- submit a complete Site Plan application for 2003) the development within the specified time frame if a Site Plan was not combined with I. MINOR ADJUSTMENTS TO AN Ad- APPROVED SITE DEVELOPMENT PLAN: the Master mayPlangrant application.oe The Zoningt on ministrator pone-year extension Minor modifications may be permitted by admin- for good cause; provided,the applicant sub- istrative determination.To be considered a minor mits a request forty five(45)days in advance modification, the amendment must not: of the original expiration date. 1. Involve more than a ten percent(10%)in- 2. Site Plan: The final approval of a Site crease in area or scale of the development in Plan shall expire within two (2)years of the the approved site development plan; or date of approval.A single two(2)year exten- sion may be granted for good cause by the 2. Have a significantly greater impact on the approval body that approved the original Site environment and facilities than the approved Plan.The approval body may, however, de- plan; or termine at its discretion that a public hearing may be required for such extension. (Ord. 3. Change the boundaries of the originally 4008, 7-14-1986;Amd. Ord. 4802, approved plan. (Ord. 4802, 10-25-1999; 10-25-1999; Ord. 4954, 2-11-2002; Ord. Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11- 5028, 11-24-2003) 24-2003) (Revised 2/04) 9-70 4-9-220F M. EXCEPTION TO TIME LIMIT FOR SITE tect an interest that is arguably within the zone of DEVELOPMENT PLAN PROJECTS THAT interest to be protected or regulated by this Sec- ARE PHASED: tion, must allege an injury in fact, and that injury must be real and present rather than speculative. 1. Phasing Permitted: For development (Ord. 4551, 9-18-1995; Amd. Ord. 4802, proposed on only a portion of a particular site, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, an applicant may choose to submit a site de- 11-24-2003) velopment plan application for either the en- tire site or the portion of the site. In the latter 4-9-210 RESERVED: (Amd. Ord. case, the application shall state clearly the area of the site and the proposed develop- 4802, 10-25-1999) ment, including phases,for which site devel- opment plan approval is being requested. In every case, the site development plan appli 4-9-220 SPECIAL PERMITS: cation and review shall cover at least that por- tion of the site which is directly related to or A. PURPOSE AND AUTHORITY: may be impacted by the actual proposed de- Recognizing that there are certain uses of prop- velopment, as determined by the Environ- erty that may be detrimental to the public health, mental Review Committee. safety, morals, and general welfare, and not per- mitted by right in the zone where proposed, de- 2. Authority for Extension of Time: The pending upon the facts of each particular case, a Reviewing Official may grant site develop- limited power to issue permits for such uses is ment plan approval for large projects planned vested in the Hearing Examiner following recom- to be developed or redeveloped in phases mendation by the Development Services Divi- over a period of years exceeding the normal sion. (Ord. 3592, 12-14-1981) time limits of subsection L of this Section. Such approval shall include clearly defined B. APPLICABILITY: (Reserved) phases and specific time limits for each phase. C. SUBMITTAL REQUIREMENTS AND FEES: 3. Expiration of Phase(s): If the time limits Shall be as listed in RMC 4-8-120C,Land Use Ap- of a particular phase are not satisfied, then plications, and 4-1-170, Land Use Review Fees. site development plan approval for that phase and subsequent phases shall expire. D. REVIEW PROCESS AND DECISION The Hearing Examiner shall also determine if CRITERIA: such a phased project will be eligible for any The standards of review and procedural require- extensions of the time limits. ments shall be the same as a conditional use per- mit. (Ord. 3592, 12-14-1981) 4. Vested for the Purposes of Zoning:As long as the development of a phased project E. EXPIRATION AND EXTENSIONS: conforms to the approved phasing plan, the Shall be as stipulated in RMC 4-8-100H and I. zoning regulations in effect at the time of the original approval shall continue to apply. F. MODIFICATIONS TO APPROVED However,all construction shall conform to the PLANS: (Reserved) Uniform Building'Code and Uniform Fire Code regulations in force at the time of build- ing permit application. (Ord. 3981, 4-7-1986; Amd.Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) N. APPEALS: Any decision on an administrative site develop- ment plan approval shall be appealed as an ad- ministrative decision pursuant to RMC 4-8-110, Appeals.Any appellant must be seeking to pro- 9-70.1 (Revised 2J04) 4-9-230A 4-9-230 SPECIAL PERMIT TO b. One model home located on an ex- ALLOW PRIVATE GARAGES ON isting lot, and located within the subdivi- STEEP SLOPES TO LOCATE WITHIN sion or residential development to which FRONT OR SIDE YARD SETBACK: they pertain. c. Sales/marketing trailers used for the A. PURPOSE, AUTHORITY AND purpose of real estate sales and/or rental CONDITIONS OF APPROVAL: information, located within the subdivi- The Development Services Division may, in spe- sion or development to which they per- cif ic cases where the topography of the premises tain. or the location of buildings existing prior to the passage of this Code make compliance with the C. USES WHICH MAY BE PERMITTED: provisions governing the location of private ga- rages impossible, grant a special permit for a pri- 1. Occupancy of a temporary structure (ex- vate garage to be located nearer to the street line isting home,mobile home or travel trailer with than the main structure, but in any case where adequate water and sewer/septic service)on such location is within a required front or side the same lot while a residential building is be- yard, the highest point of a building so located ing constructed or while a damaged residen- shall not be more than thirty inches (30") above tial building is being repaired, and when a the average level of the ground on the side far- valid residential building permit is in force. thest from the street line. Likewise, the Develop- The permit may be granted for up to one hun- ment Services Division may, upon proper dred eighty(180)days but cannot exceed the application, grant a special permit for the location expiration date of the building permit. of a garage on the low side of the street nearer to the street line than the main building. (Ord.2630, 2. Model homes, equaling the lesser of five 4-26-1971, Amd. Ord. 3592, 12-14-1981) (5)homes or twenty percent(20%)of the total lots, when located within the subdivision or B. APPLICABILITY: (Reserved) residential development to which they pertain. C. REVIEW CRITERIA: (Reserved) 3. Circuses, carnivals, fairs, or similar tran- sient amusement or recreational activities. 4-9-240 TEMPORARY USE PERMITS: 4. Temporary parking lots/areas. A. PURPOSE: 5. Mobile food vendors in zones not nor- A temporary use permit allows a use or structure mally permitting them. on a short-term basis. Such uses or structures may be allowed subject to modified development 6. Temporary manufactured home for med- standards which would not be appropriate for per- ical hardship. manent uses in the zoning designation. 7. The Planning/Building/Public Works Ad- B. APPLICABILITY: ministrthor or designee may authorize addi- tional temporary uses not listed in this • 1. Exemptions: The following uses and subsection when it is found that the proposed structures do not require a temporary use uses are in keeping with the intent and pur- permit provided they are associated with an poses of this Section. approved land use application and/or an ac- tive building or construction permit and ap- D. SUBMITTAL REQUIREMENTS AND proved by the Development Services Division APPLICATION FEES: Director. Shall be as listed in RMC 4-8-120C,Land Use Ap- plications, and 4-1-170,.Land Use Review Fees. • 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. (Revised 2/04) 9-70.2 4-9-240K E. PUBLIC NOTICE AND COMMENT I. SPECIAL CRITERIA FOR PERIOD: TEMPORARY MANUFACTURED HOME Shall be as listed in RMC 4-8-090, Public Notice FOR MEDICAL HARDSHIP: Requirements, except that public notice is not re- In lieu of the criteria in subsection H of this Sec- quired for applications requesting a temporary tion, a manufactured home which complies with manufactured home for medical hardship. HUD standards may be permitted as a temporary dwelling on the same lot as a permanent dwelling F. WAIVER OF REQUIREMENTS AND provided the applicant demonstrates the tempo- FEES: rary dwelling is necessary to provide daily care to Except for sign requirements of RMC 4-8-090,the an individual certified by a physician as needing Planning/Building/Public Works Administrator such care.The primary provider of daily care shall may waive specific application requirements de- reside on-site; the manufactured home together termined to be unnecessary for review of an ap- with the permanent residence shall meet the set- plication.The Administrator may waive the permit back, height, building footprint, and lot coverage application fee for public service activities and provisions for the applicable zone. nonprofit organizations. J. CONDITIONS OF APPROVAL: G. APPLICATION PROCESS AND REVIEW AUTHORITY: 1. General:The Planning/Building/Public The Planning/Building/Public Works Administra- Works Administrator or designee may estab- tor shall, in consultation with appropriate City de- lish conditions as may be deemed necessary partments, review and decide upon each applica- to ensure land use compatibility and to mini- tion for a temporary use permit.The Administrator mize potential impacts on nearby uses. may approve, modify, or condition an application These include,but are not limited to,requiring for a temporary use permit. that notice be given to adjacent/abutting property owners prior to approval, time and H. DECISION CRITERIA: frequency of operation, temporary arrange- The Planning/Building/Public Works Administra- ments for parking and traffic circulation, re- tor or designee may approve,modify,or condition quirement for screening or enclosure, and an application for a temporary use permit, based guarantees for site restoration and cleanup on consideration of the following factors: following temporary uses. 1. The temporary use will not be materially 2. Additional Requirements—for Model detrimental to the public health,safety,or wel- Homes: In addition to the requirements of fare, nor injurious to property or improve- subsections J1, General, and J2, Facilities ments in the vicinity of the temporary use;and Required, of this Section,the Planning/Build- ing/Public Works Administrator or designee 2. Adequate parking facilities and vehicle may require conditions of approval regarding ingress and egress are provided to serve the access/roadway construction,temporary ero- temporary use and any existing uses on the sion control, utilities, street and lot address- site; and ing,building permits,staking of proposed lots underlying the model homes, staking of 3. Hours of operation of the temporary use model home lot setbacks, plat approval, are specified,and would not adversely impact abatement agreements and indemnification, surrounding uses; and and security devices for removal of model homes if plat is not recorded. 4. The temporary use will not cause nui- sance factors such as noise, light, or glare K. OTHER REQUIRED PERMITS: which adversely impacts surrounding uses; The temporary use may also require permits and and inspections from both the Fire Prevention Bureau and/or Development Services Division to ensure 5. If applicable, the applicant has obtained that the temporary use is in compliance with Fire/ the required right-of-way use permit. Building Codes. 9 -71 (Revised 6/05) 4-9-240L L. EXPIRATION AND EXTENSION: Administrator or the Administrator's designee determine that information has been provided 1. Standard Period of Validity: Except as to the City which was false, incomplete, or specified in subsections L2 and L3 of this has changed,such that the decision criteria in Section,a temporary use permit is valid for up subsection H of this Section are incorrect, to one year from the effective date of the per- false,or have not been met,or the temporary mit, unless the Planning/Building/Public use actually being used is different than or Works Administrator or designee establishes greater than that applied for,or if the use itself a shorter time frame. is a nuisance, unhealthy, unsafe or poses a substantial risk of harm to persons or prop- 2. Optional Extended Period of Validity: erty, then the Administrator may revoke the The Planning/Building/Public Works Adminis- temporary use permit upon ten (10) days' trator or designee may approve a longer pe- written notice,unless an emergency exists,in nod of up to two(2)years for temporary sales which case the Administrator may declare or rental offices in subdivisions, multi-family such an emergency and immediately revoke or nonresidential projects or other longer term the temporary use permit. uses, if requested by the applicant at the time of application. (Ord. 4560, 11-13-1995; Amd. Ord.4963, 5-13-2002) 3. Special Expiration/Extension Periods for Manufactured Homes for Medical Hardship: The temporary use permit for a 4-9-250 VARIANCES, WAIVERS, manufactured home for medical hardship MODIFICATIONS, AND ALTERNATES: shall be effective for twelve (12) months. Ex- tension of the temporary use permit may be A. PURPOSES: approved in twelve (12) month increments subject to demonstration of continuing medi- 1. Variances: A grant of relief from the re- cal hardship.The manufactured home shall quirements of this Title which permits con- be removed within ninety(90) days of the ex- struction in a manner that otherwise is piration of the temporary use permit or the prohibited by this Title. cessation of provision of daily care. 2. Waivers: (Reserved) M. REMOVAL OF TEMPORARY USE REQUIRED: 3. Modifications: To modify a Code re- Each site occupied by a temporary use shall be quirement when there are practical difficulties left free of debris, litter, or other evidence of the involved in carrying out the provisions of this temporary use upon completion of removal of the Title when a special individual reason makes use. the strict letter of this Code impractical. (Ord. 4346, 3-9-1992) N. SECURITY: The Planning/Building/Public Works Administra- 4. Alternates:To allow the use of any ma- tor or designee may require security in conform- terial or method of construction not specifi- ance with RMC 4-9-060C to assure compliance cally prescribed by this Title. (Ord. 4346, with the provisions of the temporary use permit as 3-9-1992; Ord. 5137, 4-25-2005) approved if required.The amount of the security will be determined by the Planning/Building/Pub- B. VARIANCE PROCEDURES: lic Works Administrator or designee, but in no case shall it be less than one thousand dollars 1. Authority and Applicability: ($1,000.00).The security may be used by the City to abate the use and/or facilities. a. Hearing Examiner Variances:The Hearing Examiner shall have the author- O. PERMIT REVOCATION: ity to grant variances from the provisions of those sections of this Title listed in 1. Revocation of Temporary Use Permit: RMC 4-8-070 where the proposed devel- Should the Planning/Building/Public Works opment requires or required any permit (Revised 6/05) 9 -72 4-9-250B or approval as set forth in RMC 4-8-070J, c. Administrative Variances:The Review Authority for Multiple Permit Ap- Planning/Building/Public Works Adminis- plications, and for variances from the fol- trator or his/her designee shall have the lowing critical area regulations: authority to grant variances from the fol- lowing development standards when no i. Proposals Located within Criti- other permit or approval requires Hearing cal Areas—Aquifer Protection Ar- Examiner Review: eas: If an applicant feels that the strict application of aquifer protection i. Residential Land Uses: Lot regulations would deny all reason- width, lot depth, setbacks, allowed able use of the property or would projections into setbacks, and lot deny installation of public transporta- coverage. Lot width, lot depth, and tion or utility facilities determined by setback variations do not require a the public agency proposing these variance if the request is part of a facilities to be in the best interest of stream daylighting proposal and the public health,safety and welfare, meets criteria in RMC 4-3-050L; and the applicant of a development pro- posal may apply for a variance. ii. Commercial and Industrial Land Uses: Screening of surface- ii. Proposals Located within Crit- mounted equipment and screening ical Areas—Flood Hazards: The of roof-mounted equipment. Hearing Examiner shall hear and de- cide requests for variances from the iii. Proposals Located Within flood hazard requirements of RMC Critical Areas: 4-3-050, Critical Areas Regulations. (a) Steep Slopes Forty Per- iii. Proposals Located within cent(40%)or Greater and Very Critical Areas—Wetlands: Buffer High Landslide Hazards:The width reductions not otherwise au- construction of one single family thorized by RMC 4-3-050M6e and home on a pre-existing platted M6f—Category 1 or 2. lot where there is not enough de- velopable area elsewhere on the iv. Proposals located within Crit- site to accommodate building ical Areas—Streams and Lakes: pads and provide practical off- Buffer width reductions not otherwise street parking. authorized by RMC 4-3-050L, Streams and Lakes (Class 2 to 4). (b) Wetlands: Activities proposing to vary from stream regulations not listed else- • Creation/restoration/en- where in subsection B1 a of this Sec- hancement ratios: Catego- tion or as an administrative variance ries 1 and 2. in subsection B1 c of this Section,and authorized to be requested as vari- • Buffer width reductions not ances in RMC 4-3-050L. otherwise authorized by RMC 4-3-050M6e and M6f— v. Proposals Located within Crit- Category 3. ical Areas—General: Public/quasi- public utility or agency proposing to • A new or expanded single alter aquifer protection,geologic haz- family residence on an exist- ard, habitat or wetlands regulations ing, legal lot, having a regu- not listed above or as an administra- lated Category 3 wetland. tive variance. (Amd.Ord.4835,3-27-2000; Ord. 4851, 8-7-2000) b. (Repealed by Ord.5157, 9-26-2005) (c) Streams and Lakes:A new or expanded single family residence on 9-73 (Revised 12/05) 4-9-250B a pre-existing platted lot where there d. That the approval as determined by is not enough developable area else- the Reviewing Official is a minimum vari- where on the site to accommodate ance that will accomplish the desired pur- building pads and provide practical pose. (Amd. Ord. 4835, 3-27-2000) off-street parking, providing reason- able use of the property. 6. Special Review Criteria—Reasonable Use Variance—Critical Areas Regulations 2. Filing of Application:A property owner, Only: For variance requests related to the or his duly authorized agent, may file an ap- critical areas regulations not subject to sub- plication for a variance which application sections B7 to B11 of this Section, the Re- shall set forth fully the grounds therefor and viewing Official may grant a reasonable use the facts deemed to justify the granting of variance if all of the following criteria are met: such variance. a. That the granting of the variance will 3. Submittal Requirements and Applica- not be materially detrimental to the public tion Fees: Shall be as listed in RMC welfare or injurious to the property or im- 4-8-120C, Land Use Applications, and provements in the vicinity and zone in 4-1-170, Land Use Review Fees. which subject property is situated; 4. Public Notice and Comment Period: b. There is no reasonable use of the Notice of the application shall be given pursu- property left if the requested variance is ant to RMC 4-8-090, Public Notice Require- not granted; ments. c. The variance granted is the minimum 5. Decision Criteria: Except for variances amount necessary to accommodate the from critical areas regulations,the Reviewing proposal objectives; Official shall have authority to grant a vari- ance upon making a determination in writing d. The need for the variance is not the that the conditions specified below have been result of actions of the applicant or prop- found to exist: (Amd. Ord.4835, 3-27-2000) erty owner; and a. That the applicant suffers undue e. The proposed variance is based on - hardship and the variance is necessary consideration of the best available sci- because of special circumstances appli- ence as described in WAC 365-195-905; cable to subject property, including size, or where there is an absence of valid sci- shape, topography, location or surround- entific information, the steps in RMC ings of the subject property,and the strict 4-9-250F are followed. (Ord. 4835, application of the Zoning Code is found to 3-27-2000; Amd. Ord. 4851, 8-21-2000) deprive subject property owner of rights and privileges enjoyed by other property 7. Special Review Criteria for Variances owners in the vicinity and under identical from the Aquifer Protection Regulations: zone classification; Except for public or quasi-public utility or agency proposals which are subject to sub- b. That the granting of the variance will section B10 of this Section, the Hearing Ex- 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; (Revised 12/05) 9-74 4-9-250B aminer shall consider the following criteria,in personal in nature and do not pertain to addition to those criteria in subsections B5 the structure,its inhabitants,economic or and B6 of this Section,for variances from financial circumstances.They primarily aquifer protection regulations: address small lots in densely populated residential neighborhoods. As such,yank a. That the proposed activities will not ances from the flood elevations should cause significant degradation of ground- be quite rare. water or surface water quality; b. Review Criteria: In passing upon b. That the applicant has taken deliber- such an application for a variance,the ate measures to minimize aquifer im- Hearing Examiner shall consider the fol- pacts, including but not limited to the lowing review criteria: following: i. Consider all technical evalua- i. Limiting the degree or magnitude tions, all relevant factors, standards of the hazardous material and activ- specified in other sections of this sec- ity; and tion; and: ii. Limiting the implementation of (a) The danger that materials the hazardous material and activity; may be swept onto other lands to and the injury of others; iii. Using appropriate and best (b) The danger to life and prop- available technology; and erty due to flooding or erosion damage; iv. Taking affirmative steps to avoid or reduce impacts; and (c) The susceptibility of the pro- posed facility and its contents to c. That there will be no damage to flood damage and the effect of nearby public or private property and no such damage on the individual threat to the health or safety of people on owner; or off the property; and (d) The importance of the ser- d. The proposed variance is based on vices provided by the proposed consideration of the best available sci- facility to the community; ence as described in WAC 365-195-905; or where there is an absence of valid sci- (e) The necessity to the facility entific information, the steps in RMC of a waterfront location, where 4-9-250F are followed. (Ord. 4835, applicable; 3-27-2000; Amd. Ord. 4851, 8-21-2000) (f) The availability of alternative 8. Special Review Criteria for Variances locations for the proposed use from Flood Hazard Requirements in the which are not subject to flooding Critical Areas Regulations: In lieu of the or erosion damage; variance criteria of subsection B5 of this Sec- tion,the following directives and criteria shall (g) The compatibility of the pro- be utilized by the Hearing Examiner in the re- posed use with existing and an- view of variance applications related to the ticipated development; flood hazard requirements of the critical ar- eas regulations: (h) The relationship of the pro- posed use to the comprehensive a. Purpose and Intent: Variances, as plan and flood plain manage- interpreted in the national flood insurance ment program for that area; program, are based on the general zon- ing law principle that they pertain to a physical piece of property;they are not 9-75 (Revised 6/05) 4-9-250B (i) The safety of access to the v. Variances shall not be issued property in times of flood for ordi- within a designated floodway if any nary and emergency vehicles; increase in flood levels during the base flood discharge would result. (j) The expected heights, ve- locity, duration, rate of rise, and vi. Variances shall only be issued sediment transport of the flood upon: waters and the effects of wave action, if applicable, expected at (a) A showing of good and suf- the site; and ficient cause; (k) The costs of providing gov- (b) A determination that failure ernmental services during and to grant the variance would result after flood conditions, including in exceptional hardship to the ap- maintenance and repair of public plicant; utilities and facilities such as sewer, gas, electrical, and water (c) A determination that the systems, and streets and granting of a variance will not re- bridges. suit in increased flood heights, additional threats to public ii. Generally, the only condition un- safety, extraordinary public ex- der which a variance from the eleva- pense, create nuisances, cause tion standard may be issued is for fraud on or victimization of the new construction and substantial im- public or conflict with existing lo- provements to be erected on a lot of cal laws or ordinances. one-half(1/2) acre or less in size contiguous to and surrounded by lots (d) A determination that the with existing structures constructed variance is the minimum neces- below the base flood level, provided sary, considering the flood haz- criteria in subsection B8b(i) of this ard, to afford relief. Section have been fully considered. As the lot size increases the techni- c. Conditions of Approval: Upon con- cal justification required for issuing sideration of the factors of subsection the variance increases. B8b of this Section, and the purposes of this Section, the Hearing Examiner may iii. Variances may be issued for attach such conditions to the granting of nonresidential buildings in very lira- variances as it deems necessary to fur- ited circumstances to allow a lesser ther the purposes of this Section. degree of floodproofing than water- tight or dry-floodproofing, where it d. Notice Required upon Variance can be determined that such action Approval: Any applicant to whom a vari- will have low damage potential, corn- ance is granted shall be given written no- plies with all other variance criteria tice that the structure will be permitted to except subsections B8b(ii),(iii)or(iv) be built with a lowest floor elevation be- of this Section, and otherwise corn- low the base flood elevation and that the plies with RMC 4-3-050I2a and I2b of cost of flood insurance will be commen- the general standards. surate with the increased risk resulting from the reduced lowest floor elevation. iv.. Variances may be issued for the reconstruction, rehabilitation, or res- e. Records: The Department Adminis- toration of structures listed in the Na- trator or his/her designee,the Building tional Register of Historic Places or Official, shall maintain the records of all the State Inventory of Historic variance actions and report any vari- Places,without regard to the proce- ances to the Federal Insurance Adminis- dures set forth in this section. tration upon request. (Ord. 4835, 3-27-2000;Amd. Ord. 4851, 8-7-2000) (Revised 6/05) 9 -76 4-9-250B 9. Special Review Criteria—Single Fam- 4-9-250F are followed. (Ord.4835, ily Residence on a Legal Lot with a Cate- 3-27-2000;Amd.Ord. 4851, 8-7-2000) gory 3 Wetland; or Single Family Residence on a Legal Lot with a Class 2,3, 10. Special Review Criteria—Public/ or 4 Stream/Lake: In lieu of the criteria Quasi-Public Utility or Agency Altering shown in subsections B5 and B6 of this Sec- Aquifer Protection,Geologic Hazard, Hab- tion,a variance may be granted from any wet- itat,Stream/Lake or Wetland Regulations: land or stream requirement in the critical In lieu of the variance criteria of subsection B5 areas regulations for a single family resi- of this Section, applications by public/quasi- dence to be located on an existing legal lot if public utilities or agencies proposing to alter all of the following criteria are met: aquifer protection, geologic hazard, habitat, stream and lake or wetland regulations shall a. The proposal is the minimum neces- be reviewed for compliance with all of the fol- sary to accommodate the building foot- lowing criteria: print and access. In no case, however, shall the impervious surface exceed five a. Public policies have been evaluated thousand (5,000) square feet, including and it has been determined by the De- access. Otherwise the alteration shall be partment Administrator that the public's reviewed as a Hearing Examiner vari- health,safety,and welfare is best served; ance and subject to the review criteria of subsection B6 of this Section; b. Each facility must conform to the Comprehensive Land Use Plan and with b. Access is located so as to have the any adopted public programs and poli- least impact on the wetland and/or cies; stream/lake and its buffer; c. Each facility must serve established, c. The proposal preserves the functions identified public needs; and values of the wetlands and/or stream/lake/riparian habitat to the maxi- d. No practical alternative exists to mum extent possible; meet the needs; d. The proposal includes on-site mitiga- e. The proposed action takes affirma- tion to the maximum extent possible; tive and appropriate measures to mini- mize and compensate for unavoidable e. The proposal first develops noncriti- impacts; cal area,then the critical area buffer, be- fore the critical area itself is developed; f. The proposed activity results in no net loss of regulated wetland or stream/lake f. The proposed activities will not jeop- area, value, or function in the drainage ardize the continued existence of endan- basin where the wetland, stream or lake gered,threatened or sensitive species as is located; listed by the Federal government or the State; g. The proposed activities will not jeop- ardize the continued existence of endan- g. The inability to derive reasonable gered,threatened or sensitive species as economic use of the property is not the listed by the Federal government or the result of actions segregating or dividing State; the property and creating the undevelop- able condition after the effective date of h. That the proposed activities will not this Section; and cause significant degradation of ground- water or surface water quality; h. The proposed variance is based on consideration of the best available sci- i. The approval as determined by the ence as described in WAC 365-195-905; Hearing Examiner is a minimum variance or where there is an absence of valid sci- that will accomplish the desired purpose; entific information,the steps in RMC and 9-77 (Revised 12/05) 4-9-250B j. The proposed variance is based on the health or safety of people on or off the consideration of the best available sci- property. ence as described in WAC 365-195-905; or where there is an absence of valid sci- 12. Continuation of Public Hearing: If for entific information, the steps in RMC any reason testimony in any manner set for 4-9-250F are followed. (Ord.4835, public hearing, or being heard, cannot be 3-27-2000;Amd. Ord. 4851, 8-7-2000) completed on date set for such hearing, the person presiding at such public hearing or 11. Special Review Criteria—Construct- meeting may, before adjournment or recess ing Structures over Piped Streams: For of such matters under consideration, publicly variance requests involving the construction announce the time and place to and at which of structures over piped streams, the follow- said meeting will be continued,and no further ing criteria shall apply: notice of any kind shall be required. (Ord. 3463, 8-11-1980;Amd. Ord. 4648, 1-6-1997; a. The proposal is the minimum neces- Ord. 4835, 3-27-2000) sary to accommodate the structure; and 13. Decision Process: b. There is no other reasonable alterna- tive to avoid building over a piped stream; a. The Planning/Building/Public and Works Administrator or His/Her Desig- nee Shall Announce Findings and De- c. The existing pipe stream system that cisions: Not more than thirty (30) days would have to be located under the struc- after the termination of the proceedings ture is replaced with new pipe material to of the public hearing on any variance,the ensure long-term life of the pipe and Planning/Building/Public Works Adminis- meets structural requirements; and trator or his/her designee shall announce the Administrator's findings and decision. d. The piped stream system is sized to If a variance is granted, the record shall convey the one hundred(100)year future show such conditions and limitations in land use condition runoff from the total writing as the Administrator may impose. upstream tributary area as determined from a hydrologic and hydraulic analysis b. Notice of Decision of the Plan- performed in accordance with standards Wing/Building/Public Works Adminis- determined by the City and in accor- trator or His/Her Designee: Following dance with other City's standards; and the rendering of a decision on a variance application,a copy of the written order by e. The piped stream that will be built the Administrator shall be mailed to the over will need to be placed in a casing applicant at the address shown on the pipe sized to allow pipe skids and the po- application and filed with the Planning/ tential need to increase the pipe size by a Building/Public Works Department and to minimum of one pipe diameter. The cas- any other person who requests a copy ing pipe shall be a minimum of three pipe thereof. diameters larger than the diameter of the pipe that conveys the stream; and c. Reconsideration: (Reserved) f. To allow for maintenance, operation d. Record of Decision: Whenever a and replacement of the piped stream that variance is approved by the Planning/ has been built over,a flow bypass system Building/Public Works Administrator or shall be constructed and access man- his/her designee, the Building Depart- holes or other structures of sufficient size ment shall forthwith make an appropriate as determined by the City shall be re- record and shall inform the administrative quired on both sides of the section of the department having jurisdiction over the piped stream that is built upon; and matter.(Amd.Ord.4835,3-27-2000;Ord. 5157, 9-26-2005) g. There will be no damage to nearby public or private property and no threat to (Revised 12/05) 9 -78 4-9-250D 14. Conditions of Approval: The Review- application fee shall be as specified in RMC ing Official may prescribe any conditions, 4-1-170, Land Use Review Fees. - upon the variance deemed to be necessary ( and required. (Amd. Ord. 4835, 3-27-2000) 4. Decision Criteria, General: (Reserved) 15. Finalization: (Reserved) 5. Decision Criteria for Waivers of Street Improvements: Reasonable justification 16. Expiration of Variance Approval:Any shall include but not be limited to the follow- variance granted by the Reviewing Official, ing: unless otherwise specified in writing, shall become null and void in the event that the ap- a. Required street improvements will al- plicant or owner of the subject property for ter an existing wetlands or stream, or which a variance has been requested has have a negative impact on a shoreline's failed to commence construction or otherwise area. implement effectively the variance granted within a period of two (2) years after such b. Existing steep topography would variance has been issued. For proper cause make required street improvements in- shown,an applicant may petition the Review- feasible. ing Official during the variance application re- view process, for an extension of the two (2) c. Required street improvements would year period, specifying the reasons therefor. have a negative impact on other proper- The time may be extended but shall not ex- ties,such as restricting available access. ceed one additional year in.any event. (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000) d. There are no similar improvements in the vicinity and there is little likelihood 17. Extension of Approval: For proper that the improvements will be needed or cause shown, an applicant may petition the required in the next ten (10) years. Reviewing Official for an extension of the ap- proved expiration period established per sub- e. In no case shall a waiver be granted section D16 of this Section prior to the unless it is shown that there will be no det- expiration of the time period, specifying the rimental effect on the public health,safety reasons therefor.The Reviewing Official may or welfare if the improvements are not in- extend the time limit,but such extension shall stalled, and that the improvements are not exceed one additional year in any event. not needed for current or future develop- (Ord. 3463, 8-11-1980; Amd.Ord. 4648, ment. (Ord. 5137,.4-25-2005) 1-6-1997; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) D. MODIFICATION PROCEDURES: C. WAIVER PROCEDURES: 1. Application Time and Decision Au- thority:Modification from standards,either in 1. Authority for Waiver, General: (Re- whole or in part, shall be subject to review served) and decision by the Planning/Building/Public Works Department upon submittal in writing 2. Authority for Waiver of Street Im- of jurisdiction for such modification. (Amd. provements: The Planning/Building/Public Ord. 4777, 4-19-1999) Works Administrator or his/her designee may grant waiver of the installation of street im- 2. Decision Criteria: Whenever there are provements subject to the determination that practical difficulties involved in carrying out there is reasonable justification for such the provisions of this Title, the Department waiver. (Ord. 5156, 9-26-2005) Administrator may grant modifications for in- dividual cases provided he/she shall first find 3. Application and Fee:Any application for that a specific reason makes the strict letter of such a waiver shall specify in detail the reason this Code impractical, that the intent and pur- for such requested waiver and may contain pose of the governing land use designation of such evidence including photographs, maps, the Comprehensive Plan is met and that the and surveys as may be pertinent thereto.The modification is in conformity with the intent 9 -79 (Revised 5/08) 4-9-250E and purpose of this Code,and that such mod- 3. Substantiation:The Department Admin- ification: istrator shall require that sufficient evidence or proof be submitted to substantiate any a. Substantially implements the policy claims that may be made regarding its use. direction of the policies and objectives of (Amd. Ord. 4851, 8-7-2000) the Comprehensive Plan Land Use Ele- ment and the Community Design Ele= 4. Record of Decision: The details of any ment and the proposed modification is action granting approval of an alternate shall the minimum adjustment necessary to be written and entered in the files of the Code implement these policies and objectives; enforcement agency. (Ord.4367,9-14-1992; Ord. 5137, 4-25-2005) b. Will meet the objectives and safety, function,appearance,environmental pro- F. ABSENCE OF VALID SCIENTIFIC tection and maintainability intended by INFORMATION: the Code requirements, based upon Where there is an absence of valid scientific infor- sound engineering judgment; mation or incomplete scientific information relat- ing to a critical area leading to uncertainty about c. Will not be injurious to other prop- the risk to critical area function of permitting an al- erty(ies) in the vicinity; teration of or impact to the critical area, the Re- sponsible Official shall: d. Conforms to the intent and purpose of the Code; 1. Take a"precautionary or a no-risk ap- proach"that appropriately limits development 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; 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 Plan- ning/Building/Public Works Administrator. 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) (Revised 5/08) 9 -80 4-9-260 and land use activities until the uncertainty is sufficiently resolved, or determine that pro- tection 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. Require application of an effective adap- tive management program that relies on sci- entific methods to evaluate how well regulatory and nonregulatory actions protect the critical area. An adaptive management program is a formal and deliberate scientific approach to taking action and obtaining infor- mation 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) 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) 9 -81 (Revised 12/05) 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. 5159, October 17, 2005. SECTION PAGE NUMBER NUMBER 4-10-010 NONCONFORMING LOTS (Reserved) 1 4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS (Reserved) 1 .4-10-030 PENDING PERMITS VALID —VESTING 1 4-10-040 CHANGE OF OWNERSHIP 1 4-10-050 NONCONFORMING STRUCTURES 1 A. Nonconforming Structures—General 1 1. Not Vacant or Left Abandoned 1 2. Unsafe Structures 1 3. Alterations 1 a. Structures with Rebuild Approval Permits 1 b. Other Legal Nonconforming Structures 1 4. Enlargement 1 a. Wireless Towers and Antennas 1 5. Restoration 1 a. Legal Nonconforming Structures with Rebuild Approval Permits 1 b. Other Legal Nonconforming Structures 2 c. Single Family Dwellings 2 B. R-10 and R-14 Zone Residential Structures Considered Conforming 2 4-10-060 NONCONFORMING USES 2 A. Abandonment 2 B. Relocation 2 C. Changes to a Different Nonconforming Use 2 D. Extension or Enlargement 2 1. Extension/Enlargement Outside Building 3 2. Extension/Enlargement Within Building 3 3. Additional Development on Property Containing Nonconforming Use 3 E Alterations to Legal Nonconforming Use without Structural Alteration 3 F. Alterations to Legal Nonconforming Use with Structural Alteration 3 1. Structures with Rebuild Approval Permits Housing a Nonconforming Use 3 2. Other Legal Structures Housing a Nonconforming Use 3 G. Restoration 3 1. Legal Nonconforming Uses with Rebuild Approval Permits 3 2. Other Legal Nonconforming Uses 3 10-I (Revised 12/05) • SECTION PAGE NUMBER NUMBER 3. Single Family Dwellings 4 H. Amortization of Adult Uses 4 4-10-070 NONCONFORMING ANIMALS 4 4-10-080 NONCONFORMING SIGNS 4 4-10-090 CRITICAL AREAS REGULATIONS — NONCONFORMING ACTIVITIES AND STRUCTURES 4 4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES 4 (Revised 12/05) 10- Il 4-10-050A 4-10-010 NONCONFORMING LOTS: (100%) of the value of the building or (Reserved) structure shall be allowed if: (1)the build- / ing or structure is made conforming by the alterations;or(2)the alterations were 4-10-020 NONCONFORMING SITE imposed as a condition of granting a re- DEVELOPMENT STANDARDS: build approval permit; or(3) alterations (Reserved) are necessary to restore to a safe condi- tion any portion of a building or structure declared unsafe by a proper authority.Al- • 4-10-030 PENDING PERMITS VALID — terations shall not result in or increase VESTING: any nonconforming conditions unless they were specifically imposed as a con- Changes in the plans, construction, or intended dition of granting a rebuild approval per- use of a building shall not be required when a mit, pursuant to RMC 4-9-120. building permit has heretofore been issued, or when a complete application has been submitted b. Other Legal Nonconforming to the Building Official before the effective date of Structures: The cost of the alterations amendments to the development regulations. shall not exceed an aggregate cost of fifty (Ord. 4963, 5-13-2002) percent(50%)of the value of the building or structure, based upon its most recent assessment or appraisal, unless the 4-10-040 CHANGE OF OWNERSHIP: amount over fifty percent(50%) is used to make the building or structure more Change of ownership, tenancy, or management conforming,or is used to restore to a safe of a nonconforming structure or use shall not af- condition any portion of a building or fect its legal nonconforming status provided the structure declared unsafe by a proper au- provisions of this Chapter are met. (Ord. 4963, thority.Alterations shall not result in or in- 5-13-2002) crease any nonconforming condition. 4-10-050 NONCONFORMING 4. Enlargement:The structure shall not be STRUCTURES' enlarged unless the enlargement is conform- ' ing or it is consistent with the provisions of a rebuild approval permit issued for it. A. NONCONFORMING STRUCTURES — GENERAL: a. Wireless Towers and Antennas: Any legally established building or structure may Towers that are constructed, and anten- remain,although such structure does not conform nas that are installed, in accordance with with the provisions of the Renton Municipal Code, the provisions of this Title shall not be provided the following conditions are met: deemed to constitute the expansion of a nonconforming use or structure. 1. Not Vacant or Left Abandoned: The nonconforming buildings or structures do not 5. Restoration: Nothing in this Chapter have historic significance,and have not been shall prevent the reconstruction, repairing,re- vacant for two (2) or more years, or have not building and continued use of any noncon- been abandoned. forming building or structure to its same size, location, and height when damaged by fire, 2. Unsafe Structures:The structure is kept explosion, or act of God, subsequent to the in a safe and secure condition. date of these regulations and subject to the following conditions: 3. Alterations: A legal nonconforming structure shall not be altered beyond the lim- a. Legal Nonconforming Structures itations specified below: with Rebuild Approval Permits: Resto- ration or reconstruction work exceeding a. Structures with Rebuild Approval one hundred percent(100%)of the latest Permits: Alteration work exceeding an appraised value of the building or struc- aggregate cost of one hundred percent ture closest to the time such damage oc- 10- 1 (Revised 8/02) 4-10-050B curred shall be allowed if it is: (1) a sions of the Renton Municipal Code,provided the condition of granting the rebuild approval following conditions are met: permit pursuant to RMC 4-9-120; and/or (2)necessary to allow the structure to be A. ABANDONMENT: rebuilt to its condition prior to the damage The use is not abandoned.A legal nonconforming considering construction costs;and/or(3) use (of a building or premises) which has been required to strengthen or restore to a safe abandoned shall not thereafter be resumed. A condition any portion of a building or nonconforming use shall be considered aban- structure declared unsafe by a proper au- doned when: thority; and/or(4) necessary to conform to the regulations and uses specified in 1. The intent of the owner to discontinue the this Title. use is apparent, and discontinuance for a pe- riod of one year or more shall be prima facie b. Other Legal Nonconforming evidence that the nonconforming use has Structures: The work shall not exceed been abandoned; or fifty percent(50%)of the latest assessed or appraised value of the building or 2. It has been replaced by a conforming structure at the time such damage oc- use; or curred, unless required to strengthen or restore to a safe condition any portion of 3. It has been changed to another noncon- a building or structure declared unsafe by forming use under permit from the City or its a proper authority otherwise any restora- authorized representative. tion or reconstruction shall conform to the regulations and uses specified in this Ti- B. RELOCATION: tle. The use is not relocated.A legal nonconforming use of a building or premises which has been va- c. Single Family Dwellings: Any le- cated and moved to another location, or discon- gally established single family dwelling tinued, shall not be allowed to reestablish itself damaged by fire or an act of God may be except in compliance with the development regu- rebuilt to its same size, location, and lations. height on the same site,subject to all rel- evant fire and life safety codes. Restora- C. CHANGES TO A DIFFERENT tion improvements shall commence NONCONFORMING USE: within two years of the damage,and shall The use is not changed to a different nonconform- continue in conformance with approved ing use.To qualify as a continuation of an existing building or construction permits, other- nonconforming use, a replacement nonconform- wise the structure shall lose its restora- ing use shall: tion authorization and status. 1. Reflect the nature and purpose of the B. R-10 AND R-14 ZONE RESIDENTIAL preexisting nonconforming use, and be con- STRUCTURES CONSIDERED sidered to be the same or related use classi- CONFORMING: fication; and Residential structures that existed or that were developed in accordance with vested land use 2. Be substantially similar or result in a permits prior to the effective date of this section lower impact in its effect on the surrounding (6-17-1996)shall be considered to be conforming neighborhood; and structures. Such structures may be replaced, ren- ovated, and/or expanded pursuant to the provi- 3. Not increase the nonconformance of the sions of the R-14 Zone. (Ord. 4963, 5-13-2002) use; and 4.NONCONFORMING USES: Not create a new type of nonconfor- 4-10-060mance. Any legally established use existing at the time of enactment of this Code may be continued, al- D. EXTENSION OR ENLARGEMENT: though such use does not conform with the provi- The use is not enlarged or extended. (Revised 8/02) 10-2 4-10-060G 1. Extension/Enlargement Outside conforming by the alterations;or(b) the alter- Building: The use shall not be extended or ations were imposed as a condition of grant- ( enlarged so as to occupy additional land area ing a rebuild approval permit; or(c) alter- on the same or any other lot or parcel.The ations are necessary to restore to a safe use shall not be relocated in whole or in part condition any portion of a building or structure to any other part of the parcel. declared unsafe by a proper authority. Alter- ations shall not result in or increase any non- 2. Extension/Enlargement Within Build- conforming conditions unless they were spe- ing: Provided the use complies with subsec- cifically imposed as a condition of granting a tions E and F of this Section, Alterations to rebuild approval permit, pursuant to RMC Legal Nonconforming Use, a nonconforming 4-9-120. use housed in part of a single-tenant building may be extended throughout the building,but 2. Other Legal Structures Housing a the building shall not be enlarged or added to. Nonconforming Use: The cost of the alter- A nonconforming use in a multi-tenant build- ations shall not exceed an aggregate cost of ing shall not be expanded into space vacated fifty percent(50%)of the value of the building by other tenants and shall also comply with or structure or site improvements, based subsections E and F. upon its most recent assessment or ap- praisal, unless the amount over fifty percent 3. Additional Development on Property (50%) is used to make the use, building or Containing Nonconforming Use: No addi- structure more conforming, or is used to re- tional building, whether temporary or perma- store to a safe condition any portion of a nent, shall be erected upon a property with a building or structure declared unsafe by a nonconforming use for purposes of expand- proper authority.Alterations shall not result in ing or extending a nonconforming use. Addi- or increase any nonconforming condition. tional development of any property on which a legal nonconforming use exists shall re- G. RESTORATION: quire that all new uses conform to the provi- Nothing in this Chapter shall prevent the restora- sions of the Renton Municipal Code. tion or continuance of a nonconforming use dam- aged by fire,explosion,or act of God,subsequent E. ALTERATIONS TO LEGAL to the date of these regulations, or amendments NONCONFORMING USE WITHOUT thereto, subject to the following conditions and STRUCTURAL ALTERATION: conforming to subsection D of this Section, Ex- Alterations to a legal nonconforming use are only tension or Enlargement: permitted when they do not expand or enlarge a use consistent with subsection D of this Section, 1. Legal Nonconforming Uses with Re- Extension or Enlargement.The modification shall build Approval Permits: Restoration work not increase the nonconformance of the use, nor exceeding one hundred percent(100%) of create a new type of nonconformance. the latest appraised value of the building or structure housing the use or site improve- F. ALTERATIONS TO LEGAL ments supporting use (if not contained in a NONCONFORMING USE WITH structure) closest to the time such damage STRUCTURAL ALTERATION: occurred shall be allowed if it is: (a) a condi- Alterations to a structure housing a nonconform- tion of granting the rebuild approval permit ing use shall not be altered beyond the limitations pursuant to RMC 4 9 120; and/or(b) neces- specified below, and shall conform to subsection sary to allow the structure to be rebuilt to its D of this Section, Extension or Enlargement: condition prior to the damage considering construction costs; and/or(c) required to 1. Structures with Rebuild Approval Per- strengthen or restore to a safe condition any mits Housing a Nonconforming Use:Alter- portion of a building or structure declared un ations exceeding an aggregate cost of one safe by a proper authority; and/or(d) neces hundred percent (100%) of the value of the sary to conform to the regulations and uses building or structure or site improvements specified in this Title. housing or supporting the use shall be al 2. Other Legal Nonconforming Uses: lowed if: (a)the building or structure is made The work shall not exceed fifty percent(50%) 10-3 (Revised 12/05) 4-10-060H of the latest appraised value of the building or 2. Except for cases of ongoing agricultural structure housing the nonconforming use or uses, if a nonconforming activity is discontin- site improvements supporting use (if not con- ued pursuant to RMC 4-10-060, any resump- tained in a structure)at the time such damage tion of the activity shall conform to this occurred. Section; 3. Single Family Dwellings: Any legally 3. Except for cases of ongoing agricultural established single family dwelling damaged use, if a nonconforming use or activity or by fire or an act of God may be rebuilt to its structure is destroyed by human activities or same size, location, and height on the same an act of God, it shall not be resumed or re- site, subject to all relevant fire and life safety constructed except in conformity with the pro- codes. Restoration improvements shall corn- visions of RMC 4-3-050, 4-10-050 and mence within two years of the damage, and 4-10-060; shall continue in conformance with approved building or construction permits, otherwise 4. Activities or adjuncts thereof that are or the structure shall lose its restoration authori- become nuisances shall not be entitled to zation and status. continue as nonconforming activities. (Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) H. AMORTIZATION OF ADULT USES: For amortization of legal nonconforming adult en- tertainment, activity, use, or retail use, see RMC 4-10-100 VIOLATIONS OF THIS 4-3-010E. (Ord. 4963, 5-13-2002) CHAPTER AND PENALTIES: Unless otherwise specified, violations of this 4-10-070 NONCONFORMING Chapter are misdemeanors subject to RMC ANIMALS: 1-3-1. (Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord. 5159, 10-17-2005) See RMC 4-4-010K. (Ord. 4963, 5-13-2002) 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 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; (Revised 12/05) 10-4 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. 5404,July 21, 2008. SECTION PAGE NUMBER NUMBER 4-11-010 DEFINITIONS A 1 4-11-020 DEFINITIONS B 4.1 4-11-030 DEFINITIONS C 8 4-11-040 DEFINITIONS D 11 4-11-050 DEFINITIONS E 14 4-11-060 DEFINITIONS F 16 4-11-070 DEFINITIONS G 18 4-11-080 DEFINITIONS H 19 4-11-090 DEFINITIONS I 20 4-11-100 DEFINITIONS J 21 4-11-110 DEFINITIONS K 21 4-11-120 DEFINITIONS L 21 4-11-130 DEFINITIONS M 24 4-11-140 DEFINITIONS N 27 4-11-150 DEFINITIONS 0 28 4-11-160 DEFINITIONS P 29 4-11-170 DEFINITIONS Q 32 4-11-180 DEFINITIONS R 32 4-11-190 DEFINITIONS S 34.1 4-11-200 DEFINITIONS T 44.1 4-11-210 DEFINITIONS U 46 4-11-220 DEFINITIONS V 47 4-11-230 DEFINITIONS W 48 4-11-240 .DEFINITIONS X (Reserved) 52 4-11-250 DEFINITIONS Y 52 4-11-260 DEFINITIONS Z 53 11 - I (Revised 8/08) 4-11-010 For the purpose of this Title, the following words, clearly incidental to. The accessory use is typi- terms, phrases and their derivations shall have cally subordinate in size and supports the princi- the meaning given herein, unless the context oth- pal residential use without displacing it. erwise indicates. - ACT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The 4-11-010 DEFINITIONS A: Shoreline Management Act of 1971, chapter ABANDONMENT OF UNDERGROUND STOR- 90.58 RCW as amended. AGE FACILITIES: See RMC 4 5 120G. ACTIVE RECREATION: See RECREATION, ABUTTING: Lots sharing common property lines ACTIVE. or easements. ACTIVITY: A happening associated with a use; Lo the use of energy toward a specific action or pur- .,_.. ,/�AbuttingLots Lo suit. Examples of shoreline activities include but 41• are not limited to fishing, swimming, boating, L07LLOT? dredging,fish spawning, wildlife nesting, or dis- charging of materials. Not all activities necessar- ily require a shoreline location. STREET ADDITIONAL ANIMALS LICENSE:An annually renewed license issued by the Finance Depart- ACCESS EASEMENT: See EASEMENT, AC- ment to individuals permitted to keep additional CESS. animals. ACCESSORY BUILDING: A subordinate build- ADDITIONAL ANIMALS PERMIT: A condition- ing located upon the same lot occupied by a prin- ally granted permit for the keeping of household cipal use or building with which it is customarily pets and/or domestic animals, when they are ac- associated, but clearly incidental to. cessory, at greater numbers than allowed out- ' right.For dogs,cats,and/or combinations of dogs ACCESSORY DWELLING UNIT: See DWELL- and cats the maximum number allowable with this ING UNIT, ACCESSORY. permit is six(6).Animals kept in small animal hos- pitals,clinics,pet shops,or grooming services are ACCESSORY USE, AGRICULTURE OR ANI- excluded from this definition. MAL HUSBANDRY: Subordinate and incidental uses,typically located upon the same lot, which ADJACENT: Lots located across a street, rail- support the agricultural or animal husbandry use road,or right-of-way,except limited access roads. of a site including,but not limited to the storage of agricultural products and equipment, and the Adjacent Lots Adjacent Lots sheltering of animals. ^ ,�`,. ACCESSORY USE, COMMERCIAL/INDUSTRI- I r' i AL/PUBLIC/COMUNITY FACILITY: A use typ- LOT 1 I rn ( LOT z I m LOU 3 I ically subordinate in size to the principal • : cm ; • ; commercial, industrial, public,community facility, �•, I !,_••_,I, 4-,•___L or other similar principal use; that would not con- tribute significantly to traffic generation, noise, or nuisance;and that supports the primary use oper- ADMINISTRATIVE HEADQUARTERS OFFICE: ation without displacing it.Uses are typically locat- A use containing one or more of the day-to-day ed upon the same lot occupied by a principal use. functions(e.g.,management,payroll,information systems, inventory control) related to the opera- ACCESSORY USE, RESIDENTIAL: A subordi- tion of a company or affiliated corporate group. nate use,which supports the principal residential use without displacing it, typically located upon ADMINISTRATOR: The Administrator of the De- the same lot occupied by the principal residential partment of Planning/Building/Public Works of the • use with which it is customarily associated, but City,or any successor office with responsibility for 11 - 1 (Revised 5/08) 4-11-010 management of the public properties within the Health Services determines the home is of ade- City of Renton, or his/her designee. quate size and the home and provider are capa- ble of meeting standards and qualifications as ADULT DAY CARE/HEALTH: A program de- provided for in chapters 70.128 RCW and 388-76 signed to meet the needs of adults with functional WAC. impairments through an individualized plan of care. It is a structured, comprehensive program ADULT LIVE ENTERTAINMENT: A person ap- that provides a variety of health, social, and re- pearing nude or a live performance which is char- lated support services in a protective setting dur- acterized by specified sexual activities as defined ing any part of a day for a minimum of four (4) in RMC 4-11-190.This definition includes, but is hours, but less than twenty four(24) hour care. not limited to, peep shows. While beds may be provided for rest periods, adult day care/health uses are not intended to ADULT MOTION PICTURE THEATER: An en- function as residential facilities.A number,where closed building used for presenting motion picture specified, is the maximum number of clients films, video cassettes, cable television, or any present at any one period of time during the pro- other such visual media for observation by pa- gram operation. Adult day care/health programs trons there, distinguished or characterized by an are subclassified as follows: emphasis on matter depicting,describing or relat- ing to specified sexual activities or specified ana- A. Adult Day Care/Health Category I:A maxi- tomical areas. mum of four(4)clients upon a property containing a residential use; and a maximum of twelve (12) ADULT RETAIL USE: A retail establishment clients upon a property in nonresidential use. which, for money or any other form of consider- ation, either: (a) has as one of its principal pur- B. Adult Day Care/Health Category II: Five(5) poses to sell, exchange, rent, loan, trade, or more clients upon a property containing a resi- transfer,and/or provide for viewing or use,off the dential use;and thirteen(13)or more clients upon premises, any adult-oriented merchandise;or(b) a property in nonresidential use. provides, as its substantial stock in trade, for the sale, exchange, rental, loan, trade, transfer, and/ ADULT ENTERTAINMENT BUSINESS: or provide for viewing or use, off the premises, any adult-oriented merchandise. 1. Any enterprise which, for money or any other form of consideration, features "adult ADULT-ORIENTED MERCHANDISE:Any live entertainment"as defined herein; or goods, products,commodities,or other wares, in- cluding but not limited to, videos, CD roms, • 2. Any"adult motion picture theater" as de- DVDs, magazines, books, pamphlets, posters, fined herein; or cards,periodicals or nonclothing novelties,which depict, describe or simulate specified anatomical 3. Any adult arcade containing individual areas or specified sexual activities.This definition viewing areas or stations or booths,where for is not intended to include movies rated R by the money or any other form of consideration one Motion Picture Association of America or its suc- or more still or motion picture projectors,slide cessor organization. projectors, or similar machines, or other im- age-producing machines are used to show AFFORDABLE HOUSING: Housing used as a films,motion pictures,video cassettes,slides primary residence for any household whose in- or other photographic reproduction of speci- come is less than eighty percent(80%)of the me- fied sexual activities or specified anatomical dian annual income adjusted for household size, areas. as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metro- ADULT FAMILY HOME: A state-licensed facility politan Statistical Area, and who pay no more providing personal care, room and board within a than thirty percent(30%)of household income for dwelling unit to more than one person, but not housing expenses. Affordable housing used to more than four(4) adults, not related by blood or satisfy zoning requirements, whether for inclu- marriage to the person(s)providing the service.A sionary or bonus provisions, must be secured to maximum of six(6) adults may be permitted if the remain affordable in perpetuity, as determined by Washington State Department of Social and the City Attorney. (Revised 5/08) 11 -2 4-11-010 AGGRIEVED PARTY: A person seeking to pro- animals not considered their household pet/pets tect what must be"arguably within the zone of in- or domestic animal/animals on a temporary basis terests to be protected or regulated by the statute that is not longer than one hundred twenty (120) or constitutional guarantee in question"and must days per animal. allege an"injury in fact,"i.e.,that he or she will be specifically and perceptibly harmed by the pro- ANIMAL HUSBANDRY:The raising of domestic posed action. animals other than common household pets. AGRICULTURE: Use of land for growing crops ANIMALS, DOMESTIC: Animals that have been for sale or consumption. This use includes the bred to be tame, are dependent on human inter- necessary accessory uses for packing,treating, vention for food and shelter, and are kept contin- or storing the produce provided that the operation ually at the premises of the owner.These animals of the accessory use is clearly incidental to the are to include: large lot domestic animals, me- agricultural activity.This definition includes but is dium lot domestic animals, small lot domestic an- not limited to produce farms and Christmas tree imals, and other animals as approved by the farms. This definition excludes nurseries and an- Development Services Director. Bees, peafowl, imal husbandry. and roosters are excluded from this definition. AIR GAP: See RMC 4-6-100. ANIMALS, DOMESTIC—LARGE LOT: Animals that require at least one acre lot size; to include AIRPLANE SALES AND REPAIR: Facilities horses, ponies, donkeys, cows, llamas, goats, where airplanes are displayed for sale and/or pigs, oxen, and other animals of similar size and brought for repair services. characteristics as approved by the Development Services Director. AIRPORT COMPATIBLE LAND USE: Uses and structures within the Airport Influence Area that ANIMALS,DOMESTIC—MEDIUM LOT:Animals must be considered as to compatibility with avia- that require at least twelve thousand five hundred tion operations associated with the Renton Mu- (12,500) gross square feet lot size;to include nicipal Airport. ducks, geese, sheep, miniature goats that are smaller than twenty-four inches(24")at the shoul- AIRPORT HAZARD:Any structure,tree or use of der and/or not more than one hundred fifty (150) land which obstructs the air space required for the pounds in weight, and other animals of similar flight of aircraft in landing or taking off at the air- size and characteristics as approved by the De- port or is otherwise hazardous to landing or take- velopment Services Director. off of aircraft. ANIMALS, DOMESTIC—SMALL LOT: Animals AIRPORT INFLUENCE AREA:The area defined that require at least six thousand (6,000) gross by the outer perimeter of"Safety Zone Six,"the square feet lot size; to include rabbits, chickens, Traffic Pattern Zone,on the Airport Influence Area pigeons, and other animals of similar size and Map (RMC 4-3-020F). characteristics as approved by the Development Services Director. AIRPORT, MUNICIPAL: The Renton Municipal Airport, a general aviation facility located in APPEAL: A request for a review of any action Renton, Washington. pursuant to this Title, or of the interpretation of any provision of the Title by any City official. AIRPORT-RELATED USES: Uses that require proximity and access to an airport runway. APPLICANT:A person who files an application of permit under this Title and who is either the owner ALLEY: A vehicular right-of-way not over thirty of the land on which that proposed activity would feet (30') wide which is not designed for general be located, a contract vendee, a lessee of the travel and primarily used as means of vehicular land, the person who would actually control and and pedestrian access to the rear of abutting direct the proposed activity, or the authorized properties. agent of such a person. ANIMAL FOSTER CARE PROVIDER: A home- APPROVED: See RMC 4-6-100. owner and/or tenant who cares for an animal or 11 - 3 (Revised 8/08) 4-11-010 AQUACULTURE: The culture of farming of ASSISTED LIVING: A facility where residents aquatic animals and plants. live in private units and receive assistance with limited aspects of personal care, such as:taking AQUIFER: A geological unit of porous and per- medication, bathing, or dressing. Meals are pro- meable rock, sand or gravel capable of yielding vided multiple times daily in a common dining usable amounts of water. area. Staff is on duty twenty-four(24) hours per day to ensure the welfare and safety of residents. AQUIFER PROTECTION AREA(APA): Shall be This definition does not include: convalescent the portion of an aquifer within the zone of capture centers, congregate residences, boarding and and recharge area for a well or well field owned or lodging houses, adult family homes, and group operated by the City, as defined in RMC homes I and II. 4-3-050B, Applicability—Critical Areas Designa- tions/Mapping, and depicted in RMC 4-3-050Q1, AUTOMOBILE: See VEHICLE. Maps, Aquifer Protection. AUXILIARY WATER SUPPLY:See RMC 4-6-100. AQUIFER PROTECTION AREA PERMIT:An au- thorization by the Department for a person to AVERAGE DAILY TRAFFIC(ADT):The average store, handle, treat, use or produce a hazardous number of motor vehicles crossing in one direc- material within an APA. The two (2) types of per- tion per working day for any continuous thirty(30) mits that will be issued pursuant to RMC 4-9-015, day period. Aquifer Protection Areas Permits, and RMC 4-3-050, Critical Areas Regulations, are an oper- AVERAGE HORIZONTAL ILLUMINATION: The ating permit and a closure permit. quantity of light measured at the pavement sur- face and averaged over the traveled lanes ex- ARTERIAL:A street classified as a principal arte- pressed in foot-candles. rial on the City's Arterial Street Plan. AVIATION-RELATED USES: Uses that offer ARTERIAL PASS-THROUGH TRAFFIC: Traffic aeronautical services to the public or provide sup- that has neither an origin nor destination in an af- port services to airport-related uses. fected area which is diverted from an arterial road. AWNING: A shelter, typically for a pedestrian ARTERIAL STREET: See STREET, ARTERIAL. walkway, that projects from and is supported by the exterior wall of a building. Awnings have non- ARTICULATION: The giving of emphasis to ar- combustible frames, but may have combustible chitectural elements(like windows, balconies,en- coverings. Awnings may be fixed, retractable, tries,etc.)that create a complementary pattern or folding or collapsible. Any structure which ex- rhythm dividing large buildings into smaller identi- tends above any adjacent parapet or roof of a fiable pieces. supporting building is not included within the def- inition of awning. ARTIFICIAL CHANNEL: A stream channel that is entirely manmade but does not include relo- (Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; cated natural channels. Ord. 3981, 4-7-1986; Ord. 4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord. 4521, 6-5-1995; Ord. ARTS AND CRAFTS SCHOOLS/STUDIOS:See 4522, 6-5-1995; Ord. 4636, 9-23-1996; Ord. SCHOOLS/STUDIOS, ARTS AND CRAFTS. 4651, 1-27-1997; Ord. 4680, 9-22-1997; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. ASSEMBLY AND PACKAGING OPERATIONS: 4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord. A facility where pre-manufactured components 4828, 1-24-2000;Ord.4851,8-7-2000;Amd.Ord. are assembled to construct a product. Products 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. may be packaged and moved off-site for whole- 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. sale or retail sale.This use includes but is not lim- 5153, 9-26-2005; Ord. 5201, 4-17-2006; Ord. ited to assembly and packaging of computer, 5286, 5-14-2007; Ord. 5356, 2-25-2008; Ord. electronics, office equipment, chemicals and al- 5387, 6-9-2008) lied products, fabricated metal products, and other products. (Revised 8/08) 11 -4 4-11-020 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 11 -4.1 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 11 -4.2 4-11-020 (100)year flood." Designation on flood maps al- 3. Includes allowing proper use and storage ways includes the letters A or V. of fertilizers/pesticides. BASEMENT: Any floor level below the first story BIG-BOX RETAIL: See RETAIL, BIG-BOX. in a building, except that a floor level in a building having only one floor level shall be classified as a BINDING SITE PLAN: A drawing as authorized basement unless such floor level qualifies as a by chapter 58.17 RCW and provided for in RMC first story as defined herein. 4-7-230 which: BASEMENT: (This definition for RMC 4-3-050, 1. Identifies and shows the areas and loca- flood hazard regulations, use only.) Any area of tions of all streets, roads, improvements, util- the building having its floor subgrade (below ities, open spaces, and any other matters ground level) on all sides. specified by RMC 4-8-120C, Submittal Re- quirements; and BED AND BREAKFAST HOUSE, ACCES- SORY: Overnight accommodations and a morn- 2. Contains inscriptions or attachments set- ing meal in a dwelling unit with less than four(4) ting forth such appropriate limitations and guest rooms provided to transients for compensa- conditions for the use of the land as are es- tion.Accessory bed and breakfast houses are tablished by the City; and proprietor-occupied, or the proprietor lives on a contiguous property, and morning meals are pro- 3. Contains provisions requiring site devel- vided to the house residents and the overnight opment to be in conformity with the approved guests only. This definition does not include con- binding site plan. gregate residences, professional bed and break- fast houses, hotels, or motels. BLOCK: A block consists of two (2) facing block fronts bounded on two (2) sides by alleys or rear BED AND BREAKFAST HOUSE, PROFES- property lines and on two (2) sides by the center- SIONAL: Overnight accommodations and a line of platted streets, with no other intersecting morning meal in a dwelling unit with four(4)to ten streets intervening. (10) guest rooms provided to transients for com- pensation. Professional bed and breakfast , I 1111 I I I 1 f 111 I I I I I I houses are proprietor-occupied, or the proprietor Block Front lives on a contiguous property, and morning meals are provided to the house residents and „'�"A the overnight guests only.This definition does not s. 11111111 [ I I include congregate residences, accessory bed —=---� and breakfast houses, hotels, or motels. I I 1 71 fm- BEDROCK: In-place subsurface material con- IAllay eR I • I IBA kiEq asTwo(3) sisting of solid rock. " OPP�^B Block Frog BEEKEEPING: Keeping of bees. BLOCK FRONT: A block front is the frontage of property along one side of a street bound on three BEST MANAGEMENT PRACTICES, WET- (3)sides by the centerline of platted streets and on LANDS: Conservation practices or systems of the fourth side by an alley or rear property lines. practices and management measures that: BOARDING HOUSE: See CONGREGATE RES- 1. Control soil loss and reduce water quality IDENCE. degradation caused by nutrients, animal waste, toxins and sediment; BOAT LAUNCHING RAMP: A facility with an in- clined surface extending into the water which al- 2. Minimize adverse impacts to surface wa- lows launching of boats directly into the water ter and groundwater flow, circulation pat- from trailers. terns, and to the chemical, physical and biological characteristics of wetlands; and 11 -5 (Revised 5/08) 4-11-020 BODY SHOP: An establishment which conducts BUILDING: As defined by the Uniform Building any of the following operations: Code. 1. Collision repair services, including body, BUILDING: (This definition for RMC 4-3-090, frame or fender straightening, repair, or re- Shoreline Master Program Regulations, use placement; and/or only.) Any structure having a roof intended to be used for the shelter or enclosure of persons, 2. Overall painting of vehicles or painting of plants, animals or property. vehicles in a paint shop, but excluding minor painting with an airbrush or roller brush uti- BUILDING CODE: The Uniform Building Code, lized in customizing or detailing operations; promulgated by the International Conference of and/or Building Officials, as adopted by this jurisdiction. 3. Welding,molding,and similar operations BUILDING COMPLEX, MULTIPLE: A group of conducted on vehicles. structures housing more than one type of retail business, office or commercial venture and gen- BUFFER, CRITICAL AREA: A naturally vege- erally under one ownership and control. tated and undisturbed, enhanced, or revegetated area that surrounds and protects a critical area BUILDING DRAIN: See RMC 4-6-100. from adverse impacts to its functions and values, and/or which protects adjacent developed areas BUILDING FACADE:That portion of any exterior from potentially hazardous conditions. elevation of a building extending from the grade to the top of the parapet wall or eaves,and the en- BUFFER,LANDSCAPE: Landscaped area used tire width of the building elevation. to physically separate or screen one use or prop- erty from another so as to visually shield or block BUILDING FOOTPRINT:The area of a lot or site views, noise, lights, or other potential nuisances. included within the surrounding exterior walls of a building or portion of a building, exclusive of BUFFER,SHORELINES:A parcel or strip of land courtyards. In the absence of surrounding exte- that is designed and designated to permanently nor walls, the building footprint shall be the area remain vegetated in an undisturbed and natural under the horizontal projection of the roof. condition to protect an adjacent aquatic or wet- land site from upland impacts, to provide habitat BUILDING HEIGHT:The vertical distance above for wildlife and to afford limited public access. a referenced datum measured to the highest point of the coping of a flat roof or to the deck line BUILDABLE AREA: The portion of a lot or site, of a mansard roof or to the average height of the exclusive of required yard areas, setbacks, land- highest gable of a pitched or hipped roof.The ref- scaping or open space within which a structure erence datum shall be selected by either of the may be built. following,whichever yields a greater height of Tr.mtF f( building: nm 1. The elevation of the highest adjoining sidewalk or ground surface within a five foot ' 11s. (5') horizontal distance of the exterior wall of t the building when such sidewalk or ground overy surface is not more than ten feet (10') above DUM D,.,c lowest grade measured within a five foot (5') horizontal distance of the exterior wall of the ' k building. 2. An elevation ten feet(10')higher than the lowest grade when the sidewalk or ground surface described in subsection A above is more than ten feet (10') above lowest grade (Revised 5/08) 11 -6 4-11-020 measured within a five foot(5') horizontal dis- tance of the exterior wall of the building. GABI.E-1 IF TYFE ROOF FLAT ROOFS I METHOD'A' METHOD'A MGH raw RCL^f ME -- ----r- } / P '- AYG.i�4•'x )�I � ELF. -{-DATUM S+ III , / PATi7M MN/ 5 FTt <lOFT. it OWE5T G'A) 5 FIAT ROOFS METHOD 5' GM3t.E-HP TYPE ROOFS _ METHOD 5' r11Gf4 Pmur ROOF LI.F.—/ I �--s_ FIrP.[Kf AYG P.LYx . 1 hwi-,T 1.1111111111111111 LUG MAW; 5 FT. HT. G >10IT III/ / 10r``-pATUO 10 FT:tftAr`}r . • , I THAN L4hCRf -�f^DA7tiM: ZAIZ > ,oFr. III ,aF7 {,FT �� J. Tn BUILDING, MULTI-OCCUPANCY:A single struc- 5 FT GRATh ( 'VT) ture housing more than one type of retail busi- CA ness, office or commercial venture and generally / 1 under one ownership and control. MANSARD ROOFS tvEIFICO A BUILDING OFFICIAL: The officer or other per- . ° ''u`—" _ — son charged with the administration and enforce- ment of the UBC and the building-related 1111111111111 provisions of this Title, or his duly authorized dep- etr. 11111111Q111 HT uty. . DATUM Jet <,a BUILDING, SINGLE OCCUPANCY: A building 1011 f occupied by a single tenant. A building is consid- (Uered to be"single occupancy"if: OWE) 1. It has only one occupant; and M/V'1SP 'ROOM 2. It has no wall in common with another METHOD 8' building; and Roc+Pur�--� - •---�—� 3. It has no part of its roof in common with���� tir ' another building. 111111111 5 FT. BULK STORAGE: See STORAGE, BULK. >10FT .��, / IOFr.+`TOFr'uMGi�R • . k111AN LohaA BULKHEAD: A vertical wall constructed of rock, GRAPE 'f 5 FT' 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. 11 -7 (Revised 5/08) 4-11-030 BUOY:A floating object anchored in a lake, river, CARETAKER'S RESIDENCE:A dwelling unit lo- etc., to warn of rocks, shoals, etc., or used for cated on the site of a nonresidential use and oc- boat moorage. cupied only by a caretaker or guard employed on the premises, and consisting of only one resi- BUSINESS FACADE:That portion of an exterior dence per permitted establishment. building wall owned or leased by a business. CARPOOL: A group of people traveling to the (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; same or relatively nearby locations in the same Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. vehicle. 4651, 1-27-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. CARPORT: A roofed structure, enclosed on less 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. than three sides, without interior parking aisles, 4954, 2-11-2002;Amd. Ord.4963, 5-13-2002; for the purpose of storing motor vehicles. Ord.5124,2-7-2005;Ord. 5137,4-25-2005; Ord. 5153, 9-26-2005; Ord. 5355, 2-25-2008) CEMETERY: Property used for interring of the dead.This definition includes accessory build- ings, crematories, and mausoleums. 4-11-030 DEFINITIONS C: CALIPER: The djameter of any tree trunk as CENTER, EMPLOYMENT: An area of higher in measured at a height of four and one half feet tensity uses that typically employ thousands of (4 1/2') above the ground on the upslope side of people that is contained by a boundary to prevent the tree. it from encroaching on adjacent areas and/or hfim neighborhoods. CERTIFIED:A facility and staff qualified and able .may jj;« ..„.,. to provide certain tests and measurements relat- 4.=4I,v.1 ing to specific tasks and based upon established standards. CIRCULATION:The movement of passengers or goods to, from, over, or along a transportation corridor. CANOPY, BUILDING: A rigid multi-sided struc- ture covered with fabric, metal or other material CITY COUNCIL: The City Council of the City of and supported by a building at one or more points Renton, Washington. or extremities and by columns or posts embedded in the ground at other points or extremities. Any CITY GOVERNMENT OFFICES: Offices for City structure which extends above any adjacent par- administration and or provision of services to the apet or roof of supporting building is not included public.This definition includes but is not limited to within the definition of building canopy. City Hall. CAR: See VEHICLE. CIVIL ENGINEER:A professional engineer regis- tered in the State to practice in the field of civil CAR WASH: A structure with machine-operated works. 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. (Revised 5/08) 11 -8 4-11-030 CLEAR VISION AREA:The area bounded by the tion by the City's contractor or other authorized street property lines of corner lots and a line join- haulers. ing points along said street lines twenty feet(20') from their point of intersection. COLLECTOR STREET: See STREET, COLLEC- TOR. `'`:"` ! : --L COMBINED PUBLIC DETENTION: A stormwa- ____trz-‘ "- ter detention system designed to accommodate I runoff from both public streets and private prop- x=Fnr 1 I ` 71,.,. -I , arty. tir lip SRNp1U21:1170T4M . , m,rr, COMBINED SEWER: See RMC 4-6-100. GPAFvF, 11: C. nosmuc rfgeO PLA wGsHAuoenrLo4c CLOSED RECORD APPEAL: An administrative COMMERCIAL LAUNDRIES: A facility where appeal on the record to a local government body clothing or other fabrics are washed,dried,or dry or officer including the legislative body, following cleaned for other businesses or institutions.This an open record hearing on a project permit appli definition does not include laundromats. cation when the appeal is on the record with no or COMMERCIAL USE: A type of land use that in- limited new evidence or information allowed to be cludes commercial office activities, services and/ submitted and only appeal argument allowed. or retail sales. CLOSURE OF UNDERGROUND STORAGE COMMON SPACE AREA(COMMON AREA, FACILITIES: See RMC 4-5-120G. COMMON OPEN SPACE, COMMON SPACE): CLUSTER, RESIDENTIAL: The placement of Land that is designed and intended for common more than one building envelope on a single lot or use or enjoyment and may include such strut parcel of land for the purpose of constructing sin- tures and improvements as are necessary and gle family residential dwelling units in either at— tached or detached construction arrangement, COMMUNICATION BROADCAST AND RELAY and where the property ownership outside the TOWERS: Establishments that provide point-to- building envelopes is commonly held by all single point communication services,whether by wire or family dwellings on that lot or parcel of land. radio,including radio and television broadcasting stations and the exchange or recording of mes- sages.This definition excludes all terms related 1 to wireless communication facilities. 5� COMPACTION: The densification of an earthen ,d' fill by mechanical means. -- - ••,� �, , . ;�; COMPENSATION PROJECT:Actions necessary _�= �: , . ;,' rr _ to replace project-induced wetland and wetland �/;.:;; ; buffer losses,including land acquisition,planning, =?-;i -• -, -7, , construction plans, installation, monitoring and contingency actions. = COMPENSATORY MITIGATION: Replacing _., ., ,. _.._..rt..— project-induced wetland losses or impacts, in- Sr T cluding, but not limited to wetlands restoration and creation, and wetland enhancement in con- junction with wetlands restoration or creation. COLLECTION POINT: In multiple family resi- dences, commercial, industrial and other nonres- COMPREHENSIVE PLAN:The plans, maps and idential developments, the exterior location reports that comprise the official development designation for garbage and recyclables collec- plan and twenty(20) year"vision"for the future 11 - 9 (Revised 8/08) 4-11-030 physical design and character of the City as CONSTRUCTION ACTIVITIES: Construction adopted by the City Council in accordance with and all activities associated with construction, to chapter 35.63 RCW. include, but not be limited to, construction, re- modeling, repair, and maintenance of structures, CONCEPTUAL PLAN: A development tool de- equipment, roads, and utilities; mining; grading; signed to provide a comprehensive overview of landfilling;and excavating.Construction activities proposed uses, site layout, infrastructure con- may be regulated by permits issued by the City in- cepts, phasing and amenities. A conceptual plan cluding, but not limited to, public works construc- approval establishes conditions with which all tion permits, building permits, and mining, concurrent and subsequent land use approvals excavation, and grading permits and licenses. within its geographic area must comply, unless the conceptual plan itself is amended. It also pro- CONSTRUCTION/CONTRACTOR'S OFFICE: vides long-term guidance for a larger area than An area where a construction contractor main- either master plan or detailed site plan review was tains its office, as well as storage for equipment intended for, so that continuity of the overall de- and materials, for the construction and landscap- velopment is maintained. ing trades. CONDOMINIUM: Real property, portions of CONTAINMENT DEVICE: A device that is de- which are designated for separate ownership and signed to contain an unauthorized release, retain the remainder of which is designated for common it for cleanup and prevent released materials from ownership solely by the owners of those portions. penetrating into the ground. Real property is not a condominium unless the undivided interests in the common elements are CONTAMINANT: See RMC 4-6-100. vested in the unit owners, and unless a declara- tion and a survey map and plans have been re- CONTIGUOUS PROPERTIES: Properties shar- corded pursuant to chapter 64.32 RCW. ing a property line. CONDOMINIUM CONVERSIONS:The filing of a CONTINUOUS MONITORING: See RMC declaration pursuant to the Horizontal Property 4-5-120G. Regimes Act,of the sale by a developer of condo- minium units that were previously rental units. CONVALESCENT CENTER: A facility licensed by the State for patients who are recovering CONFERENCE CENTERS: Facilities where health and strength after illness or injury, or re- large gatherings of people converge to meet on a ceiving long-term care for chronic conditions, dis- variety of subjects.These facilities are character- abilities, or terminal illnesses. Facilities provide ized by one large space where exhibits are set up twenty-four(24) hour supervised nursing care and numerous adjoining meeting rooms.This def- and feature extended treatment that is adminis- inition excludes sports arenas, auditoriums, and tered by a skilled nursing staff.Typically, resi- exhibition halls. dents do not live in individual units and the facilities provide personal care, room, board, CONGREGATE RESIDENCE: Any building or laundry service, and organized activities. This portion thereof that contains facilities for living, definition does not include adult family homes, sleeping and sanitation and may include facilities assisted living, group homes II, medical institu- for eating and cooking for occupancy for other tions, and/or secure community transition facili- than a family. A congregate residence may in- ties. dude a boarding house, but does not include a group home I or II,convalescent center,jail,hotel, CONVERTED BUILDING: Any condominium or motel or secure community transition facility. cooperative which formerly contained rental (Amd. Ord. 4982, 9-23-2002) dwelling units. CONSERVANCY: A Shoreline Master Program COOPERATIVE:Any existing structure,including land use designation identifying an area to be surrounding land and improvements, which con- managed in essentially its natural state while pro- tains one or more dwelling units and which: (a) is viding for a moderate to low intensity of land uses owned by an association organized pursuant to surrounding the area. the Cooperative Association Act (chapter 23.86 RCW); or(b) is owned by an association with res- (Revised 8/08) 11 - 10 4-11-040 ident shareholders who are granted renewable CURB: A vertical curb and gutter section con- leasehold interests in housing units in the building. structed from concrete. COOPERATIVE UNIT: Any dwelling unit in a co- (Ord. 2820, 1-14-1974; Ord. 3758, 12-5-1983; operative. Ord.4056,4-13-1987; Ord.4346,3-9-1992;Ord. 4351, 5-4-1992; Ord. 4426, 11-8-1993; Ord. COPY: The graphic content of a sign surface in 4521, 6-5-1995;Ord.4522,6-5-1995;Ord.4587, either permanent or removable letter, picto- 3-18-1996; Ord. 4649, 1-6-1997; Ord. 4691, graphic, symbolic, or alphabetic form. 12-1-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835, CORNER LOT: See LOT TYPES; Lot, Corner. 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000;Amd. Ord. 4963, 5-13-2002; Ord. CORRIDOR: A strip of land forming a passage- 4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord. way between two (2) otherwise separate parts. 5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord. 5137, 4-25-2005; Ord. 5387, 6-9-2008) COUNTY AUDITOR:As defined in chapter 36.22 RCW or the office of the person assigned such duties under the King County Charter. 4-11-040 DEFINITIONS D: CRITICAL AREAS:Wetlands,aquifer protection DANCE CLUB: Any facility, restricted to adults anc- areas,fish and wildlife habitat,frequently flooded inover occurs,twuntyas one primary(2 years formof age,a which entertainment. and geologically hazardous areas as defined by This e a of entertainmentu the Growth Management Act and RMC 4-3-050, This definition excludes adult busi- the Area Regulations. nesses, entertainment clubs, and gaming/gam- Criticalbling facilities, dance halls and other establish- CRITICAL FACILITY: A facility for which even a ments conducting public dances as defined in RMC 5 13 1. slight chance of flooding,high geologic hazard,or inundation in the areas of flood hazard or volcanic DANCE HALL: Any place where a public dance, hazard might be too great. Critical facilities in- as defined in RMC 5-13-1, is conducted without dude, but are not limited to, schools, nursing restriction on age, or restricted to minors only. homes, hospitals, police, fire and emergency re- Dance halls are further regulated under RMC Title sponse installations, and facilities that produce, 5 and require a license to operate.This definition use or store hazardous materials or hazardous excludes adult entertainment businesses, dance waste. clubs,entertainment clubs,and gaming/gambling CRITICAL HABITAT or CRITICAL WILDLIFE facilities. HABITAT: Habitat areas associated with threat- DANGEROUS BUILDING: As defined by the ened, endangered, sensitive, monitored, or prior- "Uniform Code for the Abatement of Dangerous ity species of plants or wildlife and which, if Buildings." altered, could reduce the likelihood that the spe- cies would maintain and reproduce over the long DAY CARE CENTER: A day care operation li- term. See also RMC 4-3-050K. censed by the State of Washington (WAC CROSS CONNECTION: See RMC 4 6 100. 388-73-014),for thirteen (13) or more children in any twenty four(24) hour period, or any number A vehicular turn around at the end of children in a nonresidential structure.This def- CUL-DE-SAC: inition does not include adult day care/health. of a dead end street. CULTURAL FACILITIES: Facilities which offer DAY CARE, FAMILY, HOME: A day care opera- passive entertainment and enjoyment activities to 8n 388-73-014),licensed by the State of Washington (WAC caring for twelve (12) or fewer chil- the general public.This definition includes, but is dren in any twenty four(24)hour period within the not limited to, museums and libraries.This defini- caregiver's place of residence. tion excludes adult entertainment businesses, dance halls; dance clubs; religious institutions; DAYLIGHTING: Restoration of a culverted or bur- and gaming/gambling facilities. ied watercourse to a surface watercourse. 11 - 11 (Revised 8/08) 4-11-040 DEDICATION:A deliberate appropriation of land DETENTIOWRETENTION FACILITIES: Facili- by its owner for any general and public uses, re- ties designed either to hold runoff for a short pe- serving to himself/herself no other rights than riod of time and then release it to the point of such as are compatible with the full exercises and discharge at a controlled rate or to hold water for enjoyment of the public uses to which the prop- a considerable length of time during which the erty has been devoted. volume is reduced through evaporation, evapo- transpiration by plants, or infiltration into the DEED OF DEDICATION: A formal dedication of ground. right-of-way or easement to the City, to be ap- proved by City Council. DETERMINATION OF NONSIGNIFICANCE (DNS): The written decision by the responsible DENSITY, GROSS: A measure of population, official of the lead agency that a proposal is not housing units, or building area related to land likely to have a significant adverse environmental area, and expressed as a ratio, i.e., one dwelling impact, and therefore an EIS is not required unit per acre,or one thousand(1,000) people per (WAC 197-11-310 and 197-11-340). The DNS square mile. form is in WAC 197-11-970. DENSITY, NET: A calculation of the number of DETERMINATION OF NONSIGNIFICANCE, housing units and/or lots that would be allowed on MITIGATED(MDNS): A DNS that includes miti- a property after critical areas, i.e., very high land- gation measures and is issued as a result of the slide hazard areas, protected slopes, wetlands, process specified in WAC 197-11-350. Class 1 to 4 streams and lakes,or floodways,and public rights-of-way and legally recorded private DETERMINATION OF SIGNIFICANCE(DS):The access easements are subtracted from the gross written decision by the responsible official of the area(gross acres minus streets and critical areas lead agency that a proposal is likely to have a sig- multiplied by allowable housing units per acre). nificant adverse environmental impact, and there- Required critical area buffers, streams that have fore an EIS is required (WAC 197-11-310 and been daylighted including restored riparian and 197-11-360).The DS form is in WAC 197-11-980 aquatic areas, and public and private alleys shall and must be used substantially in that form. not be subtracted from gross acres for the pur- pose of net density calculations. DEVELOPABLE AREA: Land area outside of critical areas, critical area buffers, and public .• —.• .•-. rights-of-way that is otherwise developable. ..VY,,tland 1V tlafd /- 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. �- .. i-.� .: I I_tGr055 Arca 1_1Net Area DEVELOPMENT: (This definition for RMC 4-3-050,flood hazard regulations, use only.)Any DEPARTMENT: The Planning/Building/Public manmade change to improved or unimproved Works Department of the City of Renton. real estate,including but not limited to buildings or other structures,mining,dredging,filling,grading, DEPARTMENT ADMINISTRATOR: See ADMIN- paving, excavation or drilling operations or stor- ISTRATOR. age of equipment or materials located within the area of special flood hazard. DESIGNATED ZONE FACILITY: Any hazardous waste treatment and storage facility that requires DEVELOPMENT: (This definition for RMC an interim or final status permit under rules 4-3-090, Shoreline Master Program Regulations, adopted under chapter 70.105 RCW and that is use only.) A use consisting of the construction of not a"preempted facility"as defined in RCW exterior alteration of structures;dredging;drilling; 70.105.010. dumping; filling; removal of any sand, gravel or minerals;bulkheading;driving of piling;placing of (Revised 8/08) 11 - 12 4-11-040 obstructions;or any other projects of a permanent DRAINAGE AREA: The total area whose drain- or temporary nature which interferes with the nor- age water flows to and across the subject property. mal public use of the surface of the waters over- lying lands subject to the Act at any state of water DREDGING: The removal of earth from the bot- level. torn or banks of a body of water. • DEVELOPMENT AGREEMENT: A recorded DRIP LINE: A tree's drip line shall be described contract entered into by the city and an applicant by a line projected to the ground from the outer setting forth development standards and other edge of the tree canopy delineating the outermost provisions governing and vesting a development extent of foliage in all directions and coinciding or use for a duration of time specified in the con- with the area of the root mass. tract.May be used to obligate an applicant to fund or provide services, infrastructure, or other facili- DRIVE-IN/DRIVE-THROUGH RETAIL OR SER- ties. VICE: A business or a portion of a business where a customer is permitted or encouraged, ei- DEVELOPMENT PERMIT:Written permission af- ther by the design of physical facilities or by ser- ter appropriate review for type of application from vice and/or packaging procedures, to carry on the appropriate decision-maker authorizing the business in the off-street parking or paved area division of a parcel of land,the construction, re- accessory to the business, while seated in a mo- construction, conversion, structural alteration, re- tor vehicle. In some instances, customers may location or enlargement of any structure, utility,or need to get out of the vehicle to obtain the product any use or extension of the use of the land. or service.This definition shall include but not be limited to drive-in services at fast-food restau- DIRECTOR: The Director of the Development rants, espresso stands, and banks and pharma- Services Division of the Planning/Building/Public cies.This definition excludes vehicle service and Works Department of the City of Renton or a des- repair,vehicle fueling stations, and car washes. ignee. DROP-OFF ZONE: A sidewalk area abutting a DISPLAY SURFACE: The area made available street intended for passengers to enter or exit ve- by the sign structure for the purpose of displaying hicles that are temporarily parked for that purpose. the advertising message. DWELLING, MULTI-FAMILY: DISPLAY WINDOW: A window in a building fa- cade intended for nonpermanent display of goods Dwelling, Attached: A one-family dwelling at- and merchandise. tached to one or more one-family dwellings by common roofs, walls, or floors. This definition DOCK:A fixed or floating platform extending from may also include a dwelling unit or units attached the shore over the water. to garages or other nonresidential uses.This def- inition does not include assisted living, boarding DOUBLE CHECK VALVE ASSEMBLY: See and lodging houses, accessory dwelling units, RMC 4-6-100. adult family homes, group home I or group home II as defined herein. DOUBLE-WALLED: See RMC 4-5-120G. A. Flat:A residential building containing two(2) DOWNTOWN CORE AREA: See Map Exhibit in or more dwelling units which are attached at one RMC 4-2-080C. or more common roofs,walls, or floors.Typically, the unit's habitable area is provided on a single DOWNTOWN PEDESTRIAN DISTRICT: See level. Unit entrances may or may not be provided Map Exhibit in RMC 4-2-080D.Those uses,build- from a common corridor. ings and walkways along either side of South Third Street between Burnett Avenue South and Main Avenue South, and along either side of Wells Avenue South between South Second Street and Houser Way South. 11 - 13 (Revised 8/08) 4-11-050 room, a living area, and may include a call sys- tem. On the premises, facilities shall include: a professional kitchen,common dining room, recre- 7 �jiPi �` ation area(s), activity room, and a laundry area. �� � t ����'��` DWELLING, SINGLE FAMILY: �� � � ' �'�� ® A. Dwelling, Detached: A building containing �� / one dwellingunit which is not attached to any ®�#411�\/ fl®0) other dwellg by any means except fences, has tt) Jl a permanent foundation, and is surrounded by ..• t 1. j� , 0 open space or yards. B. Dwelling, Semi-Attached: A one-family dwelling attached to only one other one-family • dwelling at secondary or ancillary building parts coy- ..... as garages,carports,trellises, porches,cov- \� ered decks, or other secondary connection ap- proved by the City, and not connected at building B. Townhouse: A one-family, ground-related parts containing living areas. dwelling attached to one or more such units in which each unit has its own exterior, ground-level DWELLING UNIT: A structure or portion of a access to the outside, no unit is located over an- structure designed, occupied or intended for oc- other unit, and each unit is separated from any cupancy as separate living quarters with cooking, other unit by one or more vertical common walls. sleeping and sanitary facilities provided for the Townhouse units are multi-story. exclusive use of a single household. C. Carriage House: One or more accessory DWELLING UNIT, ACCESSORY: An indepen- dwelling units attached to a garage.The garage dent subordinate dwelling unit contained within a attached to the carriage house typically contains single family detached dwelling or its accessory vehicles and/or storage for people living in an- detached garage. An accessory dwelling unit other building as well as occupants of the carriage houses family members related to the property house. owner or an employee of the property owner. D. Penthouse:A single dwelling unit located at DWELLING UNIT,ATTACHED:See DWELLING, or near the top of a building containing other,non- MULTI-FAMILY. residential uses. (Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972; E. Garden Style Apartment: A dwelling unit Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; that is one of several stacked vertically,with exte- Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. nor stairways and/or exterior corridors and sur- 4367, 9-14-1992; Ord. 4466, 8-22-1994; Ord. face parking. Parking is not structured and may 4521, 6-5-1995;Ord.4522, 6-5-1995; Ord.4637, include detached carports or garages. Buildings 9-14-1992; Ord. 4671, 7-21-1997; Ord. 4716, and building entries are oriented toward internal 4-13-1998; Ord. 4773, 3-22-1999; Ord. 4835, drive aisles and/or parking lots and not street 3-27-2000;Ord.4851,8-7-2000;Amd.Ord.4963, frontage. There is typically no formal building en- 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, try area connected to a public sidewalk and a 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137, public street.Site planning may incorporate struc- 4-25-2005; Ord. 5192, 1-23-2006; Ord. 5286, tures developed at low landscaped setbacks. 5-14-2007; Ord. 5387, 6-9-2008; Ord. 5392, 6-23-2008) F. Assisted Living: A residential building con- taining two (2) or more dwelling units where resi 4-11-050 DEFINITIONS E: dents receive assistance with personal care. Dwelling units include a full kitchen (sink,oven or EARLY NOTICE: See RMC 4-9-070R. range, and refrigerator) or a kitchenette, a bath- (Revised 8/08) 11 - 14 4-11-050 EARTH MATERIAL: Any rock, natural soil or fill generate power. Facilities with cogeneration sys- and/or any combination thereof. tems use them to produce their own electricity, and use the unused excess (waste) heat for pro- EASEMENT: A grant by the property owner for cess steam, hot water heating, space heating, the use or protection of a piece of land by the pub- and other thermal needs.They may also use ex- lic, corporation, or persons for specific purposes. cess process heat to produce steam for electricity production. A. Easement, Access: An easement created for the purpose of providing vehicular or pedes- EMERGENCIES: Actions that must be under- trian access to a property. taken immediately or within a time frame too short to allow full compliance with this Title to avoid an B. Easement, Conservation: An easement immediate threat to public health or safety,to pre- held by the City, a public or nonprofit entity ap- vent an imminent threat of serious environmental proved by the City, or by the property owner for degradation. the express purpose of protecting and conserving critical areas and their buffers. ENGINE OR TRANSMISSION REBUILD, IN- DUSTRIAL: An operation which rebuilds, recon- EATING AND DRINKING ESTABLISHMENT: A ditions, or customizes engines or transmissions retail establishment selling food and/or drink for which are sold to vehicle service and repair oper- consumption on the premises or for take-out, in- ations or to individual customers for installation cluding accessory on-site food preparation.This into vehicles off site. definition includes, but is not limited to, restau- rants, cafes, microbrew establishments, and ENGINEERING GEOLOGIST: See GEOTECH- espresso stands. This definition excludes tav- NICAL ENGINEER. ems;fast food;entertainment clubs;dance clubs; and/or dance halls. ENGINEERING GEOLOGY: The application of geologic knowledge and principles in the investi- ECONOMIC DEVELOPMENT: A development gation and evaluation of naturally occurring rock which provides a service, produces goods or a and soil for use in the design of civil works. product, retails a commodity, or emerges in any other use or activity for the purpose of making fi- ENGINEERING GEOLOGY REPORT: See nancial gain. GEOTECHNICAL REPORT. EDUCATION INSTITUTION, HIGHER, OTHER: ENHANCEMENT ACTIVITIES: Removal of nox- A public or private school, college or university ious or intrusive species, plantings of appropriate that provides post-secondary professional educa- native species and/or removal of diseased or de- tion and/or continuing education programs. This caying trees which pose a clear and imminent definition does not include trade or vocational threat to life or property. Enhancement activities schools, K-12 educational institutions,or arts and shall not involve the use of mechanical equip- crafts schools and studios. ment. Enhancement activities may include the re- moval of pests which pose a clear danger to EDUCATIONAL INSTITUTIONS (PUBLIC OR public health provided that such danger is certi- PRIVATE), EXISTING K-12:An existing public or Pied by the King County Department of Public private school encompassing grades K-12. Health. EDUCATIONAL INSTITUTIONS(PUBLIC OR ENTERTAINMENT CLUB:Any facility where live PRIVATE), NEW K-12: A new public or private entertainment including but not limited to live the- school encompassing grades K-12. ater; dance performances; musical perfor- mances;comedy routines; book/poetry readings; ELECTRICAL POWER GENERATION AND CO- and other forms of live entertainment are con- GENERATION: Electrical power generation is the ducted.This definition excludes adult entertain- production of electricity for consumption by facili- ment businesses; movie theaters; dance clubs; ties onsite or in a district. Electrical power cogen- dance halls; taverns; and eating and drinking es- eration is the simultaneous production of tablishments. electricity and useful heat from the same fuel or energy or the use of a production by-product to 11 - 15 (Revised 8/08) 4-11-060 ENTERTAINMENT/MEDIA RENTALS: A busi- and documents, and accessory administrative of- ness consisting of rental of entertainment media fices. including but not limited to videos, DVDs, and video games.This definition includes accessory (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; retail sales of entertainment media as well as Ord.3758, 12-5-1983;Ord.4346,3-9-1992;Ord. foodstuff.This definition does not include adult re- 4351,5-4-1992;Ord.4522, 6-5-1995; Ord.4715, tail uses. 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002; Ord. ENVIRONMENTAL REVIEW COMMITTEE 5100, 11-1-2004) (ERC):The Environmental Review Committee as defined by RMC 4-9-070G, is the SEPA Respon- sible Official Authority. The ERC shall consist of 4-11-060 DEFINITIONS F: three (3) officials designated by the Mayor with FACILITY: (For purposes of aquifer protection concurrence by the City Council. For all proposals area regulations contained in RMC 4-3-050, Crit- for which the City is the lead agency, the ERC ical Area Regulations.)All contiguous land within shall make the threshold determination and per- an APA,structures, other appurtenances,and im- form any other functions assigned to the"lead provements on the land and operations therein in- agency"or"responsible official" by the SEPA cluding, but not limited to,business,government, rules that were adopted by reference in WAC and institutional activities where hazardous mate- 173-806-020. rials are stored, handled, treated, used or wearing away of ground sur- pro- duced in quantities greater than the de minim us EROSION:as a Thelt of thea movementay theof wind,o water amounts specified in RMC 4-3-050C6a(ii)(1), Ac- faceand/or ice. tivities Exempt from Specified Aquifer Protection Area Requirements. ESSENTIAL HABITAT: Habitat necessary for the FAMILY:Any number of related individuals,or not survival of federally listed threatened, endan- more than four(4) unrelated individuals, living to- gered, and sensitive species and state listed pri- gether as a single household. ority species. EVICTION:Any effort by a property owner and/or FAST FOOD RESTAURANT: A restaurant occu- pying a detached structure, identified by a name developer to remove a tenant from the premises brand that offers a standard menu, typical busi- or terminate a tenancy by lawful or unlawful ness operation logo,advertising franchise owner- means. ship or affiliation, and a corporate architectural prototype building. Franchise fast food typically EXCAVATION:The mechanical removal of earth material. caters to a market area larger than one neighbor- hood and is auto oriented. It may include drive- throughEXISTING LEGAL USE:The use of a lot or struc- service. This definition excludes espresso stands. ture at the time of enactment of a zoning or other land use regulation. FILL: A deposit of earth material placed by artifi- EXOTIC: Any species of plants or animals that cial means. are not indigenous to the planning area. FINAL PLAT: See PLAT, FINAL. EXPRESS TRANSPORTATION SERVICES: FIRE DEPARTMENT: The Renton Fire Depart- Services which provide rapid delivery (i.e., over- ment. night,within an hour,etc.)of air parcels,foodstuff, household and entertainment goods, as well as FIRE FLOW: The measure of the sustained flow taxi services. Use is distinguished by space for of available water for fire fighting at a specific multiple small delivery vehicles, and typically as- building or within a specific area at twenty (20) sociated areas for sorting and handling packages pounds per square inch residual pressure. FIRE MARSHAL: The City of Renton Fire Mar- shal or his/her designee. (Revised 8/08) 11 - 16 4-11-060 FLAT: See DWELLING, MULTI-FAMILY. valley lying streamward from the outer limits of a watercourse upon which flood waters are carried FLOOD or FLOODING:A general and temporary during periods of flooding that occur with reason- condition of partial or complete inundation of nor- able regularity,although not necessarily annually, mally dry land areas from: said floodway being identified, under normal con- dition, by changes in surface soil conditions or 1. The overflow of inland or tidal waters, changes in types or quality of vegetative ground and/or cover condition. The floodway shall not include those lands that can reasonably be expected to 2. The unusual and rapid accumulation of be protected flood waters by flood control devices runoff of surface waters from any source. maintained by or maintained under license from the Federal Government, the State, or a political FLOOD CONTROL:Any undertaking for the con- subdivision of the State. veyance, control, and dispersal of flood waters. FLOOR AREA, GROSS: The sum of the gross FLOOD INSURANCE RATE MAP (FIRM): The horizontal areas of all floors of a building mea- official map on which the Federal Insurance Ad- sured from the exterior face of each wall. ministration has delineated both the areas of spe- cial flood hazard and the risk premium zones applicable to the community. FLOOD INSURANCE STUDY:The official report L06f3Y provided by the Federal Insurance Administration that includes flood profiles,the flood boundary- WLLWAY floodway map and the water surface elevation of , the base flood. DATIAOMS FLOOD,ONE HUNDRED(100)YEAR:The max- HALLWAY (1 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. .0 GROSS FLOOR AREA FLOODWAY:The channel of river or other water- course and the adjacent land areas that must be FLOOR AREA, NET:The total of all floor area of reserved in order to discharge the base flood a building, excluding stairwells, elevator shafts, without cumulatively increasing the water surface mechanical equipment rooms, interior vehicular elevation more than one foot (1'). 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. r FLOWER/PLANTS AND FLORAL SUPPLY: A business involving the retail sale of flowers, floc +AY house plants, and associated floral supplies. FRANCHISE RETAIL ARCHITECTURE (OR GENERIC OR CORPORATE ARCHITECTURE): FLOODWAY: For purposes of determining the ju- Consists of site layout, buildings, and signs for risdiction of the Shoreline Master Program in con- businesses (usually large format, chain, or fran- junction with the definition of"shoreland,""flood- chise retail establishments)that are the same way" means those portions of the area of a river style, color, and material regardless of location. 11 - 17 (Revised 8/08) 4-11-070 Typically, the employees wear uniforms and the GEOTECHNICAL ENGINEER: A State of Wash- products or food are the same in every facility. ington licensed geologist experienced and knowl- edgeable in engineering geology. FRONT YARD: See YARD REQUIREMENT. GEOTECHNICAL REPORT: A report prepared FUEL DEALERS:Wholesale distribution of fuels by a Geotechnical Engineer including an ade- with associated bulk fuel storage. quate description of the geology of the site, con- clusions and recommendations regarding the FUELING STATION, VEHICLE: See VEHICLE effect of geologic conditions on the proposed de- FUELING STATIONS. velopment. THE FEDERAL WATER POLLUTION CON- GOLF COURSE:An area designed and used for TROL ACT OF 1956(FWPCA): See RMC playing golf,including all accessory uses inciden- 4-6-100. tal to the operation of the facility.This definition ex- cludes other outdoor recreational facilities, (Ord.2820, 1-14-1974;Ord.3541,5-4-1981;Ord. neighborhood parks, and community/regional 3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord. parks. 4716,4-13-1998;Ord.4851,8-7-2000;Amd.Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. GOVERNMENT FACILITIES, CITY: Facilities of 5124, 2-7-2005; Ord. 5392, 6-23-2008) any unit of City government.Types of facilities in- clude community centers, public works mainte- nance facilities,courts of law,fire halls, and other 4-11-070 DEFINITIONS G: types of municipal facilities.This definition ex- GAMING/GAMBLING FACILITIES, NOT-FOR- cludes city government offices,jails,parks,transit PROFIT: Facilities operated by a not-for-profit en- centers, park& rides, sewage treatment plants, tity where any type of gaming or gambling is the municipally owned golf course or airports, and li primary attraction. braries. GARAGE, PRIVATE: A roofed structure en- GOVERNMENT FACILITIES, OTHER: Facilities closed on three(3) or more sides,without interior of any unit of county,state,federal,or special dis- parking aisles, for the purpose of storing motor trict government. Types of facilities include corn- vehicles. munity centers, vehicle and drivers licensing offices, public works maintenance facilities, GARAGE SALE: All general sales open to the courts of law, school support facilities, and other public conducted on a residential premises to dis types of county, state, school district, special dis pose of personal property, including, but not lim trict, or federal facilities. This definition excludes ited to, all sales entitled "lawn,""yard,""attic," offices,jails, parks, transit centers, park& rides, "porch,""room,""backyard,""patio,""flea market" sewage treatment plants, schools, municipally or"rummage sale." owned golf courses or airports, and libraries. GARBAGE: See REFUSE. GOVERNMENT OFFICES, CITY: See CITY GOVERNMENT OFFICES. GARDEN STYLE APARTMENTS: See DWELL- ING, MULTI-FAMILY. GRADE: The vertical location of the ground sur- face. GAS STATION: See FUELING STATION, VEHI- CLE. GRADE,FINISH:The surface level of the ground after completion of all grading. GEOLOGIC HAZARDS: Areas which may be prone to one or more of the following conditions: GRADING: An excavating or filling or combina- erosion, flooding, landslides, coal mine hazards, tion thereof. or seismic activity. Refer to RMC 4-3-050J. A. Regular Grading:Any grading that involves five thousand (5,000)cubic yards or less of mate- rial. (Revised 8/08) 11 - 18 4-11-070 B. Engineered Grading: Any grading that in- threat to self or to public health or safety.This def- volves more than five thousand (5,000) cubic inition does not include congregate residential or yards of material. secure community transition facilities. (Amd.Ord. 4982, 9-23-2002) GROUND COVER: Low growing plants such as salal,ivy,ferns,mosses,grasses or other types of GROWTH MANAGEMENT ACT(GMA): A law vegetation which normally cover the ground. passed by the Washington State Legislature in 1990 that mandates comprehensive planning in GROUND COVER MANAGEMENT:The mowing designated counties and cities statewide(chapter or cutting of ground cover in order to create an or- 36.70A RCW). 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 persons provide care,education,and participation in community activities for the residents with the primary goal of enabling the resident to live as in- dependently 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 11 - 18.1 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 11 - 18.2 4-11-080 (Ord.2820, 1-14-1974;Ord.4351,5-4-1992;Ord. HEARINGS BOARD:The Shorelines Hearings 4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord. Board established by the Act. 4835, 3-27-2000; Ord.4851, 8-7-2000; Ord. 4854, 8-14-2000;Amd. Ord.4963, 5-13-2002; HEIGHT: See BUILDING HEIGHT or SIGN Ord. 5100, 11-1-2004; Ord. 5355, 2-25-2008) HEIGHT. HIGH BLOWDOWN POTENTIAL: An area 4-11-080 DEFINITIONS H: where field conditions indicate the potential for HAZARD TREE: Any tree or tree part that poses tree blowdown is high. Evidence may include the a high risk of damage to persons or property as presence of toppled trees in the area,and thin or certified by a qualified arborist and accepted by saturated soils. the City. HIGH OCCUPANCY VEHICLE(HOV):A vehicle HAZARDOUS MATERIALS:Those chemicals or carrying more than a specified minimum number substances which are physical or health hazards of people (usually two (2) or three (3) persons). as defined and classified in Article 80 of the Uni HIGH QUALITY DESIGN:A development project form Fire Code as adopted or amended by the City whether the materials are in usable or waste that encourages pedestrian activity or adds pe condition; and any material that may degrade destrian interest and exhibits a degree of crafts groundwater quality when improperly used, manship, building detailing, architectural design, stored, disposed of, or otherwise mismanaged. or quality of materials that are not typically found RMC 4-3-050R, Generic Hazardous Materials in standard construction. Responds to site condi- List, provides a list of common substances that tions through its orientation, circulation, and/or in- may be hazardous materials. Article VI-A of the corporation of special site features. Buildings Uniform Fire Code provides further information, characterized by standard corporate identity ele explanations, and examples of hazardous materi ments (e.g., fast food establishments with signa als. ture roofline or facade features) or standard building plans(e.g.,stock plans that are unable to HAZARDOUS MATERIALS INVENTORY adapt to site conditions) are not typically consid- STATEMENT:A form provided by the Department ered high quality design. or the Fire Prevention Bureau and completed by a facility owner that provides specified informa HIGH RISE: A structure exceeding seventy five tion regarding hazardous materials at the facility. feet (75') in height. HAZARDOUS SUBSTANCE: Any liquid, solid, HILLSIDE: An inclined landform which may in gas or sludge, including any material,substance, clude one or more classes of slope: steep (sensi product commodity or waste that exhibits the tive and/or protected) and non-steep (i.e., less characteristics of hazardous waste as described than twenty five percent (25%)). in chapter 70.105 RCW. HILLSIDE SUBDIVISION:A subdivision in which HAZARDOUS WASTE: All dangerous and ex- the average slope is twenty percent(20%) or in tremely hazardous waste, except for moderate which any street in the subdivision has grades risk waste, as defined in RCW 70.105.010. greater than fifteen percent (15%) at any point. HEALTH HAZARD: See RMC 4 6 100. HOLISTIC HEALTH CARE CENTER: A combi- nation of activities intended for improvement or HEARING EXAMINER:The office of the Hearing maintenance of health including out patient and/ Examiner as defined by RMC Title 1.The Hearing or in patient care and supporting accessory activ Examiner is appointed by the Mayor of the City to ities including space for medical practitioners, re conduct public hearings on applications outlined tail sales, educational classrooms and meeting in chapter 4-8 RMC, and prepares a record, find- spaces. ings of fact and conclusions on such applications.(Ord. 4522, 6-5-1995) HOME OCCUPATION: Any commercial use con- ducted entirely within a dwelling or accessory structure and carried on by persons residing in 11 - 19 (Revised 5/08) 4-11-090 that dwelling unit,but is clearly incidental and sec- 4716, 4-13-1998; Ord. 4821, 12-20-1999; Ord. ondary to the use of the dwelling as a residence. 4835,3-27-2000;Ord.4851,8-7-2000;Amd.Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. HOMEOWNERS'ASSOCIATION: An incorpo- 5125, 2-28-2005; Ord. 5137, 4-25-2005) rated nonprofit organization formed or qualified under the laws of the State of Washington, oper- ating under recorded land agreements through 4-11-090 DEFINITIONS I: which: (a) each land owner is automatically a ILLUMINATION, INTERNAL: A light source that member, (b) each land owner is automatically is concealed or contained within a sign and be- subject to a proportionate share of the expenses comes visible in darkness through a translucent for the organization's activities,such as maintain- surface. ing common property and facilities, and (c) such charge, if unpaid, becomes a lien against the ILLUMINATION, TUBE:A light source supplied property of the land owner. by a tube that is bent to form letters, symbols, or HOTEL:A building or portion thereof designed or other shapes. Tube illumination does not include used for transient rental for sleeping pur exposed fluorescent lights. Hotel structures are at least two (2) stories in IMPACTS: The effects or consequences of ac- height, with lodging space above the first floor. tions. Environmental impacts are effects upon the Lodging space may also be located on the first elements of the environment listed in WAC floor. Individual rooms are typically accessed 197-11-444. from a common hallway. A central kitchen and dining room and accessory shops and services IMPERVIOUS SURFACE: Any material that sub- catering to the general public may be provided. stantially reduces or prevents the infiltration of Not included in this definition are multi-family stormwater into the surface of the ground, includ- dwellings, bed and breakfasts, or motels. ing graveled surfaces. 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. r 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- I ments that respond to the size of a human body, so these elements in a building indicate a build- I - - ing's overall size. tlmperviouo Surfacing Lot Coverage HUMAN SCALE ELEMENTS: Architectural ele- IMPORTED FILL: Earth material acquired from ments such as railings,windows with multiple an off-site location for use in grading on a site. • panes, doorways, or fences,that are scaled for human use and convey the idea of human activity INCOMBUSTIBLE AND NONCOMBUSTIBLE or human occupancy. MATERIAL: Shall be as defined in the Uniform Fire Code. HYPORHEIC ZONE:The saturated zone located beneath and adjacent to streams that contains INDUSTRIAL USE:A type of land use character- some portion of surface waters, serves as a filter ized by production, manufacturing, distribution or for nutrients, and maintains water quality. fabrication activities. (Ord.3758, 12-5-1983;Ord.4517,5-8-1995;Ord. INDUSTRIAL USE, HEAVY: A type of land use 4522, 6-5-1995; Ord. 4665, 5-19-1997; Ord. including manufacturing processes using raw ma- • (Revised 5/08) 11 -20 4-11-120 terials,extractive land uses or any industrial uses 4-11-120 DEFINITIONS L: which typically are incompatible with other uses due to noise,odor,toxic chemicals, or other activ LABORATORIES, LIGHT MANUFACTURING: ities posing a hazard to public health and safety. A facility in which scientific research, investiga tion,testing, or experimentation occur. Manufac- INDUSTRIAL USE, LIGHT: A type of land use in- turing of and sale of products may also occur. cluding small scale or less intensive production manufacturing, distribution or fabricating activi LABORATORIES, RESEARCH, DEVELOP- ties. May also include office and supporting con MENT AND TESTING: A facility in which scien- venience retail activities. tific research, investigation, testing, or experi- mentation occur but not including manufacture INDUSTRIAL WASTES: See RMC 4-6-100. and sale of products. INFILL: Development that occurs on vacant land LAKES:Natural or artificial bodies of water of two within urbanized areas. (2) or more acres and/or where the deepest part of the basin at low water exceeds two (2) meters INFILTRATION: See RMC 4-6-100. (6.6 feet).Artificial bodies of water with a recircu- lation system approved by the Planning/Building/ INTEGRATED WALKWAY CIRCULATION: Public Works Department are not included in this Sidewalks and streets constructed and con definition. nected in such a way as to provide an efficient and safe system for people moving through an LAND CLEARING: The act of removing or de- area on foot. stroying trees or ground cover including grubbing of stumps and root mat. INTERMITTENT: A condition where water is not present in the channel year-round during years of LAND-CLEARING WASTE: Stumps, brush,tree normal or above normal rainfall. branches, and other vegetation associated with land clearing. INTERVAL: An interval is the measure of articu- lation—the distance before architectural ele LAND DEVELOPMENT PERMIT: An approved ments repeat. preliminary or final plat for single family residen- tial project, a building permit, site plan, or prelim- (Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985; inary or final planned urban development plan. Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999; LAND USE DECISION: A land use decision for Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999; purposes of a land use appeal under RMC Amd.Ord.4963,5-13-2002;Ord.5124,2-7-2005; Ord. 5137, 4-25-2005) 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 4-11-100 DEFINITIONS J: with authority to hear appeals on: JAILS, EXISTING MUNICIPAL: City-operated 1. An application fora project permit or other and owned facilities that hold criminals serving governmental approval required by law be- sentences and/or suspected criminals while they fore real property may be improved, devel- are awaiting the outcome of their trials. oped,modified,sold,transferred or used, but excluding applications for permits or approv- (Amd. Ord. 4963, 5-13-2002) als to use, vacate, or transfer streets, parks, and other similar types of public property;ex- 4-11-110 DEFINITIONS K: cluding applications for legislative approval such as area-wide rezones and annexations; KENNEL: A commercial facility for the care and/ and excluding applications for business li- or breeding of dogs and/or cats. censes; (Amd. Ord. 4963, 5-13-2002; Ord. 5356, 2. An interpretive or declaratory decision re- 2-25-2008) garding the application to a specific property of zoning or other ordinances or rules regulat- 11 -21 (Revised 5/08) 4-11-120 ing the improvement, development, modifica- LIGHT DEFINITIONS: The following definitions tion, maintenance, or use of real property; are utilized in the Exterior Onsite Lighting Regu- lations, RMC 4-4-075: 3. The enforcement by the City of codes regulating improvement, development, modi- A. Cutoff:The point at which all light rays emit- fication, maintenance or use of real property. ted by a light source are completely eliminated However,when the City is required by law to (cut off) at a specific angle above the ground. enforce the code in a court of limited jurisdic- tion,a petition may not be brought under RMC B. Cutoff Angle:The angle formed by a line 4-8-110. drawn from the direction of light rays at the light source and a line perpendicular to the ground LAND USE ELEMENT:A plan designating the lo- from the light source,above which no light is emit- cation and extent of use for agriculture, timber ted. production, housing, commerce, industry, recre- ation, open spaces, public utilities, public facili- C. Cutoff Type Luminaire: A unit of illumina- ties, and other land uses as required by the tion with elements such as shields, reflectors, or Growth Management Act. refractor panels that direct and cut off the light at a cut off angle less than ninety degrees (90°). LANDFILL: Creation or maintenance of beach or creation of dry upland area by the deposit of sand, D. Light Trespass: The shining of light pro- soil,gravel or other materials into shoreline areas. duced by a light source beyond the boundaries of the property on which it is located. LANDS COVERED BY WATER: Lands underly- ing the water areas of the state below the ordinary E. Luminaire: The complete lighting unit, in- high water mark, including salt waters, tidal wa- cluding the lamp,the fixture, and other parts. ters, estuarine waters, natural watercourses, lakes, ponds, artificially impounded waters, LOADING AREA:A specially designed off-street marshes, and swamps. place intended to be used by vehicles for depos- iting and/or receiving passengers and goods. LANDSCAPE ARCHITECT: A professional land- scape architect licensed to practice by the State LOCAL SERVICE UTILITIES: Public or private of Washington. utilities normally servicing a neighborhood, i.e., • telephone exchanges; sewer, both storm and LANDSCAPE BUFFER:An on-site strip abutting sanitary;distribution lines,electrical less than fifty a property line which provides a physical, visual, five (55) kv, telephone, cable TV, etc. and/or noise buffer and transition between land use of varying compatibilities and/or the street. LONG-RANGE WASTEWATER MANAGE- Landscape buffers consist primarily of natural MENT PLAN: See RMC 4-6-100. landscaping and selected hard surface elements, when deemed appropriate by the reviewing offi- LOT: A specifically described parcel of land with cial. boundary lines defining the extent of the lot in a given direction. 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. • (Revised 5/08) 11 -22 • 4-11-120 • LOT: A fractional part of divided lands having right-of-way line) and the rearmost points of the fixed boundaries, being of sufficient area and di- side lot lines in the rear. In the case of pipestem mension to meet minimum zoning requirements lots, the pipestem portion of the lot shall be ig- for width and area, excluding private access nored for purposes of the calculation of average easements.The term shall include"tracts" or depth. "parcels." See LOT TYPES. r,5 min LOT COVERAGE:The horizontal area measured 1 1 ' within the outside of the exterior walls of all prin- I r j� �-'j; 7' cipal and accessory buildings on a lot including all I • bill- covered decks and porches. I 1 1 , .. '` 1 I _ Front Inc\ -j + STREET :, / xz B. Lot Width:Width of a lot shall be considered = to be the average distance between the side lines ti� connecting front and rear lot lines, except for r pipestem lots,where the pipestem portion of a lot shall be ignored for purposes of calculating the Iaverage width. La Impervious Surfacing /l Lot Coverage LOT, DEVELOPED: (This definition for RMC I L --,F-- 4-4-130,Tree Cutting and Land Clearing Regula- •� \ tions, only.) A lot or parcel of land upon which a Lot width `Y , '• b which P ZE structure(s) is located, which cannot be more in- i .j .` tensely developed pursuant to the City Zoning I Code, and which cannot be further subdivided )'._..� _ pursuant to City subdivision regulations. Trent Lot Lino ET STREET LOT LINE ADJUSTMENT:A lot line adjustment is the adjusting of common property line(s) or LOT, PARTIALLY DEVELOPED: (This definition boundaries between adjacent lots, tracts, or par- for RMC 4-4-130,Tree Cutting and Land Clearing cels for the purpose of accommodating a transfer Regulations, only.) A lot or parcel of land upon of land,rectifying a disputed property line location, which a structure is located and which is of suffi- or freeing such a boundary from any difference or cient area so as to be capable of accommodating discrepancies.The resulting adjustment shall not increased development pursuant to the Renton create any additional lots,tracts or parcels and all Zoning Code; or which may be subdivided in ac- reconfigured lots, tracts or parcels shall contain cordance with the City subdivision regulations. sufficient area and dimension to meet minimum requirements for zoning and building purposes. LOT LINES:The property lines bounding the lot. LOT MEASUREMENTS: A. Lot Depth:Depth of a lot shall be considered to be the average distance between the foremost points of the side lot lines in front(i.e.,the points where the side lot lines intersect with the street 11 -23 (Revised 12/05) 4-11-130 LOT TYPES: rangement of buildings and structures, incorpora- - •-1 tion of mitigation measures, or other factors. Through Lot LOWEST FLOOR:The lowest floor of the lowest —'— enclosed area (including basement). An unfin- m Flag Lot I w ished or flood-resistant enclosure, usable solely Interior Lot I for parking of vehicles, building access or stor- age,in an area other than a basement area,is not Corner Loul Interior Lot I I----� considered a building's lowest floor; provided, • I Corner Lot that such enclosure is not built so as to render the structure in violation of the applicable non-eleva- Street tion design requirements of RMC 4-3-05013a(ii). (Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; A. Lot, Corner: A lot abutting upon two (2) or Ord.4056,4-30-1987;Ord.4071,6-1-1987; Ord. more streets at their intersection, or upon two (2) 4351,5-4-1992; Ord.4522, 6-5-1995;Ord.4740, parts of the'same street, such streets or parts of 7-19-1999; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord. 4660, the same street forming an interior angle of less 3-17-1997; Ord. 4715, 4-6-1998; Ord. 4716, than one hundred thirty five degrees(135°)within 4-13-1998; Ord. 4751, 11-16-1998; Ord. 4835, the lot lines. 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. B. Lot, Flag: A lot with access to a public road 5100, 11 1 2004; Ord. 5137, 4 25 2005; Ord. only by a private accessway less than thirty feet 5153, 9-26-2005) (30') in width. See Lot, Pipestem. C. Lot, Interior: A lot that generally abuts or 4-11-130 DEFINITIONS M: has frontage on only one street, although on through lots that run from one block face to an- MAIN STREET: A style of urban commercial de- other, such lots could abut two (2) streets. velopment featuring concentrated retail and ser- vice uses along a street designed for use by both D. Lot, Pipestem: A lot not meeting minimum pedestrians and vehicles. frontage requirements. MAJOR SERVICE UTILITY: Public or private util- E. Lot,Through:A lot that has both ends front- ities which provide services beyond the City's ing on a street. boundaries, i.e., pipelines, natural gas, water, sewer, petroleum; electrical transmission lines F. Lot,Small Cluster: A cluster of small lots in fifty five (55) kv or greater; and regional sewer or new plats that are designed to provide a transition water treatment plants, etc. and buffer between uses in the R-4 Zones.Small cluster lots are allowed in the R-4 Zone when lo- MANUFACTURED HOME: A residential struc- cated within six hundred feet (600') of abutting ture,transportable in one or more sections,that is and contiguous properties in the Residential Sin- built on a permanent chassis and is designed for gle Family land use designation of the Compre- use with or without a permanent foundation when hensive Plan and are part of a development that connected to the required utilities.The term includes a significant open space area equal to at "manufactured home"does not include a"recre- least twenty percent (20%) of a site. ational vehicle"or mobile home. LOT, UNDEVELOPED: A platted lot or parcel of MANUFACTURED HOME, DESIGNATED: A land upon which no structure exists. residential manufactured home that meets the fol- lowing requirements: LOW IMPACT LAND USE: Land uses which are not likely to have a significant adverse impact on 1. It is comprised of at least two (2)fully en- critical areas because of the low intensity of the closed parallel sections each not less than use, minimal levels of human activity, limited use twelve feet (12')wide by thirty six feet (36') of machinery or chemicals, site design or ar- long, • (Revised 12/05) 11 -24 4-11-130 2. It has a composition, wood shingle, lamation; and parking, when designated for em- coated metal or similar roof of not less than ployees and visitors. three to twelve (3:12) pitch, and MANUFACTURING AND FABRICATION, 3. It has exterior siding similar in appear- HEAVY: The transformation of materials or sub- ance to siding materials commonly used for stances into new products including construction conventional site-built single family resi- and assembling of component parts, and the dences. blending of materials such as lubricating oils, plastics, resins or liquors. Heavy manufacturing MANUFACTURED HOME PARK OR SUBDIVI- and fabrication are often characterized by the SION:A parcel(or contiguous parcels)of land"di- need for large outdoor areas in which to conduct vided" into two (2) or more manufactured home operations, and typically results in environmental lots for rent or sale. impacts beyond their own sites.This definition in- cludes, but is not limited to: manufacture and fab- MANUFACTURED HOME PARK OR SUBDIVI- rication of automotive vehicles and their parts, SION, EXISTING: A manufactured home park cement, brick, lime, gypsum, asphalt, and other subdivision for which the construction of facilities manufacturing and fabrication uses as deter- for servicing the lots on which the manufactured mined by the reviewing official.This definition ex- homes are to be affixed(including,at a minimum, cludes slaughterhouses, manufacture of shellac, the installation of utilities, the construction of varnish or turpentine, paper, pulp, rubber from streets,and either final site grading or the pouring crude material, refining and/or manufacturing of of concrete pads) is completed before the effec- petroleum by-products except as an accessory tive date of adopted floodplain management reg- use of less than fifty thousand (50,000) gallons. ulations. MANUFACTURING AND FABRICATION, MANUFACTURED HOME PARK OR SUBDIVI- LIGHT: The transformation of materials or sub- SION, NEW: A manufactured home park or sub- stances into new products including construction division for which the construction of facilities for and assembling of component parts, and the servicing the lots on which the manufactured blending of materials such as lubricating oils,plas- homes are to be affixed (including at a minimum, tics, resins or liquors. Light manufacturing and the installation of utilities, the construction of fabrication is characterized by the use being con- streets,and either final site grading or the pouring tained within buildings, and materials or equip- of concrete pads) is completed on or after the ef- ment used in production not being stored outside. fective date of adopted floodplain management Light manufacturing and fabrication activities do regulations. not generate external emissions such as smoke, odor, noise,vibrations or other nuisances outside MANUFACTURING, AIRPLANE: Limited to the building.This definition includes but is not lim- manufacture of airplanes; sale of airplanes man- ited to manufacture and fabrication of electronic ufactured and/or assembled on-site; and re- components, office products, furniture, glass search,development and testing of airplanes and products,and other manufacturing and fabrication related components. uses as determined by the reviewing official.This definition excludes slaughterhouses, manufac- MANUFACTURING, AIRPLANE ACCESSORY ture of shellac,varnish or turpentine, paper, pulp, FUNCTIONS: Includes, as secondary functions rubber from crude material, refining and/or manu- when dependent upon the primary activity of air- facturing of petroleum by-products except as an plane production and sales:office;storage;ware- accessory use of less than fifty thousand(50,000) house and distribution;aircraft painting and other gallons. associated aircraft painting/sealing activities; trucking terminal, including loading and unload- MANUFACTURING AND FABRICATION, ME- ing; auto repair and fuel dispensing; hazardous DIUM: The transformation of materials or sub- materials storage and distribution;aircraft engine stances into new products including construction testing; metal processing; food service; retail and assembling of component parts, and the sales of products related to airplane production; blending of materials such as lubricating oils,plas- on-site medical and emergency services,such as tics, resins or liquors.Medium manufacturing and clinic,fire suppression,and security; barging; rec- fabrication is characterized by need for only very limited areas of outdoor storage and may create 11 -25 (Revised 8/08) 4-11-130 minor external environmental impacts during the MECHANICAL EQUIPMENT: Includes all motor- conduct of operations but most impacts are con- ized equipment used for earth moving,trenching, tained on-site. This definition includes but is not excavation,gardening, landscaping,and general limited to manufacture and fabrication of, alco- property maintenance exceeding twenty seven holic products, paints, printing ink, leather goods, (27) horsepower in size. and other manufacturing and fabrication uses as determined by the reviewing official.This defini- MEDICAL INSTITUTIONS: Facilities providing tion excludes slaughterhouses, manufacture of physical or mental health services, in-patient ac- shellac,varnish or turpentine,paper,pulp, rubber commodations, and medical or surgical care of from crude material, refining and/or manufactur- the sick or injured.This definition includes hospi- ing of petroleum by-products except as an acces- tals,clinics, hospices, holistic health centers,and sory use of less than fifty thousand (50,000) _ nursing homes as defined in Group 1-2 of the IFC. gallons. This definition excludes medical and dental of- fices, convalescent centers, assisted living, and MARINA: A facility for storing, servicing, fueling, group homes I and II. berthing, and securing and launching of private pleasure craft that may include the sale of fuel MEMBRANE LINER: See RMC 4-5-120G. and incidental supplies for the boat owners, crews, and guests.This definition includes tie-up MINI-MART:A small retail establishment, usually for float planes as well as pleasure boats, and located within or associated with another use,that other private pleasure craft. offers for sale convenience goods such as food items,tobacco,periodicals and household goods. MARINA: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use MITIGATION BANK: Sites that, when approved only.)A use providing moorage for pleasure craft, by the City, may be used for restoration, creation which also may include boat launching facilities, and/or mitigation of wetlands altered on a differ- storage, sales, and other related services. ent piece of property, but located within the same drainage basin. MARQUEE: A permanent roof structure, usually incorporating a sign,attached to and supported by MIXED USE: A building or site with two (2) or the building and projecting over public property. more different uses such as residential, office, manufacturing, retail, public or entertainment. MASTER PLAN: A master plan is intended to show how proposed development will comply MOBILE HOME: A factory-built structure, trans- with the development standards in the applicable portable in one or more sections, built on a chas- zoning. It also is intended to show compatibility of sis and designed to be a dwelling without a development within the master plan area, and permanent foundation,that was constructed prior compatibility of anticipated uses in areas adjacent to the enactment of the National Manufactured to and abutting the master plan area. It provides Home Construction and Safety Standards Act of long-term guidance for a smaller area than a con- 1974.This definition does not include recreational ceptual redevelopment plan, but a larger area vehicles, manufactured homes, or designated than a detailed site plan. manufactured homes. MASTER PROGRAM: The comprehensive MOBILE VENDOR: Retail sale of goods from a shoreline use plan for the City of Renton and the vehicle or mobile cart. use regulations, together with maps, diagrams, charts or other descriptive material and text, and MODULATION:A measured and proportioned in- a statement of desired goals and standards de- flection or setback in a building's face that breaks veloped in accordance with the policies enunci- up an otherwise larger flat vertical plane into mut- ated in Section 2 of the Act. tiple offset sub-elements so as to reduce the ap- parent bulk. MATERIAL SAFETY DATA SHEET: Written or printed information concerning a hazardous ma- MOORAGE: Any device or structure used to se- terial which is prepared in accordance with the cure a vessel for temporary anchorage,but which provisions of 29 CFR 1910.1200. is not attached to the vessels. Examples of moor- age are docks or buoys. (Revised 8/08) 11 -26 4-11-140 MOTEL: A building or group of detached or con- NATURAL LIGHT: Interior or exterior light from nected buildings designed or used primarily for the sun. providing sleeping accommodations for automo- bile travelers and typically having a parking space NATURAL OUTLET: See RMC 4-6-100. adjacent to a sleeping accommodation.This def- inition excludes multi-family dwellings, bed and NATURAL RESOURCE EXTRACTIOWRECOV- breakfasts, and hotels. ERY: Land used for timber harvesting consistent with the Forest Practices Act or silviculture, min- MOVIE THEATER: An indoor facility for showing eral extraction,or natural resource recovery such movies, including accessory retail sales of food as mining reclamation or reforestation.This defi- and beverages.This definition excludes adult en- nition excludes Christmas tree farms, nurseries, tertainment businesses;entertainment clubs;and and agriculture. cultural facilities. NATURAL WATER SYSTEM: Any and all parts MULTI-FAMILY: See DWELLING, MULTI-FAM- of the hydrologic cycle independent of size and ILY. residence time.The meaning includes"waters of the state"as defined in RCW 90.48.020. MULTIPLE-USE: The combining of compatible uses within one development, of which the major NEIGHBORHOOD: A sub-area of the City in use or activity is water-oriented. All uses or activ- which the residents share a common identity fo- ities other than the major one are directly related cused around a school, park, community busi- and necessary to the major use or activity. ness center or other feature. (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; NEW UNDERGROUND STORAGE FACILITY: Ord. 4071, 6-1-1987; Ord. 4219, 5-4-1992; Ord. See RMC 4-5-120G. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord. 4665, 5-19-1997; Ord. 4715, 4-6-1998; Ord. NEWS STAND:A use consisting of the retail sale 4716, 4-13-1998; Ord. 4777, 4-19-1999; Ord. of newspapers and magazines.This definition ex- 4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord. dudes adult retail uses. 4851,8-7-2000;Amd.Ord.4963,5-13-2002;Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. NONCONFORMING STRUCTURE: A lawful 5125, 2-28-2005; Ord. 5387, 6-9-2008; Ord. structure that does not comply with the current 5404, 7-21-2008) development standards (yard setbacks, lot size, lot coverage, height, etc.)for its zone, but which complied with applicable regulations at the time it 4-11-140 DEFINITIONS N: was established.Such structures may or may not NATIONALLY RECOGNIZED INDEPENDENT be in compliance with other relevant building TESTING ORGANIZATION: See RMC 4-5-120G. codes and regulations. NATIVE GROWTH PROTECTION EASEMENT: NONCONFORMING USE: A lawful use of land A restrictive area where all native, predevelop that does not comply with the current use regula- ment vegetation shall not be disturbed or tions (primary,secondary,conditional,etc.)for its removed except for removal pursuant to an zone, but which complied with applicable regula- approved enhancement program.The purpose of tions at the time the use was established. an easement is to protect steep slopes, slopes and/or riparian corridors. NONSTRUCTURAL TRIM: The molding, bat- tens, caps, nailing strips, latticing, cutouts or let- NATIVE VEGETATION: Plant species that are in- ters and walkways which are attached to the sign digenous to the area in question and could rea- structure. sonably be expected to have occurred on site. NO-PROTEST AGREEMENT: A restrictive cove- NATURAL: A Shoreline Master Program land Want signed by the property owner signifying con use designation identifying an area as unique and sent to the future formation of a local improve fragile. It is intended to provide areas of wildlife ment district by the City of Renton or by property sanctuary and habitat preservation. owners for constructing and paying for street im- provements. 11 -27 (Revised 8/08) 4-11-150 NORMAL RAINFALL: Rainfall that is at the mean ON-SITE SERVICES: See SERVICES, ON- or within one standard deviation of the mean of SITE. the accumulated annual rainfall record, based upon the water year for King County as recorded OPEN RECORD APPEAL:An administrative ap- at the Seattle-Tacoma International Airport by the peal to a local governmental body or officer, in- graph shown at King County Department of Natu- cluding the legislative body,that creates the local ral Resources and Parks'Water and Land Re- government's record through testimony and sub- sources Division's Hydrologic Information Center mission of evidence and information, under pro- (http://dnr.metrokc.gov/hydrodat/seatacpre- cedures prescribed by RMC 4-8-110. cip.asp). OPEN-RUN AREA:An enclosed area that allows NURSERIES,HORTICULTURAL:Any land used domestic animals and/or household pets to move to raise, store, or sell trees, shrubs, flowers, and about freely within the confines of the enclosure. other plants for sale or for transplanting.This def- Fencing such as residential fencing that is typi- inition does not include the sale of any of the tally located along property lines and encloses above for consumption.Associated retail space is residential yards is excluded from this definition. allowed as an accessory to this use. OPEN SPACE: Any physical area that provides (Ord.3719,4-11-1983;Ord.4346,3-9-1992;Ord. visual relief from the built environment for envi- 4351,5-4-1992;Ord.4521, 6-5-1995;Ord.4577, ronmental,scenic or recreational purposes.Open 1-22-1996; Amd. Ord. 4963, 5-13-2002; Ord. space may consist of developed or undeveloped 5124, 2-7-2005; Ord. 5137, 4-25-2005) areas, including urban plazas, parks, pedestrian corridors, landscaping, pastures, woodlands, greenbelts,wetlands and other natural areas, but 4-11-150 DEFINITIONS 0: excluding driveways, parking lots or other sur- OCCASIONAL BREEDER:An owner/tenant with faces designed for vehicular travel. household pets and/or domestic animals that has OPEN SPACE: (This definition for RMC 4 3 090, a single litter no more frequently than one time ev- ery two years and keeps the offspring no longer Shoreline Master Program Regulations, use than one hundred twenty (120) days. only.)A land area allowing view, use or passage which is almost entirely unobstructed by build- OFF-SITE SERVICES: See SERVICES, OFF- ings, paved areas, or other manmade structures. SITE. OPEN SPACE, CONTIGUOUS: Land perma- OFFICE, GENERAL:A place at which the affairs nently set aside as open space located in re of a business, profession,service, or industry are corded tracts. Contiguous open space lands conducted and generally furnished with desks,to typically exclude critical areas such as wetlands bles, files and communication equipment. This and steep slopes, but may include wetland buff definition includes associated accessory uses in- ers enhanced with amenities such as pedestrian cluding but not limited to exercise rooms and caf- trails and seating areas, as well as stormwater eterias for use by employees and clients. This ponds enhanced per the techniques and land- definition excludes conference centers, medical scape requirements set forth in "The Integrated and dental offices, veterinary offices/clinics, city Pond," King County Water and Land Resources government offices,other government offices and Division. facilities, service and social organizations, and OPEN SPACE, CONTIGUOUS, URBAN SEPA- construction/contractors offices. RATOR: Land permanently set aside as open OFFICE, MEDICAL AND DENTAL: Any office space located in recorded tracts. Contiguous used by physicians, dentists, and/or other medi- open space lands may include critical areas,such cal professionals to examine,diagnose,and treat as wetlands and steep slopes, and wetland buff- patients, and to administer day-to-day accessory ers, as well as stormwater ponds enhanced per office functions relating to the medical or dental the techniques and landscape requirements set practice. forth in'The Integrated Pond, King County Water and Land Resources Division." OPERATOR: See RMC 4-5-120G. • (Revised 8/08) 11 -28 4-11-160 ORDINANCE: See RMC 4-9-070R. of RMC 4-3-010, a"park" is defined as a tract of land provided by a unit of government to meet the ORDINARY HIGH WATER MARK: On lakes and active and/or passive recreational needs of peo- streams, that mark found by examining the bed ple. and banks and ascertaining where the presence and action of waters are so common and usual, PARK AND RIDE, DEDICATED: A surface park- and so long continued in all ordinary years, as to ing lot or structured parking garage used for park- mark upon the soil a character distinct from that ing of vehicles for commuters using any form of of the abutting upland, in respect to vegetation as transit or ridesharing.This definition excludes that condition exists on June 1, 1971, as it may commercial or public surface parking and com- naturally change thereafter,or as it may change in mercial or public structured parking garages. accordance with permits issued by the City or State. The following criteria clarify this mark on PARK AND RIDE,SHARED-USE:A pre-existing lakes and streams: parking lot or structured parking garage created for purposes other than commuter parking that A. Lakes: Where the ordinary high water mark has specific numbers of spaces or an entire lot or cannot be found, it shall be the line of mean high garage leased to a transit authority to allow corn- water.. muters to park their vehicles to use any form of transit or ridesharing.This definition excludes B. Streams: Where the ordinary high water dedicated park and rides, commercial or public mark cannot be found, it shall be the line of mean surface parking, and commercial or public struc- high water. For braided streams,the ordinary high tured parking garage. water mark is found on the banks forming the outer limits of the depression within which the PARK, COMMUNITY/REGIONAL: Larger than braiding occurs. neighborhood parks,these are designed for orga- nized activities and sports, although individual OUTDOOR RETAIL SALES AREAS: Specially and family activities are also encouraged.Where designed areas for the retail sale of automobiles, there are no neighborhood parks,the community small trucks, vans or other similar type motor ve- or regional park can serve this function. Larger hicles. It does not generally include commercially parks often include one specific use or feature licensed motor vehicles such as buses or trucks. that makes the park unique.This definition in- cludes but is not limited to community and re- OUTSIDE STORAGE: See STORAGE, OUT- gional parks as defined by the City of Renton SIDE. Parks Plan,trails for nonmotorized travel, and ac- cessory uses normal and incidental to parks. OWNER: See RMC 4-5-120G. PARK, NEIGHBORHOOD: A combination play- OWNER: (For purposes of the aquifer protection ground and park designed primarily for nonsuper- regulations in RMC 4-3-050, Critical Areas Regu- vised, nonorganized recreation activities. They lations, and RMC 4-9-015, Aquifer Protection are generally small in size.This definition includes Area permits,only.)May include a duly authorized but is not limited to community gardens and other agent or attorney, a purchaser,fiduciary,and/or a accessory uses normal and incidental to parks. person having vested or contingent interest in the property and/or facility in question. PARKING GARAGE, STRUCTURED, COM- MERCIAL OR PUBLIC:A building or structure (Ord.3758,12-5-1983;Ord.4517,5-8-1995;Ord. which may be located above or below ground, 4587, 3-18-1996; Ord.4716, 4-13-1998; Ord. with stalls accessed via interior aisles, and used 4851,8-7-2000;Ord.4857,8-21-2000;Amd.Ord. for temporary storage of motor vehicles. Struc- 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. tured parking can be a stand-alone use or a part 5132, 4-4-2005; Ord. 5356, 2-25-2008) of a building containing other uses.This definition excludes dedicated park and rides, shared-use park and rides, and commercial or public surface 4-11-160 DEFINITIONS P: parking. PARK: For purposes of the application of setback requirements for uses regulated by the provisions 11 -29 (Revised 5/08) 4-11-160 PARKING MODULE: A parking area that meets cally meets the following criteria: 1) buildings in maximum physical dimensions as delineated in scale with the street, one to two (2) stories along the Urban Center Design Overlay regulations. residential/minor collectors and three(3) or more stories along primary and secondary arterials, 2) PARKING, OFF-SITE: Parking for a particular buildings located close to the street/walkway, 3) • land use on land separate from the land on which at least one pedestrian entry oriented to the the use occurs. The use for parking is subject to street, and 4) clearly identified sidewalks and/or' a lease or other agreement ensuring the perpet- grade separated walkways. ual use of the off-site land for parking. PEDESTRIAN-ORIENTED FACADE: Ground PARKING SPACE or PARKING STALL: A park- floor facades featuring characteristics that make ing space is any off-street space intended for the them attractive to pedestrians, including transpar- use of temporary vehicular storage for durations ent window area or window displays along the of less than seventy two (72) hours with ingress ground floor facade, primary building entry, and and egress to the space easily identifiable. In- overhead weather protection along at least sev- cluded in this definition are the permanent sur- enty-five percent (75%) of the facade. face, striping, landscaping and other features required by RMC 4-4-080. PEDESTRIAN-ORIENTED SPACE: A publicly accessible space that includes elements such as PARKING, SURFACE, COMMERCIAL OR PUB- visual and pedestrian access to abutting struc- LIC: Open lots or grounds with at-grade parking tures, paved walking surfaces of either concrete improvements.This definition excludes dedicated or unit paving, on-site or building-mounted light- park and rides, shared-use park and rides, and ing, and public seating areas. commercial and public structured parking ga- rages. PEDESTRIAN-ORIENTED STREET: See STREET, PEDESTRIAN-ORIENTED. PARKING, TANDEM: The parking of one motor vehicle behind another, in a space two (2) car PEDESTRIAN-ORIENTED USE: Businesses lengths long, but only one car length wide. typically frequented by and conveniently located for use by pedestrians. PASSIVE RECREATION: See RECREATION, PASSIVE. PERENNIAL: Waters which flow continuously. PAVED: Surfaced with a hard, smooth surface, PERFORMANCE BOND OR GUARANTEE: usually consisting of concrete or asphalt under- That security which may be accepted in lieu of a lain by a subgrade of crushed rock. requirement that certain improvements be made before the City Council approves the final plat, in- PAVEMENT WIDTH: Width of paved driving and eluding performance bonds,escrow agreements, parking surface, including street gutters as mea- and other similar collateral or surety agreements. sured from face of curb to face of curb, or from edge of pavement where there are no curbs. PERMITTED USES: See USES, PERMITTED. PEAK DISCHARGE: The maximum surface wa- PERSON: Any person, individual, public or pri- ter runoff rate (cfs) at point of discharge, deter- vate corporation, firm, association,joint venture, mined from the design storm frequency. partnership,municipality,government agency,po- litical subdivision, public officer, owner, lessee, PEDESTRIAN CORRIDORS: Areas designated tenant, other legal entity, or any other entity what- in the Comprehensive Plan as primary routes for soever or any combination of such,jointly or sev- pedestrian use to connect sub-areas of the City or erally. regional trail systems, and to provide access to public facilities. PETS,HOUSEHOLD:Animals that are generally kept as part of a household and for the purpose of PEDESTRIAN-ORIENTED DEVELOPMENT/ companionship. These animals are to include: STREET: Development on a pedestrian-oriented dogs, cats, rabbits, caged indoor birds, small ro- street is encouraged through master planning, dents, non-venomous reptiles and amphibians building location and design guidelines and typi- weighing less than ten (10) pounds, and other of (Revised 5/08) 11 -30 4-11-160 similar size and characteristics as approved by vision consistent with the requirements of the City the Developments Services Director. subdivision regulations and chapter 58.17 RCW. The preliminary plat shall be the basis for the ap- j PIER:A general term including docks and similar proval or disapproval of the general layout of a structures consisting of a fixed or floating platform subdivision. extending from the shore over the water. PLAT, SHORT:The division or redivision of land PIPELINE: Buried pipe systems (including all into nine(9)or fewer lots,tracts, parcels,sites, or pipe, pipe joints,fittings, valves, manholes, divisions for the purpose of sale,lease or transfer sumps, and appurtenances that are in contact of ownership. with the substance being transported) utilized for the conveyance of hazardous materials. Pipe- POTABLE WATER: See RMC 4-6-100. lines include, but are not limited to, sanitary sew- ers, side sewers, storm sewers, leachate POTENTIAL ANNEXATION AREAS: Areas pipelines, and product pipelines. within the Urban Growth Area that have been des- ignated for annexation to the City within the twenty PLANNED UNIT DEVELOPMENT: (This defini- (20) year planning horizon by agreement with tion for RMC 4-3-090, Shoreline Master Program King County as required by the Countywide Plan- Regulations,use only.)Special contractual agree- ning Policies and the Growth Management Act. merit between the developer and a governmental body governing development of land. PREAPPLICATION MEETING: A conference held with a project applicant and City representa- PLANNED UNIT DEVELOPMENT(PUD): Any tive(s) in advance of the proposed land use development approved and developed in accor- project application. During the conference, the dance with the terms of RMC 4-9-150, including a City representative(s) inform the applicant of ap- subdivision of such land,which development may plicable policies,plans,and requirements as they occur at one time or in phases. apply to the proposed development project. PLANNING COMMISSION:That body as defined PRELIMINARY APPROVAL: The official favor- in chapters 35.63, 35A.63, or 36.70 RCW as des- able action taken on the preliminary plat of a pro- ignated by the legislative body to perform a plan- posed subdivision, metes and bounds descrip- ning function or that body assigned such duties tion,or dedication, by the City Council following a and responsibilities under a city or county charter. . duly advertised public hearing. PLANT ASSOCIATIONS OF INFREQUENT OC- PRELIMINARY PLAT:See PLAT,PRELIMINARY. CURRENCE: One or more plant species in a landform type that, because of the rarity of the PRESCHOOL: Nursery schools or kindergartens habitat or the species involved, or both, or for which are engaged primarily in educational work other botanical or environmental reasons, do not with children and in which no child is enrolled on often occur in King County. a regular basis for more than four(4) hours per day. PLAT: A map or representation of a subdivision, showing thereon the division of a parcel of land PRESSURE VACUUM BREAKER: See RMC into lots, blocks, streets, and alleys or other divi- 4-6-100. sion and dedications. PRIMARY CONTAINMENT: See RMC 4-5-120G. PLAT, FINAL: The final drawing of a subdivision and dedication prepared for filing for record with PRIORITY HABITAT AND SPECIES: Habitats the County Auditor and containing all elements and species of importance and concern as identi- and requirements set forth in this Title and chap- fied by the Washington State Department of Wild- ter 58.17 RCW. life Priority Habitat and Species Program."Priority habitats"are habitat types with unique or signifi- PLAT, PRELIMINARY: A drawing of a proposed cant value to many species. An area classified subdivision of land into ten (10)or more individual and mapped as priority habitat must have one or lots showing the general layout of streets and al- more of the following attributes: leys, lots, blocks, and other elements of a subdi- 11 -31 (Revised 5/08) 4-11-170 1. Comparatively high fish and wildlife den- or leased land and facilities and the uses con- sity. tained therein. 2. Comparatively high fish and wildlife spe- (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; cies diversity. Ord. 4007, 7-14-1986; Ord. 4039, 1-19-1987; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 3. Important fish and wildlife breeding habi- 4367, 9-14-1992; Ord.4517, 5-8-1995; Ord. tat. 4521,6-5-1995;Ord.4522, 6-5-1995;Ord.4577, 1-22-1996; Ord. 4827, 1-24-2000; Ord. 4835, 4. Important fish and wildlife seasonal 3-27-2000; Ord. 4840, 5-8-2000; Ord. 4851, ranges. 8-7-2000;Amd.Ord.4963,5-13-2002;Ord.5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5124, 5. Important fish and wildlife movement cor- 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5356, ridors. 2-25-2008) 6. Limited availability. 4-11-170 DEFINITIONS 0: 7. High vulnerability to habitat alteration. QUALIFIED PROFESSIONAL:A person with 8. Unique or dependent species. ex- perience and training in the pertinent scientific discipline, and who is a qualified scientific expert with expertise appropriate for the relevant subject "Priority species"are fish and wildlife species re- in accordance with WAC 365-195-905(4).A qual- quiring protective measures and/or management ified professional must have obtained a B.S. or. guidelines to ensure their perpetuation. B.A. or equivalent degree in biology, and profes- PRIVATE HYDRANT:A fire hydrant situated and sional experience related to the subject habitat or species. maintained to provide water for firefighting pur- poses with restrictions as to use.The location (Ord. 5137, 4-25-2005) may be such that it is not readily accessible for immediate use by the fire authority for other than certain private property. 4-11-180 DEFINITIONS R: PRODUCT TIGHT: See RMC 4-5-120G. RAILROAD YARDS: An area for the switching, storing, assembling, distributing, consolidating, PROJECTION: The distance by which a sign ex- moving, repairing, weighing or transferring of tends over public property or beyond the building cars, trains, engines, locomotives, and rolling line. stock. PROPERTY OWNERS'ASSOCIATION: See REAR YARD: See YARD REQUIREMENT. HOMEOWNERS' ASSOCIATION. REASONABLE USE: A legal concept that has PROPONENT: See APPLICANT. been articulated by federal and state courts in regulatory takings issues. PUBLIC ACCESS: A means of physical ap- proach to and along the shoreline available to the RECEIVING BODIES OF WATER: Creeks, general public. This may also include visual ap- streams, rivers, lakes, storm sewers; wetlands proach. and other bodies of water into which surface wa- ters are directed, either naturally or in manmade PUBLIC FACILITIES: Streets, roads, highways, ditches or open and closed systems. sidewalks, street lighting systems,traffic signals, domestic water systems, storm and sanitary RECOGNIZED HIGHER RISK: The handling, sewer systems, park and recreation facilities, processing or storage of flammable, explosive, schools, public buildings. blasting or toxic agents and their related pro- cesses and/or activities which are generally con- PUBLIC USE SUFFIX:A mapping overlay desig- sidered as high hazard occupancy by agencies nation used to identify publicly owned, operated, and/or publications,which include but are not lim- (Revised 5/08) 11 -32 4-11-180 ited to the Washington Surveying and Rating Bu- 3. Designed to be self-propelled or perma- reau,the American Insurance Association as per nently towable by a light duty truck; and its Fire Prevention Code and National Building Code,as the same may be amended from time to 4. Designed primarily not for use as a per- time as posing a higher risk on its neighbors and/ manent dwelling but as temporary quarters or adjacent or nearby properties natural or man- for recreational,camping, travel, or seasonal made waterways,or which may tend to endanger use. environmental qualities before special actions are taken to mitigate adverse characteristics. This definition includes,but is not limited to,motor homes and travel trailers. RECREATION: The refreshment of body and mind through forms of play, amusement or relax- RECYCLABLES: Newspaper, uncoated mixed ation.The recreational experience may be active, paper, aluminum, glass and metal food and bev- such as boating,fishing, and swimming, or may erage containers,polyethylene terepthalate(PET be passive such as enjoying the natural beauty of #1) plastic bottles, high density polyethylene the shoreline or its wildlife. (HDPE#2) plastic bottles, and such other materi- als that the City and contractor determine to be RECREATION, ACTIVE: Leisure-time activities recyclable. sometimes requiring equipment and taking place at prescribed places,sites, or fields.Active recre- RECYCLABLES DEPOSIT AREA: In multi-fam- ation includes such activities as swimming, boat- ily residences, commercial, industrial and other ing, tennis, fishing, soccer, etc. nonresidential development, the area(s) where recyclables will be stored. RECREATION, PASSIVE: Activities that involve relatively inactive or less energetic activities,such RECYCLING COLLECTION AND PROCESS- as walking, sitting, reading, picnicking, and card, ING CENTER: A facility where collected recycla- board, or table games. ble items are brought for sorting, compaction, transfer, and/or processing including changing RECREATIONAL FACILITIES, INDOOR: A the form of materials. place designed and equipped for the conduct of sports and leisure-time activities within an en- RECYCLING COLLECTION STATION: A con- closed space. Examples include gymnasiums, tainer or containers for the collection of second- amusement arcades, health and fitness clubs, in- hand goods and recyclable materials. door tennis and racquetball courts, bowling al- leys, and indoor swimming pools. This definition REFUSE: A term synonymous with municipal excludes indoor sports arenas, auditoriums, and solid waste(MSW) including all accumulations of exhibition halls. waste matters discarded as of no further value to the owner,such as kitchen and table waste,wrap- RECREATIONAL FACILITIES, OUTDOOR: A pings and small discarded containers, and small place designed and equipped for the conduct of dead animals weighing not over fifteen (15) sports and leisure-time activities with little or no pounds, but shall exclude all manure, sewage, enclosed space. Examples include: private (corm large dead animals, petroleum products, clean- mercial or private club) outdoor tennis courts, pri- ings from public and private catch basins, vate outdoor swimming pools, batting cages, washracks or sumps, bulk waste, recyclables, amusement parks, miniature golf courses, golf yard waste and special or hazardous wastes. driving ranges, and playgrounds. This definition excludes marinas, parks, golf courses and out- REGULATED ACTIVITY: (For chapter 4-3 RMC, door sports arenas. Critical Area Regulation Use only.) All existing and proposed activities located within a regulated RECREATIONAL VEHICLE: A vehicle that is: critical area or critical area buffer. 1. Built on a single chassis; and REGULATED SUBSTANCES: See RMC 4-5-120G. 2. Four hundred (400) square feet or less when measured at the largest horizontal pro- RELIGIOUS INSTITUTIONS: Churches, syna- jection; and gogues, temples and other places where gather- 11 - 33 (Revised 8108) 4-11-180 ing for worship is the principle purpose of the use. square feet that have a minimum of two(2)stories Typical accessory uses associated with this use dedicated to retail sales. This definition also in- include licensed day care facilities, playground, cludes department stores, retail shops, grocery community meeting facilities,and private schools, stores and large format retailers developing using rectory or convent, and offices for administration a multi-story format.This definition excludes adult of the institution. retail uses,vehicle sales,one-story big-box retail, outdoor retail sales,eating and drinking establish- REMOVAL OF VEGETATION: The actual re- ments, and taverns. moval or causing the effective removal through damaging, poisoning, root destruction or other di- RETAIL SALES, OUTDOOR: The display and rect or indirect actions resulting in the death of a sale of products and services primarily outside of tree or other vegetation. a building or structure, including but not limited to garden supplies, tires and motor oil, produce RENTAL UNIT: Any dwelling unit which is occu- sales, farmers' markets, manufactured homes, pied pursuant to a lawful rental agreement,oral or burial monuments, building and landscape mate- written, express or implied,which was not owned rials, and lumber yards. This definition excludes as a condominium unit or cooperative unit on the adult retail uses, or vehicle sales. effective date of RMC 4-9-040, Condominium Conversion Regulations. A dwelling unit in a con- RIPARIAN AREA:The upland area immediately verted building for which there has been no ac- adjacent to and paralleling a body of water and is ceptance of an offer of sale as of October 15, usually composed of trees, shrubs and other 1979, shall be considered a rental unit. plants. Riparian functions include bank and chan- nel stability, sustained water supply, flood stor- REPAIR or MAINTENANCE: An activity that re- age, recruitment of woody debris, leaf litter, stores the character, scope, size, or design of a nutrients, sediment and pollutant filtering,shade, serviceable area, structure, or land use to its pre- shelter, and other functions that are important to viously existing, authorized and undamaged con- both fish and wildlife. dition. Activities that change the character, size, or scope of a project beyond the original design ROADWAY: That portion of a street intended for are not included in this definition. the accommodation of vehicular traffic, generally within curb lines. RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding agree- ROOFS, PITCHED: A shed, gabled or hipped ment running with the land and binding upon sub- roof having a slope or pitch of at least one foot(1') sequent owners of the property. rise for each four feet(4')of horizontal distance in the direction of the slope or pitch of the roof. RETAIL, BIG-BOX:An indoor retail or wholesale use in a building no less than seventy five thou- ROUTINE VEGETATION MANAGEMENT: Tree sand(75,000)square feet of gross floor area and and other vegetation management undertaken as typically requires a high parking-to-building area part of a regularly scheduled program of mainte- ratio. Big-box retail buildings are typically single- nance and repair of property. story structures, with a mass that stands more than thirty feet (30') tall. Big-box retail/wholesale (Ord. 3366, 10-15-1979; Ord. 3758, 12-5-1983; sales can include, but are not limited to, member- Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. ship warehouse clubs that emphasize bulk sales, 4367, 9-14-1992; Ord. 4426, 11-8-1993; Ord. discount stores, and outlet stores.This definition 4521, 6-5-1995; Ord.4522, 6-5-1995;Ord.4835, excludes vehicle sales, outdoor retail sales, and 3-27-2000;Ord.4851,8-7-2000;Amd.Ord.4963, adult retail uses. 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5355, RETAIL SALES: Establishments within a perma- 2-25-2008; Ord. 5387, 6-9-2008) nent structure engaged in selling goods or mer- chandise to the general public for personal or household consumption and rendering services incidental to the sale of such goods. This defini- tion includes multi-story retail use buildings greater than seventy five thousand (75,000) (Revised 8/08) 11 -34 4-11-190 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 11 - 34.1 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 11 - 34.2 4-11-190 (no human influence)with an uninterrupted slope SEGREGATION: Division of land into lots or greater than one hundred percent (100%) (forty tracts each of which is one-one hundred twenty five (45) degree angle) and a height in excess of eighth(1/128)of a section of land or larger,or five eleven (11)vertical feet within anadromous (5) acres or larger if the land is not capable of de- salmon-bearing waters or a height in excess of scription as a fraction of a section of land. three (3)vertical feet within resident trout-only bearing waters. Human-made barriers to salmo- SENSITIVE AREAS: See CRITICAL AREAS. nid migration (e.g., culverts, weirs, etc.) shall be considered barriers to salmonid migration by this SEPA: The State Environmental Policy Act of definition, only if they were lawfully installed; per- 1971 (chapter 43.21 C RCW). manent; present a complete barrier to salmonid passage based on hydraulic drop,water velocity, SERVICE AND SOCIAL ORGANIZATIONS:An water depth, or any other feature which would incorporated or unincorporated nongovernmental prevent all salmonids from passing upstream; or private association of persons organized for so- and in the opinion of the City Reviewing Official cial, education, literary or charitable purposes. cannot be modified to provide salmonid passage This definition also includes community meeting without resulting in significant impacts to other en- halls, philanthropic institutions, private clubs,fra- vironmental resources, major transportation and ternal or nonprofit organizations, and social ser- utility systems, or to the public, and would have vice organizations. This definition excludes reli- significant expense. For the purposes of this def- gious institutions and offices, and government inition, "significant expense"means a cost equal facilities. to or greater than fifty percent (50%) of the com- bined value of the proposed site buildings, struc- SERVICEABLE: Presently usable. tures, and/or site improvements, and existing buildings,structures,and/or site improvements to SERVICES,OFF-SITE: Establishments primarily be retained. engaged in providing individual or professional services at the customer's home or place of busi- SCHOOLS/STUDIOS, ARTS AND CRAFTS: ness. Examples of off-site services include, but Schools and studios for education in various arts are not limited to, temporary employment ser- and crafts including but not limited to photogra- vices,janitorial services, and professional house phy, dance, music, and language skills. cleaner services.This definition excludes service and social organizations and on-site services. SCOUR:The erosive action of running water in streams, which excavates and carries away ma- SERVICES, ON-SITE: Establishments primarily terial from the bed and banks.Scour may occur in engaged in providing individual or professional both earth and solid rock material. services within the place of business, such as beauty and barber shops, retail laundry and dry- SECONDARY CONTAINMENT: See RMC cleaning including coin-operated, garment alter- 4-5-120G. ations and repair, photo studios, shoe repair, pet grooming, photography and photo reproduction, SECURE COMMUNITY TRANSITION FACILITY real estate offices, personal accountants, enter- (SCTF): A residential facility for persons civilly tainment media rental or other indoor rental ser- committed and conditionally released to a less re- vices, and repair of personal or household items, • strictive alternative under chapter 71.09 RCW.A except for vehicle repair.This definition excludes secure community transition facility has supervi- adult retail uses,service and social organizations, sion and security, and either provides or ensures and off-site services. the provision of sex offender treatment services. Secure community transition facilities include but SETBACK:The minimum required distance be- are not limited to the facilities established pursu- tween the building footprint and the property line ant to RCW 71.09.250 and any community-based and any private access easement. For lots con- facilities established under chapter 71.09 RCW taining private access easements, setbacks are and operated by or under contract with the Wash- the minimum required distance between the ington State Department of Social and Health building footprint and the easement.A setback is Services. (Ord.4982, 9-23-2002) measured perpendicularly from a lot line or pri- vate easement access to the outer wall of the structure. In the case where a structure does not 11 -35 (Revised 6/05) 4-11-190 have an outer wall, such as a carport,the mea- termining jurisdictional area,the boundary will be surement shall be to the posts of such structure, either two hundred feet(200')from the ordinary unless otherwise determined by the Development high water mark, or two hundred feet (200')from Services Division. the floodway, whichever is greater. SETBACK: (For purposes of the Shoreline Mas- SHORELINES:All of the water areas of the State ter Program.)A required open space specified in regulated by the City of Renton, including reser- the Shoreline Master Program, measured hori- voirs, and their associated shorelands,together zontally upland from and perpendicular to the or- with the lands underlying them, except: dinary high water mark. 1. Shorelines of statewide significance. SETBACK LINE,LEGAL:The line established by ordinance beyond which no building may be built. 2. Shorelines on segments of streams up- stream of a point where the mean annual flow SEWAGE: See RMC 4-6-100. is twenty (20) cubic feet per second or less and the wetlands associated with such up- SEWAGE DISPOSAL AND TREATMENT stream segments. PLANTS:A facility designed for the collection,re- moval, treatment, and disposal of waterborne 3. Shorelines on lakes less than twenty(20) sewage.This definition excludes disposal facili- acres in size and wetlands associated with ties. such small lakes. SEWAGE TREATMENT PLANT: See RMC SHORELINES OF STATEWIDE SIGNIFI- 4-6-100. CANCE: Those shorelines described in RCW 90.58.030(2)(e). SEWAGE WORKS: See RMC 4-6-100. SHORELINES OF THE STATE:The total of all SEWER: See RMC 4-6-100. "shorelines" and "shorelines of statewide signifi- cance" regulated by the City of Renton. SEWER, BUILDING: See RMC 4-6-100. SHORT PLAT:The map or representation of a SEWER, PUBLIC: See RMC 4-6-100. short subdivision. See PLAT, SHORT. SEWER, SANITARY: See RMC 4-6-100. SHORT SUBDIVISION: See PLAT, SHORT. SHARED PARKING: Use of a parking area for SIDE SEWER: See RMC 4-6-100. more than one use. SIDE SEWER STUB: See RMC 4-6-100. SHOPPING CENTER:A group of buildings, structures and/or uncovered commercial areas, SIDE YARD: See YARD REQUIREMENT. or a single building containing four(4)or more in- dividual commercial establishments, planned,de- SIDEWALK:A concrete walkway separated from veloped and managed as a unit related in location the roadway by a curb, planting strip or roadway and type of shops to the trade areas that the unit shoulder. serves. SIGHT TRIANGLE: See CLEAR VISION AREA. 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- (Revised 6/05) 11 -36 4-11-190 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. ��' l„ ;i III uarrslrs;.a4 .0 ROOF !„,„:„<5f,X1 ' rkvns:111 Kli tor::rr u0� Ir+:na'iairr,, WALL SIGN n a '„ ,� f4JIDING DOLT f}v;I%VI0(44..4. .1141 G4:0741.147..4t it This figure illustrates the difTerent sign types and is not indicative of permissible type or number of sips. SIGN, A-FRAME: See SIGN, PORTABLE. sign is in contact with or close to the ground, has a solid base anchor, and is independent of any SIGN, ANIMATED: A sign with action or motion, other structure. flashing or color changes requiring electrical en- ergy,electronic or manufactured source of supply, SIGN HEIGHT: Measured as the distance from but not including revolving signs or wind actuated grade, unless otherwise designated,to the top of elements such as flags or banners. the sign or sign structure. SIGN AREA:A measurement of the total area of SIGN, ON-PREMISES: A sign which displays a sign visible from any one viewpoint or direction, only advertising copy strictly incidental to the law- excluding the sign support structure,architectural ful use of the premises on which it is located, in- embellishments, or, framework that contains no cluding signs or sign devices indicating the written copy, or does not form part of the sign business transacted at,services rendered,goods proper or of the display. Freestanding letters or sold or produced on the immediate premises, characters,where no background is specially pro- name of the business, person,firm or corporation vided, shall be measured by determining the occupying the premises. smallest rectangle or polygon that encloses the extreme limits of the shapes to be used. SIGN,POLITICAL:Signs advertising a candidate or candidates for public, elective office or a politi- SIGN, COMBINATION: Any sign incorporating cal party, or signs urging a particular vote or ac- any combination of the features of pole, project- tion on a public issue decided by ballot whether ing and roof signs. partisan or nonpartisan. SIGN, ELECTRIC: Any sign containing or utiliz- SIGN, PORTABLE: A sign not permanently af- ing electrical wiring, but not including signs illumi- fixed which is designed for or capable of move- nated by an exterior light source. ment, except for those signs explicitly designed for people to carry on their persons or which are SIGN,ELECTRONIC MESSAGE BOARD:Signs permanently affixed to motor vehicles. whose alphabetic, pictographic,or symbolic infor- mational content can be changed or altered on a A. Sign, A-Frame: A nonilluminated type of por- fivorl dirrlay enrcon rnmrnepri of alnririraliy alit- Lakin cip_p_nmpricinuicif hinfur.441azaais.Gianfigured minated segments. in the shape of the alphabetic letter"A."These signs contact the ground but not are not anchored SIGN, FREESTANDING: A sign wholly sup- to the ground and are independent of any other ported by a sign structure in the ground. structure. i SIGN, GROUND: A type of freestanding sign, SIGN, PROJECTING:A sign other than a wall other than a freestanding pole sign, in which the sign which projects from and is supported by a 11 -37 (Revised 6/05) 4-11-190 wall or a building or structure, and does not ex- pole and may not be an integral part of the build- tend above any adjacent parapet or roof of the ing. supporting building. SIGN,TEMPORARY:Any sign, banner,or adver- SIGN, REAL ESTATE: A sign advertising and/or tising display constructed of cloth, canvas, light directing individuals to the sale, rent or lease of fabric, cardboard, wallboard or other light mated- property. als, with or without frames, or advertising device intended to be displayed only for a limited period A. Commercial Real Estate Banner Sign: A of time including the following types of signs: sign of any shape made of lightweight fabric or similar material that is mounted to a building by A. Advertising Device: Balloons, flags, inflat- any means, and indicating that the property is for able statuary and figures, light strings, pennants/ sale,rent,or lease. National flags,state or munic- streamers, portable readerboards, searchlights, ipal flags, holiday flags, or the official flag of any wind-animated devices, and similar devices of a institution or business shall not be considered carnival nature. banners. B. Balloon: A spherical, flexible, nonporous B. Decorative Real Estate Flag: A portion of bag inflated with air or gas lighter than air,such as lightweight fabric or similar material,supported by helium, and intended to float in the air. a vertical or horizontal staff, intended to flutter in the wind, and is used to attract attention to any C. Banner:Any sign of lightweight fabric or sim- type of residential development for sale, rent, or ilar material that is mounted to a pole and/or build- lease.National flags,state or municipal flags, hol- ing by any means. National flags, state or iday flags, or the official flag of any institution or municipal flags, holiday flags,or the official flag of business shall not be considered banners. any institution or business shall not be considered banners. A banner is not defined by shape and C. Freestanding Real Estate Signs: Any type may be square, rectangular, round, triangular/ of nonilluminated freestanding sign, indicating pennant shaped, etc. that the property on which it is located,is for sale, rent, or lease.This sign type includes yardarm or 1. Banner, Pole Hung: A banner attached ground signs. at its top and bottom to a pole or light stan- dard by extensions from the pole. D. Open House Sign:A nonilluminated type of portable sign comprised of hinged panels config- 2. Banner, Pole/Wall Strung: A banner at- ured in the shape of the alphabetic letter"A," no tached at its top and bottom corners strung larger than thirty two inches wide by thirty six between buildings, poles, and/or light stan- inches high (32"by 36") per each sign face.The dards. sign text for an open house sign contains the phrase: `open"or"for sale"or"for rent"or"for 3. Banner, Wall Hung: A banner attached lease." to a building and where the banner lies flat against the building surface at all times. E. Real Estate Directional Sign: Any nonillu- minated type of freestanding sign that provides D. Devices of a Carnival Nature:All temporary direction to property(ies)for sale, rent, or lease. signs, advertising devices, lights, and other Within the City Center Sign Regulation Bound- means of attracting attention, which are corn- aries (as shown in RMC 4-4-100H3), real estate monly associated with carnival settings, and directional signs may also include portable signs which are not otherwise specifically identified in comprised of hinged panels configured in the the Renton Municipal Code. Fabric or plastic shape of the alphabetic letter"A." bunting shall be considered one type of carnival device. SIGN, ROOF: A sign erected upon or above a roof or parapet of a building or structure. E. Flag:A piece of cloth or plastic,supported by a vertical or horizontal staff, which is intended to SIGN STRUCTURE: Any structure which sup- flutter in the wind. ports or is capable of supporting any sign as de- fined in this Title.A sign structure may be a single (Revised 6/05) 11 -38 4-11-190 F. Inflatable Statuary: An advertising device illustrations can be changed or rearranged with- that is inflated and the likeness of an animate or out altering the face or the surface of the sign. inanimate object or cartoon figure is used to at- tract attention,advertise,promote, market,or dis- SIGN,UNDER MARQUEE:A lighted or unlighted play goods and/or services. display attached to the underside of a marquee protruding over public or private sidewalks.Under G. Manual Message Board:Any sign that is marquee signs may also be called"under awning" designed so that characters, letters, or illustra- or"under canopy"signs. tions can be changed or rearranged by hand with- out altering the face or the surface of the sign. SIGN, WALL: Any sign painted, attached or erected against the wall of a building or structure, H. Pennant/Streamer: An individual object with the exposed face of the sign in a plane paral- and/or series of small objects made of lightweight lel to the plane of said wall. In order to be consid- plastic, fabric, or other material, which may or ered a wall sign,a sign may not extend above any may not contain text,which is suspended from adjacent parapet or the roof of the supporting and/or twined around a rope,wire, or string. building. I. Readerboards, Portable:.A sign which is SIGNIFICANT#2 RATING: A rating assigned to self-supporting but not permanently attached to wetlands in King County that are greater than one the ground or building and can be moved from acre in size; equal to or less than one acre in size one location to another and is typically internally and having a forested vegetation class; or the illuminated. Portable readerboards are also presence of heron rookeries or raptor nesting known as "trailer signs." trees. J. Sign, Rigid Portable: A sign which is not SINGLE-WALLED: See RMC 4-5-120G. permanently affixed and designed for or capable of movement.Those signs explicitly designed for SITE PLAN:A detailed plan drawing, prepared to people to carry on their persons or which are per- scale, showing accurate boundaries of a site and manently affixed to motor vehicles are considered the location of all buildings,structures, uses, and to be rigid portable signs. A rigid portable sign is principal site development features proposed for not considered to be a portable readerboard or a specific parcel of land. "trailer sign." SLOPE: An inclined ground surface the inclina- K. Sign,Window: Any sign,temporary or per- tion of which is expressed as a ratio of horizontal manent, designed to communicate information distance to vertical distance, which may be regu- about an activity, business, commodity, event, lated or unregulated. sale,or service,that is placed inside a window. In- terior display of merchandise for sale, including SLOPE, STEEP: A.hillside, or portion thereof, accessory mannequins and other props,shall not which falls into one of two (2) classes of slope, be considered window signs. sensitive or protected. L. Wind-Animated Object: Any device, e.g., A. Slope, Protected: A hillside, or portion windsocks, pinwheels, whirligigs, etc., whose pri- thereof,with an average slope,as identified in the mary movements are caused by the wind or at- City of Renton Steep Slope Atlas or in a method mospheric conditions, attached by a tether.A approved by the City, of forty percent (40%) or balloon or inflatable statuary, with or without greater grade and having a minimum vertical rise moveable parts, is not considered a wind-ani- of fifteen feet (15'). mated object. B. Slope, Sensitive: A hillside, or portion SIGN, TRADITIONAL MARQUEE: A sign typi- thereof, characterized by: (1) an average slope, cally associated with movie theaters, performing as identified in the City of Renton Steep Slope At- arts theaters,and theatrical playhouses.The sign las or in a method approved by the City,of twenty is attached flat against and parallel to the surface five percent (25%) to less than forty percent of a marquee structure. In addition,a changeable (40%);or(2)an average slope,as identified in the copy area is included where characters,letters,or- City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or 11 -39 (Revised 5/08) 4-11-190 greater with a vertical rise of less than fifteen feet male breasts, whether clothed or unclothed, (15'), abutting an average slope, as identified in of oneself or of one person by another; or the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five per- 4. Excretory functions as part of or in con- cent (25%)to forty percent (40%).This definition nection with any of the activities set forth in • excludes engineered retaining walls. this definition. SMP: City of Renton's Shoreline Master Program. SPORTS ARENAS,AUDITORIUMS,AND EXHI- BITION HALLS,INDOOR:A large enclosed facil- SOIL ENGINEER:A licensed civil engineer expe- ity used for professional, semi-professional rienced and knowledgeable in the practice of soil spectator sports, arena concerts, expositions, engineering. and other large-scale public gatherings.This def- inition includes stadiums, concert halls, auditori- SOIL ENGINEERING: The application of the urns, exhibition halls, and accessory eating and principles of soil mechanics in the investigation, drinking establishments.This definition excludes evaluation and design of civil works involving the sports arenas or stadiums associated with use of earth or other materials and the inspection schools, cultural facilities, movie theaters, and and testing of the construction thereof. entertainment clubs. SOIL ENGINEERING REPORT: A report includ- SPORTS ARENAS,OUTDOOR:A large outdoor ing data regarding the nature, distribution, and facility used for professional, semi-professional strength of existing soils,conclusions and recom- spectator sports, arena concerts, and other large- mendations for grading procedures and design scale public gatherings.This definition includes criteria for corrective measures when necessary, but is not limited to stadiums,concert arenas,and and options and recommendations covering ade- accessory eating and drinking establishments. quacy of sites to be developed by the proposed This definition excludes sports arenas or stadi- grading. ums associated with schools, cultural facilities, movie theaters, and entertainment clubs. SOLAR ACCESS: Sunlight exposure on land without impairment by other development. STABLES, COMMERCIAL:A land use on which large lot domestic animals are kept for sale or hire SOLID WASTE: Shall be defined as per Minimal to the public. Breeding, boarding, or training of Functional Standards for Solid Waste Handling, large lot domestic animals may also be con- WAC 173-304-100(73). ducted. SPECIFIED ANATOMICAL AREAS: STACKING SPACE:The space specifically des- ignated as a waiting area for vehicles whose oc- 1. Less than completely and opaquely coy- cupants will be patronizing a drive-through ered human genitals,anus, pubic region, but- business.Such space is considered to be located tock, or female breast below a point immedi- directly alongside a drive-in window,facility or en- ately above the top of the areola; or trance used by patrons and in lanes leading up to the business establishment. 2. Human male genitals in a discernibly tur- gid state, even if completely and opaquely START OF CONSTRUCTION: Includes substan- covered. tial improvement and means the date the building permit was issued; provided, the actual start of SPECIFIED SEXUAL ACTIVITIES: construction, repair, reconstruction,placement or other improvement was within one hundred 1. Human genitals in a state of sexual stim- eighty (180) days of the permit date. The actual ulation or arousal; start means either the first placement of perma- nent construction of a structure on a site,such as 2. Acts of human masturbation,sexual inter- the pouring of slab or footings, the installation of course, sodomy, oral copulation, or bestiality; piles, the construction of columns, or any work beyond the stage of excavation;or the placement 3. Fondling or other erotic touching of hu- of a manufactured home on a foundation. Perma- man genitals, pubic region, buttocks, or fe- • (Revised 5/08) 11 -40 4-11-190 nent construction does not include land prepara- d. Contractor equipment yards; tion, such as clearing, grading and filling; nor does it include the installation of streets and/or e. Equipment or machinery of the sta- walkways; nor does it include excavation for a tionary type not in use, not mounted on basement, footings, piers, or foundation or the necessary foundations or connected as erection of temporary forms; nor does it include required when during use,not designated the installation on the property as accessory and used as portable,and not stored in a buildings,such as garages or sheds not occupied warehouse.This includes operable motor as dwelling units or not part of the main structure. vehicles or wheeled equipment used only For a substantial improvement,the actual start of periodically where storage durations ex- construction means the first alteration of any wall, ceed those provided for parking lots as ceiling,floor, or other structural part of a building, defined in RMC 4-4-080, Parking, Load- whether or not that alteration affects the external ing and Driveway Regulations; dimensions of the building. f. Foundries; STORAGE, BULK: g. Fuel yards, wholesale; 1. The holding or stockpiling on land of ma- terial and/or products where such storage h. Grain or feed sites, elevators, or the constitutes forty percent(40%) of the devel- open storage of grain and feed; oped site area and the storage area is at least one acre, and where at least three (3) of the i. Log, random cut and chipped wood following criteria are met by the storage activ- by-products storage; ity: j. Lumber mills and wholesalers; a. In a bulk form or in bulk containers; k. Sand and gravel yards including siz- b. Under protective cover to the essen- ing,transfer and loading equipment when tial exclusion of other uses of the same present; space due to special fixtures or exposed to the elements; I. Scrap or junk yards and wrecking yards; c. In sufficient numbers, quantities or spatial allocation of the site to determine m. Solid waste holding and disposal ar- and rank such uses as the principal use eas; of the site; n. Tank farms including distribution and d. The major function is the collection loading systems. and/or distribution of the material and/or products rather than processing; and 3. Bulk storage facilities exclude: e. The presence of fixed bulk contain- a. Land banks,greenbelts,watersheds ers or visible stockpiles for a substantial or public water reservoirs; period of a year. b. Parking lots or structures for private 2. Bulk storage facilities include,but are not licensed automobiles; limited to: c. Ship yards; a. Automobile holding and transfer de- pots; d. Warehouses alone or in conjunction with manufacturing on the site and when b. Brick or tile storage and manufactur- not including any of the uses listed above ing; in subsection (2)(a)through (2)(n)of this definition; c. Concrete block and products storage and manufacturing; 11 -41 (Revised 6/05) 4-11-190 e. Facilities for storage of petroleum or STORY:That portion of a building included be- any of its by-products,for use incidental to tween the upper surface of any floor and the up- the primary use of the property (e.g., per surface of the floor above, except that the heating, boiler or vehicular fuel or lubri- topmost story shall be that portion of a building in- cants); cluded between the upper surface of the topmost floor and the ceiling or roof above. If the finished f. Retail service stations; floor level directly above a usable or unused un- der-floor space is more than six feet (6') above g. Retail sales lots for new or used au- grade for more than fifty percent(50%)of the total tomobiles. perimeter or is more than twelve feet(12')above grade at any point,such usable or unused under- STORAGE, HAZARDOUS MATERIAL, ON- floor space shall be considered as a story. SITE OR OFF-SITE, INCLUDING TREATMENT: A facility engaged in storage of materials, pro- duced on-site or brought from another site, that BASEMENT STORY are inflammable, explosive, or that present haz- ards to the public health, safety, and welfare in- I _"_` OCK cluding all substances and materials as defined I under hazardous materials, hazardous sub- LaEVrL sruRr stances, and hazardous waste. -i Sian- STORAGE, INDOOR: A use engaged in the stor age ofgoods and/or materials characterized byVERTICAL DISTANCE R:adRWR MICA.D�TAN;EFROM ITOGSZ Eva.To ADJAL[NTGRAOELE55 LEVEL TO ADJN NTGR/L infrequent pick-up and delivery, and located THAN 6'Fat 50%OFfEMEIER GRE IEJZTLUW6FM501,OF within a building.The definition excludes hazard- OF 11-E srwcTucE IMMIX cFnes'racTm ous material storage, self-service storage, ware- housing and distribution, and vehicle storage. STORY,FIRST:The lowest story in a building that STORAGE, OUTDOOR: A use engaged in out- qualifies as a story, as defined herein,except that a floor level in a building having only one floor door storage, wholesale, sales, rental, and distri- level shall be classified as a first story, provided bution of products,supplies,and equipment.This such floor level is not more than four feet (4') be- definition excludes hazardous material storage, low grade for more than fifty percent(50%)of the warehousing and distribution, and vehicle stor- total perimeter,or not more than eight feet(8')be- age. low grade at any point. STORAGE,SELF-SERVICE:A building or group STREAM ALTERATION: The relocation or of buildings consisting of individual, self-con- change in the flow of surface water runoff flowing tained units leased to individuals, organizations, in a natural or modified channel. or businesses for self-service storage of personal property.This definition excludes indoor storage, STREAM/LAKE CLASS: The stream and lake warehousing, outdoor storage, and hazardous waters in the City are defined by class as follows: material storage. STORAGE,VEHICLE:An indoor or outdoor area 1. Class 1: Class 1 waters are perennial for parking or holding of motor vehicles and boats bylthe City andang waterseswhich are of the or wheeled equipment for more than seventy two by the City State as Shorelines of the (72)hours.This definition excludes vehicle sales, State. vehicle rental, body shops, tow truck operation/ auto wrecking2. Class 2: Class 2 waters are perennial or auto impoundment yard, yard, out- intermittent salmonid-bearing waters which door storage, and indoor storage. meet one or more of the following criteria: STORM SEWER and STORM DRAIN: A sewer a. Mapped on Figure 4-3-050Q4, which carries storm surface water, subsurface water and drainage. See RMC 4-6-100. Renton Water Class Map, as Class 2; and/or (Revised 6/05) 11 -42 4-11-190 b. Historically and/or currently known to STREET FRONTAGE: (For purposes of sign reg- support salmonids, including resident ulations.)Business directly abutting a public right- trout,at any stage in the species lifecycle; of-way affording direct access to the business, or and/or having a parking lot used by one business which fronts directly on and gaining vehicular access c. Is.a water body(e.g., pond, lake) be- from the public right-of-way. tween one half(0.5)acre and twenty(20) acres in size. STREET FURNITURE: Objects,such as outdoor seating, kiosks, bus shelters, tree grates,trash 3. Class 3: Class 3 waters are non-salmo- receptacles,and fountains that have the potential nid-bearing perennial waters during years of for enlivening and giving variety to streets, side- normal rainfall, and/or mapped on Figure walks,plazas,and other outdoor spaces open to, 4-3-050Q4, Renton Water Class Map, as and used by, the public. Class 3. STREET GRID PATTERN, MODIFIED: A street 4. Class 4: Class 4 waters are non-salmo- system based upon a traditional grid pattern; nid-bearing intermittent waters during years however, offset intersections, loop roads, as well of normal rainfall, and/or mapped on Figure as angled or curved road segments may also be 4-3-050Q4, Renton Water Class Map, as utilized on a limited basis. The block pattern is Class 4. characterized by regular(i.e., rectangular or trap- ezoidal) blocks. 5. Class 5: Class 5 waters are non-regu- lated non-salmonid-bearing waters which STREET GRID PATTERN, TRADITIONAL: A meet one or more of the following criteria: system of platting, or of street design, that fea- tures parallel and perpendicular streets and inter- a. Flow within an artificially constructed sections of streets at right angles that form short channel where no naturally defined chan- blocks. nel had previously existed; and/or STREET, INDUSTRIAL ACCESS:A non-arterial b. Are a surficially isolated water body street providing access to industrial land uses. less than one half (0.5) acre (e.g., pond) not meeting the criteria for a wetland as STREET, PEDESTRIAN-ORIENTED: An area defined in RMC 4-3-050M. with streets and sidewalks specifically designated as such and intended for use by people walking; STREET AMENITIES: See STREET FURNI- . with special design and spatial treatment of build- TURE. ing frontages; built at human scale; with uses of interest to and functional for people on foot; and STREET, ARTERIAL: Street intended for higher designed to hold interest for pedestrians by en- traffic volume and speed and classified as a prin- couraging walking, browsing, and taking in the cipal or minor arterial on the City of Renton Arte- scene. Pedestrian-oriented streets are so desig- rial Street Plan. nated in the Urban Center—North (District C). STREET, COLLECTOR: STREET, RESIDENTIAL ACCESS: A non-arte- rial street providing access to residential land 1. A street providing access with higher traf- uses, and not designated as a collector street by fic volumes than a typical residential, com- the Planning/Building/Public Works Department. mercial, or industrial access street. Collector streets are designated by the Planning/Build- STRUCTURE:That which is built or constructed, ing/Public Works Department. an edifice or building of any kind, or any piece of work artificially built up or composed of parts 2. A street classified as a collector street on joined together in some definite manner. the City of Renton Arterial Street Plan. STRUCTURE: (This definition for RMC 4-3-090, STREET, COMMERCIAL ACCESS: A non-arte- Shoreline Master Program Regulations,use only.) rial street providing access to commercial land A combination of materials constructed or erected uses. 11 -43 (Revised 5/08) 4-11-190 • on the ground or water or attached to something SUBSTANTIAL IMPROVEMENT: Any repair, re- having a location on the ground or water. construction, or improvement of a structure, the cost of which equals or exceeds fifty percent SUBDIVISION:The division or redivision of land (50%) of the market value of the structure either: into lots, tracts, parcels, sites or divisions for the purpose of sale, lease, or transfer of ownership. 1. Before the improvement or repair is See also PLAT and PLAT, SHORT. started; or SUBDIVISION: (This definition for RMC 4-3-090, 2. If the structure has been damaged and is Shoreline Master Program Regulations, use being restored,before the damage occurred. only.)A parcel of land divided into two(2)or more parcels. For the purposes of this definition"substantial im- provement" is considered to occur when the first SUBDIVISION, PHASED:A subdivision which is alteration of any wall, ceiling, floor, or other struc- developed in increments over a period of time. tural part of the building commences, whether or Preliminary plat approval must be granted for the nor that alteration affects the external dimensions entire subdivision and must delineate the sepa- of the structure. rate divisions which are to be developed in incre- ments.The preliminary plat approval shall be con- The term does not, however, include either: ditioned upon completion of the proposed phases in a particular sequence and may specify a corn- 1. Any project for improvement of a struc- pletion date for each phase. Final plat approval ture to comply with existing State or local shall be granted for each separate phase of the health,sanitary, or safety code specifications preliminary plat and any changes at the prelimi- which are solely necessary to assure safe liv- nary plat stage would require Council approval. ing conditions; or SUBJECT PROPERTY:The tract of land which is 2. Any alteration of a structure listed on the the subject of the permit and/or approval action. National Register of Historic Places or a State Inventory of Historic Places. SUBSTANTIAL DAMAGE:Damage of any origin sustained by a structure whereby the cost of re- SUBTENANT: A person in possession of rental storing the structure to its before damaged condi- unit through the tenant with the knowledge and tion would equal or exceed fifty percent (50%) of consent, express or implied, of the owner. the market value of the structure before the dam- age occurred. SURVEY STANDARDS: City of Renton Survey Standards as adopted by the Planning/Building/ SUBSTANTIAL DEVELOPMENT: Any develop- Public Works Department. ment of which the total cost or fair market value exceeds two thousand five hundred dollars (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; ($2,500.00) or any development which materially Ord. 3719, 4-11-1980; Ord. 3758, 12-5-1983; interferes with the normal public use of the water Ord.4071,6-1-1987;Ord.4172, 9-12-1988;Ord. or shoreline of the State. Exemptions in RCW 4346;3-9-1992; Ord. 4367, 9-14-1992; Ord. 90.58.030(3)(e) and in RMC 4-9-190C are not 4517, 5-8-1995;Ord.4521, 6-5-1995; Ord.4522, considered substantial developments. 6-5-1995; Ord. 4577, 1-22-1996; Ord. 4636, 9-23-1996; Ord. 4691, 1-6-1997; Ord. 4716, SUBSTANTIAL DEVELOPMENT PERMIT: The 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4724, shoreline management substantial development 5-11-1998; Ord. 4828, 1-24-2000; Ord. 4832, permit provided for in Section 14 of.the Shoreline 3-6-2000; Ord. 4835, 3-27-2000; Ord. 4848, Management Act of 1971 (RCW 90.58.140). 6-26-2000; Ord. 4851, 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. SUBSTANTIAL EXISTING IMPROVEMENTS: 5062, 1-26-2004; Ord. 5100, 11-1-2004; Ord. Physical improvements, such as residential and/ 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. or commercial structures and their accessory 5355, 2-25-2008; Ord. 5356, 2-25-2008) structures,that have a reasonable remaining eco- nomic life as indicated by their assessed valua- tion. (Revised 5/08) 11 -44 4-11-200 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 liquids, LP-gas,or hazardous chemicals.Tank ve- hicles include self-propelled vehicles and full trail- ers and semi-trailers, with or without motive power, and carrying part or all of the load. • 11 - 44.1 (Revised 5/08) This page left intentionally blank. (Revised 5/08) 11 -44.2 4-11-200 TAVERN:An establishment used primarily for the for a horizontal distance of a minimum of twenty serving of liquor by the drink to the general public five feet (25'). that holds a Washington State tavern license. Es- tablishments in this category limit their dedicated TOP OF SLOPE:A point or line on the upper sur- dining area to less than fifteen percent (15%) of face of a natural slope or slope created through the total establishment and restrict entry to the an excavation or cut where it changes to horizon- premises to persons twenty one(21)years of age tal or meets the existing ground surface.The top and older. This definition excludes restaurants, of a slope may be a distinct topographic break in cafes, fast-food establishments, microbreweries slope gradient or the point in which the upper with restaurants, and espresso stands. most limit of a steep slope is inclined at less than the gradient of that steep slope for a horizontal TAXI STAND:A facility for pick-up and drop-off of distance of a minimum of twenty five feet (25'). taxi patrons,typically characterized by an area for queuing passengers and taxis. A. Top of Excavation or Cut: The upper sur- face point where the excavation meets the origi- TELECOMMUNICATIONS: The transmission, nal ground surface. between or among points specified by the user,of information of the user's choosing, without B. Top of Embankment: The upper surface change in the form or content of the information point or line to which the side slope changes to as sent and received. horizontal or meets original ground surface. TEMPORARY OR MANUFACTURED BUILD- TOW TRUCK OPERATION/AUTO IMPOUND- INGS USED FOR CONSTRUCTION: Construe- MENT YARD:A facility that dispatches tow trucks tion site buildings housing the office of construc- for hire with associated automotive storage area tion/development management and sales staff for for impounded vehicles. duration of construction. TOWNHOUSES: See DWELLING, MULTI-FAM- TEMPORARY USE: A use of limited term. Tern- ILY. porary uses may be established under special cir- cumstances for some temporary time period. TOXIC SUBSTANCE:Those materials listed and documented by the American Conference of Gov- TENANT: Any person who occupies or has a ernmental Industrial Hygienists (ACGIH). leasehold interest in a rental unit under a lawful rental agreement whether oral or written,express TRADE OR VOCATIONAL SCHOOL: A school or implied. that provides post secondary education including industrial and technical processes and may in- TERRACE: A relatively level step constructed in clude continuing education courses as an acces- the face of a graded slope surface for drainage sory use.This definition does not include arts and and maintenance purposes. crafts schools/studios, or other higher education institutions such as colleges, universities, or pro- THRESHOLD LIMIT VALUE(TLV): The concen- fessional schools. tration of certain airborne materials representing conditions under which it is believed and adopted TRAILER,TRAVEL: See RECREATIONAL VE- by the American Conference of Governmental In- HICLE. dustrial Hygienists (ACGIH) that nearly all work- ers may be repeatedly exposed day after day TRANSIT CENTER: Any facility designed for ac- without adverse effects. commodating large numbers of public transporta- tion passengers to wait, board, and disembark at TOE OF SLOPE: A point or line at the low point the intersection of multiple transit routes. of a natural slope or slope created through an ex- cavation or cut where the lower surface changes TRANSPORTATION MANAGEMENT PLAN: A to horizontal or meets the existing ground sur- plan developed by the occupant of a building or face.The toe of a slope may be a distinct topo- land use, or by the developer of a proposed graphic break in slope gradient or the point in project, designed to provide mechanisms for re- which the lower most limit of a steep slope is in- ducing the vehicle demand generated by an exist- dined at less than the gradient of that steep slope ing or proposed land use. 11 -45 (Revised 11/07) 4-11-210 TRANSPORTATION SYSTEM, MULTI-MODAL: UNDERGROUND STORAGE FACILITY: See A system of transportation consisting of various RMC 4-5-120G. types of conveyances,for example, light rail train and bus, or ferry and automobile. UNDERWRITERS' LABORATORIES: The Un- derwriters' Laboratories, Inc. TREE: A self-supporting woody plant character- ized by one main trunk having a caliper of two UNIFORM BUILDING CODE: The adopted edi- inches (2") or greater, or, for certain species, a tion of the Uniform Building Code, published by multi-stemmed trunk system with a definitely the International Conference of Building Officials. formed crown,with a potential minimum height of ten feet (10') at maturity. UNIFORM BUILDING CODE STANDARDS:The adopted edition of the Uniform Building Code A. Tree, Dangerous: Any tree that has been Standards, published by the International Confer- certified as dead,terminally diseased, damaged, ence of Building Officials. or otherwise dangerous, by a professional for- ester, licensed landscape architect,or certified ar- UNIQUE AND FRAGILE AREAS: Those por- borist. tions of the shoreline which (1) contain or sub- stantially contribute to the maintenance of TREE REMOVAL: The actual removal of the endangered or valuable forms of life and (2)have aboveground plant material of a tree through unstable or potentially hazardous topographic, chemical, manual or mechanical methods. geologic or hydrologic features (such as steep slopes, marshes). TREE TRIMMING: The pruning of the tree in or- der to reduce the canopy of the tree provided that UNIQUE/OUTSTANDING#1 RATING: A rating no more than forty percent(40%)of the live crown assigned to wetlands in King County which have shall be removed during any pruning. species that are listed as endangered or threat- ened, or the presence of critical or outstanding TRUCK TERMINALS:A building or area in which habitat for those species;wetlands having forty to semitrailers, including tractor and/or trailer units sixty percent(40%to 60%)permanent open water and other trucks are parked, stored for seventy in dispersed patches with two(2) or more vegeta- two (72) hours or less, and dispatched.This facil- tion classes;wetlands equal to or greater than ten ity may include incidental servicing and washing (10) acres in size and having three (3) or more facilities. wetland classes, one of which is open water; or the presence of plant associations of infrequent (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; occurrence. Ord.3746, 9-19-1983; Ord.4351, 5-4-1992;Ord. 4517, 5-8-1995; Ord. 4835, 3-27-2000; Ord. URBAN: A Shoreline Master Program land use 4851,8-7-2000;Amd.Ord.4963,5-13-2002;Ord. designation identifying an area for high intensity 5124, 2-7-2005; Ord. 5153, 9-26-2005; Ord. land uses. It is suitable for those areas presently 5304, 9-17-2007) subjected to extremely intensive land use pres- sures,as well as areas planned to accommodate future intensive urban expansion. 4-11-210 DEFINITIONS U: UNAUTHORIZED RELEASE: Any spilling, leak- URBAN CHARACTER: Attributes such as high ing, emitting, discharging, escaping, leaching, or residential densities and use intensities in multi disposing of a hazardous material into the air, into story buildings with small setbacks. groundwater, surface water, surface soils or sub URBAN EDGE AND URBAN FRINGE:The inter- surface soils. Unauthorized release does not in face between high-density residential/high inten- e: intentional withdrawals of hazardous sity uses and those that have lower density and materials for the purpose of legitimate sale,use intensity and are,therefore, more suburban.The or disposal; and discharges permitted under Fed urban fringe is the area where the suburban den- eral, State or local law. sities and uses become noticeably less intense • UNAUTHORIZED RELEASE,UNDERGROUND and more rural. STORAGE TANK: See RMC 4-5-120G. (Revised 11/07) 11 -46 4-11-220 URBAN ENVIRONMENT:The combination of B. Utilities, Medium: Moderate scale facilities buildings,structures,and streetscape that,due to serving the City, including subregional switching their nature,i.e.,multi-storied,continuous facade, stations (one hundred fifteen (115) kv and zero side setbacks,form a neighborhood or sec- smaller), and municipal sewer, water, and storm tion of a city or urban place. water facilities not included in a Council-adopted utility system plan. URBAN GROWTH AREAS:Areas designated by a city and county for urban.development over the C. Utilities,Small:Small scale facilities serving next twenty(20)years as required by the Growth local areas within the City, including underground Management Act beyond which urban growth power lines, water, sewer, and storm water facili- should not occur. ties included within a Council-adopted utility sys- tem plan, fiber optic cable, pump stations and USE: hydrants, switching boxes, and other structures normally found in a street right-of-way to serve A. Uses, Permitted: Land uses allowed out- adjacent properties. right within a zone. Uses accessory to permitted uses are treated in RMC 4-11-010 and 4-2-050. UTILITY STANDARDS: For purposes of the aquifer protection regulations contained in RMC B. Uses, Prohibited: Any such use not specifi- 4-3-050, Critical Area Regulations, standard de- cally enumerated or interpreted as allowable in sign and construction practices adopted by the that district. See RMC 4-2-050. Renton Water Utility. C. Uses, Residential: Developments where (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; persons reside including but not limited to single Ord.4007, 7-14-1986; Ord.4346, 3-9-1992; Ord. family dwellings, apartments, and condominiums. 4577, 1-22-1996; Ord. 4716, 4-13-1998; Ord. 4851,8-7-2000;Amd.Ord.4963,5-13-2002;Ord. D. Uses, Unclassified: A use which does not 5124, 2-7-2005) appear in a list of permitted,conditional,or acces- sory uses, but which is interpreted by the Re- sponsible Official, as similar to a listed permitted, 4-11-220 DEFINITIONS V: conditional, or accessory use and not otherwise VARIANCE: A grant of relief via departure from prohibited. See RMC 4-2-050. any provision of the requirements of this Title for USED:The word"used"in the definition of"adult a specific parcel, except use,without changing picture theater"herein describes a con the Title regulations permanently or the underly- motiontinuing course of conduct of exhibiting "specific ing zoning of the parcel.The definition of variance does not include variations to provisions related sexual activities"and"specified anatomical areas" to "use" including: size limits, units per structure, in a manner which appeals to a prurient interest. or densities. UTILITIES: Utility lines and facilities related to the VEGETATION TYPES: Descriptive classes of the provision, distribution, collection,transmission or wetlands taxonomic classification system of the disposal of water,storm and sanitary sewage,oil, United States Fish and Wildlife Service Classifica- gas, power,and telephone cable,and includes fa- tion of Wetlands and Deepwater Habitats of the cilities for the generation of electricity.This defini- U.S. FWS/OBS—79/31 (Cowardin, et al., 1979). tion does not include sewage wastewater treat- ment plants,wireless communication facilities,or VEHICLE: solid waste disposal/recycling facilities. A. Vehicle,Large:Motor vehicles including,but A. Utilities, Large: Large scale facilities with ei- not limited to, trucks, recreational vehicles, ther major above-ground visual impacts, or serv- buses, boats, and heavy equipment, and similar ing a regional need such as two hundred thirty size vehicles which have gross vehicle weights (230) kv power transmission lines, natural gas greater than ten thousand (10,000) pounds, but transmission lines, and regional water storage excluding aircraft. tanks and reservoirs,regional water transmission lines or regional sewer collectors and intercep- tors. 11 -47 (Revised 8/08) 4-11-230 B. Vehicle,Small:Motor vehicles including,but ing and detail operations, but excluding opera- not limited to, motorcycles, passenger cars, light tions associated with body shops, and industrial trucks,vans,and similar size vehicles which have engine or transmission rebuild operations. gross vehicle weights less than ten thousand (10,000) pounds. VEHICLE STORAGE: See STORAGE, VEHI- CLE. VEHICLE AND EQUIPMENT RENTAL, LARGE: Rental and incidental servicing of motor vehicles VETERINARY OFFICES/CLINICS: A place including but not limited to,trucks, recreational where common household pets are given medical vehicles, buses, boats, and heavy equipment, care and the accessory indoor boarding of ani- and similar size vehicles which have gross vehi- mals is limited to short-term care incidental to the cle weights greater than ten thousand (10,000) hospital use. pounds, but excluding airplanes or aircraft. This use excludes small vehicle rentals,and large and VOLCANIC HAZARDS: Volcanic hazard areas small vehicle sales. are those areas subject to a potential for inunda- tion from post lahar sedimentation along the VEHICLE FUELING STATION:An establishment lower Green River as identified in Plate II, Map D, which supplies and dispenses motor fuels at retail in the report U.S. Department of the Interior, U.S. as well as ordinary accessory uses, including but Geological Survey(Revised 1998), Volcano Haz- not limited to retail sales of food, groceries, and ards from Mount Rainier, Washington. Open-File auto accessories, and eating and drinking estab- Report 98-428. lishments.This definition includes automotive fuel dispensing facilities as defined in the IFC. (Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. 4715,4-6-1998;Amd.Ord.4963,5-13-2002;Ord. VEHICLE RENTAL,SMALL: Rental and inciden- 5137, 4-25-2005; Ord. 5404, 7-21-2008) tal storage and servicing of motor vehicles includ- ing but not limited to motorcycles, passenger cars, watercraft, light trucks, vans, and similar 4-11-230 DEFINITIONS W: size vehicles which have gross vehicle weights WAREHOUSING AND DISTRIBUTION: A use less than ten thousand(10,000)pounds.This use engaged in storage and distribution of manufac- excludes large vehicle rentals, and large and tured products, supplies, and equipment. This small vehicle sales. use excludes hazardous material storage, indoor storage, outdoor storage, self-service storage, VEHICLE SALES, LARGE: Sales, leasing, and vehicle storage, and warehousing, storage, or incidental servicing of motor vehicles including, distribution for commercial laundry operations but not limited to, trucks, recreational vehicles, within the City of Renton Urban Center. buses, boats, and heavy equipment, and similar size vehicles which have gross vehicle weights WASTE RECYCLING AND TRANSFER FACILI- greater than ten thousand (10,000) pounds, but TIES: Facilities for the collection of solid waste for excluding airplanes or aircraft.This use excludes either recycling or transfer to a landfill or disposal small vehicle sales, and large and small vehicle facility.This definition includes but is not limited to rentals. concrete and construction material recycling op- erations.VEHICLE SALES,SMALL:Sales,leasing and in- cidental servicing of motor vehicles including, but WATER AUTHORITY:The City of Renton Water not limited to, motorcycles, passenger cars, wa- Utility, or any other municipal or quasi-municipal tercraft, light trucks, vans, and similar size vehi- entity distributing water to fire hydrants within the Iles which have gross vehicle weights less than City of Renton. ten thousand(10,000)pounds.This use excludes large vehicle sales, and large and small vehicle WATERCOURSE: See RMC 4-6-100. rentals. SERVICE AND REPAIR:Maintenance WATER-DEPENDENT: Referring to uses or por- VEHICLEof motorized vehicles including exchange of tions of a use which cannot exist in any other lo- cation and is dependent on the water by reason parts, installation of lubricants, tires, batteries, of the intrinsic nature of its operations. Examples and similar vehicle accessories, minor customiz- (Revised 8/08) 11 -48 4-11-230 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: Referring to a recre- ational use,or other use facilitating public access 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 sub- stantial number of people as a general character- istic of the use and which through the location, 11 -48.1 (Revised 8/08) This page left intentionally blank. (Revised 8/08) 11 -48.2 4-11-230 design and operation assures the public's ability Examples of water-related uses may include to enjoy the physical and aesthetic qualities of the warehousing of goods transported by water, sea- t shoreline. In order to qualify as a water-enjoy- food processing plants, hydroelectric generating ment use, the use must be open to the general plants,gravel storage when transported by barge, public and the shoreline-oriented space within the oil refineries where transport is by tanker, and log project must be devoted to the,specific aspects of storage. the use that fosters shoreline enjoyment. Primary water-enjoyment uses may include, but are not WELL:A pit or hole dug into the earth to reach an limited to, parks, piers and other improvements aquifer. facilitating public access to the shorelines of the state; and general water-enjoyment uses may in- WELL FIELD: An area which contains one or dude, but are not limited to, restaurants, muse- more wells for obtaining a potable water supply. urns, aquariums, scientific/ecological reserves, resorts/hotels and mixed use commercial/office; WETLAND: For the purposes of inventory, incen- provided that such uses conform to the above wa- tives, and nonregulatory programs,those lands ter-enjoyment specifications and the provisions of transitional between terrestrial and aquatic sys- the Shoreline Master Program. tems where the water table is usually at or near the surface or the land is covered by shallow wa- WATER-ORIENTED/NONWATER-ORIENTED: ter. For the purposes of regulation, wetlands are "Water-oriented" refers to any combination of wa- defined by Washington State Wetlands Identifica- ter-dependent,water-related,and/or water-enjoy- tion and Delineation Manual pursuant to RMC ment uses and serves as an all-encompassing 4-3-050M4a.Wetlands created or restored as part definition for priority uses under the Shoreline of a mitigation project are regulated wetlands. Management Act. "Nonwater-oriented" serves to Wetlands do not include those artificial wetlands describe those uses which have little or no rela- intentionally created for purposes other than wet- tionship to the shoreline and are not considered land mitigation,including, but not limited to, irriga- priority uses under the Shoreline Management tion and drainage ditches, grass-lined swales, Act. Examples of nonwater-oriented uses include canals, detention facilities,wastewater treatment professional offices, automobile sales or repair facilities, farm ponds, or landscape amenities, or shops, mini-storage facilities, multi-family resi- those wetlands created after July 1, 1990, that dential development, department stores and gas were unintentionally created as a result of the con- stations;these uses may be considered water- struction of a road, street, or highway. Drainage oriented where there is significant public access. ditches are not considered regulated wetlands. Also refer to RMC 4-3-050M. WATER-RELATED: Referring to a use or portion of a use which is not intrinsically dependent on a WETLAND BUFFERS or WETLAND BUFFER waterfront location, but whose economic viability ZONES: Areas that surround and protect a wet- is dependent upon a waterfront location because: land from adverse impacts to its functions and values. Buffers are designated areas adjacent to 1. Of a functional requirement for a water- a regulated wetland which protect the wetland front location such as the arrival or shipment from changes in the location of the wetland edge. of materials by water or the need for large Wetland buffers minimize the short and long term quantities of water; or impacts of development on properties adjacent to wetlands, preserve important wildlife habitat, al- 2. The use provides a necessary service low for infiltration and water quality improvement, supportive of the water-dependent commer- protect buildings, roads and other infrastructure cial activities and the proximity of the use to as well as property owners from flood damage in its customers makes its services less expen- years of high precipitation. sive and/or more convenient. Examples in- clude manufacturers of ship parts large WETLAND CATEGORY: A classification system enough that transportation becomes a signif- used for the purpose of regulating wetlands in the icant factor in the products cost, professional City.The criteria for determining a wetland's cat- services serving primarily water-dependent egory are listed in RMC 4-3-050M. activities and storage of water-transported foods. WETLAND CREATION (OR ESTABLISH- MENT):The manipulation of the physical, chemi- 11 -49 (Revised 6/05) 4-11-230 cal, or biological characteristics present to 2. Have no contiguous hydric soil or hydro- develop a wetland that did not previously exist on phytic vegetation between the wetland and an upland or deepwater site. Establishment re- any surface water. sults in a gain in wetland acres. WETLAND, OFF-SITE COMPENSATION: To re- WETLAND,DISTURBED:Wetlands meeting the place wetlands away from the site on which a wet- following criteria: land has been impacted by a regulated activity. 1. Are characterized by hydrologic isolation, WETLAND, ON-SITE COMPENSATION:To re- hydrologic alterations such as diking, chan- place wetlands at or adjacent to the site on which nelization, and/or outlet modification; and a wetland has been impacted by a regulated ac- tivity. 2. Have severe soils alterations such as the presence of large amounts of fill,soil removal WETLAND PROTECTION/MAINTENANCE: and/or compaction of soils. The removal of a threat to, or preventing decline of, wetland conditions by an action in or near a WETLAND EDGE:The boundary of a wetland as wetland.Includes purchase of land or easements, delineated using the Washington State Wetlands repairing water control structures or fences, or Identification and Delineation Manual pursuant to structural protection such as repairing a barrier is- RMC 4-3-050M4a. land.This term also includes activities commonly associated with the term "preservation." Protec- WETLAND, EMERGENT: A regulated wetland tion/maintenance does not result in a gain of wet- with at least thirty percent (30%) of the surface land acres or function. area covered by erect, rooted herbaceous vege- tation as the uppermost vegetative strata. WETLAND, REGULATED: See RMC 4-3-050M1 e. WETLAND ENHANCEMENT: The manipulation of the physical, chemical, or biological character- WETLAND RESTORATION:The manipulation of istics of a wetland (undisturbed or degraded) site the physical, chemical, or biological characteris- to heighten, intensify, or improve specific func- tics of a site with the goal of returning natural/his- tion(s) or for a purpose such as water quality im- toric functions to former or degraded wetland. For provement, flood water retention or wildlife the purpose of tracking net gains in wetland habitat. Enhancement results in a change in wet- acres, restoration is divided into: land function(s) and can lead to a decline in other wetland function, but does not result in a gain in Re-establishment: the manipulation of the wetland acres.This term includes activities corn- physical, chemical, or biological characteris- monly associated with the terms"enhancement," tics of a site with the goal of returning natural/ "management," "manipulation," and "directed al- historic functions to a former wetland. Re-es- teration." tablishment results in rebuilding a former wet- land and results in a gain in wetland acres. WETLAND, FORESTED: A vegetation commu- ' nity with at least twenty percent(20%) of the sur- Rehabilitation:the manipulation of the phys- face area covered by woody vegetarian (trees) ical, chemical,or biological characteristics of greater than twenty feet (20') in height. a site with the goal of repairing natural/his- toric functions of degraded wetland. Rehabil- WETLAND, IN-KIND COMPENSATION: To re- itation results in a gain in wetland function, place wetlands with substitute wetlands whose but does not result in a gain in wetland acres. characteristics closely approximate those de- stroyed or degraded by a regulated activity. WETLAND, SCRUB-SHRUB: A regulated wet- land with at least thirty percent(30%) of its sur- WETLAND, ISOLATED:Those regulated wet- face area covered by woody vegetation less than lands which: twenty feet(20')in height at the uppermost strata. 1. Are outside of and not contiguous to any WETLANDS: (This definition for RMC 4-3-090, one hundred (100)year floodplain of a lake, Shoreline Master Program Regulations,use only.) river, or stream; and Areas that are inundated or saturated by surface (Revised 6/05) 11 -50 4-11-230 water or groundwater at a frequency and duration 3. Directional Antenna(also known as a sufficient to support, and that under normal cir- "Panel" Antenna):Transmits and receives cumstances do support, a prevalence of vegeta- radio frequency signals in a specific direc- tion typically adapted for life in saturated soil tional pattern of less than three hundred sixty conditions.Wetlands generally include swamps, degrees (360°). marshes, bogs, and similar areas.Wetlands do not include those artificial wetlands intentionally 4. Panel Antenna: See Directional An- created from nonwetland sites, including, but not tenna. limited to, irrigation and drainage ditches, grass- lined swales, canals, detention facilities,waste- 5. Parabolic Antenna(also known as a water treatment facilities, farm ponds, and land- "Dish" Antenna):A bowl-shaped-device for scape amenities, or those wetlands created after the reception and/or transmission of radio fre- July 1, 1990,that were unintentionally created as quency communications signals in a specific a result of the construction of a road, street, or directional pattern. highway. Wetlands include artificial wetlands cre- ated from nonwetland areas to mitigate the con- 6. Parabolic Antenna, Large: A parabolic version of wetlands. antenna greater than 39.37 inches in diame- ter but not to exceed two hundred inches WETLANDS, NEWLY EMERGING: (200") in diameter. 1. Wetlands occurring on top of fill materi- 7. Whip Antenna: See Omni-Directional als; and Antenna. 2. Characterized by emergent vegetation, C. Attached Wireless Communication Facil- low plant species richness, and used mini- ity: A wireless communication facility that is af- mally by wildlife. These wetlands are gener- fixed to an existing structure,for example, an ally found in the Black River Drainage Basin. existing building, tower, water tank, utility pole, etc., which does not include an additional wire- WILDLIFE HABITAT: An area characterized by less communication support structure. wildlife that forage, nest, spawn, or migrate through in search of food or shelter. D. Collocation: The use of a single support structure and/or site by more than one wireless WIRELESS COMMUNICATION FACILITIES— communications provider. TERMS RELATED TO: E. Equipment Shelter or Cabinet: A room, A. Accessory Antenna Device: An antenna cabinet or building used to house equipment for which is less then twelve inches(12") in height or utility or service providers. width, excluding the support structure(examples: test mobile antennas and Global Positioning Sys- F. FAA:The Federal Aviation Administration, tern (GPS) antennas). which maintains stringent regulations for the sit- ing, building; marketing and lighting of cellular B. Antenna:Any system of poles,panels,rods, transmission antennas near airports or flight reflecting discs or similar devices used for the paths. transmission or reception of radio frequency sig- nals.Antennas include the following types: G. FCC: The Federal Communication Commis- sion,which regulates the licensing and practice of 1. Dish Antenna: See Parabolic Antenna. wireless,wireline,television, radio and other tele- communications entities. 2. Omni-Directional Antenna(also known as a "Whip" Antenna): Transmits H. Guyed Tower: A freestanding or supported and receives radio frequency signals in a wireless communication support structure which three hundred sixty degree (360°) radial pat- is usually over one hundred feet(100')tall,which tern, and which is up to sixteen feet (16') in consists of metal crossed strips or bars and is height and up to four inches (4") in diameter. steadied by wire guys in a radial pattern around the tower. 11 -51 (Revised 1/07) 4-11-240 I. Lattice Tower: A self-supporting wireless S. WCF: see Wireless Communication Facility communication support structure which consists (WCF). of metal crossed strips or bars to support anten- nas and related equipment. T. Wireless Communication Facility(WCF): An unstaffed facility for the transmission and re- J. Macro Facility: An attached wireless corn- ception of low-power radio signals usually con- munication facility which consists of antennas sisting of an equipment shelter or cabinet, a sup- equal to or less than sixteen feet(16')in height or • port structure, antennas (e.g., omni-directional, a parabolic antenna up to one meter(39.37") in panel/directional or parabolic) and related equip- diameter and with an area not more than one hun- ment, generally contained within a compound. dred(100)square feet in the aggregate as viewed For purposes of this Title, a WCF includes anten- from any one point. nas, support structures and equipment shelters, whether separately or in combination. K. Micro Facility: An attached wireless com- munication facility which consists of antennas U. Wireless Communication Support Struc- equal to or less than six feet(6')in height or a par- ture: The structure erected to support wireless abolic antenna with an area of not more than five communication antennas and connecting appur- hundred eighty (580) square inches in the aggre- tenances. Support structure types include, but gate(e.g., one foot(1') diameter parabola or two are not limited to, stanchions, monopoles, lattice feet(2')x one and one-half feet(1-1/2') panel)as towers, wood poles or guyed towers. viewed from any one point. Also known as a Mi- crocell. WRECKING YARD, AUTO: A facility for the dis- mantling or wrecking of used motor vehicles or L. Mini Facility: An attached wireless commu- trailers, or the storage, sale, or dumping of dis- nication facility which consists of antennas equal mantled or wrecked vehicles or their parts. to or less than ten feet(10')in height or a parabolic antenna up to one meter(39.37")in diameter and (Ord. 3758, 12-5-1983; Ord. 4007, 7-14-1986; with an area not more than fifty(50)square feet in Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. the aggregate as viewed from any one point. 4689, 11-24-1997; Ord. 4716, 4-13-1998; Ord. 4835,3-27-2000;Ord.4851,8-7-2000;Amd.Ord. M. Monopole I:A wireless communication sup- 4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord. port structure which consists of a freestanding 5241, 11-27-2006) support structure, less than sixty feet (60') in height, erected to support wireless communica- tion antennas and connecting appurtenances. 4-11-240 DEFINITIONS X: (Reserved) N. Monopole II:A wireless communication sup- port structure which consists of a freestanding 4-11-250 DEFINITIONS Y: support structure, sixty feet (60') or greater in YARD: An open space between a building and a height, erected to support wireless communica- lot line. tion antennas and connecting appurtenances. O. Provider:A company providing telephone or other communications service. P. Related Equipment: All equipment ancillary to the transmission and reception of voice and /11 a\�\o ' ., data via radio frequencies. Such equipment may 1jQ 4(�/ i7 include, but is not limited to, cable, conduit and 0 connectors. Q. Support Structure:see Wireless Communi .A00. l'.r - cation Support Structure. R. Tower: see Wireless Communication Sup- • port Structure. (Revised 1/07) 11 - 52 4-11-260 YARD REQUIREMENT: An open space on a lot Comprehensive Plan, rather than on a lot-by-lot unoccupied by structures, unless specifically au- basis. thorized otherwise.The Development Services Division shall determine the various requirements (Ord.4523,6-5-1995;Ord.4549,8-21-1995;Ord. for uniquely shaped lots and pipestem lots. (See 4584,2-12-1996; Ord. 4587, 3-18-1996; Ord. also SETBACK.) 4595,4-8-1996;Ord.4773,3-22-1999;Amd.Ord. 4963,5-13-2002) A. Front Yard: The yard requirement which separates the structure(s) from public right-of- way or private access easement. For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Develop- ment Services Division Director. B. Side Yard along a Street:The yard require- ment which is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private access easement. 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 side yard along a street, or a rear yard. (Amd. Ord.4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004) 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 ADMINISTRATOR:The Planning/Build- ing/Public Works Administrator or his/her desig- nated representative. ZONING, AREAWIDE: Zoning adopted for all properties within a district consistent with the 11 -53 (Revised 1/07) Building code A Purpose, intent 4-4-010A Standards • Abatement of dangerous buildings animal,food waste 4-4-010G4 See also Dangerous buildings code confinement 4-4-010G2 Adopted 4-9-050A health,safety 4-4-010G3 Appeals shelter location 4-4-010G1 authority,filing 4-9-050D1 Violation,penalties,fines 4-4-010M2 copy on file 4-9-050D4 Appeals See under Hearing examiner findings,decision 4-9-050D3 Aquifer protection areas hearing 4-9-050D2 See also Critical areas Applicability 4-9-050C Administrative authority 4-9-015D Purpose 4-9-050B Appeals 4-9-0151 Violations,penalties 4-9-050E Exemptions 4-9-015C Adult retail,entertainment Hazardous materials release reports Liability 4-3-010C contents,timing 4-9-015G2 Measurement of distance requirements 4-3-010B monitoring 4-9-015G3 Nonconforming uses 4-3-010E required 4-9-015B3,4-9-015G1 Prohibited where 4-3-010A Permits Violation,penalty 4-3-010D closure Agricultural lands See Open space,agricultural,timber application following operating permit revocation lands 4-9-015H4 Airport related restrictions conditions 4-9-015F2 Airport influence area required 4-9-015B2 established 4-3-020A submittal requirements 4-9-015F1 map 4-3-020F operating Federal aviation regulation Part 77,objects affecting application following revocation 4-9-015H5 navigable airspace 4-3-020G conditions 4-9-015E3 Hazard marking, lighting 4-3-020D criteria 4-9-015E2 Height limits 4-3-020B effect 4-9-015E4 Noise exposure map 4-3-020H reinstatement 4-9-015H2 Safety verification, notification 4-3-020E renewal 4-9-015E5 Use restrictions 4-3-020C required 4-9-015B1 Alleys See under Street standards revocation 4-9-015H3 Alternate procedures submittal requirements,fees 4-9-015E1 Authority 4-9-250E1 suspension 4-9-015H1 1 Decision criteria 4-9-250E2 transferability 4-9-015E6 Purpose 4-9-250A4 Purpose of provisions 4-9-015A Record of action 4-9-250E4 Arts commission See under Public art exemption Substantiation, proof 4-9-250E3 procedures Animals,keeping Automall improvement district Additional animals 31 generally 4-4-010E Applicability t standards 0 Development stanrd 4-3-040D permit Fee waiver 4-3-040E appeals 4-4-010K,4-9-100K Map 4-3-040G applicability 4-9-100B Permitted uses 4-3-040C authority, responsibility 4-9-100D Purpose of regulations 4-3-040A conditions 4-9-100H decision criteria 4-9-100G B notification,comment period 4-9-100F Beekeeping See under Animals,fees 4-9-100E p 9 keeping valid when 4-9-1001 Binding site plan See under Subdivisions violation,penalties 4-9-100J Boards,commissions See Specific Board, Commission review criteria 4-4-010J Bonds Applicability 4-4-010B Building sewer 4-6-040G12 Authority,enforcement responsibility 4-4-010C City approval required 4-1-230A Beekeeping 4-4-0101 Drainage standards 4-6-030H Compliance 4-4-010M1 Grading, excavation, mining regulations 4-4-060D Home occupations 4-4-010F Landscaping maintenance 4-4-080H3 Kennels,stables Requirements 4-1-230D food, bedding waste 4-4-010H2 Shoreline permits 4-9-190G indoor 4-4-010H3 Street standards construction 4-6-060P1 outdoor 4-4-010H4 Types accepted • review criteria 4-4-010K generally 4-1-230C shelter,structures 4-4-010H1 public works 4-1-230B Number allowed Building code additional See Additional animals See also Buildings; International codes; Uniform . f domestic animals 4-4-010D2 codes household pets 4-4-010D1 Adopted 4-5-050A Prohibited animals 4-4-010L Applicability 4-5-050B Index-1 (Revised 5/08) Building fees Amendments Gaseous,particulate emissions Chapter 9 4-5-050E control,efficiency rating 4-4-110D13n city 4-5-050D density of substances 4-4-110D13d Section 104.8 4-5-050D3 during alert 4-4-110D13e Section 105.3 4-5-050D5 existing facilities Section 112 4-5-050D4 compliance 4-4-110D13m Section 113 4-5-050D2 standards 4-4-110D131 Section 115 4-5-050D1 hydroseeding 4-4-110D13f Section 905.3 4-5-050D6 intent 4-4-110D13a • Section 905.8 4-5-050D7 location restrictions 4-4-110D13k state 4-5-050C notification 4-4-110D13i Appeals board 4-5-050D4 process methods 4-4-110D13b Dangerous buildings 4-5-050D1 PSAPCA requirements 4-4-110D13c Dry standpipes 4-5-050D7 report Liability claims 4-5-050D3 additional authorized when 4-4-110D13j Off-site improvements 4-5-050D5 by developer 4-4-110D13g Sprinkler requirements 4-5-050E quarterly required when 4-4-110D13h Standpipe requirements 4-5-050D6 Hazardous materials Violations, penalties 4-5-050D2 additional requirements 4-4-110D12g Building fees barrier Combination building permit 4-1-140B design 4-4-110D12d Condominium conversions inspection 4-1-1401 separation from fire code dyke 4-4-110D12h Demolition permit 4-1-140D combining requirements 4-4-110D12i Electrical fire suppression system 4-4-110D12e exemptions 4-1-140F5 impervious surfacing 4-4-110D12j miscellaneous 4-1-140F4 intent 4-4-110D12a multi-family,commercial, industrial 4-1-140F2 off-site economic burdens 4-4-110D12b single family,duplex 4-1-140F1 quantities, locations 4-4-110D12f temporary uses 4-1-140F3 Height of containers, stock piles 4-4-110D1 Grade and fill license Higher standards applicable when 4-4-110B drainage plan check 4-1-140G3 Intent 4-4-110A grading 4-1-140G1 Landscaping,screening grading plan check 4-1-140G2 higher risk storage 4-4-110D3b solid waste fills intent 4-4-110D3a annual 4-1-140G5 maintenance 4-4-110D3d plan check 4-1-140G4 other bulk storage 4-4-110D3c House moving/minimum inspection 4-1-140H Light, glare Manufactured/mobile home installation 4-1-140J intent 4-4-110D10a Mechanical permit 4-1-140K maximum levels 4-4-110D10c Permit 4-1-140A measurement method 4-4-110D10b Plan Liquid waste check 4-1-140C discharges review 4-1-14003 permits 4-4-110D9c Plumbing permit 4-1-140L regulated 4-4-110D9b Refund 4-1-140P sewer system standards 4-4-110D9d Reinspections 4-1-14002 disposal schedule 4-4-110D9e Replacement of lost,mutilated permits 4-1-14001 intent 4-4-110D9a Sign permit prevention of odors,gases 4-4-110D9g modifications of city center regulations 4-1-140M4 proof of compliance 4-4-110D9f permanent 4-1-140M1 treatment 4-4-110D9h temporary 4-1-140M3 Odorants work in advance of issuance 4-1-140M5 intent 4-4-110D11a State building code 4-1-140E maximum levels 4-4-110D11b Swimming pool,hot tub,spa installation 4-1-140N monitoring upon complaint 4-4-110D11 d Buildings other remedies not impaired 4-4-110D11 e See also Building code testing procedures 4-4-110D11c Appeals 4-5-130 Permit required 4-4-110C1 Building official duties 4-5-020A Review 4-4-110B Dangerous See Abatement of dangerous buildings Setbacks4-4-110D2 Fees See Building fees Signs 4-4-110D4 Record of plat required 4-5-020A1 Sound Violations,penalties 4-5-140 EDNA classifications 4-4-110D8c Bulk storage facilities extension of restricted hours 4-4-110D8f Authority, responsible agency designated 4-4-110C3 intent 4-4-110D8a Burden of providing data,information 4-4-110C4 maximum levels 4-4-110D8d Determination of application 4-4-110C2 reduction due to measurement method 4-4-110D8e Development standards 4-4-110D Evaluation criteria 4-4-11005 (Revised 5/08) Index-2 Critical areas WAC regulations adopted 4-4-110D8b wireless communication facilities 4-9-030J Surface drainage Extension See Land use permits intent 4-4-110D5a Grant, denial, conditions 4-9-030L standards 4-4-110D5b Purpose 4-9-030A Toxic substances Who may apply 4-9-030B intent 4-4-110D6a Condominium conversions maximum concentrations 4-4-110D6c Applicability measurement methods 4-4-110D6d rental units in converted buildings 4-9-040D standards 4-4-110D6b rental units not yet converted, cooperatives 4-9-040C Traffic, access control Authority 4-9-040B curb cuts 4-4-110D7d Complaints 4-9-040G emergency vehicles 4-4-110D7c Consumer protections flow patterns 4-4-110D7d acceptance of offers 4-9-040F8 intent 4-4-110D7a certification of repairs 4-9-040F2 overpasses 4-4-110D7f delivery of documentation 4-9-040F7 paving of routes 4-4-110D7g disclosure requirements 4-9-040F3 requirements 4-4-110D7b false, misleading representations 4-9-040F5 separation of parking from loading,maneuvering areas inspection, repair, report 4-9-040F1 4-4-110D7e purchaser's right to rescind 4-9-040F6 setbacks 4-4-110D7d warranty of repairs 4-9-040F4 surfacing of storage areas 4-4-110D7h Tenant protections Variances 4-4-110E evictions during notice period 4-9-040E8 Bureau of fire prevention See under Fire department no sales on better terms 4-9-040E7 notice C filing of conversion declaration 4-9-040E1 Center village residential bonus district See Zoning prior to sale to public 4-9-040E2 Certificate of occupancy purchase rights Application prior to excavation 4-4-030G2 availability to other tenants 4-9-040E6 Issuance upon request 4-4-030G3 subtenants 4-9-040E5 Required 4-4-030G1 tenants in possession of units 4-9-040E3 City council tenants whose units are offered for sale prior to Authority, responsibilities 4-8-0701 effective date 4-9-040E4 Comprehensive plan right to vacate 4-9-040E9 Adopted 4-1-060D Violation, penalties 4-9-0401 Amendments Waivers 4-9-040H adopted when 4-9-0201 Construction of new structures/use of existing authority to submit 4-9-0206 Authorized when 4-4-030H1 review Exceptions 4-4-030H2 criteria 4-9-020G Construction standards process 4-9-020H Aquifer protection areas 4-4-03008 rezones 4-9-020J Construction debris 4-4-03007 submittal requirements,fees 4-9-020E Haul timing, review 4-9-020D hours 4-4-030C2 Consistency with regulations 4-1-070A routes 4 4 030C1 Description 4-1 060B Hydroseeding 4-4-03006 Elements Temporary erosion control 4-4-03005 land use map 4-1-060C3 Work hours optional 4-1-060C2 commercial, multi-family,new single family,other required 4-1-060C1 nonresidential 4-4-030C3b Instruments of implementation emergency extensions 4-4-030C4 Title 4 4-1-070B1 single family remodel, addition 4-4-030C3a Title 8 4-1-070B2 Critical areas Title 10 4-1-07063 Administration,interpretation Periodic review 4-9-020K generally 4-3-050D1 Purposes 4-1-060A other regulations 4-3-050D6 Conditional use permits proposal approval 4 3 050D5 See also Land use permits review authority 4-3-050D4a Application Alterations allowed 4-3-050E3 grounds,facts 4-9-030D Alternates 4-3-050N1 notice,comment period 4-9-030F Appeals 4-3-0500 submittal requirements,fees 4-9-030E Applicability 4-3-050B1 Authority 4-9-030C Aquifer protection Combined with site plan review 4-9-030M See also Aquifer protection areas Decision criteria administration, interpretation 4-3-050D2 M1 designated 4-9-030G exemptions 4-3-050C1 a kennels 4-9-030H finding of conformance 4-3-050C3b secure community transition facilities 4-9-0301 independent review 4-3-050F7a stand alone residential uses 4-9-030K map 4-3-050Q1 Index-3 (Revised 3/06) Critical areas operating,closure permits 4-3-050C2b Habitat conservation performance standards independent review 4-3-050F7a applicability 4-3-050H1 performance standards construction activity 4-3-050H7 alterations, mitigation required 4-3-050K5 fill material 4-3-050H8 applicability 4-3-050K1 hazardous materials facilities 4-3-050H2 bald eagle habitat 4-3-050K3 hazardous materials releases 4-3-050H10 habitat assessment 4-3-050K2 landfills 4-3-050H9 mitigation options 4-3-050K6 pesticide, nitrate use 4-3-050H3 mitigation plan 4-3-050K7 pipelines 4-3-050H6 native growth protection area 4-3-050K4 surface water 4-3-050H5 purpose of provisions 4-3-050A5 wastewater disposal 4-3-050H4 review authority 4-3-050D4b prohibited changes in use,facility types 4-3-05008d variances 4-3-050N3c purpose of provisions 4-3-050A2 Hazardous materials list 4-3-050R review authority 4-3-050D4c Landslide areas See Geologic hazards variances 4-3-050N3a Mapping 4-3-050B2 Coal mine hazards See Geologic hazards Maps 4-3-050Q Erosion hazards See Geologic hazards Mitigation plans Exemptions required 4-3-050F8 activities surety plan 4-3-050G1 buffer areas 4-3-05007 Modifications 4-3-050N2 designated 4-3-05005 Native growth protection areas 4-3-050E4 limitations 4-3-05006 Nonconforming activities 4-3-050C10 applicability 4-3-050C1 Performance standards emergency,temporary 4-3-050C9 aquifer protection 4-3-050H letter 4-3-050C4 flood hazards 4-3-0501 permits generally 4-3-050E1 finding of conformance 4-3-050C3 geologic hazards 4-3-050J required 4-3-050C2a habitat conservation 4-3-050K Flood hazards streams, lakes 4-3-050L administration, interpretation 4-3-050D3 wetlands 4-3-050M • appeal records 4-3-05002 Pipeline materials 4-3-050S independent review 4-3-050F7 Procedures,fees 4-3-050F map 4-3-050Q2 Prohibited activities 4-3-05008 performance standards Protection 4-3-050E2 anchoring 4-3-05012a,4-3-05012b Purpose of provisions 4-3-050A1 applicability 4-3-05011 Reports,submittal requirements 4-3-050B3 compensatory storage 4-3-05016 Seismic hazards See Geologic hazards construction materials, methods 4-3-05012c Setbacks 4-3-050E5 critical facilities 4-3-05015 Streams, lakes manufactured homes 4-3-05013b independent review 4-3-050F7a nonresidential construction 4-3-05013c map 4-3-050Q4 project review 4-3-05012f performance standards recreational vehicles 4-3-05013d alterations 4-3-050L8 residential construction 4-3-05013a applicability 4-3-050L1,4-3-050L2 restrictions 4-3-05014 buffer use restrictions 4-3-050L6 subdivisions 4-3-05012e buffer widths 4-3-050L5 utilities 4-3-05012d general 4-3-050L4 prohibited activities 4-3-05008b studies required 4-3-050L3 purpose of provisions 4-3-050A3 permit approval 4-3-050L7 variances 4-3-050N3b prohibited activities 4-3-05008c Geologic hazards purpose of provisions 4-3-050A6 independent review 4-3-050F7b restoration incentives 4-3-050L9 map 4-3-050Q3 review authority 4-3-050D4b performance standards variances 4-3-050N3c applicability 4-3-050J1 Surety devices approval conditions 4-3-050J4 required 4-3-050G2 coal mine hazards 4-3-050J8 time period 4-3-050G2 landslide hazards 4-3-050J7 Variances 4-3-050N3 secondary review 4-3-050J3 Violations sensitive slopes 4-3-050J6 See also Environmental regulations slopes, protected 4-3-050J5 testing requirements 4-3-120C special studies 4-3-050J2 Wetlands volcanic hazards 4-3-050J9 assessment relief 4-3-050P purpose of provisions 4-3-050A4 compensation review authority 4-3-050D4b mitigation banks,special area management variances 4-3-050N3c programs 4-3-050M15 (Revised 3/06) Index-4 Environmental review procedures mitigation plans 4-3-050M16 exemption 4-9-025C off-site 4-3-050M14 notice,comment periods 4-9-025G out-of-kind replacement 4-3-050M13 purpose 4-9-025A required 4-3-050M9 submittal forms required 4-9-025F restoration,creation, enhancement 4-3-050M10 timing considerations 4-9-025E creation, restoration 4-3-050M11 Roles, responsibilities 4-1-050 enhancement 4-3-050M12 Severability 4-1-120 independent review 4-3-050F7a Title 4-1-010 map 4-3-050Q5 Title exclusivity,construction 4-1-130 performance standards Drainage standards alternative methods 4-3-050M8 See also Flood hazards under Critical areas applicability 4-3-050M1 Amendments to King County Surface Water Design buffers 4-3-050M6 Manual Chapter 1 4-6-030E3 classifications 4-3-050M5 Authority 4-6-030B generally 4-3-050M2 Bonds, insurance native growth protection areas 4-3-050M7 construction 4-6-030H1 regulatory edge 4-3-050M4 liability policy 4-6-030H3 study required 4-3-050M3 maintenance 4-6-030H2 purpose of provisions 4-3-050A7 required 4-6-030H review authority 4-3-050D4b Flood, drainage, erosion area development restrictions variances 4-3-050N3c 4-6-030D Cross connections Maintenance of facilities See also Sanitary sewer standards;Water service by city 4-6-03011 standards by owner 4-6-030J Applicability 4-6-020B notification of defect 4-6-03012 Authority 4-6-020C Plan Backflow prevention assemblies conformance with design criteria,drafting standards installation 4-6-020D 4-6-030F types 4-6-020E requirements, analysis methods Inspection,testing 4-6-020G additional 4-6-030E3 Purpose 4-6-020A aquifer recharge, protection areas 4-6-030E2 Responsibilities content 4-6-030E1 owner 4-6-020F3 review, approval plan review section 4-6-020F2 additional information 4-6-030G3 water utilities section 4-6-020F1 fees 4-6-030G2 D timing,process 4-6-030G1 review procedures,tests 4-6-030K Dangerous buildings code submittal See also Abatement of dangerous buildings; when not required 4-6-030C2 Building code when required 4-6-030C1 Adopted 4-5-060A Purpose 4-6-030A Process for abatement 4-5-0606 Violations,penalties 4-6-030N Definitions Driveway regulations See Parking, loading,driveway Designated 4-11-010—4-11-260 regulations Density bonus review E Allowances, review criteria 4-9-065D Applicability 4-9-065B Energy code Application submittal,fees 4-9-065C3 See also Building code; International codes Concurrent review 4-9-065C1 Adopted 4-5-051 Purpose 4-9-065A Enforcement Reviewing official authority 4-9-065C2 Purpose 4-1-100A Development regulations Responsibility, authority 4-1-100B Adopted 4-1-030, 4-4-030B Environmental regulations Intent 4-4-030A Violations Interpretation critical areas testing requirements 4-3-120C administrative 4-1-080A enforcement officer 4-3-120A conflicts, overlaps 4-1-080B penalties 4-3-120B minimum requirements 4-1-080C Environmental review committee more restrictive standards to govern 4-1-080D Authority, responsibilities 4-8-070E terminology 4-1-080E Environmental review procedures Liability See also Critical areas city officer,employee 4-1-090A Appeals 4-9-070T disclaimer 4-1-090C Applicability 4-9-070B owner, builder 4-1-090B Applicable authority (. Purpose 4-1-020 hydraulic projects 4-9-070H1 Revision process successor agencies 4-9-070H2 applicability 4-9-025B Authority 4-9-070E coordination authority 4-9-025D • Index-5 (Revised 11/07) Fees Categorical exemptions policies,goals 4-9-07003 decision authority 4-9-07013 recommendation of conditions 4-9-07006 effect 4-9-07018 revising conditions, reconsideration 4-9-07007 modifications 4-9-07012 statutes adopted by reference 4-9-07001 proposals Threshold determination description 4-9-07014 changed,clarified proposals 4-9-070L6 exempt, nonexempt actions 4-9-07016 DNS 4-9-070L7, 4-9-070L8 review criteria 4-9-07015 DS 4-9-070L8 statutes adopted by reference.4-9-07011 early notice request 4-9-070L15 timing for identification 4-9-07017 identification of impacts 4-9-070L2 Definitions mitigated DNS designated 4-9-070R2 authorized, issuance 4-9-070L5 statutes adopted by reference 4-9-070R1 effect 4-9-070L14 Environmental checklist notice,comment period 4-9-070L11 city proposals 4-9-070K4 mitigation measures lead agency determination 4-9-070K2 effect, enforcement 4-9-070L13 optional review 4-9-070K5 incorporation into DNS 4-9-070L10 private proposals 4-9-070K3 specificity 4-9-070L9 required when 4-9-070K1 nonexempt proposals 4-9-070L12 threshold determination 4-9-070K2 notice to applicant 4-9-070L4 Environmental impact statements statutes adopted by reference 4-9-070L1 additional elements 4-9-070M8 time limits 4-9-070L3 information Environmentally sensitive areas See Critical areas; effect of inadequate 4-9-070M7 Environmental review procedures required 4-9-070M6 Excavation regulations See Grading,excavation, nonexempt proposals 4-9-070M3 mining regulations purpose 4-9-070M1 F responsibility, preparation 4-9-070M4,4-9-070M5 statutes adopted by reference 4-9-070M2 Fees Existing environmental documents See also Specific Fee; System development charges purpose 4-9-070P1 Drainage plans review 4-6-030G2 statutes adopted by reference 4-9-070P2 Extra designated 4-1-200 Forms, statutes adopted by reference 4-9-070S Land use permits 4-8-110C4 General requirements,statutes adopted by reference Lot line adjustments 4-7-060D 4-9-070D Open space, agricultural, timber lands 4-9-140C Interpretation 4-9-070C Public art exemption procedures 4-9-160G4 Lead agency Sanitary sewer connections 4-6-040E3 determination 4-9-070F2 Shoreline permits 4-9-190E3 status, shared duties agreements 4-9-070F3 Signs 4-4-100D1,4-4-100H9d statutes adopted by reference 4-9-070F1 Street standards construction plan review 4-6-060N2 threshold determinations Underground storage tank secondary containment city objections 4-9-070F5 regulations 4-5-120J5 effect 4-9-070F4 Utility lines underground installation permit 4-6-090G4 Notice,commenting Waiver availability of records 4-9-070Q11 CD, RM-U, RM-T zones 4-1-210B consolidation 4-9-07005 general 4-1-210A costs 4-9-07006 procedures 4-9-250C3 draft,supplemental EISs 4-9-070Q4 Fences, hedges filing by facsimile 4-9-070010 Applicability 4-4-040B form 4-9-07009 Commercial, industrial standards of actions establishing time limits 4-9-070Q7 barbed wire fences 4-4-040E3 publishing responsibility 4-9-07008 electric fences 4-4-040E2 purpose 4-9-070Q1 location, height 4-4-040E1 statutes adopted by reference 4-9-07002 special provisions 4-4-040E5 threshold determinations 4-9-070Q3 Compliance 4-4-040H Purpose of provisions 4-9-070A Height restrictions, review of variation 4-4-040F Sensitive areas Purpose 4-4-040A inapplicable SEPA exemptions 4-9-070J2 Requirements maps 4-9-070J1 berms 4-4-040C2 threshold determinations 4-9-070J3 grades 4-4-040C3 SEPA responsible official height, method of measurement 4-4-040C1 consultation requests 4-9-070G3 modifications 4-4-040C4 designated 4-9-070G1 Residential standards duties 4-9-070G2 access gate 4-4-040D3 SEPA substantive authority electric fences 4-4-040D4 basis 4-9-07002 height limits conditions 4-9-07004 corner lots 4-4-040D2 denials 4-9-07005 interior lots 4-4-040D1 (Revised 11/07) Index-6 Grading,excavation, mining regulations Special administrative permits Application eligibility, application 4-4-040G1 annexed activities 4-4-060B3 evaluation criteria 4-4-040G2 existing activities 4-4-060B2 Fire code Bond 4-4-060D See also Building code Compliance with time periods 4-4-060B4 Adopted 4-5-070B Conformance with state requirements 4-4-06005 Amendments,additions 4-5-070C Cuts Hydrants conformance 4-4-060K1 accessibility 4-5-070D10 drainage,terracing 4-4-060K3 buildings more than 200 feet from street property line slope, maximum 4-4-060K2 4-5-070D12 Drainage commercial,business, industrial, manufacturing areas conformance 4-4-060N1 annexed properties 4-5-070D2c disposal 4-4-060N4 installation 4-5-070D2a minimum grade 4-4-060N4a number, location 4-5-070D2b overland runoff 4-4-060N5 contract for multiple uses 4-5-070D5 releases 4-4-060N4b dead end mains 4-5-070D16 stream acceptance 4-4-060N4c design,installation requirements 4-5-070D11 subsurface 4-4-060N3 fire flow requirements 4-5-070D6 terrace 4-4-060N2 fire protection services capacity 4-4-060N2c • changes in use requiring increase 4-5-070D19 scouring 4-4-060N2b meter,detector 4-5-070D17 settling ponds 4-4-060N2d use restrictions 4-5-070D18 swales 4-4-060N2a violation,penalties 4-5-070D20 Dust, mud control 4-4-060H8 installation timing 4-5-070D1b Emergency permits 4-4-060C9 location 4-5-070D9 Engineering grading requirements 4-4-060F number required 4-5-070D8 building division responsibilities 4-4-060F5 other area 4-5-070D3 civil engineer responsibilities 4-4-060F2 plans required 4-5-070D1a engineering geologist responsibilities 4-4-060F4 prohibited type 4-5-070D15 fences,gates 4-4-060F6 required 4-5-070D1 reports 4-4-060F1 residential sprinkling 4-5-070D7 setbacks 4-4-060F7 service,testing 4-5-070D14 soil engineer responsibilities 4-4-060F3 special locations 4-5-070D4 Fills upgrade to standards 4-5-070D1c compaction 4-4-060L5 water system requirements 4-5-070D13 conformance,waivers 4-4-060L1 Fire department drainage,terracing 4-4-060L7 Bureau of fire prevention ground preparation 4-4-060L3 established 4-5-020B1 materials 4-4-060L4 report 4-5-020B3 slope, maximum 4-4-060L6 Fire marshal appointed 4-5-020B2 slope location 4-4-060L2 Inspectors appointed 4-5-020B4 Final inspection,approval 4-4-060P2 Fire prevention fees Hydroseeding 4-4-060C4 Per permit type 4-1-150B Inspection,testing, reports 4-4-060E,4-4-060G Plan review, inspection 4-1-150A Landscaping 4-4-060C1 Flood hazard regulations See Critical areas; Drainage Licenses See Permits, licenses standards Maintenance, appearance 4-4-060H10 Fuel gas code Noise levels 4-4-060H5 See also Building code Notification Adoption 4-5-100A of changes of responsibility 4-4-06007 Amendments of noncompliance 4-4-06006 Section 108.4 4-5-100C Permits, licenses Section 109.1 4-5-100B applicability 4-9-080B Board of appeals 4-5-100B exemptions 4-9-080C Violations,penalties 4-5-100C major activity review process G applicability of other requirements 4-9-080F8 authority 4-9-080F1 Garage inspection, enforcement 4-9-080F9 Location on steep slope, setback alternative 4-9-230 license 4-9-080F3 Garage sales permit expiration,extension 4-9-080F10 Applicability 4-4-050A permit required 4-9-080F2 Conditions 4-4-050B permit review criteria 4-9-080F4 Violations,penalties 4-4-050C permit transferability 4-9-080F11 Grading,excavation, mining regulations plan approval 4-9-080F6 Air,water discharges 4-4-060H7 relinquishing jurisdiction 4-9-080F7 Appeals 4-4-060R reuse of site 4-9-080F5 Applicability 4-4-060B1 minor activity review process authority 4-9-080E1 Index-7 (Revised 8/08) Grading,excavation, mining regulations license application 4-9-080E2 license issuance 4-9-080E4 permit revocation 4-9-080E5 work completion 4-9-080E3 required,fees 4-4-060Q revocation 4-9-080G1 submittal requirements,fees 4-9-080D violations, penalties 4-9-080G Plans, reports as-graded grading 4-4-060P1a geologic grading 4-4-060P1c required 4-4-060P1 soil grading 4-4-060P1b Property location,setbacks 4-4-060H4 Purpose 4-4-060A Safety 4-4-060H2 Scope 4-4-060B Screening 4-4-060C2 Slopes clearing, rounding tops 4-4-060H3 generally 4-4-06001 maximum permitted 4-4-060H1 other devices, methods 4-4-06002 top,toe setbacks 4-4-060J Soil erosion,sedimentation 4-4-060H9 Solid waste fills animal waste 4-4-060M10 applicable requirements 4-4-060M3 building debris,flammable material 4-4-060M8 bulk items 4-4-060M7 cell cover 4-4-060M5 compaction 4-4-060M6 drainage 4-4-060M13 location 4-4-060M4 prohibited activities 4-4-060M16 prohibited materials 4-4-060M12 reports contents 4-4-060M2 required 4-4-060M1 special requirements 4-4-060M15 stabilization 4-4-060M9 treatment 4-4-060M11 water disposal 4-4-060M14 Stop work order 4-4-06008 Stream courses 4-4-060C3 (Revised 8/08) Index-8 Land use permits Surface water Amendments 4-5-010B adjacent bank slopes 4-4-06013 depth of lakes 4-4-06012 polluted,stagnant 4-4-06011 Kennels Violations,penalties 4-4-060S See also Hobby kennels; Zoning Work hours 4-4-060H6 Conditional use permit decision criteria 4-9-030H Work in progress 4-4-060H H L Land clearing See Tree retention,land clearing Hazardous materials See Aquifer protection areas; Land use permits Bulk storage facilities;Critical areas; Fire code Appeals Hearing examiner administrative decisions Appeals 4-8-070H4 applicability,authority 4-8-110E1 Authority,duties 4-8-070H1 by examiner 4-8-110E7 Interpretation 4-8-070H2 complaint of noncompliance 4-8-110E5 Recommendations 4-8-070H3 content of hearing 4-8-110E6d Hedges See Fences,hedges electronic transcript 4-8-110E6f Home occupations notice 4-8-110E6a Applicability 4 9-090C notice of hearing 4-8-110E6c Business license application 4-9-090F1 of examiner's decision 4-8-110E8 approval, issuance 4-9-090F3 planning/building/public works department 4-comment period 4-9-090G3 e 1 proceduresD E6 renewal 4-9-090G4 reconsideration 4-8 - -11 required 4-9-090E 4-8-110E2 record required 4-8-110E6e Compliance with conditions 4-9-090F2 standing 4-8-110E3 Defined 4-9-090A time limits for filing 4-8-110E4 Exemptions 4-9-090C1 transmittal of records, reports 4-8-110E6b Inspection 4-9-090G2 authority 4-8-110B Limitations city council customer visits 4-9-090G6 decision documentation 4-8-110F9 hours 4-9-090G7 decision, remand 4-8-110F8 use 4-9-090G5 evaluation criteria 4-8-110F6 Notification to neighbors 4-9-090G1 final 4-8-110F10 Prohibited 4-9-090D findings,conclusions 4-8-110F7 Purpose 4-9-090B letters of support 4-8-110F3 Qualification standards 4-9-090F4 notice 4-8-110F2 Housing code review procedures 4-8-110F5 See also Building code time frame 4-8-110F1 Adopted 4-5-080A transmittal of record 4-8-110F4 Procedures 4-5-080B filing by facsimile 4-8-11005 Hydrants See under Fire code form, content 4-8-110C3 Growth Management Hearings Board 4-8-1101 limit on number 4-8-11008 Improvement installation procedures deferral notice,fee 4-8-110C4 Planning/building/public works approval restrictions on subsequent actions 4-8-11007 applicability 4-9-060C1 scope,purpose 4-8-110A expiration 4-9-06006 shoreline permit decisions extension of time 4-9-06007 copy on file 4-8-110H3 plans filing place,time 4-8-110H2 • required 4-9-060C4 standing 4-8-110H1 waiver 4-9-06005 substantial development permits 4-8-110H4 record 4-9-060C12 superior court security applicability 4-8-110G2 acceptable forms 4-9-06008 content 4-8-110G4 binding 4-9-060C11 initiation,time limits 4-8-110G5 covenant option 4-9-060C9,4-9-060C10 intent 4-8-110G1 proceedings against 4-9-060C15 other than land use decisions 4-8-110G6 required 4-9-060C3 standing 4-8-110G3 transferability 4-9-060C13,4-9-060C14 Applicability 4-8-020 Temporary occupancy permit Applications applicability 4-9-060B1 complete 4-8-060D expiration 4-9-060B4 filing 4-8-060C extension 4-9-060B5 hearing I security required 4-9-060B3 closure,continuation 4-8-100F4 International codes constitutes hearing by council 4-8-100F2 See also Specific Code dismissal 4-8-100F5 Adopted 4-5-010A required 4-8-100F1 Index-9 (Revised 5/08) Landscaping rules 4-8-100F3 Deferral of improvements 4-4-070G letter of completeness 4-8-060H Drainage 4-4-070E3 additional information 4-8-100C3 Drought-resistant plants 4-4-070D7 incomplete 4-8-100C2 Erosion control devices 4-4-070D11 timing 4-8-100C1 Existing plants 4-4-070D6 multiple submittals 4-8-060F Hazard avoidance 4-4-070D8 notices 4-8-100D Installation 4-4-070F purpose 4-8-060A Irrigation, underground system 4-4-070D12 report Maintenance content 4-8-100E1 failure 4-4-070J3 timing 4-8-100E2 required 4-4-070J2 submittal,filing 4-8-100B surety 4-4-070J1 submittal waiver 4-8-060G Parking lot requirements 4-4-070D5 vesting 4-8-060B Pervious areas 4-4-070D2 Classifications Plans procedures 4-8-080G modifications 4-4-070H purpose 4-8-080A required 4-4-070C review Plants 4-4-070E4 based on type 4-8-080B Preservation of unique features 4-4-070D9 multiple applications 4-8-080C Purpose,intent 4-4-070A processes 4-8-080H Rear,side yards 4-4-070D3 time frames Requirements 4-4-070D designated 4-8-080D Slopes 4-4-070D10 exclusions 4-8-080F Soil 4-4-070E2 maximum permitted 4-8-080E Street frontage 4-4-070D1 •Council action 4-8-100K Surety 4-4-0701 Decision Trees 4-4-070E1 conditions 4-8-100G3 Underground sprinkling system 4-4-070D10 expiration 4-8-100H Licenses findings,copies on file 4-8-100G1 Grading,excavation, mining regulations 4-9-080F3 reconsideration 4-8-100G4 Home occupations 4-9-090E time extension for filing 4-8-100G2 Lighting,exterior onsite Effect of issuance 4-8-030 Appeals 4-4-075H Exemptions from state requirements Applicability 4-4-075B authority 4-8-050A Building lights 4-4-075E1 nonproject permits 4-8-050E Enforcement authority 4-4-075D notification, procedure 4-8-050C,4-8-050D Exemptions 4-4-075C review process,time limits 4-8-050B Parking, display lot lighting 4-4-075E2 Extension 4-8-1001 Purpose 4-4-075A Large scale,phased projects 4-8-100J Standards Notice modifications 4-4-075F administrative decisions 4-8-090C variances 4-4-075G applicability 4-8-090A Loading regulations See Parking, loading, driveway city council decision 4-8-090F regulations development application 4-8-090B failure to receive 4-8-090G M hearing examiner decision 4-8-090E Manufactured,mobile homes, parks public hearing 4-8-090D Applicability,conformance 4-9-110B content 4-8-090D2 Authority, responsibility time 4-8-090D1 building official 4-9-110C1 Preapplication meeting 4-8-100A development services division 4-9-110C2 Purpose,intent 4-8-010 hearing examiner 4-9-110C3 Responsibilities of specific bodies 4-8-070B Certificate of occupancy 4-9-110E8 Review authority 4-8-070A Construction Submittal requirements 4-8-120 permits required 4-5-030A building applications 4-8-120B timing 4-9-110E7 definitions 4-8-120D Individual installation land use applications 4-8-120C insignia 4-5-030B3 public works applications 4-8-120A permit required 4-5-030B1 Types,classifications 4-8-040 requirements 4-5-03062 Land uses See Zoning . License revocation 4-9-110J1 Landscaping Maintenance See also Screening of equipment,storage sites;Tree general 4-9-110G1 retention, land clearing landscaping 4-9-110G2 Applicability 4-4-070B • Plan, application Berms 4-4-070E5 copies, recommendations 4-9-110E2 Compliance with standards 4-4-070D4 extension,expiration 4-9-110H Damaged 4-4-070K modifications 4-9-110E5 (Revised 5/08) Index-10 Parking, loading,driveway regulations notice 4-9-110E3 vacant,abandoned 4-10-050A1 required 4-9-110E1 Uses transmittal to hearing examiner 4-9-110E4 abandonment 4-10-060A Purpose 4-9-110A adult,amortization 4-10-060H Review procedures 4-9-110E alterations 4-10-060E,4-10-060F Surety required 4-9-110E6 changes 4-10-060C Violations,penalties 4-9-110J extension,enlargement 4-10-060D Mechanical code generally 4-10-060 See also Building code relocation 4-10-060B Adopted 4-5-090A restoration 4-10-060G Board of appeals 4-5-090B Vesting 4-10-030 Mining regulations See Grading,excavation,mining Violations, penalties 4-10-100 regulations Mitigation fees O Designated 4-1-190 Occupancy permits Mobile homes, parks See Manufactured,mobile Applicability 4-9-130B homes, parks Certificate Modification procedures application, issuance 4-9-130D Application 4-9-250D1 request,issuance 4-9-130C Center office residential 3 zone 4-9-250D3 Construction of improvements required 4-4-030E Decision criteria 4-9-250D2 Off-site improvements Purpose 4-9-250A3 Design standards 4-4-030D2 N Permits 4-4-030D3 Required 4-4-030D1 National Electrical Code Open space,agricultural,timber lands See also Building code Application fees Administration,enforcement 4-5-040C designated 4-9-140C Adoption refund 4-9-140D amendments,additions,exceptions 4-5-040C2 Open Space Taxation Act Rules adopted 4-9-140A city electrical code 4-5-040A Overlay districts Amendments 4-5-040D See also Automall improvement district Application 4-5-04005 Violations Inspections 4-5-04007 enforcement officer 4-3-120A Permit penalties 4-3-120B required 4-5-040B requirements,exemptions 4-5-04006 Purpose of provisions 4-5-040C3 Parking,loading,driveway regulations Scope 4-5-040C4 See also Street standards Temporary installation 4-5-04008 Appeals 4-4-080M Title 4-5-040C1 Applicability 4-4-080B1 NE 4th business district Building permit required 4-4-080B5a Applicability 4-3-040B3 Buildings, new and additions 4-4-080B1a Development standards 4-3-040F1 Business license 4-4-080B5c Map 4-3-0401 Calculation of number of spaces Nonconforming uses,structures distance measurement 4-4-080D2b Animals 4-9-070 fractions 4-4-080D2a Critical areas 4-10-090 seat measurements 4-4-080D2c Permits pending valid 4-10-030 Change in use 4-4-080B1b(iv) Rebuild approval permits Changes in arrangement 4-4-080B4 appeals 4-9-120K Conformance 4-4-08062 applicability 4-9-120B Deferral of improvements 4-4-080L1 authority 4-9-120C Delay in installation of spaces 4-4-080L2a conditions 4-9-120H Deliveries,shipments 4-4-080B1b(v) duration,amortization periods 4-9-1201 Downtown core area granting,denial 4-9-120G outside 4-4-080B1b purpose 4-9-120A within 4-4-080B1a review criteria Driveways structures 4-9-120F angle 4-4-08015 uses 4-9-120E grades 4-4-08016 submittal requirements,fees 4-9-120D joint use 4-4-08017 Signs 4-10-080 location 4-4-08011 Structures number,maximum 4-4-08014 alterations 4-10-050A3 spacing 4-4-08012 enlargement 4-10-050A4 width, maximum 4-4-08013 generally 4-10-050A Enforcement authority 4-4-080D1 residential 4-10-050B Joint use restoration 4-10-050A5 agreement required 4-4-080E3b unsafe 4-10-050A2 distance from use 4-4-080E3c Index-11 (Revised 8/08) Permits shopping center provisions 4-4-O80E3d joint use 4-4-080F10c(i) when permitted 4-4-080E3a modifications 4-4-080F10d,4-4-080F10e Landscaping maintenance multiple uses 4-4-080F10b bond 4-4-080H3 required 4-4-080F10e inspection 4-4-080H2 transportation management plans 4-4-080F10c(ii) required 4-4-080H1 Occupancy permit 4-4-080B5b Loading spaces Off-site parking clear area for doors additional information 4-4-080E2c dock high 4-4-080J4 agreement required 4-4-080E2b ground level 4-4-080J5 distance to area 4-4-080E2e plan 4-4-080J2 fees 4-4-080E2d projections into streets,alleys 4-4-080J3 transportation management plan exception 4-4-080E2f required 4-4-080J1 when permitted 4-4-080E2a Location requirements On-site parking joint use 4-4-080E3 boat moorage 4-4-080E1c off-site 4-4-080E2 dwellings 4-4-080E1 a on-site 4-4-080E1 multi-family 4-4-080E1 b Lot construction requirements other uses 4-4-080E1 d drainage 4-4-080G5 Plans required 4-4-080B3 marking 4-4-080G3 Purpose 4-4-080A surfacing Reserved areas standards 4-4-080L2b parking lots 4-4-080G1 Permits storage lots 4-4-080G2 See also Specific Permit wheel stops 4-4-080G4 Applications, review authority 4-8-070J Lot design standards Aquifer protection areas 4-9-015 access approval 4-4-080F3 Bulk storage facilities 4-4-110C1 aisle width Conditional use 4-9-030K head-in parking (45 degree)4-4-080F9d Grading, excavation, mining regulations 4-9-080F2 head-in parking (60 degree)4-4-080F9c Manufactured/mobile homes, parks head-in parking (90 degree)4-4-080F9b construction 4-5-030A parallel parking 4-4-080F9a individual installation 4-5-030B1 fire lanes National Electrical Code 4-5-040B access to existing buildings 4-4-080F6f Off-site improvements 4-4-030D3 applicability 4-4-080F6a Railroad, utility line construction 4-9-170B clearance,turning radii 4-4-080F6e Routine vegetation management permits 4-9-195C1 identification 4-4-080F6c Sanitary sewer connections 4-6-040E modifications 4-4-080F6g Sewage disposal 4-6-04011 surfacing,construction 4-4-080F6d Shoreline 4-9-190E2,4-9-190G width,clearance 4-4-080F6b Signs 4-4-100D1 landscaping Special abutting right-of-way 4-4-080F7f expirations, extensions 4-9-220E applicability 4-4-080F7a location of garages within setbacks 4-9-230 approval 4-4-080F7d purpose,authority 4-9-220A bond 4-4-080F7k review, decision criteria 4-9-220D dead,damaged 4-4-080F7n submittal requirements,fees 4-9-220C exemptions 4-4-080F7b Subdivision improvements 4-7-100C failure to maintain 4-4-080F7m Underground storage tank secondary containment general requirements 4-4-080F7e regulations 4-5-120J1 installation 4-4-080F7j Utility construction 4-9-075B maintenance assurance device 4-4-080F71 Planned urban development regulations parking lots 4-4-080F7h Abandonment 4-9-150K2 storage lots 4-4-080F7g Appeals submittal requirements 4-4-080F7c council decision 4-9-150L underground irrigation system 4-4-080F7i hearing examiner decision 4-9-1501 lighting 4-4-080F5 Applicability 4-9-150B linkages 4-4-080F4 Building, occupancy permits maneuvering space, right-of-way use 4-4-080F1 final plan slopes, maximum 4-4-080F2 conformance 4-9-150J1 stalls minor adjustments 4-9-150J2 compact size, number 4-4-080F8c issuance 4-9-150J3 customer/guest 4-4-080F8e occupation of structures 4-9-150J4 disabled 4-4-O80F8f Common facilities lots, private garages,carports 4-4-080F8a installation 4-9-150E4a reduced length for overhang 4-4-080F8d maintenance 4-9-150E4b structured parking 4-4-080F8b Decision criteria 4-9-150D Modifications 4-4-080K Development standards 4-9-150E Number of spaces Expiration 4-9-150K1 interpretation 4-4-080F10a (Revised 8/08) Index-12 Public works fees Final plan review cancellation 4-1-220L application submittal requirements,fees 4-9-150G2 certification building permits annual 4-1-220K authorization 4=9-150G7b extension 4-1-2201 expiration 4-9-150G8a final 4-1-220J construction authorized 4-9-150G7b definitions 4-1-220B covenants 4-9-150G6a duration,limits 4-1-220C modifications eligibility 4-1-220D major 4-9-150G5 purpose 4-1-220A minor 4-9-150G4 sunset 4-1-220M notice 4-9-150G3 Public art exemption procedures phasing 4-9-150G8b Appeals 4-9-1601 property owner's association 4-9-150G6b to hearing examiner 4-9-16011 review,approval 4-9-150G6 transmittal of file, report 4-9-16012 standards superimposed 4-9-150G7a Applicability 4-9-160B time limits 4-9-150G1 Application 4-9-160E Merger of review 4-9-150H Arts commission Open space application common 4-9-150E1 fee 4-9-160G4 installation 4-9-150E3a transferal 4-9-160G maintenance 4-9-150E3b determination of artist recognition 4-9-160G3 private 4-9-150E2 review, recommendation 4-9-160G1 Preliminary approval role,duties 4-9-160G2 application Certificate 4-9-160D filing 4-9-150F2 Criteria 4-9-160C submittal requirements,fees 4-9-150F4 Final authority 4-9-160H decision 4-9-150F8 Review 4-9-160F effect 4-9-150F9 Public use notification procedures notice,comment period 4-9-150F5 Content 4-3-080B phasing 4-9-150F6 Height standards applicability 4-3-080D processing 4-9-150F1 Meeting summary 4-3-080C review Required 4-3-080A informal 4-9-150F3 Public works fees process 4-9-150F7 See also System development charges zoning map revision 4-9-150F10 Construction permit Purposes 4-9-150A surface water 4-1-180D4 Responsibilities, duties wastewater 4-1-180D4 city council 4-9-150C4 water 4-1-180D1 development services division 4-9-150C1 work in right-of-way 4-1-180D5 hearing examiner 4-9-150C3 Easements 4-1-180F reviewing agencies 4-9-150C2 Equitable share charges Resuming development of abandoned 4-9-150K3 latecomer's fees Violations, penalties 4-9-150M applicability 4-1-180C1a Planning/building/public works administrator exemptions 4-1-180C1c Authority, responsibilities 4-8-070C segregation 4-1-180C3 Planning commission segregation criteria Authority, responsibilities 4-8-070G administrative determination 4-1-180C3b Plumbing code administrative fees 4-1-180C3b(viii) See also Building code applicability 4-1-180C3b(i) Adopted 4-5-110A charge determination 4-1-180C3b(v) Amendments developed area 4-1-180C3b(vii) city 4-5-110C fees 4-1-180C3b(ii) Section 102.3 4-5-110C full development 4-1-180C3b(vi) state 4-5-110B interpretation 4-1-180C3b(ix) Violations,penalties 4-5-110C minimum area 4-1-180C3b(iii) Procedures, review criteria plat,short plat 4-1-180C3a See also Specific Procedure, Review Criteria remnant parcel 4-1-180C3b(iv) Violations, penalties 4-9-260 special assessment district charges Property development standards applicability 4-1-180C1b See also Zoning exemptions 4-1-180C1c Violations,penalties 4-4-150 segregation 4-1-180C3 Property tax exemptions system development charges See System Multi-family housing, residential targeted area development charges amendment 4-1-220H Excess right-of-way use 4-1-180G application Franchise permits 4-1-180A approval 4-1-220F Latecomer's agreement application 4-1-180B denial 4-1-220G Public works plan review, inspection 4-1-180E procedure 4-1-220E Release of easement fees 4-1-180F Index-12.1 (Revised 8/08) Puget Drive business district Street,alley vacations 4-1-180H Appeals board 4-5-055D3 Street light system 4-1-180D6 Applicability 4-5-055B Temporary utility connections 4-1-1801 Certificate of occupancy 4-5-055D1 Water meter fees Violations,penalties 4-5-055D2 applicant installed 4-1-180D3 Rezones city installed 4-1-180D2 Application 4-9-180B Puget Drive business district Change of zone classification criteria 4-9-180F Applicability 4-3-040B5 Council review of ordinance Development standards 4-3-040F1 adoption 4-9-180G2 Map 4-3-040K readings 4-9-180G1 R Procedure when amendment not required 4-9-180D Recommendation,adoption 4-9-180C Railroad,utility line construction permit Resubmittal,time limits 4-9-180H Grant, decision criteria 4-9-170D Submittal requirements,fees 4-9-180E Ordinary repairs 4-9-170C Routine vegetation management permits Required,applicability 4-9-170B Appeals 4-9-195E Violations, penalties 4-9-170E Applicability 4-9 195C1 Rainier Avenue business district Applications Applicability 4-3-040B4 conditions 4-9-195D4 Development standards 4-3-040F2 contents 4-9-195D2 Map 4-3-040J submittal 4-9-195D1 Recreational vehicles time for review 4-9-195D3 Use as habitation prohibited 4-4-0301 Enforcement authority 4-9-195B Recyclables See Refuse,recyclables standards Exemptions 4-9-195C2 Refuse, recyclables standards Expiration 4-9-195D5 Appeals 4-4-090G Mechanical equipment use 4-9-195C1 b Applicability 4-4-090A Procedures, review criteria 4-9-195D Approval of screening detail plan 4-4-090C11 Prohibited activities 4-9-195C3 Deposit areas,collection points Purpose 4-9-195A collocation 4-4-090C3 Tree removal 4-9-195C1c commercial, industrial, nonresidential developments access 4-4-090E2 location 4-4-090E1 dimensions 4-4-090C1 gate opening,vertical clearance 4-4-090C9 location 4-4-090C2 multi-family residences dispersal 4-4-090D3 distance from building entrances 4-4-090D5 location within structures 4-4-090D4 number 4-4-090D2 obstructing parking 4-4-090D7 site plan requirements 4-4-090D6 size 4-4-090D1 storage in required parking spaces 4-4-090D8 obstruction 4-4-090C4 screening 4-4-09008 setbacks from residential areas 4-4-090C3 signage 4-4-09006 size manufacturing,other nonresidential developments 4-4-090E4 office,educational, institutional developments 4-4-090E3 retail developments 4-4-090E5 structure design 4-4-09007 Exemptions 4-4-090B Modifications 4-4-090F Weather protection 4-4-090C10 Residential code See also Building code; International codes Adoption 4-5-055A Amendments city 4-5-055D Section R110.1 4-5-055D1 Section R112.1 4-5-055D3 Section R113.4 4-5-055D2 state 4-5-055C (Revised 8/08) Index-12.2 Shoreline master program Undeveloped properties 4-9-195C1a Calculations 4=1-160D Violations, penalties 4-9-195F Capital facilities plan adoption,updates 4-1-160J City responsibility 4-1-160M Definitions 4-1-160B Sanitary sewer standards Exemptions, credits 4-1-160F See also Cross connections;Water service Fee schedule review 4-1-160K standards Findings,authority 4-1-160A Aquifer protection area requirements Fund created 4-1-160L zone 1 4-6-040J1 Impact fee account 4-1-160H zone 2 4-6-040J2 Interlocal agreement 4-1-1601 Connections Program elements 4-1-160C private,public sewer Severability 4-1-160N location 4-6-040H1 Screening of equipment,storage sites permit,supervision 4-6-040H2 See also Landscaping to private system 4-6-040A1 Appeals 4-4-095J Connection to city sewer Applicability application,fees 4-6-040E3 modifications to existing structures 4-4-095B2 permit new, replacement structures 4-4-095B1 approval options 4-6-040E1 Enforcement authority 4-4-095C classes 4-6-040E2 Loading areas, outdoor required 4-6-040E commercial, industrial zones 4-4-095F2 required 4-6-040A multi-family zones 4-4-095F1 Facilities improvements construction 4-6-040B Purpose 4-4-095A Private building sewer Retail sales, outdoor 4-4-095H barricades,safety requirements 4-6-040G10 Roof-top equipment grease, oil,sand interceptors additions to existing buildings 4-4-095E2 construction materials,standards 4-6-040G8c new construction 4-4-095E1 maintenance 4-6-040G8d Storage, outdoor 4-4-095F3 required when 4-6-040G8a Surface mounted equipment 4-4-095D type, capacity, location 4-6-040G8b Variances 4-4-0951 inspection 4-6-040G9 Vehicle storage 4-4-095G joints, connections 4-6-040G7 Secure community transition facilities lesser slope 4-6-040G4 See also Zoning pipe Conditional use permit decision criteria 4-9-0301 location, elevation 4-6-040G5 Shoreline master program materials 4-6-040G2 Adopted 4-3-090A restoration of public property 4-6-040G11 Amendments 4-3-090C separate, independent 4-6-040G1 process 4-3-090N2 size,slope 4-6-040G3 time of review 4-3-090N1 surety bond 4-6-040G12 Conservancy environment trenching standards 4-6-040G6 acceptable activities, uses 4-3-09014 Public sewer areas designated 4-3-09012 costs, damages 4-6-040F1 extent 4-3-09013 developer extension agreement 4-6-040F8 objective 4-3-09011 lift stations 4-6-040F6 use regulations manhole requirements commercial 4 3 09015a connections 4-6-040F5c fish, game reserve, breeding 4-3-09015b covers 4-6-040F5b industrial 4-3-09015c industrial wastes 4-6-040F5d recreation 4-3-09015d installation location 4-6-040F5a residential 4-3-09015e pipe materials 4-6-040F3 roads 4-3-09015g standards 4-6-040F2 utilities 4-3-09015f supervision 4-6-040F7 Environments designated use of old 4-6-040F4 basis 4-3-090G2 Septic tanks, privies,cesspools 4-6-040D maps 4-3-090G3 Service outside.city 4-6-040C names 4-3-090G1 Sewage disposal standards Natural environment abandonment requirements 4-6-04016 acceptable activities, uses 4-3-090H4 discharge prohibition 4-6-04014 areas designated 4-3-090H2 health officer requirements 4-6-04015 dedication for flood storage 4-3-090H5 inspection, approval 4-6-04012 extent 4-3-090H3 maintenance 4-6-04014 objective 4-3-090H1 permit 4-6-04011 Purposes, priorities 4-3-090D standards,tests 4-6-04013 School impact mitigation fees Appeals, independent calculations 4-1-160G Assessments 4-1-160E Index-12.3 (Revised 1/08) This page left intentionally blank. (Revised 1/08) Index-12.4 Sign regulations Record, authenticity 4-3-090B procedural amendments 4-9-190F3 Urban environment Rulings to be filed 4-9-190K acceptable uses, activities 4-3-090J4 Time requirements areas designated 4-3-090J2 applicability,modifications 4-9-190J1 extent 4-3-090J3 construction objective 4-3-090J1 commencement 4-9-190J2 use regulations completion 4-9-190J3 public access 4-3-090J5b review period 4-9-190J5 water-oriented activities 4-3-090J5a effective date 4-9-190J4 Use regulations Transferability 4-9-190L airports,seaplane bases 4-3-090L1 Variances, conditional uses applicability 4-3-090K1 authority aquaculture 4-3-090L2 appeals 4-9-19012c boat-launching ramps 4-3-090L3 Department of Ecology 4-9-19012b bulkheads 4-3-090L4 hearing examiner 4-9-19012a commercial developments 4-3-090L5 time limit,validity 4-9-19012c compatibility, design 4-3-090K3 decision criteria dredging 4-3-090L6 conditional use 4-9-19015b environmental effects 4-3-090K2 variance 4-9-19014b industrial development 4-3-090L7 interpretation 4-9-19013 landfills 4-3-090L8 purpose 4-9-19011 landscaping 4-3-090K6 conditional use 4-9-19015a marinas 4-3-090L9 variance 4-9-19014a mining 4-3-090L10 Violations, penalties parking 4-3-090L11 damages, redress 4-9-190P3 piers, docks 4-3-090L12 designated 4-9-190P1 public access 4-3-090K4 injunction 4-9-190P2 recreation 4-3-090L13 Sidewalks See Street standards residential development 4-3-090L14 Sign regulations roads, railroads 4-3-090L15 Appeals 4-4-100R shoreline facilities 4-3-090K5 Appearance 4-4-100D4 stream alteration 4-3-090L16 Applicability 4-4-100B1 trails 4-3-090L17 Business signs permitted where 4-4-100E5a unique features,fragile areas 4-3-090K7 Churches, apartments,subdivisions, signs permitted utilities 4-3-090L18 where 4-4-100E4a Violation,penalty 4-3-0900 City center requirements Water bodies applicability 4-4-100H2 classification letter size limitations shorelines of statewide significance 4-3-090F1 exemption 4-4-100H6b shorelines of the state 4-3-090F2 maximum height 4-4-100H6a jurisdiction, regulated 4-3-090E map 4-4-100H3 Shoreline permits modifications Appeals 4-9-190H authority,purpose 4-4-100H9a Application fees 4-4-100H9d additional information 4-9-190F2 review criteria 4-4-100H9b copies to other jurisdictions 4-9-190E6 variance 4-4-100H9c denial,conditions 4-9-190E5 nonresidential uses development discussion prior to submittal 4-9-190E1 category,type, number permitted 4-4-100H4b form,content,fees 4-9-190E3 purpose 4-4-100H1 Bonds 4-9-190G size,height,location Conditional uses See Variances,conditional uses awning 4-4-100H5e Consistency with rules, regulations 4-9-190E4 canopy 4-4-100H5e Enforcement 4-9-190M freestanding 4-4-100H5a Exemptions ground 4-4-100H5b certificate application, procedures 4-9-190D marquee 4-4-100H5e designated 4-9-190C multi-occupancy 4-4-100H5h Required 4-9-190E2 multiple building complex 4-4-100H5h Rescission projecting 4-4-100H5d decision,final 4-9-190N5 secondary awning 4-4-100H5g hearing 4-9-190N4 secondary projecting 4-4-100H5g notice secondary wall 4-4-100H5g posting 4-9-190N3 under awning 4-4-100H5f required 4-9-190N2 under canopy 4-4-100H5f upon noncompliance 4-9-190N1 under marquee 4-4-100H5f Review wall 4-4-100H5c burden of proof 4-9-190F4 standards criteria 4-9-190F1 awning 4-4-100H4b Index-13 (Revised 12/05) Sign regulations canopy 4-4-100H4b Inspections 4-4-100B3,4-4-100P freestanding 4-4-100H4b Large retail centers, signs permitted where 4-4-100E5e ground 4-4-100H4b Lighting 4-4-100D5 marquee 4-4-100H4b Location limitations 4-4-100E2 multi-occupancy building 4-4-100H4b Maintenance 4-4-100D3 multiple building complex wall 4-4-100H4b Marquee signs permitted where 4-4-100E5b projecting 4-4-100H4b Method for calculating area 4-4-100D2 secondary awning without illumination Motor vehicle dealerships 4-4-1 00H4b outside Automall area, signs permitted where secondary projecting without illumination 4-4-100E5g 4-4-1 00H4b within Automall area,signs permitted where secondary wall without illumination 4-4-100H4b 4-4-100E5f under awning 4-4-100H4b Nonconforming 4-4-100D7 under canopy 4-4-100H4b Parks, recreation facilities signs 4-4-100E4d under marquee 4-4-100H4b Permits wall 4-4-100H4b exceptions 4-4-10066 temporary signs 4-4-100H8 fees 4-4-100D1 type, number permitted 4-4-100H4 required 4-4-100B2 churches 4-4-100H4a Permitted 4-4-100E1 residential uses 4-4-100H4a commercial, industrial zones 4-4-100E5 schools 4-4-100H4a residential,commercial, industrial zones 4-4-100E4 Design,construction requirements Portable See Temporary,portable signs allowed stresses 4-4-100K5 Prohibited 4-4-100C,4-4-100E1 anchorage 4-4-100K10 Projections approved plastics 4-4-100K13 annual sign permit required 4-4-100L5 clearance identification of installer, date of installation 4-4-100L3 from fire escapes, exits,standpipes 4-4-100K18 liability insurance 4-4-100L4 from high voltage power lines 4-4-100K17 right-of-way clearance, projection 4-4-100K16 additional allowances 4-4-100L2c combined loads 4-4-100K4 allowed 4-4-100L2 combustible materials restrictions 4-4-100K8 awnings 4-4-100L2c(iii) display surfaces 4-4-100K11 building canopies 4-4-100L2c(iii) electrical wiring 4-4-100K15 marquee 4-4-100L2b,4-4-100L2c(iii) generally 4-4-100K1 projecting 4-4-100L2c(ii) glass panel size,thickness,type 4-4-100K12 wall 4-4-100L2a,4-4-100L2c(i) materials 4-4-100K7 setbacks 4-4-100L1 nonstructural trim 4-4-100K9 Public facilities signs 4-4-100E4d obstruction of openings 4-4-100K19 Public right-of-way seismic loads 4-4-100K3 city-sponsored signs 4-4-10011 structural supports 4-4-100K6 directional signs for nonpublic buildings supports 4-4-100K20 appeal 4-4-10013b welding 4-4-100K14 installation 4-4-10013c wind loads 4-4-100K2 request 4-4-10013a Design standards directional signs for public buildings 4-4-10012 awning, canopy, marquee signs residential open house sign 4-4-10014 applicability 4-4-100N1 Purpose 4-4-100A location 4-4-100N2 P-1 zone requirements UBC requirements 4-4-100N2 height, setback restrictions 4-4-100G3 electric signs illumination, location 4-4-100G4 identification of installer,date of installation off-premises advertising 4-4-100G5 4-4-10003 size 4-4-100G2 installation 4-4-10002 type 4-4-100G1 label of testing agency 4-4-10004 Real estate signs See under Temporary, portable signs materials 4-4-10001 Removal upon closure of business projecting signs 4-4-100M outside city center 4-4-100D6b under awning,canopy, marquee signs outside of city center 4-4-100D6a location,size outside city center 4-4-100N3b Requirements 4-4-100D location, size within city center 4-4-100N3c School signs 4-4-100E4d number 4-4-100N3a Shopping centers,signs permitted where 4-4-100E5d Enforcement authority 4-4-100B4 Shoreline areas Exemptions 4-4-100B5 location,size,type limitations 4-4-100F2 Freestanding, in commercial,industrial zones prohibited signs 4-4-100F3 4-4-100E5j view impairment 4-4-100F1 Height limits Special requirements for secondary uses, signs outside city center 4-4-100E3b permitted where 4-4-100E5i within city center 4-4-100E3a Subdivision identification,signs permitted where Home occupations,signs permitted where 4-4-100E4b 4-4-100E5h (Revised 12/05) Index-14 Street standards Temporary, portable signs Decision criteria A-frame airport influence area 4-9-200E4 • closing business,sign removal required COR zones 4-9-200E2 4-4-100J5g generally 4-9-200E1 confiscation authorized 4-4-100J5k UC-N1, UC-N2 zones 4-9-200E2,4-9-200E3 construction specification, materials 4-4-100J5d waiver 4-9-200E5 insurance, hold harmless agreements 4-4-100J5j Design guideline compliance 4-9-200F7 landscaping alterations 4-4-100J5f Exemptions 4-9-200C locations 4-4-100J5b Expiration, extension of approval 4-9-200L maintenance,appearance 4-4-100J5e Hazardous waste treatment,storage facilities 4-9-200F5 number 4-4-100J5a Hearing criteria 4-9-200D permit display 4-4-100J5h,4-4-100J5i Hearing examiner permit validity 4-4-100J51 conditions, modifications size 4-4-100J5c acceptance 4-9-200G13d cloth signs authority 4-9-200G13c projection over public property/right-of-way decision 4-9-200G13b 4-4-100J1c denial of plan 4-9-200G13e support,perforation 4-4-100J1b hearing date 4-9-200G13a display of permit number 4-4-100J1 a Impacts event signs proposed site plan to site 4-9-200F2 applicability 4-4-100J6a surrounding properties, uses 4-9-200F1 permit required 4-4-100J6c Master plan placement limitations 4-4-100J6e applicability 4-9-200B1 time limitations 4-4-100J6d exemptions 4-9-200C1 types allowed 4-4-100J6b hearing 4-9-200D1 garage sale 4-4-100J3 purpose,intent 4-9-200A1 permitted where 4-4-100E4c Phased projects political applicability of zoning regulations 4-9-200M4 location 4-4-100J4a approval 4-9-200M2 removal 4-4-100J4c permitted, application 4-9-200M1 size 4-4-100J4b time limits real estate 4-4-100J2 expiration 4-9-200M3 requirements 4-4-100J1 specificity required 4-9-200M2 Under marquee signs permitted where 4-4-100E5c Purpose, intent 4-9-200A Variances 4-4-100S Signage 4-9-200F4 Violations Site plan review compliance required 4-4-100T1 applicability 4-9-200B2 confiscated signs 4-4-100T3 exemptions 4-9-200C2 penalty 4-4-100U expiration,extension of approval 4-9-200L2 removal, storage of illegal signs 4-4-100T2 hearing 4-9-200D2 Site development plan review purpose, intent 4-9-200A2 Adjustments Street frontage landscaping 4-9-200F6 major 4-9-200J Special districts See Overlay districts minor 4-9-2001 State Environmental Policy Act(SEPA) See Appeals 4-9-200N Environmental review procedures Applicability 4-9-200B Storage lots,outside Application See also under Zoning environmental review Screening appeal 4-9-200G10 fencing 4-4-120A2 hearing required when 4-9-200G9 landscaping 4-4-120A1 generally 4-9-200G1 required 4-4-120A notice to applicant 4-9-200G6 Surfacing 4-4-120B planned action ordinance applicability 4-9-200G8 Street plan preapplication conference 4-9-200G2 Adopted 4-6-050 public notice,comment period 4-9-200G4 Street standards review, circulation 4-9-200G5 See also Parking, loading,driveway regulations revisions, modifications 4-9-200G7 Alleys submittal requirements,fees 4-9-200G3 access 4-6-060H1 • Approval minimum design standards 4-6-060H2 administrative 4-9-200G11 Appeals 4-6-060T hearing examiner 4-9-200G12 Applicability 4-6-060C Binding site plan merger Approval of improvements 4-6-060L See also Binding site plans under Subdivisions Authority 4-6-060B procedures 4-9-200H Construction bond Building permit timing 4-9-200K conversion to maintenance bond 4-6-060P3 Circulation, access 4-9-200F3 instructions to escrow 4-6-060P2 Conditional use permit, combination with 4-9-030M required 4-6-060P1 Index-15 (Revised 3/06) Subdivisions Construction plans review improvements cost estimate 4-6-060N3 bonding option 4-7-090D fees 4-6-060N2 public works 4-7-090B2 submittal staff review 4-7-090A required 4-6-060N1 Application procedures 4-7-050D requirements 4-6-060N2 lot line adjustment 4-7-050B Dead ends short subdivisions 4-7-050C cul-de-sacs 4-6-060G4 Binding site plans permitted when 4-6-060G1 access secondary access 4-6-060G5 See also design standards turnaround design 4-6-060G3 requirements 4-7-230G types, minimum standards 4-6-060G2 alteration 4-7-230Q1 waivers 4-6-060G6 appeals 4-7-230P Definitions 4-6-100 applicability 4-7-230B Design standards application requirements 4-7-230E arterial streets 4-6-060F4 approval 4-7-230C curves 4-6-060F8 condominium sites downtown core area 4-6-060F9 applicability 4-7-230D1 grades 4-6-060F5 approval 4-7-230D2 length of improvements 4-6-060F3 design standards level of improvements 4-6-060F1 dedication statement 4-7-230D3 minimum improvements designated 4-6-060F2 legal lots 4-7-230D1 pavement thickness 4-6-060F6 shared conditions 4-7-230D5 sidewalks 4-6-060F7 street access 4-7-230D2 Exemptions 4-6-060D utilities access 4-7-230D4 Half street improvements development agreement merger 4-7-230J dedications for completion 4-6-060R2c effect minimum design standards 4-6-060R2b enforcement 4-7-230N3 permitted when 4-6-060R2a legal lots of record 4-7-230N2 Inspections 4-6-0600 vesting 4-7-230N1 Latecomer's agreements expiration authorized 4-6-060Q1 extension 4-7-23003 procedure 4-6-060Q2 extension, phased projects 4-7-23004 Lighting standards period 4-7-23001 average maintained illumination 4-6-06011 period, merged approvals 4-7-23002 guidelines 4-6-06013 improvements uniformity ratios 4-6-06012 phasing 4-7-230F2 Plan drafting,surveying standards 4-6-060M required 4-7-230F1 Private streets permits easement 4-6-060J4 processing 4-7-230H1 installation prior to plat recording 4-6-060J5 review authority 4-7-230H2 minimum standards 4-6-060J2 planned urban development 4-7-230D3 permitted when 4-6-060J1 purpose 4-7-230A signs 4-6-060J3 review Purpose 4-6-060A action 4-7-230K1 Right-of-way dedications approval 4-7-230K2 amount 4-6-060E2 approval with modifications 4-7-230K3 reduced denial 4-7-230K5 additional easements 4-6-060R3b hearing examiner referral 4-7-230K4 permitted when 4-6-060R3a reconsideration 4-7-230K6 required 4-6-060E1 right-of-way dedication 4-7-230L waiver 4-6-060E3 site plan merger Shared driveways 4-6-060K See also Site plan review Violations,penalties 4-6-060U,4-6-110 concurrent 4-7-23012 Subdivisions previously approved 4-7-23011 Administration,authority survey, recording administrator 4-7-020B approval required 4-7-230M1 city council 4-7-020D filing 4-7-230M2 hearing examiner 4-7-020C vacation 4-7-230Q2 planning/building/public works department 4-7-020A City council action 4-7-080K Amendments 4-7-080M Compatibility with existing land use,plan Annexations with preliminary plat approval 4-7-090 streets 4-7-120A,4-7-120B density requirements 4-7-090B1 trails 4-7-120C expiration date 4-7-090C Conflicts 4-7-010D final plat procedures 4-7-090E Conformance with state regulations 4-7-010E findings 4-7-090B Copies to other agencies 4-7-080G (Revised 3/06) Index-16 System development charges Environmental considerations Residential lots action not a taking 4-7-130B access requirements 4-7-170B native growth protection area 4-7-130C2 arrangement 4-7-170A purpose 4-7-130A corners at intersections 4-7-170E i streams 4-7-130C4 pipestem 4-7-170F trees 4-7-130C3 size 4-7-170C unsuitable lands 4-7-130C1 width 4-7-170D • Exceptions 4-7-040 Scope 4-7-010C1,4-7-080C Expiration, extensions 4-7-080L Segregations Final plat approval required 4-7-010C2 application submittal,fees 4-7-110A calculation 4-7-010C2a approval by council 4-7-110C Short subdivisions copies to other agencies 4-7-110B administrative guidelines 4-7-0700 expiration date 4-7-110F appeal 4-7-0701 monuments 4-7-110D copies to other agencies 4-7-070F signing,filing 4-7-110E expiration period 4-7-070M Health agency recommendation 4-7-080J improvements required 4-7-070J Hearing limitations 4-7-070N notice 4-7-08012 preapplication plan review 4-7-070D required 4-7-08011 principles of acceptability 4-7-070B Hillside public notice 4-7-070G procedures 4-7-220B purpose 4-7-070A purpose 4-7-220A review, decision 4-7-070H standards scope 4-7-070C application information 4-7-220C1 short plat map erosion control requirements 4-7 22005 filing process 4-7-070L grading 4-7-220C2 submittal requirements 4-7-070K lots 4-7-220C4 submittal requirements 4-7-070E • streets 4-7-220C3 Street name signs 4-7-210C Improvements Street requirements inspection, acceptance 4-7-1006 alignment 4-7-150D . permits 4-7-100C alley access 4-7-150E5 prior to final recording 4-7-100D alternative configurations 4-7-150E6 required 4-7-100A arterials, intersections 4-7-150C Industrial,commercial blocks, lots 4-7-180 connections 4-7-150E4 corners at intersections 4-7-180A cul-de-sacs 4-7-150E7 side lot lines 4-7-180C exceptions 4-7-150E3 size, orientation 4-7-180B extensions, dedications 4-7-150G Lot line adjustments grid pattern 4-7-150E1 expiration period 4-7-060H linkages 4-7-150E2 fees 4-7-060D names 4-7-150B principles of acceptability 4-7-060B relationship to existing system 4-7-150A purpose 4-7-060A rights-of-way improvements 4-7-150F recording 4-7-060F Survey standards 4-7-210B review,decision 4-7-060E Time limitation for approval 4-7-080H submittal requirements 4-7-060C Title 4-7-010A transfer of title 4-7-060G Utilities installation Monuments 4-7-210A cable TV conduits 4-7-200E Notification latecomer's agreements 4-7-200F other jurisdictions 4-7-030A sanitary sewers 4-7-200A state highways 4-7-030B storm drainage 4-7-200B Parks,open space 4-7-140 underground utilities 4-7-200D Preapplication meeting water system 4-7-200C procedures 4-7-080D Variances 4-7-240 required 4-7-050A Violations,penalties 4-7-250 Preliminary plat Sunset business district application 4-7-080E Applicability 4-3-040B2 i meeting 4-7-080F Development standards 4-3-040F1 Principles of acceptability 4-7-080B Map 4-3-040H Public use,service areas 4-7-190 Sureties See Bonds community assets 4-7-190B Surface water See Drainage standards utility easements 4-7-190A System development charges Purpose 4-7-010B,4-7-080A See also Public works fees Residential blocks Applicability 4-1-180C2a walkways, crosswalks 4-7-160B Designated 4-1-180C2b ' width 4-7-160A Examples 4-1-180C2c Exemptions 4-1-180C2d Index-17 (Revised 1/08) Temporary use permits T Prohibited activities critical areas 4-4-130D2 Temporary use permits generally 4-4-130D1 Approval conditions 4-9-240J native growth protection areas 4-4-130D3 Compliance with fire,building codes 4-9-240K Purpose of provisions 4-4-130A Decision criteria 4-9-240H Removal activities allowed 4-4-130C Exemptions 4-9-240131 Variances 4-4-1301 Expiration, extension 4-9-240L Violations Manufactured homes in medical hardship cases 4-9-2401 damage liability 4-4-130J2 Permitted uses 4-9-240C penalties 4-4-130J1 Public notice,comment period 4-9-240E replacement 4-4-130J4 Purpose 4-9-240A restoration 4-4-130J3 Removal of evidence of use 4-9-240M stop work order 4-4-130J5 Review, approval 4-9-240G Revocation 4-9-2400 U Security required 4-9-240N Submittal requirements,fees 4-9-240D Underground storage tank secondary containment Waiver of requirements,fees 4-9-240F regulations Timber lands See Open space,agricultural,timber Abandonment 4-5-120J3 lands Applicability 4-5-120D Transportation concurrency requirements Closure requirements Appeal of project application denial 4-6-070H Department of Ecology notification 4-5-120L3c Applicability 4-6-070C1 exception 4-5-120L2 Authority,purpose 4-6-070A fire code compliance 4-5-120L3a Capacity inquiry 4-6-0701 permanent Definitions 4-6-070B applicability 4-5-120L5a Exemptions 4-6-070C2 compliance 4-5-120L5b Reconsideration of test •demonstration to fire code official 4-5-120L5e authorized, request 4-6-070G2 standards, requirements for tank abandonment notification 4-6-070G1 4-5-120L5d options to achieve 4-6-070G4 standards, requirements for tank removal suspension of time limit 4-6-070G5 4-5-120L5c timing 4-6-070G3 proposal 4-5-120L3b Review process required 4-5-120L1 test temporary failure 4-6-070D3 applicability 4-5-120L4a required 4-6-070D1 exception 4-5-120L4b written finding 4-6-070D2 inspection 4-5-120L4e Written finding modification of monitoring 4-5-120L4d expiration 4-6-070F plan required 4-5-120L4f transferability 4-6-070E standards, requirements 4-5-120L4c Travel trailers Compliance with fire code 4-5-120C Use as habitation prohibited 4-4-0301 Definitions 4-5-120G Tree retention, land clearing Exclusions 4-5-120E See also Landscaping Existing installations Applicability 4-4-130B continuation 4-5-12011 Authority,interpretation 4-4-130E1 failure to monitor 4-5-12016 Independent review 4-4-130E2 leaks 4-5-12012 Performance standards monitoring standards conformance required 4-4-130H3 annual certification 4-5-12013e construction requirements 4-4-130H8 fire department approval 4-5-12013c critical areas restrictions 4-4-130H6 objective 4-5-12013b ground cover retention 4-4-130H7 system required 4-5-12013a maintenance 4-4-130H9 plan required 4-4-130H2 protected tree retention 4-4-130H1 review criteria 4-4-130H4 timing 4-4-130H5 Permits required land development 4-4-130F1 mechanical equipment use 4-4-130F3 routine vegetation management See also Routine vegetation management permits process 4-4-130G undeveloped properties 4-4-130F2 timber stand maintenance 4-4-130F4 • tree cutting 4-4-130F5 (Revised 1/08) Index-18 Utility lines underground installation system requirements 4-5-12013d District map 4-3-100B4 system evaluation criteria 4-5-12014 Exemptions 4-3-100C tests 4-5-12015 Gateways 4-3-100E6 I Fire code official, department authority, responsibility Illustrations 4-3-100E7 4-5-120F Landscaping Inspections,compliance 4-5-120F illustrations 4-3-100H3 Intent 4-5-120B standards 4-3-100H1 New facilities Lighting 4-3-100K monitoring program 4-5-120H5 Parking response plan access 4-3-100F4 content 4-5-120H6b design standards 4-3-100F2 required 4-5-120H6a garages, parking structures 4-3-100F3 standards 4-5-120H2 illustrations 4-3-100F5 Permits location 4-3-100F1 closure procedure 4-5-120J4 Pedestrian environment • conditions amenities 4-3-100G3 monitoring records 4-5-120J6b circulation 4-3-100G2 notification of changes, release 4-5-120J6a illustrations 4-3-100G4 expiration 4-5-120J7 parking lots, pathways 4-3-100G1 fee 4-5-120J5 Purpose 4-3-100A implementation plan 4-5-120J10 Recreation areas,common open space information required 4-5-120J2 illustrations 4-3-100H3 inspection 4-5-120J9 standards 4-3-100H2 required 4-5-120J1 Review process 4-3-100D1 transferability 4-5-120J8 Service element location, design 4-3-100E5 Purpose 4-5-120A Signage 4-3-100J Release reporting Site design,street pattern 4-3-100E1 cleanup reports 4-5-120K4 Standards modification 4-3-100L other releases 4-5-120K1 b Transition to surrounding development 4-3-100E4 recording required Urban separator overlay content of report 4-5-120K2c Administration 4-3-110D permit revocation 4-5-120K2e Applicability 4-3-110B reportable when 4-5-120K2g Maps 4-3-110C review, inspection 4-5-120K2d Purpose 4-3-110A secondary container deterioration 4-5-120K2f Regulations 4-3-110E ' time limits 4-5-120K2b Utilities release requiring recording defined 4-5-120K2a Construction releases to secondary containers 4-5-120K1 a fees 4-9-075C1 required 4-5-120K1 permit required 4-9-075B time limits submittal requirements 4-9-075C2 notification 4-5-120K3a Franchise required 4-9-075A report, contents 4-5-120K3b Utility extensions Standards Across full width of property applicability 4-5-120H1 required 4-6-010B primary containers,double-walled storage tanks sanitary sewer exception 4-6-010B1 4-5-120H3 Construction standards,conditions 4-6-010A secondary containers 4-5-120H4 Oversizing 4-6-010C Variances 4-5-120M Utility fees Uniform codes See Public works fees; System development See also Specific Code charges Adopted 4-5-010A Utility lines underground installation Amendments 4-5-010B Applicability 4-6-090B City clerk authority, duties 4-5-020C As-built Copies on file 4-5-020C drawings 4-6-090G7 Urban design regulations plans 4-6-090G6 Administrative authority 4-3-100D2 Conversion from above-ground service Appeals 4-3-100N business centers,industrial areas 4-6-090E2a Applicability 4-3-100B costs 4-6-090F Buildings disconnection architectural design 4-3-1001 applicability of provisions 4-6-090E3g character, massing 4-3-10011 decision 4-6-090E3f entries 4-3-100E3 due to failure 4-6-090E3b ground-level details 4-3-10012 hearing 4-6-090E3d,4-6-090E3e illustrations 4-3-10015 objections,filing 4-6-090E3c location, orientation 4-3-100E2 notice 4-6-090E3a (. materials 4-3-10014 property abutting underground project 4-6-090E3 roof lines 4-3-10013 required when 4-6-090E2 Index-19 (Revised 11/07) Utility standards retail business, public facilities 4-6-090E2b Proceedings initiation 4-1-110C time limits 4-6-090E2 Remedies,penalties 4-1-110B Definitions 4-6-090D W Design standards above-ground installation 4-6-090H7 Waiver procedures applicability 4-6-090H1 Application,fee 4-9-250C3 coordination with other facilities 4-6-090H2 Street improvements grading of streets 4-6-090H5 authority 4-9-250C2 joint trenches 4-6-090H6f. decision criteria 4-9-25005 authorized 4-6-090H6a Water service standards notice 4-6-09OH6d See also Cross connections;Sanitary sewer notice to utilities not involved 4-6-090H6e standards owner responsibility 4-6-090H6c Compliance 4-6-080A permit issuance delay 4-6-090H6b,4-6-090H6f Connection street lighting 4-6-090H3 alternate service 4-6-080E wheel load requirements 4-6-090H4 failure 4-6-080C1 c Exemptions 4-6-090C notice 4-6-080C1 b Permits prior to street paving 4-6-080C1 a inspection fees 4-6-090G4 separate service 4-6-080D overhead 4-6-090G2 to water main 4-6-080C overhead pole lines 4-6-090G3 without permission 4-6-080B • prior screening,setback approval 4-6-090G5 Meter underground 4-6-090G1 removal, re-installation 4-6-080J Purpose 4-6-090A size 4-6-0801 Right-of-way dedications, easements 4-6-090E1c Pipe requirements Service conformance 4-6-080H6 extensions, rebuilds 4-6-090E1b installation depth 4-6-080H3 new 4-6-090E1a materials 4-6-080H1 Variances 4-6-0901 pressure tolerance 4-6-080H4 Utility standards size 4-6-080H2 Definitions 4-6-100 sterilization 4-6-080H5 Violations, penalties 4-6-110 Reporting responsibility to utilities engineer 4-6-080A1 V Responsibility of utilities engineer 4-6-080C1 Stub service installation 4-6-080K Variances Supervision of extensions 4-6-080G Application Use for construction purposes 4-6-080F decision criteria 4-9-250B5 Wetlands See Critical areas; Environmental review filing 4-9-250B2 procedures public notice,comment period 4-9-250B4 Wireless communication facilities submittal requirements,fees 4-9-250B3 See also Zoning Aquifer protection areas 4-9-250B7 Advertising 4-4-140F6 Authority, applicability Airport restrictions 4-4-140H administrative 4-9-250B1c Authority 4-4-140D hearing examiner 4-9-250B1a Building standards 4-4-140F7 Critical areas 4-9-250B6 Collocation Conditions of approval 4-9-250814 efforts Expiration 4-9-250B16 cooperation 4-4-140J2 Extension 4-9-250B17 reasonable 4-4-140J3 Flood hazard areas 4-9-250B8 evaluation of existing support structures 4-4-140J1 Hearing, continuation 4-9-250B12 Compliance with federal act 4-4-140E Planning/building/public works administrator findings, Conditional use permit decision criteria 4-9-030J decision Equipment shelters, cabinets announcement 4-9-250B13a public right-of-way 4-4-140F9 , notice 4-9-250B13b standards 4-4-140F1 record 4-9-250B13d Exemptions 4-4-140C Purpose 4-9-250A1 Fencing 4-4-140F4 Structures over piped systems 4-9-250B11 Goals 4-4-140B Utilities in critical areas 4-9-250B10 Lattice towers See specific types under Standards Wetlands 4-9-250B9 Lighting 4-4-140F5 Ventilation and indoor air quality code Macro, micro, mini facility See specific types under See also Building code; International codes Standards Adopted 4-5-051 Monopoles See specific types under Standards Violations Noise levels 4-4-140F3 Appeals 4-1-110F Obsolescence 4-4-1401 Approval revocation, modification 4-1-110D Permit limitations Illegal 4-1-110A compliance with federal standards 4-4-140K2 Permit suspension, revocation 4-1-110E maintenance 4-4-140K1 (Revised 11/07) Index-20 Zoning notice of change of ownership 4-4-140K3 impound yards Purpose 4-4-140A permitted where 4-2-060L Radio frequency standards 4-4-140F8 rental,sales Standards Automall Area A 4-3-040C all types 4-4-140F permitted where 4-2-060L specific types 4-4-140G Aviation-related uses antenna projection 4-4-140G permitted where 4-2-060L color 4-4-140G Banks height, area 4-4-140G off-street parking 4-4-080F10e landscaping 4-4-140G Bed and breakfasts location on buildings 4-4-140G permitted where 4-2-060K Visual impact 4-4-140F2 Beekeeping permitted where 4-2-060B Big-box retail uses Zoning permitted where 4-2-0601 Accessory dwelling unit Body shops permitted where 4-2-060D permitted where 4-2-060L Accessory structures Bowling alleys • detached, residential zones 4-2-110B,4-2-110G off-street parking 4-4-080F10e primary, attached, residential zones 4-2-110A, Buildings 4-2-110F coverage Accessory uses manufactured homes,parks 4-2-110C established 4-2-050A residential zones 4-2-110A,4-2-110F permitted where 4-2-O60Q design, residential zones 4-2-110F table 4-2-060 floor area, maximum Additional restrictions 4-2-010E commercial zones 4-2-120A Adult day care residential zones 4-2-110B off-street parking 4-4-080F10e height, maximum permitted where 4-2-060K commercial zones 4-2-120A,4-2-120B,4-2-120E Adult entertainment businesses industrial zones 4-2-130A permitted where 4-2-060J manufactured homes,parks 4-2-110C Adult family home • residential zones 4-2-110A,4-2-110B,4-2-110F, permitted where 4-2-060D 4-2-110G Adult retail uses impervious surface area, residential zones 4-2-110F permitted where 4-2-0601 location,bulk Agriculture commercial zones 4-2-120A,4-2-120B permitted where 4-2-060A residential zones 4-2-110F,4-2-110G Airplane hangars,tie-down areas number of stories off-street parking 4-4-080F10e manufactured homes, parks 4-2-110C Airplane manufacturing residential zones 4-2-110A,4-2-110F,4-2-110G permitted where 4-2-060L number,size, residential zones 4-2-110B,4-2-110G Airplane manufacturing, accessory functions orientation,commercial zones 4-2-120A permitted where 4-2-060L project size, residential zones 4-2-110F Airplane sales, repair residential zones 4-2-110F permitted where 4-2-060L Bulk standards See Miscellaneous uses, modifications Airport-related uses Business offices permitted where 4-2-060L off-street parking 4-4-080F10e Airports CA zone permitted where 4-2-060L purpose, intent 4-2-020L Antennas screening of vehicle storage areas 4-4-095G permitted where 4-2-060P use tables 4-2-060 Arterial commercial zone See CA zone Car washes Arts and crafts schools,studios permitted where 4-2-060L permitted where 4-2-060E Card rooms Assembly operations permitted where 4-2-060J permitted where 4-2-060N Caretaker's residence Assisted living permitted where 4-2-060D off-street parking 4-4-080F10e Categories,types established 4-2-050A permitted where 4-2-060D CD zone Attached dwellings fee waivers 4-1-210 off-street parking 4-4-080F10e purpose,intent 4-2-020M permitted where 4-2-060C screening of outdoor retail sales areas 4-4-095H Auditoriums,sports arenas use tables 4-2-060 off-street parking 4-4-080F10e Cemeteries permitted where 4-2-060J permitted where 4-2-060G Automobile uses Center downtown zone See CD zone dealership support uses Center village zone See CV zone Automall Area A 4-3-040C Index-21 (Revised 8/08) Zoning . Churches, synagogues,temples See Religious park site area institutions manufactured homes,parks 4-2-110C Circulation See Development standards Design standards Clear vision area residential zones 4-2-110F commercial zones 4-2-120A,4-2-120B Detached dwellings industrial zones 4-2-130A off-street parking 4-4-080F10e residential zones 4-2-110A,4-2-110B,4-2-110F, permitted where 4-2-060C 4-2-110G Development standards CN zone commercial zones 4-2-120 purpose, intent 4-2-020J conditions, industrial zones 4-2-130B use tables 4-2-060 exceptions, residential zones 4-2-110F CO zone illustrations purpose,intent 4-2-020N multi-family residential zones 4-2-1101 use tables 4-2-060 single family residential zones 4-2-110E Colleges, universities violations, penalties 4-2-140 off-street parking 4-4-080F10e Districts established 4-2-010C Commercial activities Downtown core area off-street parking 4-4-080F10e map 4-4-080C . Commercial neighborhood zone See CN zone off-street parking 4-4-080F10e Commercial office zone See CO zone Drive-through businesses,services CommerciaVoffice/residential zone See COR zone off-street parking 4-4-080F10e Communications towers permitted where 4-2-0601,4-2-060K See also Wireless communication facilities Dumpster/recycling collection area permitted where 4-2-0600 commercial zones 4-2-120E Comprehensive plan residential zones 4-2-110F designations 4-2-010A Duplex See Attached dwellings; Semi-attached implementing zones 4-2-010D dwellings Conditional uses Dwelling unit mix established 4-2-050A residential zones 4-2-110F table 4-2-060 Eating,drinking establishments Conference centers off-street parking 4-4-080F10e permitted where 4-2-060H permitted where 4-2-0601 Congregate residence Electrical power generation permitted where 4-2-060D permitted where 4-2-0600 Construction/contractor's offices Elementary school I permitted where 4-2-060N off-street parking 4-4-080F10e Convalescent centers, nursing homes Engine rebuild off-street parking 4-4-080F10e permitted where 4-2-060L permitted where 4-2-060K Equipment rental COR zone permitted where 4-2-060K purpose, intent 4-2-0200 Exhibition halls use tables 4-2-060 permitted where 4-2-060J Critical areas Express transportation services See also Critical areas permitted where 4-2-060L commercial zones 4-2-120A,4-2-120B,4-2-120E Family day care homes industrial zones 4-2-130A permitted where 4-2-060K manufactured homes, parks 4-2-110C Fast food restaurants residential zones 4-2-110A,4-2-110B,4-2-110F, permitted where 4-2-0601 4-2-110G Flats Cultural facilities off-street parking See underAttached dwellings permitted where 4-2-060J permitted where 4-2-060C CV zone Fourplex See Attached dwellings purpose,intent 4-2-020K Fuel dealers use tables 4-2-060 permitted where 4-2-060L Dance halls,cabarets Funeral homes off-street parking 4-4-080F10e off-street parking 4-4-080F10e permitted where 4-2-060J Gaming, gambling facilities Day care centers permitted where 4-2-060J off-street parking 4-4-080F10e Garbage, refuse,dumpster areas permitted where 4-2-060K commercial zones 4-2-120A,4-2-120B Definitions See Definitions industrial zones 4-2-130A Density,area Golf courses See also Density bonus review permitted where 4-2-060J housing Golf driving ranges commercial zones 4-2-120A,4-2-120B,4-2-120E off-street parking 4-4-080F10e manufactured homes, parks 4-2-110C Government offices,facilities residential zones 4-2-110A,4-2-110F permitted where 4-2-060G (Revised 8/08) Index-22 Zoning Group homes industrial zones 4-2-130A permitted where 4-2-060D residential zones 4-2-110F Hazardous materials storage size permitted where 4-2-060M commercial zones 4-2-120A,4-2-120B Heavy industrial zone See IH zone industrial zones 4-2-130A Height manufactured homes,parks 4-2-110C See also Buildings; Development standards residential zones 4-2-110A,4-2-110F Helipads width permitted where 4-2-060L commercial zones 4-2-120A,4-2-120B High schools industrial zones 4-2-130A off-street parking 4-4-080F10e manufactured homes,parks 4-2-110C Home occupations residential zones 4-2-110A,4-2-110F permitted where 4-2-060D Low income elderly multiple dwellings Horticultural nurseries See Nurseries,outdoor off-street parking 4-4-080F10e Hospitals, sanitariums,similar uses Manufactured homes,parks See also Medical institutions off-street parking 4-4-080F10e off-street parking 4-4-080F10e permitted where 4-2-060C Hotels Manufacturing off-street parking 4-4-080F10e airplane permitted where 4-2-060K permitted where 4-2-060L IH zone airplane,accessory functions purpose, intent 4-2-020R permitted where 4-2-060L use tables 4-2-060 off-street parking 4-4-080F10e IL zone permitted where 4-2-060N purpose,intent 4-2-020P Map use tables 4-2-060 arterial street plan 4-2-080E IM zone automall 4-2-080F purpose,intent 4-2-020Q boundaries 4-2-030A use tables 4-2-060 conflicts Industrial,storage activities with chapter 4-2 RMC 4-2-030C off-street parking 4-4-080F10e with rezone ordinance 4-2-030D Jails designation of special zoning categories,time permitted where 4-2-060G limitations 4-2-030E Junior high schools downtown pedestrian district 4-2-080D off-street parking 4-4-080F10e employment area valley 4-2-080B Kennels established 4-2-010B permitted where 4-2-060B street layout 4-2-030B Laboratories yearly update 4-2-030F permitted where 4-2-060N Marinas Landscaping,screening off-street parking 4-4-080F10e See also Screening permitted where 4-2-060J commercial zones 4-2-120A,4-2-120B Medical,dental clinics/offices industrial zones 4-2-130A off-street parking 4-4-080F10e manufactured homes, parks 4-2-110C permitted where 4-2-060H residential zones 4-2-110F Medical institutions Lattice towers See also Hospitals,sanitariums,similar uses permitted where 4-2-060P off-street parking 4-4-080F10e Laundries,commercial permitted where 4-2-060K permitted where 4-2-060N Medium industrial zone See IM zone Lawn, garden equipment sales Miniature golf courses Automall Area A 4-3-040C off-street parking 4-4-080F10e Licensing bureau Mixed occupancies Automall Area A 4-3-040C off-street parking 4-4-080F10e Light industrial zone See IL zone Mobile homes See Manufactured homes,parks Loading docks Model homes commercial zones 4-2-120A,4-2-120B,4-2-120E permitted where 4-2-060R industrial zones 4-2-130A Monopole structures Lot dimensions permitted where 4-2-060P commercial zones 4-2-120A,4-2-120B,4-2-120E Motel coverage off-street parking 4-4-080F10e commercial zones 4-2-120A,4-2-120B,4-2-120E permitted where 4-2-060K industrial zones 4-2-130A Motorcycle depth rental,sales commercial zones 4-2-120A, 4-2-120B Automall Area A 4-3-040C industrial zones 4-2-130A Movie theaters See Theaters manufactured homes, parks 4-2-110C Multi-family dwellings See Attached dwellings; Flats; residential zones 4-2-110A,4-2-110F Townhouses design,manufactured homes,parks 4-2-110C Index-23 (Revised 8/08) Zoning Natural resource extraction/recovery R-10 zone permitted where 4-2-060A purpose, intent 4-2-020G • Noise See Development standards use tables 4-2-060 Number of structures R-14 zone - manufactured homes,parks 4-2-110C density bonus 4-9-065D ' per lot, residential zones 4-2-110A,4-2-110F purpose, intent 4-2-020H Nurseries,outdoor use tables 4-2-060 off-street parking 4-4-080F10e Railroad yards permitted where 4-2-0601 permitted where 4-2-060L Offices RC zone Automall Area A 4-3-040C purpose, intent 4-2-020B ' off-street parking 4-4-080F10e use tables 4-2-060 permitted where 4-2-060H Recreation area Outdoor commercial recreation,entertainment uses manufactured homes,parks 4-2-110C off-street parking 4-4-080F10e Recreation facilities • Outdoor sports areas permitted where 4-2-060J ' off-street parking 4-4-080F10e Recreational, entertainment uses • Packaging operations off-street parking 4-4-080F10e , permitted where 4-2-060N Recycling collection center,station Park and ride industrial zones 4-2-130A permitted where permitted where 4-2-060N dedicated 4-2-060L Religious institutions ' shared-use 4-2-060L off-street parking 4-4-080F10e Parking permitted where 4-2-060G See also Development standards Residential-1 du/ac zone See R-1 zone commercial zones 4-2-120A,4-2-120B,4-2-120E Residential-4 du/ac zone See R-4 zone industrial zones 4-2-130A Residential-8 du/ac zone See R-8 zone manufactured homes, parks 4-2-110C Residential-10 du/ac zone See R-10 zone permitted where 4-2-060L Residential-14 du/ac zone See R-14 zone • public Residential manufactured home zone See RMH zone Automall Area A 4-3-040C Residential multi-family infill zone See RM zone residential zones 4-2-110A,4-2-110B,4-2-110F Residential multi-family neighborhood zone See RM Parks zone • permitted where 4-2-060F Residential multi-family suburban zone See RM zone Passenger truck rental, sales Residential multi-family urban zone See RM zone i Automall Area A 4-3-040C Residential uses Patio, deck off-street parking 4-4-080F10e manufactured homes, parks 4-2-110C Resource conservation zone See RC zone Pedestrian access Retail sales . commercial zones 4-2-120A,4-2-120B,4-2-120E off-street parking 4-4-080F10e Permits See Land use permits permitted where 4-2-0601 Permitted uses Review fees established 4-2-050A joint land use applications 4-1-170B • table 4-2-060 per application type 4-1-170A ' Places of public assembly refunds 4-1-170C off-street parking 4-4-080F10e RM zone Plats,shadow plats classifications 4-2-02012 residential zones 4-2-110F fee waiver, RM-U zone 4-1-210 Post office purpose, intent 4-2-02011 off-street parking 4-4-080F10e use tables 4-2-060 Processing See Specific Manufacturing Use RMH zone Prohibited uses purpose,intent 4-2-020F • • established 4-2-050A use tables 4-2-060 table 4-2-060 RM-U zone Public/quasi-public activities density bonus 4-9-065D off-street parking 4-4-080F10e Sales/marketing trailers Public use zone See P-1 zone permitted where 4-2-060R , Purpose, intent 4-2-020A Sanitariums See under Hospitals R-1 zone Schools • purpose, intent 4-2-020C permitted where 4-2-060E use tables 4-2-060 Screening R-4 zone commercial zones 4-2-120A,4-2-120B,4-2-120E purpose, intent 4-2-020D garbage, refuse,dumpsters • use tables 4-2-060 commercial zones 4-2-120A,4-2-120B R-8 zone industrial zones 4-2-130A • purpose,intent 4-2-020E residential zones 4-2-110F use tables 4-2-060 industrial zones 4-2-130A ' (Revised 8/08) • • • Index-24 Zoning loading, repair, maintenance,work areas Stables commercial zones 4-2-120A,4-2-120B permitted where 4-2-060B industrial zones 4-2-130A Stacked flats See Attached dwellings; Flats outdoor storage Standards tables commercial zones 4-2-120A,4-2-120B See also Specific Standard industrial zones 4-2-130A categories designated 4-2-100B residential zones 4-2-110F conditions recyclables collection,storage commercial zones 4-2-120C,4-2-120F commercial zones 4-2-120A multi-family residential zones 4-2-110H residential zones 4-2-110F single family residential zones 4-2-110D residential zones 4-2-110F established 4-2-100A roof-top equipment interpretation 4-2-100C commercial zones 4-2-120A,4-2-120B Storage uses residential zones 4-2-110F See also Vehicle storage surface-mounted equipment permitted where 4-2-060M commercial zones 4-2-120A,4-2-120B Street improvements residential zones 4-2-110F private,manufactured homes, parks 4-2-110C tow,truck operations, impoundment yards, industrial Tables zones 4-2-130A See also Standards tables Secure community transition facilities conditions 4-2-080A off-street parking 4-4-080F10e established 4-2-050B permitted where 4-2-060G interpretation Semi-attached dwellings accessory use 4-2-050C4 off-street parking 4-4-080F10e additional conditions 4-2-050C3 permitted where 4-2-060C applicable requirements 4-2-050C2 Sensitive areas See Critical areas conflicts 4-2-05007 Service,social organizations legal uses, existing 4-2-05008 permitted where 4-2-060G legend 4-2-050C1 Service uses prohibited uses 4-2-05005 permitted where 4-2-060K unclassified uses 4-2-05006 Services, on-site permitted uses 4-2-060 off-street parking 4-4-080F10e Taverns Setbacks off-street parking 4-4-080F10e See also Development standards permitted where 4-2-0601 animal husbandry related structures, residential zones Taxi stands 4-2-110G permitted where 4-2-060L freeway frontage Temporary uses commercial zones 4-2-120A,4-2-120B permitted where 4-2-060R industrial zones 4-2-130A Theaters manufactured homes, parks 4-2-110C off-street parking 4-4-080F10e residential zones 4-2-110A,4-2-110F permitted where 4-2-060J industrial zones 4-2-130A Tow truck yards mobile home parks constructed before permitted where 4-2-060L 12-3-1969 4-2-110C Townhouses residential zones 4-2-110A,4-2-110B,4-2-110G off-street parking See under Attached dwellings yards permitted where 4-2-060C commercial zones 4-2-120A,4-2-120B,4-2-120E Transit centers industrial zones 4-2-130A permitted where 4-2-060L manufactured homes,parks 4-2-110C Transmission rebuild residential zones 4-2-110A,4-2-110B,4-2-110F, permitted where 4-2-060L 4-2-110G Travel trailers Sewage disposal,treatment plants See also Travel trailers permitted where 4-2-060N off-street parking 4-4-080F10e Shopping centers Triplex See Attached dwellings off-street parking 4-4-080F10e Truck terminals Signs . permitted where 4-2-060L See also Development standards; Sign regulations UC-N1, UC-N2 zone commercial zones 4-2-120A,4-2-120B,4-2-120E purpose,intent 4-2-020S industrial zones 4-2-130A use tables 4-2-060 manufactured homes,parks 4-2-110C Unclassified uses residential zones 4-2-110F established 4-2-050A Single family dwellings See Detached dwellings;Semi- Urban Center—North zones See UC-N1, UC-N2 zone attached dwellings Utilities uses Skating rinks permitted where 4-2-0600 off-street parking 4-4-080F10e Vehicle sales, rental Snowmobile sales off-street parking 4-4-080F10e Automall Area A 4-3-040C permitted where 4-2-0601,4-2-060K Index-25 (Revised 8/08) Zoning • Vehicle service, repair off-street parking 4-4-080F10e permitted where 4-2-060L Vehicle storage commercial zones 4-2-120A permitted where 4-2-060M Veterinary offices/clinics permitted where 4-2-060H Warehousing,storage off-street parking 4-4-080F10e permitted where 4-2-060M Waste recycling,transfer facilities 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,4-2-110F 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 • (Revised 8/08) Index-26